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Home My WebLink About01/16/2024 - Presentation - - Planning Board Meeting Spe cial Permlt/Site Plan Review for Redevel opment of North Andover Mall January 16, 2024 Applican t: DSM Realty 8 8 1 East Street �T OW Is Tewksbury, MA J&ASS,o�IATES. �N� 1. Development - - Oft VA ROOM 9LV Ewe mawUS _ re -- ism c c - 40 c _ MW Z Exeisteing Condsiteions Seite Plan i A I'l-TR L V R CA Is m-W-, Affirow, 3 zip N y, j M- M UA k % I-VO-AN N p, 117 L R 7 1 'my,�g L, 4uo, Will oll x., AN I 6 i im W i N 01, 00-� A NSi R CIL— W V, _y --sx, w wk- 7 7 I A % �5%-W -4 wip 't L ar ROOM IS MIA t S� "F"f L ff-W 00 01 v II. Site Location • North Andover Mall — 350 Winthrop Ave. • Lot Area = 41.8 ac • Property Zoning Classification o Business 3 o Business 4 o Residence 4 • Current Use Property — Retail Shopping Center 0 236,,000 +/- sf retail shops anchored by Market Basket and Kohl's 0 1,,011 parking spaces o Property is serviced by two (2) curb cuts ■ Full access signalized curb cut at south end of property ■ "EXIT" only curb cut located at north end property o Property located within 100-year flood zone o Wetland areas located along both the northerly and southerly property boundaries o Perennial stream located along property frontage which discharges to the Shawsheen River 4 Redevelopment S*Ite Plan W I I w ��k w F�� Zl� "Az 9 M 1�7 1--,A R 4 7 7 R! IN In -W 1w," v: 1AL .............. Y J"w %Ak PA Opbs,M__W�� 1 Oaf _WF I AIC N-S �T I Au N A ,"J V INS R 12" it ,-A �n 177 % �gggqwg VI 7# V_ TI 0 A— A p N� III. Redevelopment Program • Kohl's tenant space to be renovated to accommodate the relocation of Market Basket (92,907 +/- sf) • Market Basket tenant space to be renovated to accommodate the relocation of Kohl's (41,,322 +/- sf) and 17,,600 +/- sf new small store retail shops. • Renovation of existing Market Basket space will result in a reduction in building footprint area of 9,000 +/- sf • 909 parking spaces provided • Modifications to layout of site drive at the signalized intersection with Winthrop Ave. to be performed to facilitate traffic flow entering/exiting the site • Pedestrian connectivity provided from Winthrop Ave. to shopping center sto ref ro nts • 55,pOOO +/- sf reduction in impervious surface area on-site • Upgrades to existing stormwater management system which have been designed to meet the redevelopment standards • Site lighting upgrades to meet "Dark Sky" compliant standards • Additional flood storage capacity provided 6 IV. Stormwater Management • Stormwater runoff from existing parking area discharges untreated stormwater into the perennial stream • Designed to comply with the redevelopment standards of the MADEP Stormwater Management Policy and Town of North Andover's Chap. 250 Stormwater Management and Erosion Control requirements. Upgrades to the on-site stormwater management system include: • Treating the first inch (1,") of rainfall runoff from the parking facility prior to discharge to the perennial stream. • Non-Structural bmp treatment train includes: o Grass Channel Swale o Sediment Forebay o Wet basin o Results in an 80% TSS removal efficiency rate and a 52% phosphorus removal rate. • No new point source discharge points are planned. • Reduction to the peak flow discharge rate as a result of a decrease in impervious surface area of 55,000 +/- sf. • Annual increase in groundwater recharge due to increase in pervious area of approximately 55,000 +/- sf. • Construction Pollution Prevention Plan has been prepared to manage stormwater runoff during construction. 7 • Operations & Maintenance Plan has been updated. • No illicit stormwater discharges from the property. • Additional flood storage capacity provided on site. With the implementation of the above referenced "Best Management Practices" (bmp's) there will be an overall improvement to stormwater runoff that is discharged from the site as compared to the existing site conditions. s V. Landscapoing � VHB Eric Bednarek �c MVI Now---- NP \WIT MM -ge ff N, L MEOW, Aw� :ON -CM -MEW IN, 'All Ag '03 goo--- le IN �LA-7 ip or 'MC INVE w� �-,Aes SCHEDULEPLANT DECIDUOUS TREES TAIGAL NAME COMMON NAME SIZE AR 34 Acer rub_ Sunset' Red Sunset Maple 211 -3"CAL AF 26 Ater x freeman *Autumn Fantasy' Autumn