HomeMy WebLinkAboutFiscal Impact Analysis - - 149 MAIN STREET 76 Canal Street, Suite 1
Boston, MA 021-14
ASS QATES INC
TECHNICAL MEMORANDUM
Richard Crespo
I Founder & CEO
Second n Main LLC
c Crespo Group, LLC1
65 Lewis Street
East Boston, MA 0212
November 1
SUBJECT. Fiscal Impact val e s , in Street North,Andover, MA
------
INTRODUCTION and PURPOSE
FigureRKG Associates, Inc. (RKG) W8S I Aerial View of 149 Mein Street Development Site,
retained on, behalf 1 Second
v
and Main LLC (Developer
provide an inde nden�
analys s of the likely sc l J,
1 girl lr% � i"
impacts r ep mixed-
1,
use development
the Town ! rtha Andover, �MA
(Figure 11 The purpose of thi's
analysis is to assist the
Developer in their planning and
permItting processwith the,
��ryrw
14 r t h,Andover,
l ouu Id01NU
the Ti own rthu Andover's Z ning Bylaw requires the preparation of a fiscal impact
analysis comparing projecteldrevenues from the pr oj
Ject to projected municipal costs. In
a a d il n North Andover also requires a community impact statement to assess the
impact the project on the surrounding, using a series of predefined:
metrics.
The &veloprnent site is situated at the corner Main and Second Straus i
,Street and Second Strut) it the clowntown district of Northndr, rear the
intersection with Water Street. The development site is an assemblage of'two parcels,
approximately . 5-acres and currenfly improved with an approximate 3,477S ('finished
area) former, commercial bank propertyl and 184,0 SF (finished eras) for the residlential
property. he,current (FY 2 22, ""as fine" valuation I d tax Information for the assembled
Identified tax parcel 4030.0-0008through Town property tax cards for 149 Main Street,
Identified as tax parcel#030.0-00017 thriough Town property tax,cards for 14 SecondStreet,
Fiscall Impact Analysis
North n r, MA
r�rtl�� age
ASSOCIATES IN
site is, presented in 'Table 1. The total FY 2022 taxes "'as Is') are approximately $171786,1
inclusive la and building. The building only contribution 'is estimated at$10,,41,91,.
preliminary conceptual rendering of the site layout is depicted
Figure 2, and will include the consolidation of 149 Main Street and, 14 Second Street as,
sir ,le lot,, preliminary n l rendering the proposed mixie - se development is
presented in a pa re I The proposed developmentsite, us in, the, General Business
District,with the benefits ofthe Downtown Overlay w District w
District allows for residential use where such use is not more than the total floor
space in the structure. However', as a part of the Downtown erla istrict, mixe
development is permitted as are, multi-family dwelfings provided the bitter is 18 or fewer
nits, As a result, the Project with, a propos,eld24 unlitswill requirle a special r it.3
Table 1— 9 Main Street—Town,of North Mdovier"'as i "
Land Menke Building Mete
149 Maur Street-NodsTotal_ � vvw
AndIove as
i "" Value WWwVajv(d,,jon axe
1900 _ ,
TOTAL or '1t '35 1J..I.P!j1.jo1 7LLL044I,500
ouirt:flown o o h Andover,MA and RKO
1' -role Ifiot flie tax card parteh Indkote a site of appIroxhately 28,277 SF
ref le cjs f Inhhe d ai re a
(3)-lnc des buffIdbg vAollon,and extro flooluries vabotion
j ( -Toym comm rcl l lox F 1 w , ,a0 -fe0donflar 1 , 11 0 -bviUnq toxes ody of 1 )t f
i
Tows of North Andover Zoning-§1915-18.3,paragraph t n 9 and .
FIscat Impact Ana(ysis
North Andover, MA
ME(& November,16, 2022
Page 3
OMNI
ASSOCIATES INC,
Figure 2-Preliminary Conceptual�Rend'ering�of Devefoprn,ent Site Layout
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Figure 3 Preliminary Conceptual Rendering of'Proposed Mixed-Use Development,
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Fiscal Impact Analysis
North Andover,MA
mrmrUr�rmrrfm ,r1Krmi hm November 16, 2022
Page 4
�l �rrwrrKluSUMMARY of FINDINGS
I
ASSOCIAT ES IN
The surnmary fiscal impact findings are presented xt with the detailed input,.
assumptions,, and analyses used in their iderivation discussedin greater detail elsewhere
throughou is merrioran,durn. Table 2 offers the surnmary net fiscal impact
" for the proposed mixed-use development � i Street t Tows,
of Nosh Anidover—Indicafling an annual net s ti fiscal Impact Impactof$28,168 for the Town
Northof I over.
