HomeMy WebLinkAbout2024-11-12 Planning Board Minutes IC� 26- Za2Y
Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chair � � Christopher Koskores i
Peter Boynton •. Kate Kelly,Associate
John Simons •
Sean Kevlahan '
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Tuesday November 12, 2024 (a), 7 p.m., 120 Main Street—Town Hall,North Andover,MA 01845
1 Present/Plan-ring Board: E, Goldberg, J. Simons,P. Boynton, S.Kevlahan, C. Koskores, K. Kelly,Associate
2 Absent:
3 Staff Present: J. Enright
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5 E. Goldman Chairman: The Planning Board meeting for November 12,2024,was called to order at 7 p.m.
6
7 BOND RELEASE
8 104 Bonny Lane,Patrick Gaffn Request for release of a$4,000 performance bond associated with a December
9 2022 Watershed Special Permit, which allowed for the construction of an inground pool, patio, and perimeter
10 fence within the Non-Disturbance Zone.
11 J. Enrialit: The site is stabilized;required engineer certification letter and as-built plan have been submitted.
12 Conservation Administrator has visited the site and is prepared to recommend closing out the Order of Conditions.
13 MOTION: S. Kevlahan made a motion for full release of the bond, plus interest, for 104 Bonny Lane, P, Boynton
14 seconded the motion. The vote was 5-0, unanimous in favor.
15
16 DISCUSSION ITEM:
17 135 South Bradford Street James Zimmer: Request for Waiver of Watershed Special Permit to allow for
18 construction of a construction of a 14.4' x 16.5' kitchen addition and 14.4' x 16.5' screened porch in the Non-
19 Discharge Zone of the Watershed Protection District. The property is located in the Residential I zoning district.
20 J. Enright: At the last meeting the applicant requested a Waiver of Watershed Special Permit. The project is in the
21 Non-Discharge Zone, 187' from a wetland. Proposed addition and screen porch are to be installed on 5 piers
22 resulting in no change to topography,vegetation removal and home is on town sewer. The site plan includes
23 erosion control measures and a dry well to capture and infiltrate entire roof runoff, including the existing roof.
24 Town Engineer, John Borgesi has reviewed and approved the stornnwater management design; a draft decision has
25 been prepared.
26 James Zimmer,homeowner: Had no further comment.
27 S. Kevlahan: Asked for clarification on number of footings; confirming five for the structure and two at the
28 stairwell platform.
29 MOTION: S. Kevlahan made a motion to approve the request for Waiver of a Watershed Special Permit and
30 adoption of the decision for 135 South Bradford Street. C. Koskores seconded the motion. The vote was 5-0,
31 unanimous in favor.
32
33 CONTINUED PUBLIC HEARINGS
34 335 Salem Street,JCE Property Development,LLC: Request to Continue to November 26,2024,
35 Application for a Watershed Special Permit under Article 4 Part 5 and Article 10 Section 195-10.7 of the Zoning
36 Bylaw to authorize construction of a new single-family house, infrastructure, and site grading on an undeveloped
37 lot within the Non-Discharge Zone and subsurface drainage within the Nan-Disturbance Zone of the Watershed
38 Protection District. The property is located in the Residential 3 zoning district.
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40 315 Turnpike Street,Merrimack College: Application for Limited Site Plan Review under Article 8, Part 3 Site
41 Plan Review and Article 10 Administration Section 195-10.7 of the North Andover Zoning Bylaw. Applicant
42 proposes construction of a 19,205 gross square foot, 2-story building(Lecture Hall) situated along Aherne Road,
43 oriented in-line with Sullivan Hall.The project will include utility infrastructure, a stormwater management plan,
44 and associated landscaping.The site is located within the Residential 3 zoning district.
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Town of North Andover
PLANNING BOARD
Eitatt Goldberg, Chair ChristopherKoslrores
Peter 13oynfort & �" Date Kelly,Associote
Jahn Sintotts
Sears Kevlahoit
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Tuesday November 12 2024 A 7 iym. 120 Main Street—Town Hall North Andover MA 01845
45 T. Enright: A public comment was received via voice message from resident Ray Ahern, 1756 Salem St.,
46 suggesting the building materials be modified to include brick ends and to continue the first-floor material to the
47 second floor resulting in only two types of material. Regarding stormwater,drainage for the proposed site
48 development flows to Andover. Peer review is being administered through Andover as part of the stormwater
49 bank. A response to the first peer review has been provided. A second peer review response was received,which
50 VHB will speak to. With the exception of two criteria which VH.B will review, all has been closed out or
51 conditioned.A draft decision has been prepared which includes an alternative(to having a final stormwater peer
52 review letter) condition stating no land disturbance until stornrwatcr review is administered and signed off on by
53 Andover's Conservation Commission. As a reminder,this decision has to be filed in the Clerk's Office within 90
54 days of the application filing, which is December 23,2024.