Fantasy* Freeman Maple 2 11 - "CAL aline nr 'Heritage' Heritage River Birch 10-12*HT./Multi-Stem NS 1 Nyssa,sylvaticalack Tupelo' Black Tupelo 2 1/ -3"CAL QPG 3S Quercus p lust is* ll ' Greenpillar Pin Oak 2 112- "CAL LIA 9 Ul a en* 'Princeton' Princeton American Elm 2 112- CAL ORNAMENTAL ES OTY BOTANICAL N COMMON NAME SIZE AL 6 Amelanchier laevis Allegheny Serviceberry 2-2 112 ARH 6 Arne anchier x grandifo ra Robin I Robin Hill Service erry 2-2 11 "CAL. AAB is Amelanchierm ill s'Autumn Brilliance' Autumn Brilliance Apple Serviceberry 4-SV HT./Multi-stem SHRUBS QTY BOTANICAL NAME COMMON - SIZE U 426 Artyls uva-ursi Bearberry1 CONT. CAH 76 Clethra alnifolia�H 'Hurnmingbir&Surnmersweet 3 GAL.. C ! 175 Corms sericea`leanly Red Twig Dogwood 7 CONTs 1GS, 123 ilex la r 'Shamrock' Shamrock Ind �I'l-IT !GB, 2 f l r ' Gem x Ink Holly 2 a 11 'HT. l Vj flex v rt i l lata' I Dandy* Dandy �� ffi 3HT, IVR 168 flex vrtclata'Red Sprite' Red Sprite Winterberry #7 COT PLC 79 Physocarpus ouiflu 'Poras 'TM Lemon Candy Dwarf Ninebark -3HT. ORNAMENTAL SSE - BOTANICAL NAME COMMONNAME SIZE SPACING Deschampsia c s t of tau old Dew Tufted Haig Grass 24"o.c, E 22 Elyrnuscanadensis Canada Wild Rye CONT. 30 Is OX. PVS 339Panicum y r to *Shenandoah' Shenandoah Switch Grass3 CONT. 24"oc PVC 57S Panicumvie atu 'Cheyenne Sky" Cheyenne Sky Switch Grass #2 CONT. 301.O-C.. SSA 640 Schizachyrturn scoparjurn Little Bluestern Grass #2 CONT. 2491 ' ' 10 Main Entry Trees ti \�\\� ~2:��\��\�� ,..\�\��\\ �\\.� �\.� �.\ -,�,r•.� '.gam''� _ o\ - \\ _ a y� .y Shrubs e 3- q i - \ Tv Grasses "t A , - \\ v „ u - i a � a u i i- I I II " ,I w Perennials v " ORNIN Vie\, - \ r c i v E \ v � � r _ r � \ \ _ im A- MOM- 11 Parkin(] Island Trees W r t� e r s s �ti Q s � - _ t F, i- _ ti q.. i LANE F— Grasses IBM- i r w c a _ _ y Perennials ON -6 xk 12 s y� I SI y �.Y _ _ Y u s _ r fi 1 = t c e - \ a 0 e e yv e� s - _ c 0 a AL Trees Shrub Perennials o� r _ - Q t _ o \ \ ~� low v t i � o 13 VI. Traffic and Parking— VHB Robert Nagi iG Traffic • Project represents a reduction in overall retail space which results in a minor reduction in overall traffic (between 6-37 peak hour trips and up to 325 less weekend daily trips). DSM is proposing to implement: • Improved access to Route 114/Winthrop Street, including: o Provision of pedestrian access through the site and to Route 114 o Improvements to each of the driveway access points including: ■ Longer driveway queueing areas ■ Improved definition and separation of entering and exiting traff ic • Improvements to the internal pedestrian and vehicle circulation to better define and separate pedestrian pathwa ys along with traffic flow and parking activities 15 Parking iah- M T W W I---W F-I 1 tj • 5.05 spaces/ksf 1,153 spaces 2•44 spaces/ksf 554 spaces 4.0 spaces/ksf 907 spaces •I alra 2.25 spaces/ksf 510 spaces 1. Per the North Andover zoning requirements for parking at the site, see parking chart on OS-1 of the site plan package for a full breakdown. 2. Based on Saturday peak period parking demands per ITE"s Parking Generation, 6th Edition for a Saturday condition (note weekday parks at a lower rate). 3. Based on recommended parking per rate per ULI"s Shared Parking and Parking Requirements for Shopping Centers. 4. As observed on Saturday October 23, 2023, during the midday peak hours (note that shopping center was reduced by 15,777 sf of vacant space and that the weekday observations were lower). Provided: 909 parking spaces. 1.6 a� u t c� Q Bull -ding \ \ \ \\ \ \ \ - s,> E _ r; ,... gg OVERALL ELEVATION \, \, \, \\ EVA MARKET BASKET EL, -TION s E E E E E E s E 6 \\ \ \ \ \ \ \\ c shappe - - t hi If t 4 \ �........................ate..,...,.. �............ KOHL'S AND TENANT A ELEVATION 18 IIIIII j >„ / I CA alli � IuuuY rl I I I... I r n I I� uuuuuuuuul tiluuuuuulllll r L, IW , I I II I I iN I I N I>r II.. IN / / / 11 I IVSI', m Rls� l mr �I ill IIII I r rat r flilGi�� Al I II I Illy If,f f j III ' ;r,; S ' III i n, Ilu � ' II I�til4'+ViM Y��. Ville Land Use Permits • Site subject to existing special permit issued in March 2019 for a reduction in parking spaces (1,025 to 1,011) to correct existing ADA deficiencies. • Redevelopment Program will require the following approvals from the Planning Boa rd o Amend existing special permit issued in March 2019 (Section 195-8.17) o Special Permit (Sec. 195-8.4 — off-street parking requirements) to reduce parking from 1,011 to 909 spaces o Special Permit from compliance with interior landscaping requirements for parking areas of 20 or more spaces (Section 195-8.18 D (1)) 20 IX. Special Permit — Reduction to Off-Street Parking Requirements • Request is to reduce the available parking from 1,011 to 909 spaces • Planning Board may grant a special permit (pursuant to Section 195-8.8.D(5)(b) subject to the applicant submitting parking demand calculations based on ITE and/or ULI methodologies o ITE Methodology: Recommends for Shopping Centers a peak parking demand of 2.44 spaces/1,000 sf of GLA o Shopping Center (226,984 sf) = 554 parking spaces o ULI Methodology: Recommends for Shopping Centers a peak parking demand of 4.0 spaces/1,000 sf of GLA o Shopping Center (226,984 sf) = 907 parking spaces 21 • Observed Parking Demand o Parking Utilization study performed April 23, 2018 to May 12, 2018 ■ Weekday PM peak (4pm to 6pm) — 404 spaces occupied (April 3oth) ■ Saturday peak (llam to 2pm) — 493 spaces occupied (April 28 t'') o Parking Demand Summary performed October 9, 2023 to October 21, 2023 ■ Weekday PM peak (4prn to 6pm) — 372 spaces occupied (October loth) ■ Saturday peak (Ilam to 2pm) — 496 spaces occupied (October 21st) 22 ■ Parking Demand Summary •'W�� 1 � - 1,153 spaces 2•44 spaces/i,000 sf GLA 554 spaces Am 4.0 spaces/11000 sf GLA 907 spaces Saturday 493 spaces �\�` �„ ,� � ,-•� w, �4 Saturday 496 spaces • Parking Provided 909 spaces Conclusion: Sufficient parking is available to meet the operational needs of the Shopping Center 23 X. Special Permit for compliance with the screening and landscaping requirements for parking areas of 20 or more spaces (Section 195-8.18 D (1) Requirement: • Two (2) rows of parking spaces contain ten (10) or more parking spaces face each other a landscape open space not less than six (6') feet in width shall be provided either as fo l l ows: A) Between rows of parking spaces parallel to the aisle B) Two or more strips parallel to the spaces and extending from the aisle serving one row to the aisle serving the other row of spaces • Compliance with the interior parking lot landscaping requirements will result in a loss of additional parking spaces and the shopping enter will be below the ULI minimum parking recommendation of 907 parking spaces • Planning Board may modify screening and landscape requirements where it can be demonstrated that the plan for screening and landscaping would be enhanced without detriment to the surrounding neighborhood. o Interior landscape area increased by 28,000 sf 24 XI. Standards for Approval of a Special Permit • The Special Permit Granting Authority pursuant to Section 195-10.7 shall not approve any application for a special permit unless it finds that in its judgement, the following conditions are met: 1. The specific site is an appropriate location for such use, structure or conditions. • Property is currently developed an operates as a retail shopping center. • Shopping center is located entirely within the Business 3 District. • Uses at the shopping center are permitted within the Business 3 Zoning District. • Applicant's Special Permit application does not propose any change to the uses that currently operate within the shopping center. =s 2. The use as developed will not adversely affect the neighborhood. • Applicant is seeking approvals to perform building and site renovations to the existing shopping center. Building Renovations • Renovating Kohl's to accommodate the relocation of Market Basket. • Market Basket tenant space will be renovated to accommodate the relocation of Kohl's and 171600 +/- sf of specialty retail shops. • Renovation of the former Market Basket tenant space will result in a building footprint reduction by approximately 9,000 +/- sf. 26 Site Renovations Include: • Minor reduction in vehicular trips entering/exiting site. • Parking lot upgrades have been designated to improve both vehicular and pedestrian circulation. • Pedestrian sidewalk system planned which will provide patrons a safe means of egress from Winthrop Ave. to the shopping center storefronts. • Increased landscape areas resulting in