"able, Fiscal Impact Reconciliation I Street
1149 Main Street-Town of North Andover, i ll
Im acl R oncilli'lation
Residetitial (with m ica is) $ , 3 2, 21I
Commercial , 1 ,62
Gross Property Tax. 2 $1171655
Municipal Costs 3 m` !,2119O'E 9 6
Police li I 071
Fire
Plublic Works r,
i
Loss of
"as
"'Taxes $ Or 4 1
NET Fiscal 1T ,1 68
Sou
(1),- building improvements,wgy
Comm 1 -73 1 Res, 13.5 3 ,l 1000)
3 -combines, per iIIH data ($1,105 per unit)and cominilercial
costs i 53 per, FTE
verriable post,per student at $9,834
- "as Is"building only
i
decal, Impact Analysis
North Andover, MA
lr t November 16, 2022
m
ooiati"' Page 5
PROPOSED DEVELOPM
ASSOCIATES INC
The proposed development(Project) is a three-story structure less than 45 feet in height)
to include ground floor commercial use 6,7 12, S with the " ryaunknown, at this
time.The two upper sto"ries are to include2 owner residential units per floor with a mix
of 8 one-bedroorn units and two- e r nits The Project will include
affordable unit and 2 two-bedroom a or able units as part of the overall unit
mix. proposed l e also 'includes, on-site, parking c or m
vehicles on-site.4 Ason-site. RKG understands, there are also on-street parking spaces available,
noting a the Downtown Overlay District gallows for on-street parking s aces within
radius, of 200 feet may, counted'as part of'the required a rkir need,. The proposeld
development mix (eXclusive of the plar ing) is offered in gable
Table,3—149 Main Street Propose 'Development Mix
FMa in Street- v !� m Mix by
Andover,MA i-Proposed Type
---------
Unit Count ' tl
Riesidentiol Unit Minx 2J1
One Bedroorn, Units
Two Bedroorn Units, 1
Ground' 'loon Mix 818010
Commercial Space' 6,0702
Entrance wars,hallways,'
W C toM9,e and other
Source Second and Main LLC and RKG('2022)
IMPACT METHODOLOGY'
There are several approaches available for determ nirfiscal impacts;s all based on the
same general assumptions.
First,current,legal operating cosh and revenues are the,best basis for, e err inm
future costs and revenues.
o Second, the proposed project is at full bull id-out and/or occup'ancy. This utter
assumption allows a comparison of the financial effect ntire, proijectn
municipal costs,and revenues.
4 Per Langan Engineering,,tnittal wans call foria total of a -site parking spaces,including 3 handicap accessible spaces,
19 rerun r ncovereld parkingspaces,and 22 colviered tan rn)parking spaces.
Town of North Andover Zoning-§195-18.5,paragraph B,section 4b.
Fiscat Impact, nat
Norte Ando , MA
Page 6
ASSOCIATES INC
Whille rinanyprojects cor'ii r m,', over a multi-year per iod, r1nunicipal closts and
revenues u all CCUr in equal "I r- l r � e r r9e this steady-state ro uch does
not c ,from the appropriateness °aCCUralcy of this or . lit should is e noted
that fiscal implact analysis is only concerned with local (rnunlcipal and edL ion PUS lic
costs Haan expenditures,r es, All, state aid, grants, one-tirne sources ce relvenUe. have been
rernoved fromthe calctillations.
Fiscal Impact anialysis, as applied pll in this r-nei-norandluill etlicomplasses, the identification
and cornparlson of both i r" ici l service elate related as he pr"gj c , and the potential
Public revenues resulting from the e topmeu a , primanly genlieratedfrom property,tax
payments.
Tee. I pry sour o Hein r`e r.j o e Town o or are r� � r�w + l
by e property tapes resulting from om h proposed development, M fully builtand,
stabilized. iw-tier e. revenues are is garnered tfil I � per i ��however,these
feels typically cover building permit and inspectional services and are not generally
Wered as a source of funds applicable to the Town�'s, general fund. RK6 also notes
consi
that thereWOUld be adiditional fees foir electrical,, plumbing, arid,
these have not been, arntifie ' i his analystis.
Prop "'
axes
In this analysis, l K6 has utilized r s based approach to valuation. In r'mati n offered
by, Developer indicate total hard! constrUctiorl costs, o 8,150, or approximately
1�211.67 per s r0 . Based on these, Inputs, and assumptions the estimated
vaklatlOrl for the Project is as presentedin Table 4..