55 Anthony Preston,AVP Govt, External Affairs&Institutional Projects,_Merrimack College,Jeff Koetteritz,PE,
56 VHB: Updated the Board on design changes made to the building's exterior.Noted project team and reviewed site
57 location and layout next to Sullivan Hall on campus. Building is two stories and 19K SF with 5 lecture-style
58 classrooms only. Introduced brickwork and lintels to glass fagade facing Quad, softening building's industrial feel;
59 carried expanded brick to first floor of the backside of the building alongside Rt. 114, repeating brick material
60 including lintel detail above 6 windows (left corner)for sleeker,more sophisticated feel, Does not plan to
61 incorporate any more changes to exterior. Showed aerial view and night renderings.
62 J. Koetteritz: Based on stormwater peer review; performing additional field testing within the footprint of the
63 subsurface infiltration system prior to construction to confirm infiltration rates/depth and seasonal high
64 groundwater table to justify design accuracy and will be reporting results to both towns.
65 E. Goldberg: Questioned if this is a condition of approval that is to be completed and signed off on;what happens
66 if the testing is above the calculations. How would we be notified and how would that change your stormwater
67 design?
68 J. Koetteritz; It would involve resizing the below grade storage system;shallower profile, larger footprint. Test
69 pits have been conducted, but peer review requests a deeper test pit for assurance there's no fluctuation.
70 Supplemental information identifying groundwater 16 ft. down with conservative adjustments has been provided.
71 J. Simons: Expressed concern for being asked to approve something without adequate testing. Questioned when
72 the testing will be completed.
73 J. Koetteritz: Will perform these field tests immediately.
74 A. Preston: Communicated that the Collegc is trying to get ahead of the colder months when the ground is hard;
75 plan to break ground this winter. Would prefer this building be operational with occupancy in January of next year
76 2026.
77 J. Koetteritz: The other remaining item is peer review requested we provide a campus wide O&M plan which we
78 are in the process of assembling versus this project.
79 J. Enright: Reviewed additional open stormwater peer review comments. `
80 J. Koetteritz: Agreed to provide and submit that information to both towns.
81 J. Enright; Next Planning Board meeting is 11/26/24 and the next Andover Conservation Commission is 12/3/24.
82 E. Goldberg: Let's aim to finalize all stormwater items, additional test pits, campus O&M plan at our next
83 meeting, etc. If Andover changes anything or it doesn't meet approval,you may need to return for a minor
84 modification.
85 (Continued to the November 26, 2024 Planning Board meeting)
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87 1250 Osgood Street, 1250 Osgood St LLC: Application for a Limited Site Plan Review Special Permit, and Site
88 Plan Review and Parking Special Permit raider Article 8 Supplementary Regulations, Part 3 Site Plan Review[Site
89 Plan Review],Article 8 §195-8.17.1 [Limited Site Plana Review],Article 8, Part 1, §195-8.8 [Parking Special
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Town of North Andover
PLANNING BOARD
Eita►r Goldbe►g, Chaif , ¢, Cltristoplaer Kaslcores
Peter Boy►ato►t Date Kelly,Associate
Jolt►r Sin tom '
Sear Kevlahan
Tuesday November 12, 2024 7 pan., 120 Maiu Street—Town Hall,North Andover,MA 01845
90 Permit], and Article 10 Administration §195-10.7 of the North Andover Zoning Bylaw. The applicant proposes
91 razing of existing building and related improvements, and the redevelopment of the property into a 2/3 story
92 building of approximately 21,145 SF in size.New building to be used for a child care facility and associated play
93 areas, along with medical office uses and other uses as may be allowed under the Zoning Bylaw. Property is
94 located in the Industrial 2 zoning district.
95 J. Enright: TEC peer reviewed this project for civil and traffic; Horsley Witten Group for stormwater.TEC's
96 review is complete with their memo deferring several comments to the Board related to curb radius,the lighting
97 plan, access to the building,and a note on Sheet 3;requests these be addressed to determine whether these items
98 are to be conditioned. Stormwater peer review is complete. NAFD approved the swept path analysis.
