HomeMy WebLinkAbout2006-10-03 Planning Board Minutes 01 b��o DRAFT MINUTES
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3 �SSAC
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5 TOWN OF NORTH ANDOVER
6 PLANNING BOARD
7 "Minutes of the Meeting"
8 October 3, 2006
9 Town Hall, 120 Main Street
10 7:00 PM
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12
13 Members present: Richard Nardella, Chairman
14 John Simons, Vice Chairman
15 Alberto Angles
16 Richard Rowen
17 Jennifer Borax-Kusek
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19 Staff present: Lincoln Daley, Town Planner
20 Mary Ippolito, Recording Secretary
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22 Chair called the meeting to order at approximately 7:09 pan and welcomed Jennifer Borax-Kusek
23 as a new member of the Planning Board. Chair explained the procedure to the assembly and
24 stated that he would open the meeting by announcing the postponement of three agenda items.
25
'6 POSTPONEMENTS:
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28 Jack Hashem, Lisa Lane, Map 98A,Parcel 75—Two-Lot Definitive Subdivision. A waiver of
29 time constraints is on file at the Planning Department. Continued to November 21, 2006
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31 Juniper Woods Realty,LLC, Juniper Woods, Map 108A, Parcel 2— 8-Lot, Single-Family
32 Definitive Subdivision and Planned Residential Development. Continued to October 17, 2006
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34 Joe Levis, 1003 Osgood Street, Map 35,Lot 50. Modification to the approved Site Plan
35 Review Special Permit and Watershed Special Permit to relocate the access roadway, parking lot
36 re-configuration. Continued to October 17, 2006
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39 OLD BUSINESS:
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41 1. Masonry work to repair stone wall at CVS Pharmacy.
42 Mr. Daley spoke with the Management of CVS regarding the stone wall and obtain a time for
43 completion of repairs. The CVS Management explained that the work to repair the wall had
44 begun and would replicate Eaglewood Plaza across the street.
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Planning Board
October 3,2006 Minutes
Page l
Y� c:r
DRAFT MINUTES
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2 DISCUSSION ITEMS:
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4 2. Update on Affordable Housing Planned Production Plan.
5 The affordable housing planned production plan will be presented at the October 10, 2006
6 Board Of Selectmen's meeting. Mr. Daley will put time and place of meeting on town
7 website.
8
9 3. Marchionda & Associates, Boston Hill 96-Unit Over 55 Housing Project—Establishing
10 bond amounts for the construction and completion of project.
1 l Paul Marchionda, engineer representing Mesiti Development, provided a brief overview and
12 the recent litigation involving the project. He explained that due to the current housing
13 market, his client is looking to begin construction possibly in late 2007. At this juncture,
14 establishing the amount for the performance guarantee bond and the costs for construction
15 inspection services may be premature. Mr. Marchionda stated that they are seeking approval
16 to raze the existing buildings on site (lodge building and structure located at the bottom of the
17 hill). The Order of Conditions issued by the Conservation Commission will expire late 2006
18 and would require a new filing with the Commission to allow them to continue with the
19 Construction. Mr. Marchionda continued by stating that they may opt to begin construction
20 this Fall in order to satisfy the Conservation Commission's Order of Conditions. He added
21 that the Planning Board decision is valid until October 2007 and construction might begin to
22 satisfy the terms of the permit and allow the project to continue. The Planning Board Chair
23 briefly explained the time line in which to exercise the approved Planning Board decision.
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25 The Planning Board stressed that the slopes had to be stabilized prior to 2007. Mr,
26 Marchionda responded that he fully understood the wording in the decision requiring slope
27 stabilization and that no construction veovWor demolition work would occur on Salem
28 Street. CV 1 0
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30 A short discussion ensued regarding the bond amount for the demolition of all structures on
31 site. The Planning Board recommended a bond in the amount of$5,000 for the demolition
32 work. Once the work has been completed, the bond amount could be rolled over into the
33 performance guarantee bond to be established next year.
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35 Mr. Marchionda stated that he preferred part-time construction inspectional services and
36 monitoring by the Town's outside consultant, VHB, instead of full-time services. The
37 Planning Board expressed reservations regarding the estimate provided by VHB for the part-
38 time inspectional services in the amount of$14,000, the four month time frame for
39 inspections, and the frequency of visits for during each phase. The Planning Board asked
40 Mr. Marchionda to describe the timing for each phase. Mr. Marchionda responded that the
41 completion of each phase is dependent upon the market condition. Mr. Marchionda to
42 submit the phasing plan to the Planning Board. The Planning Board requested Mr.