Table —Estimated Vailuat'lotis for 1149 main Stmet(buildIngonly)
1419,Malin Street North o el rn ll~t Mix by
Andover,MIA-Proposed Type Estiviviated,
s fiU l Unit Mix 2191706 $60287f933
One Beldrooin iUnits
Two Bedroom wt
Floor Mix 818001 j '
Commercial Space 6o,702 $1,141 27
Entrance mays, hallways,
HVIAC stogy(" .. and o th e it 2,098 ,
AII�PMIIIIIIIIIIIIIIII
380506
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F'iscat Impact naly '
North,An clover, MA
s r rr ii xy November 1 , 2,022
Page
ASSOCIATES INC
,s a result, the average valuation for the residential Component is approximately
$2162,000, reflecting all units ranging from 630 SF/unit t� s much as 1,3591 S,F unit,,and
averaging ,238 SF/unit overall. the valuation for the commerdal space, 2 12/SF
(rourided) is similar that by s w i Services, 1l 1 for
inflation over the November 2021 to November 2022 timeperiod, indicating that
construction costs for Class C �ggeneral office space is approximately $205/,SF
(rounded).6
RXG realizes,that,the valuation of the landincrease oroce the r is built and stabilIzed,howelver,
at a minimum it will remain the sia me.As such,R 's us for this fiscal irripact analysis is on the building
improvements,tints, y. Discussions with William MitchellChief Assessor for,the Town of North
r e that this was re uo le ire, i that since l l site is less than one,Andolver-
acre It is considered to be primary land n not change in value.Also,as the development is primarily
rei use'it lis,likely to be taxed at the un's residentiall tax rate,
ChlefAssessor Mitchell also cornmented that the K initial approach of utilizingcost-based approach
to Valuation was reasonable,, 'i s the Project is fully built and stabilized either a comparable-
sales or an income-based approach to vatuation s applicable)would likely a utilized and that at that
i e0 n a �a eats tide reffectingva,luations of the affordable units would be considered.thief
Assessior Mitchell Viso, tinted that in addition to a potential reevaluation once the Project,is fully,
built and stabilized,the proposed FY 2023,tar rates could Impact
tax recelpits,as the proposed,residential tax rate is M , ,00 and the proposed commercial tax rate
Is 7.2However,,, s ofthe Fate of this analysis his recommendation was to utilize ,
x rats.
Applying the Town's FY 2022 tax rates to thesevaluations results In the following
esfirnated gross property tax receipts(Fable total''Ing $117,655#
S tion 15,page,17(November 2021,most l Class C(good)exterlor of steel frairneor ) ri g walls-
brick/concrete
1 5o , ornamentation, ir� rl r finish piaster r alit good partitions. acoustic file.Frith
carper orvinyl flooring.Mechanicalsinclude good fluorescent lighting,good restrooms,andfixtures.Heat n is package
.C.
i Fiscal Impact Analysis
North Andover,
or Jfi rri ,>,rr rrrrallovember 16, 2022
"Irrrl r
age,
µ %y �wrrrnr` Table,5—Estimated Gross Property Tax 2Main Sheet
ASSOCIATES INC
,Main St mot-North, Development ix E- th at 'Pro j't Tax
M
Andover, so Proposed " " Estimated Residential o i '
M
Unit nt Tot a'l ll F � ( " �
1W.riNA�u .1INifiWAkf1>l(uxWNWrtxwry o ,pIMIMM MM....:.... wc'ivmmvaw'nbrvlm.0✓MriHYSWI
Residienlial Unil,Mix7 1 , 7, 3 $8,50,076
One bedroom Unit
"rwoi Bedroom,,Units 1
Giriound Floor MIX 8r800 $1,862,715
m ni rµ la l Splace 6,,702 $1,,4 1 8o,627 $26,571
�titrance ways, hallways,
11VAC st r 4 "
Mxax lfMfifXIP000Miw,wwxmmm i�WWIIIIIIIIIIIIIKKMIIN'MWWIMIJ IIMIMI Om 1571
S ew" :Second and ln,LLC anidRK(2 2
11),-avieracie 1 and o t for,construction of$211.67 per S
)-Town FY 2022 resiclential!lax malts of$13.53 per$1,,000
( -Town 2 *2 commercial 1(,,,jx rote f 10-73 per $1 !