an enhanced planting plan. • Upgrades to the parking lot lighting system designed to be "Dark Sky" compliant. • Upgrades to the existing stormwater management system which have been designed to comply with the redevelopment standards of the MADEP Stormwater Management Policy and Town of North Andover's Chap. 250 Stormwater Management and Erosion Control Requirements. Net reduction in impervious surface area by approximately 55,000 +/- sf. • Building/site improvements will be performed within existing developed areas. • No land disturbances will be performed within existing undeveloped areas. z, 3. There will be no nuisance or serious hazard to vehicles or pedestrians. • The planned site improvements will not be a nuisance or create a hazard to vehicles or pedestrians. • The site improvements planned to be integ rated into the existing parking facilities have been designed to facilitate traffic circulation within the shopping center. • Modifications to the southerly driveway allows for additional on-site queuing to occur and minimize traffic conflicts with parking lot circulation • Interior longitudinal landscape islands have been incorporated into parking lot to streamline traffic flow • New crosswalks, traffic control signage and striping have been integrated into the design of the parking facilities. 28 • ADA designated parking spaces will be clearly delineated with signage and evenly distributed along the tenant storefronts. • Internal sidewalk system is proposed which provides pedestrian connectivity form the shopping center storefronts to Winthrop Ave. • Parking lot site lighting system has been designed to be Dark Sky compliant with the use of energy efficient LED light fixtures with no light spillage onto abutting properties. The site improvements as described above are intended to provide a safe means of egress for pedestrians and vehicular movements within the shopping center. zg 4. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. • Existing utility infrastructure (i.e. sewer, water, gas, electric and telephone) is sufficiently sized and has adequate capacity to accommodate renovations planned for the property. • Sufficient parking is provided to support the shopping center. • Internal sidewalk system is proposed which provides pedestrian connectivity from the shopping center storefronts to Winthrop Ave. • Pa rki n g lot site lighting system has been designed to be dark sky compliant with the use of energy efficient LED light fixtures. Renovation of the North Andover Mall will have adequate and sufficient infrastructure and facilities in place to continue operating as a shopping ce nte r. 30 S. The Special Permit Granting Authority shall not grant any special permit unless they make a specific finding that the use is in harmony with the general purpose and intent of this By-law. • Property is currently developed and operates as a retail shopping center. • Shopping center is located within the Business 3 zoning district shopping center is an allowed use. • Renovations planned for the shopping will not result in an increase in land alterations within existing non-developed areas. • Net reduction in building footprint area of 9,000 +/- sf. • Reduction to total traffic entering/exiting the site. • Adequate parking available to service the shopping center parking. • Parking facilities have been designed in accordance with MAAB and ADA design guidelines. • Internal sidewalk system is planned which provides pedestrian connectivity from the shopping center storefronts to Winthrop Ave. • Existing utility infrastructure has adequate capacity to accommodate the renovation program. 31 • Upgrades to the existing stormwater management system have been designed to comply with the redevelopment standards of the MAIDEP Stormwater Policy and the Town's Stormwater Management requirements. • Parking lot site lighting system has been designed to be dark sky compliant with no light spillage onto abutting properties. • Net reduction in impervious surface area by 55,000 +/- sf. • Increase in the volume of flood storage available on site. The building and site improvements planned for the shopping center have been designed to meet the design objectives as outlined within the Zoning Ordinance. 32 Questions/Comments 33