99 John Smolak,Attorney& Steve Stapinski, PE Merrimack Engineering: Last before Board 8/13/24, Approx. 15K
100 SF of this building is dedicated for a child care facility; 5,800 SF to be medical office or other allowed use.
101 Requested a Parking Special Permit relief for adjustment of design standards, Appeared before ZBA twice for a
102 front and side yard setback to site the building in exact same location as the existing building. Obtained a variance
103 in October for the sign kiosk located in the same location as existing restaurant sign. Will be before Conservation
104 again 12/11/24, Has applied to MassDOT for local approval of a highway access permit;also filing with FAA&
105 MassDOT for airspace review and approval.No changes made to the architectural or landscape design since filing;
106 adjustments were stormwater driven.
107 S. Stapinski: Stormwater update: additional testing occurred at rear of site; site plan was revised adding catch
108 basins,revised grading to eliminate runoff onto Rt. 125. Slope stabilization and HC parking spaces were revised to
109 meet bylaw. It was recommended to increase the radii at the entry/exit points to 15 ft. curb cuts. We cannot
110 accommodate that because MA Highway widened the roadway; property line is only 4-5' from the edge of
111 pavement. A radius of 8 and 10 ft. is shown. The larger radius does not allow us to accommodate drive aisle
112 widths necessary and firetruck turns. (15 ft aisle radius would encroach upon the middle of the drive aisle shown
113 in front of the building landing approx. 7 ft. from building face)
114 J. Smolak: Reducing curb radius falls under parking in the bylaw; requirement noted as 15-20 ft max, aisle width
115 is adjustable by Special Permit. For this reason,we filed for a Parking Special Permit as a placeholder; MassDOT
116 will be the final arbiter.New building location is based on the existing restaurant foundation.NAFD approved our
117 swept path analysis demonstrating turning adequacy.
118 J. Enright: Agreed to speak with TEC regarding clarifrcation/inrpacts on curb radius.
119 E. Goldberg: Inquired about TEC comments regarding lighting(Board prefers no lumens past the property line);
120 TEC determined there is illumination past the lot line onto abutting properties; sidewalks-TEC states there's no
121 direct access to the front entrances of the building from the parking lot stalls located at the southwest corner of the
122 site recommending a designated pedestrian path. Access to the building remains deferred to the Board.
123 J. Smolak& S. Stapinski: Agreed to adjust the photometric plan to reflect no spillover, landscaped islands are
124 provided,a walkway around the entire building is provided-grade changes make it challenging to create a straight
125 walkway; stairs would ornit a parking space. To comply with ADA, spaces are provided within'/a of a foot of the
126 building's first floor. Sign kiosk location was slightly adjusted.
127 Derek Roach, Senior Transportation Engineer,VAL Presented traffic results noting total trip generation at 816
128 daily trips, 134 peak hour morning trips, 140 weekday evening peak hour trips, 138 Saturday daily trips and 34
129 Saturday midday peak hour trips. Showed study area including middle intersection. Addressed TEC's comments,
130 reviewed crash rates, site distances at the site driveways. Site results in minimal impact on delays and vehicle
131 queues.
132 K. Kelly: Inquired about future roadway improvements at this location.
133 J, Enright: Intersection at Rt. 125 & 133 becomes a four way intersection with traffic light; slip lane by Mad
134 Maggie's is omitted.
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Town. of North Andover
PLANNING BOARD
Eitatt Goltlber Cltair • • Clrristoplter Koskores
g, � t
Peter l3oytttorrw ,•� Kate Kelly,Associate
John Sin:arts
Serra Kevlahan
Tuesday November- 12 2024 7 .m. 120 Maim Street--Town Hall North Andover, MA 01845
135 C. Koskores: Received many requests to clean up the front of the building along Route 125;overgrown weeds,
136 fencing, etc.
137 J, Smolak: Agreed to relay this reasonable request. Franchise company is Virginia based; locally they have
138 childcare facilities in Andover and No.Reading, agreed to clarify owner information at next meeting,
139 (Continued to the November 26,2024 Planning Board meeting)
140
141 DISCUSSION ITEM:
142 Affordable Homes Act: Accessory Dwelling Units
143 J. Enright: Presented an overview of the recently approved legislation. Presented potential `reasonable regulations'
144 and potential `questionable regulations' and information on the existing Family Suite bylaw. Anticipates noticing
145 a public hearing for bylaw amendments prior to the law's enactment date(2/2/25). Guidelines and regulations
146 have not yet been promulgated by the EOHLC and remain forthcoming. Goal remains to put this bylaw forth as a
147 warrant article at Annual Town Meeting,May 2025; suggests reviewing a draft bylaw at the next meeting.