One-Time Building Permit Felt.3.1.s
According to tim Town of North n v isBuilding" e a e cl building
perml
fees, reflect a costof $,j2/$1.,00,0 (I total construction data" here and soft),
11 g for the Project:
0 Total on c ijo Cos 8 1 0,648 mrd -i- 400, 0 so $'3 ,0w
,648
01 Building Perrvift Fee - $8�51501648,X($12/$,1j00,0),- $102,,608(rotinded)
Rl<G also notes that ere, wotild be additional fees for kmtdc �� plumbing, and other
considerallons, bUt these have,riot been quantified in this, all si's
EXPENSES
Expenses represent sent h goi "cost" to the Town f t Andover to provide
mUnlicipal services to the w r A and to provide edUCation services o any new students
Hiving in the clevelopriient. Typicirflly, such costs are indexed r eric r l r ked to 110LIS,ing
units (residential basis)- , ,
ment (icomrnerdal basis), or to edutation (cost per,
ShAdent basil's).
And as discussed with Joel Bedard,Town of North Andover Local Building Inspector
provide Second and Main l.l.0 sin an e-mall mem r n, 'unl(dat;ed 13 1 r 2
HscalImpact Analysis
North Andover, ,MA
Page
ASSOCIATES IC
RKG reviewed the Town of North Andover's FY 2022 general tund budgeO and allocated
theses entl and commercial uses, indexing these,costs in proportionto
of North Andover's taxes by property type (excluding personalproperty). According
Infornri,ation, providedthe Massachusetts Department of Revenue ision of Local
Services, the residentials ss n n- i represents 85.8% percent, of the total
assessment and commercial/industrial represented 1 . - again these ail
gures exclude
personal property assess
In thismanner, if a particular MLInicipal,service cost,was$1.00,
would be apportioned to residential and $0.14 wouldmri industry I
th�osle,expenditureswhich would apical °vary with anincreasein housing/populaition or
'employment(com m rcial Use were consi 'e e H 10 s noted,, RK 'next reviewed the Town,
of' North over 2022 budget to develop, estimates of Town costs for prov,iding
services to new residential/commercial develop, eat �e cai,ti r costs are discussed
se an
presented elsewhere M isanalysis).
As indicated in Ta Ie 6 under tease, input's and asSUMptions the estimated miinicipal
service costs, e Town of North Andover ec the foll w i
s n l —an, estimated cost of$1,105.43. per housMg, unit—24 housing units
X .JM /unit $260,53031
Commercial-an estimated cost of $152,.199 per FTE (employee), —estimated 22
employees . '/ems byes , "
In totail.. estim, aited Town service costs for 149 Main Street are $29,,1896.04.111,
Town of North Andover,Massachusetts—20211 Annual Report-as recommend Board of Selectmen!
1 committee&Town Manager.
"0 Municipal service costs typicany includedset of"fixed"' costs and a set of " rwa l " costs. Tfie latter
ically
included uch closts, as salarles,, general administration and other costs wh4ch,err ith popuilatilon or commercial
development,
u ,S'nce the tenant(s)of the 6,702 SF comiinerci m,ponent are unknown at this time RKG applied an industry err
of 300 SF per employee.As a resultl 6, SF,'30,0 SF per employee=22 employe'es. This figureis used for purposes
of this fiscall analysis,arid'is,not,tied to,the projected uses for zoning purposes.
Fiscal Impact Analysis
Northn 'o r,MA
«lll«
g
1 , Allocation of Town Department Variable Costs,—Town of North Andover,MA
Y 1(a iDepartmental
m
SelectmenBoardof wce Committe,e Residenlial Non,4ResidentialResidential]"" i ' nfi /
Tbwq Moqqf'L��-2021 Annual Total All
Selectman/Town Manager $452r1 89 $388FOBO ,11 1 $4.53
'own Accountant $24 ,7 $2140354 $35,4 10 $18-07 $ .5
Town Clary, $2951290 $253,426 $4 1, 1. 2.96
All Other
Publit Safety 111, AM $10,1251 j,060 $1, 3o41l6 $422.02 $113.77
fire
Public Works $5,2911416 $4$541j231 $750,185i $152-62 $21,12
Street/Sidewalks $10529,355, 1,3 1 , 1 , 23 110. $1 .31
All Other
Dune:Town of North,Andover and RKG('2022)
'
0), residential allocaOon at 85,82"'
(2') non-residenriol allocotion at t .t
-benchmotked against 11,063 housing vinits
4 -beinthmarked algalast,14,160 HE townwide employment
not ap lkobl
N
lc1 Impact Analysis
North Andover, MA
November 16, 2022
Educatlon Costs Page 11
ASSOCIATES 1 ,
The estimated net fiscal impacts also need to refliectn adjustment for education costs
that may occur from new students entering the public school system as a result of the
1,49 Mainr ically, one-bedroom r n , p,articularly in
more urbain setting, niot generate i i nail students 'into, l li school a l system.,
r this analysis, the focus is then on estimatingpotential additional students s result
of the two- e ro r units s in total).
