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HomeMy WebLinkAbout1982-12-20December 20, 1982 Regular Meeting The PLANNING BOARD held a regular meeting on Monday evening, December 20, 1982 at 7:00 p.m. in the Town Office Meeting Room with the following members present and voting; Michael P. Roberts, Vice Chairman~ Walter R. McDonough, Clerk; John J. Burke; Erich W. Nitzsche; and Paul A. Hedstrom, Chairman, who arrived late. Town Planner Karen Pomroy was present and Highway Surveyor William Cyr joined the meeti'ng late. Davis and Furber Complex Discussion with Cit~ Design and RKG Associates Randy Jones of City Design and Dick Gsottsheider of RKG Associates were present. Mr. JOnes made the following points to the Planning Board: The presentation has already been made to the Board of Selectmen. The North Andover Mills (Davis and Furber) plus property down to the Merrimack River is the subject of discussion. The entire I-S zone is now.a Planned Development District which permits a higher density of uses, subject to the submission of documents to the Planning Board The study to date has focused mostly on Davis and Furber, but there are other significant parcels in the zone which might also see some change in land use. There has been a fair amount of activity in the downtown, par- ticularly in respect to conversions on Sutton Street. The Office of Community Development has been active in the Main St. area and they are pursuing additional projects, such as additional parking, a Senior Center, etc. In order to understand what the impact of redeveloping the industrial zone for mixed use will be, the~ have developed three $cenerios: Would be like Unicorn Park on Route 93 with the mill ponds and converting to new office space, including Kenics and Davis and Furber. This would be a maximum development scenerio. Would be a blend of i and 3. It looks at the continued conversion and change over of land uses of Sutton Mills. It also suggests that Kenics convert to office space December 20, 1982 -2- Regular Meeting and that Davis and Furber is looked at in terms of a mixed use development. This would suggest that most of the area remain with a continued manufacturing and industrial use. This also includes Kenics and Davis and Furber. No. 3 would be a major effort. The East side of High Street could be converted to a housing type use. The foundary building would be razed for housing. In the existing office building on Water Street, office space could be used. - One should be aware that the building is now disbanded as a corporation. - The trust which holds the property is in the process of dis- posing the site. - It should change hands by March. - There will be a good deal of interest in developing this parcel. - There is not a consistent desire by any developer at this point. - Some want mixed use and some don't. To do anything other than Scenerio 3 would require the owner/ developer to go through the planned development process and come before the Planning Board. - The Board will have to get involved. The report will be a useful guide to the town in terms of a general policy statement and as a guide to developers who may come before the Planning Board with plans. Some of the property will be demolished. Dick Gsottsheider made the following points: What will happen when the property changes hands is that the debt will start ticking away so that whoever buys it will be in a hurry. There is a real opportunity to directly develop the property in a number of different ways and he will try to suggest what will be most desirable. North Andover does not have a formal downtown plan. The development of the Davis and Furber complex will add a lot of traffic to Main and Water Streets unless a back road is built. December 20, 1982 -3, Regular Meeting Davis & Furber continued He also suggested that the town build the road (Sutton St). Industrial use is the least advantageous thing to do here office/residential will be better. In trying to up-grade the downtown, you need minimal traffic and maximum purchasing power. Easements will have to be secured over many pieces of property. The road construction costs are roughly $1.5 million. - There will have to be acquisitions, easements, etc. - If the town floated a bond, the amortization would be less than the return. The road will have to'be engineered and the town should fund the pre-engineering or go in with a developer. The developer can help pay for it, but he cannot acquire the access. He suggested giving residential applications preference and discouraging retail. It is poor access and retail and resi- dential would not mix. - Kenics is in transition, so they should be thought of for retai 1. There has also been some talk of filling in Sutton Pond. It is a man-made pond. Maybe retail could go there. School Street is another option. It is a wasted piece of land and some zoning changes are being proposed for the area. - The Planning Board should think about the importance of this to the tow~. - He suggested jointly funding a coordinator to help with the road. - Hopefully, D & F will be sold as one parcel and not broken up. Mr. Jones added that the State conSiders the project high priority and will cooperate with