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Home My WebLink AboutRCG ZBA Meeting Presentation 11-20-2025 (00308811xBC4F6) - Miscellaneous - 0 Prescott Street 11/20/2026 \ \\ \ `\ . \ \\\ 41, Zoning Board of Appeals IF 1 6v m- b e qglm o e\ 'mum IN LIU S\ IN IME, mmmmmmmmimmmm WMEN—�M- t J i Agenda ■ Introduction ■ Project Team ■ About the Applicant ■ Site History and Master Planning ■ Project Overview ■ Questions z Project Team e = Associates inc 3 �- i _ a � 3 Transportation n ..in r Planners tat SMOLAK & VAUGHAN \ o`° ATTORNEYS AT LAW CONSULTING GROUP 3 About the Applicant ■ East Mill Housing LLC is an affiliate of RCG LLC. ■ RCG LLC was founded in 1982 in Cambridge, MA as Resource Capital Group. RCG buys, sells, develops, and manages a portfolio of primarily mixed use and multi-family properties on behalf of affiliated investors. ■ Currently operates in Greater Boston; Providence, RI ; Asheville, NC; Wilmington, NC; and Denver, CO. ■ Affiliates own and manage about 1 ,000 residential units and 1 million square feet of commercial space ■ David Steinbergh, Principal-In-Charge for RCG's Merrimack Valley properties, has led the redevelopment of the Davis & Furber campus since 2007. 4 Site History and Master Planning ■ The Davis & Furber Mills date back to the 1830s as machine shops serving the textile industry. ■ In the 1980s, the mills closed due to economic conditions and Brickstone Properties redeveloped the site into an office campus. ■ Eventually, the campus was split up and vacated by its key tenants. SIMMONS y , \ l ti y e View from West Mill to East Mill (c. 1908) 5 Site History and Master Planning Master Plan ■ Worked collaboratively with Town to create master planned vision of East Mill and West Mill to support, extend, and revitalize the Downtown. ■ Targeted a mix of uses to balance out traffic and parking demands. ■ Allowed flexibility and phasing-in of uses to meet market demand and fortify the economic viability of the campus. ■ Aimed to create a thriving mixed-use community while preserving historic fabric of the mill complex. ■ Planned for pedestrian links to the Downtown and the Town's other recreational opportunities and business centers. ■ Aligned with Town Master Plan goals. ■ Advanced the Town Housing Production Plan. 6 Site History and Master Planning ■ 2007 - 2008: RCG North Andover Mills LLC purchases the "East Mill" property and utilizes the existing Planned Development District overlay to permit a mixed-use redevelopment. W S-TwEry xi s v� v _ y _ 'AlVIA x NMI L 3 o a P E _ -.. v s p, 7 Site History and Master Planning ■ 2014 - 2015: RCG West Mill NA LLC purchases the "West Mill" and undertakes a re-zoning process that results in the Downtown Overlay District - Subdistrict A: Historic Mill Area. IZ77 I_ ao .a Site History and Master Planning ■ 2019 - 2020: RCG subdivides the West Mill property. AvalonBay develops 170 market-rate apartments on approximately 10 acres. RN awsm MOO AM Site History and Master Planning ■ 2020: RCG subdivides the East Mill property. AvalonBay constructs 51 market rate apartments on Lot 2. FRWOR NZIN NUNN qyg ON NIS 15 gg wit IN x \ -\ tea.... 10 Site History and Master Planning ■ 2025: RCG applies for, and receives, a Project Eligibility Letter to develop the 6+-acre garage parcel, known as "0 Prescott Street". s rt s 11 Project Overview General Project Characteristics ■ Lot Size: 6. 13 acres. ■ Units: 296 residential apartments: 16% studios; 40% 1 bedroom; 33% 2 bedroom; 10% 3 bedrooms. ■ Parking,- 397 garage spaces; 100 surface spaces. In total, approximately 1 .7 parking spaces per unit. ■ Hecht: 4-5 stories. ■ Open Space: Lot coverage remains about 50% with the building footprint increasing from 2.02 acres to 2. 