RKIGs work In other clommi i it i' s throughout Massachusetts indicate that an applicablie
school children Metric (SAC multiplier') for two- ro r 1 1 s i . � � r
units a reasonable indicator,1 Applying this SAC metric to the Projectresults ill the
following.-
Two-Bedroom students brie t rats per unitstudents (rounded)
RKG notes that It Is possible that the number of'school,"age hil e a for the,affordable units may
somewhat titer than,the above reference SAC metric.,Additionally,i 'is possible that some
one-bedroom .
units may,have students.However,at thesame time it is likely that somas tw,o-bedroolmnits,
have no school age students at all.Further', is possible that some tasks "enroll their
children In private schools.In light his,RKG considers that;applying the.SAC metriks to all two
bedroom nets,is, B a al , roach to estimatingtotal students,,although potientialIV overstating
the actual student enrollment.
RKG reviewed the student enrollment patt ernsin the Town of North Andover public
school r the l r school years, as reported by the Massachusetts
Department l r n pry and Secondary Eduicatilon,i noting thal,, ass reported, annual
student enrollment has generally declined year-over-year l .
Table Student,Enrolliiaent Treads North Andover Public Schools
�
er,IVIA
Public w l nr' it t Tolal Stew t Enrollment
*rrend's, Student r %A Prior
cl1 Year
2017 2018 1 1 no r 1
1 22 "
,3�
Annual err+ _ ,
Source:MA Departmem of filemontaryand Secondary Education and RKO
(20212)
Thee are also affected as the SAS metrics for the Avolon North Andover complex,as reported In flare fiscal impact,
analysis prepared!by the Barrett Group('May 201 .
isc t Impact Anatysis
North Andover,MA
S41d(4 y' ar 111111�111Lh , 2022
Page 12
lrl��7i111�11d�6 ii,;
SS, CIATES,IN
RKG Went reviewed the student costs for the Town of North,Andover as reported by he
Massacht,,isetts Department of Elementary an Secondary EdtAcaition for FY 202 (the
most current available .Total general fUnid expendituresotfly) per
S estimated e$13,,957."Thevariable expenditures per PU i , or those
likely uate will° enrollment, from the geneira undwere Asti be 91
or"approximately 7 N the tota I per stu'dent expenditures).
i
Table 8Estimated Per Student Variable Costs -North,Atidover Public schools
Andover,Town oF North MA FY 2021 General
FY aFund Pupil
Varilabf xpenditures
Instructioiial Materials,
Subtotal Dania l 3531119
S ort ,MA Depaiimont of Elementarynd Secondury Edticattion and RIB
('2022)
0 - benchmarked agalrist reported student enr°lime t of 4,510(FY 2 1
E4,,Almatedion Costs —5 students , ,34 L,,jde $491172
Fliscal. Impact Arai
North Andover MA
,
�» Page 13
SSCLAES INCTOWN SCHOOL PERSONNEL
In November of 2022, RKG contactedselected Town Departments, Heads in order to
garner their 'Issues, and concerns,, if any, on their departments capacities to prov,ide,
arks to the proposed m ixed-u se development at 149 Ma in Street In the,Town of rth
Andover.The followingsurrimarizes RKG's discussions with s down rep,r s n a iv s
Jean Enright, Director I ing—R,KG firstcontacted Ms. Enrlight to, make, her
aware K was In the process of developingthe fiscal Impact analysis for 149
Mazin Street. Ms. Enrighta aware of theProject and cur mated, noting
preliminary 1sc s i ns with Attorney Srniolak(the Developer's attorney),, rid that
she would reach! out to other,rown Department personnel to inform ern of our,
irk and to anticipate contact fr m RKG regarding theIr issues, and concerns, if
any, on ►ir department's capacities to, provideservices . , Project., The
summary input,frorrithose Town Department personnel follows.
William Mitchell, s r summary ofthe discussions and inpUt with
Chief Assessor William Mitchell are highlighteld elsewhere, In, the narrativethis
memorandum.