the town. The Planning Board thanked Mr. Oones and Mr. Gsottsheider for thei. r presentations and asked to be kept informed of any new information on this project. December 20, 1982 -4- Regular Meeting MOTION: SECOND: VOTE : Plans Not Requiring Approval Carlton Lane Desun Corporation Cha~ge in lot line. by Mr. Burke that the plan of land located in North Andover, Mass. prepared for Desun Corp. and dated December 17, 1982 be approved under Subdivision Control Law Not Required. by Mr. McDonough Unanimous - motion carries. Duncan Drive - Charles Roones Lot line change. MOTION~ by Mr. Burke that the plan of land located in North Andover, Mass. prepared for Charles Rooney, dated De- cember 13, 1982, be approved under Subdivision Control Law Not Required. SECOND: by Mr. Nitzsche Town Planner Karen Pomroy raised a question on the Notice of Intent to the Conservation Commission and Member Burke replied that the Notice was filed for the entire road. VOTE : Unanimous - motion carries. Other Business Ingalls Crossing - Bond release and extension of completion date A letter from the Highway Surveyor dated December 20, 1982 was read and placed on file. MOTION: by Mr. Burke to release $2,000.00 per the Highway Surveyor's letter dated 12/20/82 and hold a balance of $6,000.00. If the figure of $9,500.00 is correct, the Planning Board may release $3,500.00 and hold a balance of $6,000.00 for the completion of the work in the Ingalls Crossing Subdivision. In addition, the completion date will be extended to May 15, 1983. SECOND: by Mr. McDonough VOTE : Unanimous motion carries. December 20, 1982 -5- Regular Meeting Trafalgar Estates - submittal of Letter of Credit Mr. Ambrose Flatley was present. MOTION: by Mr. Burke to accept the new Letter of Credit, subject to review by the Chairman and Town Planner. If it is in order, the old Letter of Credit may be returned to Mr. Flatley. SECOND: by Mr. Nitzsche. Note: Letter of Credit #350 has been replaced by #426 and # 380 has been replaced by #425. VOTE : Unanimous - motion carries. Public Hearing Hardtcourt Manor - Condominium Conversion The clerk read the legal notice. Mr. Paul Powers and Mr. George Christodol were present for Hardt- court Manor Realty and Ms. Julia Smith, architect, was also present. Note: Chairman Hedstrom arrived here. Ms. Smith presented a slide show to the Board and audience of the property. Mr. Powers explained the h~story of the property, and proposed 12 units for the original house (estate) and 10 units for Campion Hall. Campion Hall would require more renovation and there will also be small exterior changes to the original house. In addition, 2 units are proposed for the guest house. The pool house will be refurbished as would the tea house as well. The smallest unit will be a little less than 1,000 s.f. and the largest will be approximately 3,000 s.f. Letters from the following were read and placed on file: Board of Public Works (11/29/82); Fire Department (12/13/82); Highway Sur- veyor (12/20/82); Board of Health (12/13/82); and the Conservation Commission (12/7/82). Mr. Christodol responded that the application for the Special Permit does not require water and sewer information in answer to the Board of Public Works's letter. He added that the system is being up- graded and all the necessary requirements will be met. Town Planner Pomroy and Chairman Hedstrom asked that all information be submitted to the Planning Board as it becomes available. December 20, 1982 -6- '' Regular Meeting Hardtcourt Manor , continued The following neighbors spoke in favor of the proposal - Atty. Herbert Schultz, Mr. Brown Caldwell, and Mr. Edwin Brown. No opposition was voiced at the hearing. The Board requested that the applicant review the various letters from town departments and address their concerns individually. In addition, the Board requested information on pre-sale require- ments, all to be discussed at a future meeting. MOTION: by Mr. Roberts to take under advisement. SECOND: by Mr. Burke VOTE : Unanimous - motion carries. Abbott Meadows Release of lots Note: Highway Surveyor William Cyr arrived here. Member Nitzsche has a problem with releasing the three lots. He wants to see what the town is holding as well as a Board of Health certificate. Mr. Cyr added that he wants time to review the sitUation and re- spon~ in writing. He reported that the utilities are in and the road has to be regravelled. MOTION: by Mr. Burke that the Planning Bo'ard release Lot I and hold Lots 2, 3, and 4 with the condition that the appro- priate Form J be submitted. SECOND: by Mr. Roberts VOTE : Unanimous - motion carries. Ingalls Crossing II - review completion date Cl~.arification - The Board extended the completion date in August and made another motion at their December 6, 1982 meeting. Com- pletion date is 9/1/83 unless any construction takes place. Discussion with Buildin.g Inspector - zoning changes Mr. Charles Foster, Building Inspector, was present. He reminded the Board that there are only six weeks left to work on zoning changes. He discussed the zoning map and the fact that it is inconsistent on zoning lines. Mr. ~ster volunteered to work with the Planning Board and re- quested that the Board get involved.