148 Board: Board reviewed and discussed various potential"reasonable" and"questionable"regulations. Bylaw
149 amendments would include adding/modifying various definitions, adding ADUs to the Limited Site Plan Review
150 bylaw,updating Building Permitted Use,and creating a new Article 8 Part 14 Accessory Dwelling Units.
151 Discussed existing Family Suite bylaw,metrics compared to square footage allowances for ADUs, if Family Suite
152 bylaw were to remain should familial relationship requirements be expanded and should it be moved to within the
153 ADU bylaw. Members felt, given the metrics discussed,the Family Suite bylaw should be discontinued.
154 E. Goldberg: Requested Jean provide Town Manager with update of this discussion and request a sense of the
155 Select Board on the topic.
156 (Continued to the November 26,2024 Planning Board meeting)
157
158 MEETING MINUTES: Approval of October 15, 2024 meeting minutes.
159 MOTION: P. Boynton made a motion to accept the minutes for October 15, 2024. S. Kevlahan seconded the
160 motion. The vote was 5-0, unanimous in favor.
161
162 MEETING ADJOURNMENT:
163 MOTION: P. Boynton made a motion to adjourn the meeting. The motion was seconded by S.Kevlahan. The
164 vote was 5-0, unanimous in favor. Meeting adjourned cr 9:20 pill.
165
166 MEETING MATERIALS: Planning Board Meeting Agenda November 12,2024,DRAFT Planning Board Meeting Minutes October 15,
167 2024;Staff Report:241112 Staff Report; 104 Bonny Lane,Patrick Gaffey:As-Built_104 Bonny Ln,241017 104 Bonny Lanc PB
168 Certification Letter;335 Salem Street,JCC Property Development,LLC:Continuance:Rea to Cont to 11.26.2024;315 Turnpike
169 Street,Merrimackc College:Stormwater Review:HW 21111 Peer Review Comments:HW 2nd Peer Review Comments,HW V Peer
170 Review Comments,Applicant Resp to I st Peer Review,HW Vt Peer Review Comments:241028 HW Peer Review Extension OOC—MC,
171 241028 HW I5'Peer Review LectureHall MC,Applicant Resp to 114 Peer Review:241030 Rev Site Plans,241030 Respto HW Ext of
172 Order Comments,241030 Resp to HW StorniNvater Comments,241030 MC Lecture Hall--Stornnvater MGMI'Rept,240912 MC Lecture
173 Hall---O&M Plan,240912 Detention Basin Flow Monitoring Letter,Revised Plan Set:241030 Rev Site Plans,Public Comment:Public
174 Comment—R.Aherne,Presentation:MC Lecture Hall--NAPE Presentation 02,LSPR Application:Stormwater Review:Merrimack
175 College Lecture Hall—Stormwater Management Report[2-24-09-12], [9cl Merrimack Lecture Hall—O&M Plan, [5]Stormwater
176 Monitoring Summary,[41 Peak Flow Credit Summary by Project, [3]Merrimack College Parking Lot Improvements 090-750 Amended, [21
177 Master Drainage Study&Hydrologic Analysis and Original Order of Conditions,Owner's signature--application,Merrimack College
178 Lecture Hall--Site Plans[2024-09-12],Merrimack College Lecture Hall—Site Plan Review Narrative[2024-09-12],Merrimack College
179 Lecture Hall—O&M Plan[2024-09-12],241112 REV draft LSPR Dec 315 Turnpike,241017 NAFD Comment ;1250 Os ood Street
180 1250 Osgood Street,LLC:ZBA Sign Variance:TLEMA23-217-SA-I-PYLON SIGN—color(00296040xBC4176),Sign Variance(1250
181 Osgood)(00296554x13C4F6), 15155SIGN2(0029604 1 xBC4F6),Stormwater Review:Pies—rear of site:IMG_4470,IMG 4467,
182 IMG 4466,IMGW4465,IMG_4464,IMG 4463,HW Peer Review:24111 3,d SWPeerReview_I250 Osgoodst—final,
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Town of North Andover
PLANNING BOARD I
l