John, r,, Fire, ief' - Chief Weir noted that the DepartrrientFire Prevention
Officer attended the technical review meeting(August 24,, and reviewed e
preliminary tans for the Project rid Indicated that there were 'no specific
concerns, or, costs, related o e Rre Departmenthis time,
r
awaiting review more clietailed plans.Two comments made to RKG by,the, Fire
Chiefincluded site lines for Ingress/egress, to the property, off of Second
Street"arid' 2 'if thereIs, tanned " uimp-out"at this.acciess point it could hinder
access of fireequipment.
According informaltion offered y the Developer, "'the Project will include two
(2) driveway curb cuts, in single driveway off Main Sheet, and
driveway f xi,stiny curb cuts
e i cten t andsoft acce,ss enteringand exitihg the Property'.
o Charles r ,, Chief olf Policei :gray was familiar, wit' the Project as
dis
cus ar the technical review eating (Aust g , General
concerns include traffic associated with ire/out activity related r pose,
commercial spaice. Chlief Gray asked if tenant's were known, especially if a
restaurant s with, evening hours. Other traffic issues related site, access,,
visibility and site lines.A specific concern was asked regarding
s ite parkingco to the proposed mi - ; e development.
RKG notes that in ate preliminary plans for the site, as,offered by AA (September 2Q, 2022). also designated are
entrance off airy Sheet.,
Fiscal Impact Analysis
North Andover, MA
rr „� f,ref{ November 16, 22
R Page 14
ASSOCIATES IC
rn� '. Director of Publics Director Stanford Indicated that fie had
some familiarity,with the Project, asic ill h e 11ocation and a preliminary Site plan.
r. Stanford noted that while he did ' initially foresee any,specific is issues of the
Project relating to his, r men , lie would reserve final comments allowing for
more detailed site plea (arid its review) as well as, an overall engineering
assessment,with a focus to the following,
o Inflow and infli r i n capacities when connecting o the public sewer
system.
o, Puns indicating water requirenients and how to deial with on-site,drialflagle
sees
o r. Stanford also, asiRed about site eases, as his Initial understanding is
that there would be one point Ingress/egress off of SecondStreet.
of Lastly, Director Stanford noted thaton-site maintenance would typically
e costs borne, by the Project, iinClUding snow storage andremoval.
James lyv Assistant SuperintendentFinance Operations of Nbrth
Andover Public Schools--SUp,erintendent Mealywas only marginallyaware of the
r o Project., notin ate, ''earl peen renderings. In isc sin wltlli,
r. Mealy noted that the Project,, was not l r (meaning terms of total
residential units)and that he concurred,with, RKG in estimatingthat one-bedroorn
units, sp iall " in an urbari setting, were unlikely to gleneratei io l sichool
e children.ren. i rir n corn sated that student enrolh-nentin the
public schools in North Andover does ebb and flow from year to year, nonetheless
the systern is nearing capadity. Flowever, any additional student enrollment,
directly as a result of the Pr ec , assuming five 5) or six SftlidentSi COUld b
accommodated. in short,there were, speci,tic concerns r ised y Mr. Mealy.
Fiscal Impact Anatysis
North Andover,
November 116, 22
Page 1
,ASSOCIATES IN C COMMUNITY T
In accordance with the �rsil s in North ' ing�, Bylaw relatedsite plan
reviewspecial permlit ((Fisical and Community impact S r a n " e r 9
. . .(22) & (23)), RKG Associates offers the following impactan al sip of the proposed
,project at, i Street.
3.1 rchi c r ll Site i ai l
The architectural style of the proposed Projectand a a 'treatment,are In concert,
with several adjacent and near aildings In North Andover's DowIntown and Mill
District aareas.The traditional brick fgade is similar in pattern and collor to other
surrounding baril ire s including 141 7 Main Street which is the, -story building
across Second Street ro the proposed Project.The first-floor commercial
fronting Mi Street have a red brick ade with upper story r siding.
The rick fgade treatment of the proposedO"ect is also consistent with other
a
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137-141 Main Street Front,Facade 37- Selcond Sagest Facade
buildings Town Bali (120� � _ r� �� � ' � i� ri gar ir��iair�� r
the former bank at airy, Street across from the proposed r "e and several,
former mill buildings such as 60 Water Street.