11 acres but other paved areas decreasing slightly. ■ Stormwater: Site stormwater management will be upgraded. ■ Water/Sewer: Utilizes existing public water and sewer infrastructure. ■ Wetlands: No wetlands resources impacted by project. ■ Floodplain: No work proposed in floodplain. ■ Historic: Not in Machine Shop Village Neighborhood Conservation District. No historic buildings will be impacted. 12 Project Overview Traffic Report Findings ■ Traffic Engineers performed traffic counts and calculated effects on nearby intersections in compliance with MassDOT guidelines. ■ No safety deficiencies were noted with respect to the motor vehicle crash history at the study area intersections. ■ New trips generated by the Project do not project to significantly increase motorist delays or vehicle queuing. ■ Lines of sight to and from the intersection of the East Mill driveway with High Street were found to exceed the required minimum distances for the intersection. ■ The proposed parking supply that will be available after the construction of the Project is sufficient to accommodate the anticipated peak parking demand of the existing and proposed uses within the Mill complex. ■ Recommendations related to trip reduction and promoting pedestrian safety will be implemented. 13 Project Overview How Zero Prescott Fits into Master Plan Vision ■ Existing garage building is underutilized and nearing the end of its useful life. ■ Density is supported by existing water, sewer and other infrastructure, access to amenities, and positive impact on local businesses. ■ Shared parking approach throughout East and West Mill supports economic development while minimizing paved, impervious areas. ■ Leverages market demand established by success of prior projects on campus and introduces affordability at different income levels. ■ Promotes neighborhood walkability to Downtown and links to nearby trails and recreational areas. ■ Building size and scale consistent with underlying zoning and some mill buildings that date back to 1860. ■ Unique opportunity to address North Andover's need for affordable housing. 14 LO „ I w V �a r y^ r i w t � M r ��h �m u i i t �ru ry 0 Project Overview Aligns with Town's Housing Diversity Goals ■ Introduces new housing options for seniors and young professionals. ■ Introduces mixed income housing to campus (25% of units affordable). Aligns with Town's Housing Production Goals ■ Addresses Town's Subsidized Housing Inventory (SHI) shortfall; Brings Town into long-term compliance with state 40B affordability goal of 10%. Aligns with Town's Master Plan Goals ■ Produces housing that supports the long-term commercial health and success of the mill campus, downtown, and North Andover at large. ■ Focuses new housing development in a location adequately served by public water and sewer and roadway infrastructure. ■ Walkable to recreational and commercial amenities (restaurants, retail, etc.) as well as employment opportunities on-site and nearby. 16 Existing Conditions i _ yam; s it Was RK - \ � �y ,\ \ IN North Andoverr z g 17 Site Plan Program Summate \c, Building 1 Units - 22 Studios 2BR 16 3BR ,, \ - 5,235 SF Leasing &Amenity space ~\ \ \ \ \\\ Building 2 o M-M - 146 Units , �\ 25 Studios, 50 1BR 56 2 R, 15 3BR - 2,600 SF Leasing &Amenity space Ping e - Garage 397 Spaces y , Surface 100 Spaces �e � yvv y yw. \\ t ALut'--t—W� 07�,. -0101 IF ti z - C \ R wls, � `:... a \ \\\\ North Andover 18 Floor Plan Gr AMEMTY COURTYARD \. \ M'Y COURTYARD [�7=4 g VE.. `. .. ?MAMITY M� NITY tat 19 m - ' Lam` \\ T e v MAW y --.� vA 1v A,; o AAA yA NO \��\V� S•z. .:�z �:� �� oDAv vAvA A\VA \\ �•' =z y�yyOvo - — v 20 ArchitectureLocal - - t Imagery RAN- RT- 10 OR f F O\\\\\\\\\ RhlvAil Mom TOM \\\ \` is \ ti NOMIh tat 21 View from Entry Drive Looking East I MEN �� t 22 \\\ \\\\\\ s e. 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