43 Marchionda to return in the Spring 2007 and submit phasing plan to the Planning
44 Department. The phasing plan will include a recommended schedule for VHB to inspect the
45 site.
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Planning Board
October 3,2006 Minutes
Page 2
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DRAFT MINUTES
1 Motion by Alberto Angles to accept the bond amount of$5K bond for the demolition of
2 existing structures on site excluding the lift poles and 2"d by Richard Rowen. Vote was
3 unanimous 4-0.
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5 (Please note John Simon arrived at 7:32 prat)
6
7 4. 1551 Osgood Street, Microwave Engineering—Bond release in the amount of$5,000.
8 As-built and letter from engineer submitted to the Planning Department. Request for a
9 release of all money plus accrued interest for expansion/addition of the warehouse. Motion
10 by Alberto Angles and 2"d by Richard Rowen to release a bond for$5,000 plus accrued
11 interest for 1551 Osgood Street. Vote was unanimous 5-0
12
13 5. Terry Morrison, RCG LLC--Mixed-use development located at the Davis & Furber Mill
14 on High Street.
15 Attorney Terry Morrison, RCG, presented to the Planning Board. He provided a brief
16 overview of the project and asked the Planning Board for input regarding site design.and
17 whether the project meets the requirements of the Planned Development District(PDD).
18 Attorney Morrison continued by detailing the history of the company and explaining
19 past/current projects the company is involved with. The proposal will be the company's first
20 project within North Andover. RCG recently entered into a purchase and sale agreement
21 with the current owner and intend to close on November 30, 2006.
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23 The project proposes to create a mixed-use development consisting primarily of residential
24 units with retail and commercial office space. The first phase will consist of converting the
25 office space fronting High Street to 80— 100 residential units. The units will be for sale, but
26 may contain rental apartments depending upon the market. The property will be marketed to
27 young professionals and empty nesters. The office space along Water Street will be
28 converted to office and commercial space with the possibility of a restaurant and physical
29 fitness center. The second phase will consist of constructing approximately 120 units above) t v�
30 the existing parking garage structure. Attorney Morrison asked for the Planning Board's howL.,
31 the Planning Development District section of the Bylaw applied�o the Planned Development
32 District. The District is subject to the Phased Development section of the Zoning Bylaw. As
33 such, they would only be able to construct a limited number of residential units per year. The
34 developer may seek a zoning change to exempt this type of development from the Phased
35 Development Section.
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37 The Planning Board asked the developer to submit a list of other developments to allow the
38 Planning Board to conduct site visits. The Planning Board was directed to the company's
39 website that contains similar developments in Brookline, Lynn, Salem, Boston, and Franklin.
40 Planning Board requested additional information on the number of school-aged children
41 produced by the various projects. Developer responded by stating a recently completed
42 development of 130 units contained no school-aged children. The Planning Board then
43 inquired about the number of affordable units. The developer responded that they intend to
44 sell all units at market rate, but may contain rental depending upon the housing market.
45 Developer has not engaged an architect yet, will come back with proposals,
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Planning Board
October 3,2006 Minutes
Page 3
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DRAFT MINUTES
1 The site lies primarily within the Industrial S zone (90%). As such, the Planning Board
2 concluded that the project should be presented as a site in the IS zone. The Board also stated
3 that the project is ideally suited for and meets the intent of the Planned Development District.
4 The Planning Board to examine modifying the Planned Development District language
5 within the Zoning Bylaw to allow this type of development be allowed.
6
7 CONTINUED PUBLIC HEARINGS:
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9 6. Seng Ea, 163 Turnpike Street, Map 24, Parcel 19. Site Plan Review Special Permit to
10 allow for creation of 8 parking spaces,
11 Jack Sullivan, engineer was present to represent Mr. Seng Eng. Mr. Sullivan gave a recap
12 since the last meeting and highlighted the most recent changes to the site plan: (1) relocated
13 handicapped parking ramp, (2) elimination of walkway to Peters Street, and (3) the addition
14 of a walkway to access ramp to the front and rear of the building. The flow and collection of
15 water will be treated on site. The plans call for a crushed stone trench on the western portion
16 of the parking lot to provide infiltration of water. The soil conditions are probably similar to
17 the CVS Pharmacy across the street and provide for a slow percolation rate. Requested
18 waivers from Traffic study and from storm water management.