The other prominent architectural featur r sedProject is the mansiard
which provides a unique, but historically appropriate i en ,the, building.The flat
roof, as,opposed ,a peaked roof, keeps the building"s total height,consistent with
several other existing buildings in the Downtlown and nearby Mill District. Existing
bui'ldings along Main Street such as, 10,9 Main Street (Roston a), 120 Main,, Street
(T'own Hall), 128, Main Street 's artier , and 163 Main Street (residential
Fit Impact Analysis
North Andover, MA
�lru�sPage 16
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home) are all between 36' and 40�.5' in height.The proposed Pr e has a totals height
. ' which is within'the, range of'several existing nearby structures,
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Building HeIgWit,Comparisonsas presented bly JtA in the presentation dated 9 0 2 22
The proposed Project is also located diagonally,across Main Street fronn St. Gregory's
Armenian ChUrch and JUst. o i Street from Sew., Michael Parish. Both existirig
church it exceed in heightyet serve as a gateway featUres as one enters the
Downtown niorth on MainStreet.The proposed Project well providle yet another
gateway e and terminal visa for those approaching, Down either north orli
Maier Street or northon Water Street signaling the arrivall into North S
Downtown.
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Fiscal Impact Analysis
North And dyer, MA
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Lastly, the proposed "r includes a first-floor commercial compoinent with active
frontage on lboth Main Street . The t all street front windows along
both facadeswill provilde,active street-level g e t with pedestrians and serve as a
naturalcontinuation of fiat floor commercial activity that,begins today at,the corner of
Main Street and Second Street and heading riorth. The i first l l r rn rci i use,
is con is rat with o �'s adopted ins l ln, recent efforts In Downtown,"fin, and
best planning pr dices for creating and sustaining i ra town environment.
Pedestrian12 all
The proposed Project parcel is well-sere existing sidewalks connecting in, all
directions along Main Street and Second Street. The rc l's downtown location, creates
highly walkable environment wheriefuture residents the Project will be ableto walk
i l' s, religiousi w Cut
to nearby stores, restaurants, Mli � rw�ttt� r , and more,
1 existing si walks I n tl i�l i ,' r r ta 1 �rir�Street�w
tree t are comprised of red rick,This sidewalk treatment is extended throUgh MUch
North is Downtown providingconsistent str,eetscape featureand 1su l
connectivity,for pedestr,ians.
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Fiscal Impact Anatyslis
North,Andover, MA
dx� �9 rrlll4fir November" 16, 2022
Page 18,
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Tsars is one existing crosswalk,, ec r" d Street and Main Street, r vi ir°r marked
cr osslt from the proposed Project site north own Main Strreet into the heart,of North
Andover Andovers, Downtown. there is a high visibility crosswalk at the southern end of the
Project c site providing a safe, pand access� l crossing ofMaInStreet overtoward
Gregory's Church.
Installation o r i e l r a pir g and a retaining it wall ar r' dthe perime r�of thesite
will s rve as a, buff er be,tween theProject,and tio properties, lociated in the SUrrounding
area.
33 I paces on Nearby H1111storical Structures nd Sifte
The location of the proposed Project within North An dove+ r�' owntown an r r-the
Mill istri � places the, property withit'i the vicinity of severalhistoric structures
:hie edge of the Machine Shop Village Historic District. While the SUbject, property, is not
within any local or national historic ric district, it has been designedo be a rchitectu rally
comapatible with the surrounding buildings. As discu��ssed in Section 3.1, the buildi'llig's.
brick, as arid' rnansard roof design are intended to it" is archltedUral patterns are
facades of nearby y historic struCtLires Including irkg ri l rill bungs, in nearby ill
District. The lildin 's first l' r�commercial ace and upper story residential units are
consistent with hilstoric land use arid buildingMe paitterns of the late ' larly,
1900's where e shop keepers and workers,often lived abl ^ e their plaice of business. h
pattern of vertically l gra e: ti lxed-use build'ings has, been around or over; 200 year
and is exemplified by existing his orii mixed-use structures in Worth Ar iover's
downtown dating back o the late 1.8001s.
3.,14,Consistency and Compat"b"fity Withxistlin, g Loccal and RegionallPlans
The proposed Project is just at the edge of Machine Shop Village whilch is listed as a
"Priori"PrIority DeveloprnentArea PD ofStatie,Significance,""within in the regional ,Plea
entitled "Mierri ,ack Valley Priority r w S 'r ,The Regional Land Use Plea for the
M rririiac ,'Valley Region," dated Septlem�ber 21009U da ed ez ru ry 2015), at id
prepared by the Merrimack Valley Planning Corn mission.,The proposed rojec 's r eL MIX
and location is also consistent with h goals and strategies listed in the, Merrimack
Valley Regional Housing Plan n aced , 018. "rhe 111ousing Plan idientified several regional
111ious,ing strategies, one of wh"ch was enCOUra it g it r'eas d hO rsi "r density/infill in
downtowns to S rp ort local businesses.