Eitarl Goldberg, Chair Christopher Koskor es
Peter Boynton ` '. Kate Kelly,Associate
John Simons '
Sean Kevlahan
Tuesday November 12, 2024 a, 7 mm., 120 Main Sheet--Town Hall,North Andover, MA 01845
183 241029 2°d SWPeerReview 1250 OsgoodSt.,240731 1 Si SWPeerReview 12500sgoodSt.,Applicant Response to god SW peer review:
184 Pre-Post Draina e:241104 1250 Osgood Street Drainage Pre-drainage Plan,241104 1250 Osgood Street Drainage Post-drainage Plan,
185 241105 Response Letter to H WG and TEC,241105 Applicant resp.letter to HW,241104 1250 Osgood_Stormwater Report,241104 1250
186 Osgood Street Drainage individual CB catchments,Applicant Response to I"SW Meer review:Pre-Post Drainage: 1250 Osgood Street
187 Drainage Pre-drainage Plan, 1250 Osgood Street Drainage Post-drainage Plan, 1250 Osgood Street Drainage Individual Catchbasin
188 Catchment Plan,241010 Stormwater Management Responses,241001 1250 OsgoodWStorrnivater Report,Rev Plan Set:241104 Rev Plait
189 Set: 15155SD207, 15155SD206, 15155SD205, 15155SD204, 15155SD203, 15155SD202, 15155SD201,241001 Rev Plan Set:
190 15155SD207, 15155SD206, 15155SD205, 15155SD204, 15155SD203, 15155SD202, 15155SD201,Presentation;241112 PB
191 Presentation 1250 Osgood Street,Department Review:241106 NAFD Signoff on Swept Path,Civil-Traffic Review:Civil-Traffic-Site
192 Plan:TEC Peer Review:TEC Letter 2024 08 26,241023 1250 Osgood TEC Peer Review 2,Rest)to TEC Traffic: Rev Oct 2024 TIA,
193 241009 Vanasse Resp to TRC,Rest)to TEC:Swept Path Analysis,Site Distance Analysis,241008 Rev Lighting Plan,240826 Applicant
194 Resp Letter,Radius Diagram,Application:Traffic Study:TIAS-Executive Summary,9903 T1A 0724 wAppendix(00293342xBC4F6),
195 Misc.Does;Updated Abutter List 07.10,24--1250 Osgood Street(00293323xBC4F6),Signed Owner Letter of Authorization(Milford
196 Learning LLC)-1250 Osgood Street 00288540xBC4F6),Dover Amendment Leiter from Building Commissioner(00293306xBC4F6),
197 Applicant Authorization Letter-1250 Osgood St LLCsigud(00288523xBC4F6), 15155SD-LA-1 RENDER(00293318xBC4F6),Memo in
198 Support:Final Memo in Support of Limited Site Plan Review,and Site Plan Review and Parking Special Permits,Civil Plans-Li htin -
199 Landscape: 15155SD07--Civil Submission Set Sheet 7(00293302xBC4F6), 15155SD06-Civil Submission Set Sheet 6
200 (0029330lxBC4F6), 15155SD05-Civil Submission Set Sheet 5(00293300xBC4F6), 15155SD04--Civil Submission Set Sheet 4
201 (00293299xBC4F6), 15155SD03--Civil Submission Set Sheet 3 (00293298xBC4F6), 15155SD02-Civil Submission Set Sheet 2
202 (00293297xBC4F6), 15155SDOI-Civil Submission Set Sheet 1 (00293296xBC4F6), 15155SD-LA-1 LIGHTING-Submission
203 Sheet(00293305xBC4F6), 15155SD-1,A-1 I.,ANDSCAPI ---Submission Shect(00293304xBC4F6),2024-07-10=I'LEMA23-217-SA-
204 COMPILED-Architect Submission Set(00293303xBC4F6),Architect:2024-07-10-TLEMA23-217-SA-COMPILED-Architect
205 Submission Set(00293303xBC4F6),Applications,:Site Plan Review and Parking SP Application(1250 Osgood St)(00293350xBC4F6),
206 Limited Site Plan Review Application(1250 Osgood St)(0029335lxBC4F6); 135 South Bradford Street,James Zimmer:Site Plan-
207 Elevations:Planned Addition Elevations,Oct.7 2024 Site Plan,Nov.7 2024 Site Plan-Final,Locus,241112 135 South Bradford WSP
208 Waiver-draft,241107 J.Borgesi Stormwater Mgmt Review,241012 Operations and Maintenance,241009 WSP Waiver Request;
209 Affordable Homes Act:Affordable Housing Act-ADU.
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