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20 Mr. Sullivan continued by explaining that the low point for project is on western part of
21 boundary. The Planning Board suggested that the drainage be tied into the existing catch
22 basin located on the northeast side of the property. The Planning Board further inquired
23 about snow storage and where the melting snow/ice would flow on the property.
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25 The Planning Board requested that Mr. Daley work with the applicant and Town Engineer to
26 resolve the drainage issues. Applicant to submit drainage analysis to Gene Willis, DPW
27 engineer to handle up to 50-year storm. Return to the Planning Board if DPW is satisfied
28 with the revised plans. The Planning Board further recommended that additional evergreen
29 plantings on Western side of the property. Richard Rowen provided edits to the submitted
30 draft decision. Planning Board continued Public Hearing to the October 17, Planning Board
31 Hearing.
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33 7. Omnipoint Communications, Inc.,723 Osgood Street, (Stevens Estate) Map 35, Parcel
34 23. Site Plan Special Permit to add 3 panel antennas inside existing Sprint monopole and
35 associated equipment within 9'x 22' lease area.
36 Peter Morin present on behalf of the applicant. Mr. Morin stated that in previous meetings in
37 front of the Planning Board, Omnipoint Communications had not reached an agreement with
38 the Town to allow the installation of the antenna panels on the existing monopole. Since this
39 time, an agreement had been reached, but not finalized. The language would be similar in
40 nature the existing contract with Sprint. Gin Vilante, from Wellman Associated and
41 representing the applicant, submitted pictures of the external whip antennas for the record.
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43 The Planning Board requested the following condition be incorporated into final decision,
44 "put "clause only binding upon successful conclusion of'lease agreement with the Town of
45 North Andover". Motion b y Richard Rowell and 2nd by John Simons, to approve Special
Planning Board
October 3,2006 Minutes
Page 4
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DRAFT MINUTES
1 Permit. Vote was 5-0 unanimous. The Planning Board recommended that Mr. Daley check
2 the revision dates referenced in the draft decision to the set of site plans.
3
4 DISCUSSION ITEM:
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6 8. 1600 Osgood Street, 4011 Overlay District----General discussion and status.
7 Mr. Daley stated that he and Mark Reese, Town Manager and Curt Bellavance, Director
8 discussed how to reword the language for the overlay district. Mr. Daley distributed new
9 renderings of the proposed 40R Overlay District and subzones complete including allowed
10 uses. Application for 40B tiled with the state for 300 housing development project.
11
12 The Planning Board still wants some clarity if this is approved by the State that the Town
13 still qualifies under a 40R for funding provided under this regulation. The Planning Board
14 further stated that the process for developing the 40R Overlay should be a partnership
15 between developer and Town. It appears that the Town is working in a vacuum to develop
16 this parcel. The Planning Board attended many meetings to understand the 40R Overlay
17 process and types of uses and the differences between the 40R and 40B application. The
18 Board commented that the project currently lacks imagination, creativity, and overall
19 concept/design. Other opportunities exist across Rte. 125 that should be considered when
20 developing the 40R Overlay District. The Planning Board discussed how much industrial
21 spaces would realistically be in demand and how much conversion of this space would be in
22 demand for commercial use. The Planning Board would like to discuss any further
23 development issues to be put in front of them with Curt Bellavance. Mr. Daley to submit (1)
24 a dimensional table for Residential, Industrial districts, and B-I and B-2 districts and (2) and
25 check out the setbacks for these districts. Board Members Kusek and Nardella to take the
26 lead on this project.
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28
29 MINUTES:
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31 9. Planning Board to vote to approve the September 5, 2006 "Minutes" at the October 17`h
32 Planning Board Public Hearing.
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35 Motion to adjourn meeting by John Simons and 2" by Alberto Angles. Unanimous vote, 5-0 and
36 meeting was adjourned at approximately 9:11 pm.
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40 By order of the Planning Board:
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42
43
44 Approved
Planning Board
October 3,2006 Minutes
Page 5