TheproposedPr�ojr�c als con i ups d' a ace oats an � ratc "es iden ifi cl in recent
planning documents produced by and for the Town of North Andover. The Town'is Town', 2018
l-1l0�1u i g Production Plcn lls s,s ra e, i that are consistent with this Project including.-
Fiscal'Impact Anallysis
North Andlov r MA
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v$k ri11N ,„ ,rrUforA, November 1 2
022
«9$ff Page 1
ASSOCIATES NC
Investigate waysto expand opportunities for" iliage Center and Downtown
0
zoning.
EnCOUrageinfill and apti re-use.
I
nc I ra e the creation of affordable units f'olr,seniors,s and disabled restdents.
The Town,of North Andover's current"Master "la a�dopteld i
elements, goals,, and strategies that directly relate to the improvement Downtown.
The vier statement speaks directly to North And'over having readily available
commercial' and retail,,, destinations anchored by a downtown thriving with shod
dining,, entertainment, and music and CUItUr l opportunities making, it the heart of
,the
community.The vision also talks about delivering a variety of accessible
housing types that help revitalize, commercial r wh in n the character
North Andover r hr reuse and repurposingx structures.
uctures.
The, Master Plea highlights several opportUnRy areas early on in the document including
one for Downtown and one for Housing. The Downtown discussion includes
followling excerpt,
North,Andover's Downtown was n lea ,ost frequen ly discusseld"places"during
the Master Plan process. Residents,property owners,and business owners,hove a,strong
desire to see theDowntown unprove and become a regional destination thatcan serve,
residents and visitors allike., Residents,� articulated a ViSionfor Downtown that included
walkable, pledestrian-friendly place with a variety eltail and restaurant establishments
different than what may be found along tihe other,commercial corridors 11 town. New
development ow w would have h sitV abovefirstfloor retail to provide the
option f 11 lrrg in an exciting and olctive, ice. The Downtown would also be an
economic,driver forl nie w Jobs by a ttrac tingsmall offices un 'en treprene urs. The Town
has a role play in shapit7g these desired chan,g s, Zoning needs to be reviewed and
changed,, development incentives should e considered, andinvestments,In sid6walks,
streetf4rniture, and landscaping would li to create e an improved look andfeel, These
impro vern en cross niu,tt�l aster Plan 1 menu and should ul considered u
package to driveresults ha are andstent and coh sire.
'The Housing excerpt describes:
' us,r)g prices in North Andover,much like he rest of,Eastern Massachusetts,, haverisen
significantly over the lust decade. The,amenities, s r yes male r Norte
A,ndo ver make it a destrable place to,live. Much like the rest of Massochusettlsl
i
holis,09
sapply has not kept pace with demand which has resulted'irl sl a rp increases In housing
rr � Illy sought after communities l ke r h Ad r.Zoning r Nor c
Andover has favored single-family housit1g a l a rr and left a gap in he,market for
smaller nits As the Towns senior population continues to increase, the neledfor smaller
North Andover, MA
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units grows., Young prop,,sslonols and sliTte-person lJ usehol s ar�e also looking',for a
similar product but e difficulty i g it. 'The Master Plan offers several phonsfor
ncou agi r�
� e housing types of different prig points, s will
require land use and zoning,changes, housing polky changes, and consideration w of'how
best to provide r lc s residents need d desire,
The Master I `la ' fuIt re land use map identified owntow North Andover as a place
r �i � � wanted �� see a more walkable,l , active,, and xci �i ' w � w � i nt n .
Opportunities,to create gateways into the Downtown from,Sutton Street, W'averly Road,
and aln/W ter S r �ets should be explored. The proposed Project would help the
Downtown chi this g,o�al bycreatingsignature w ail i and new galewayfeature
at one of' main r r-ernes to Downtown.
proposed ' ro is also consistent with the vision for the, 's new zoning,for the
Downtown are with rnore flexible zoning,for with, regard to,setbacks, parking, building
height, a new set of allowable ses. 'rh refire, the proposed, redelvelopment Projecti
in compliance with, and is also consistent with, local andreponal, plans.s.
i
EXHIBIT F
SITE PLANS INCLUDING ARCHITECTURAL LAYOUT
AND E LEVATION PLANS CIVIL wawa ,ND
'....-uiw -� -
�L,AIND,SCAPING,A,Ni��) ,L,I',.GIITI�N'G
(FiledUnder Separate Cover)
Downtown Ok"cl-laY District,Sitho I'llan Rev,ICNV,1"titkilig,and,Inclusit'Hidly Housing Special Pcililits,Metiloij-ndom Planning
Board
30
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