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HomeMy WebLinkAbout2014-03-18 Planning Board Minutes 0,0 ilj? PLANNING BOARD Meeting Minutes , 1-fr Tuesday, March 18, 2014 Town Hall, 120 Main Street 7:00 PM 1 Present: J. Simons, R. Rowen, D. Kellogg, L. Rudnicki, L. McSherry, M. Colantoni 2 Absent: 3 Staff Present: J. Tymon,J. Enright 4 5 Meeting began at 7:05 pm. 6 7 BOND RELEASE 8 26 Main Street, Jeffco, Corp: Request for partial release of a$15,000 performance bond. 9 J. Tymon: The developer intends to rectify the problem with the abutting parking spaces by re- 10 striping them and adding concrete parking blocks in front of them. The engineer is going to re- 11 submit the as-built plan to reflect the changes. Reviewed pictures taken of the parking spaces on 12 the abutting lot. These parking spaces existed prior to the development. They were not as 13 clearly identified with striping. 14 L. Rudnicki: The snow is being plowed to the front of the spaces onto the condo's property. 15 Suggested that the issue be resolved prior to the bond release. The condo association should not 16 own an issue with the neighbor years down the road. 17 Doug Ahearn, Developer: The original plan showed the wall where the front of the car in the 18 picture is. The wall was moved back and the parking blocks will be placed right where the front 19 of the car is shown. The cars will be parking a little further out into the abutter's lot and will not 20 be parked on the parcel owned by the condo association(26 Main Street). There is plenty of 21 room for it. The future parking spaces will be as approved in the original plan. 22 J. Tymon: An estimate of$500 has been submitted for the work that remains to be done. The 23 developer is requesting a partial release of$13,000. 24 MOTION 25 A motion was made by R. Rowen to release$13,000 of the performance bond for 26 Main Street. 26 The motion was seconded by D. Kellogg. The vote was 5-0, in favor. L. Rudnicki abstained. 27 28 DISCUSSION 29 High Street: Discussion with RCG regarding potential bylaw changes for the Downtown 30 Overlay District. 31 J. Tymon: RCG has purchased the complex across the street from the mill complex they already 32 own on High Street. 33 David Steinbergh and Seth Zeren, RCG: The new site has been under a master lease for 34 approximately 30 years. A nine page presentation was reviewed with the Board that provided an 35 overview of the parcel locations, parking locations, age and current use of existing buildings, 36 underlying zoning, Downtown Overlay District boundary, a Planned Development District 37 (PDD) option, conceptual programming, short-term initiatives, and a long-term master plan. 38 This property will not be owned by the same ownership group as the East Mill. The Downtown 39 Overlay District allows for a lot of what we plan to do at this location. The East Mill was 40 permitted as a PDD. The plan is to do a similar project as what was done at the East Mill with 11 mixed uses, diversify the property, bring in small to medium sized commercial Uses, and 42 residences. There may need to be some bylaw language clarifications for the Downtown 1 PLANNING BOARD Meeting Minutes Tuesday, March 18, 2014 Town Hall, 120 Main Street 7:00 PM 43 Overlay District to help determine how to apply it to a parcel like this. Some adjustments may 44 need to be made to the bylaw. Relatively soon there will be a request before the Board to add 45 parking to the u-shaped drive that faces High Street. This would add 30 parking spaces around 46 the park without having to take down any trees, affecting the seating area, or adding to the 47 stormwater runoff. Adding the parking is considered a critical first step in attaining tenants. 48 Hopefully, within a few weeks there will be a good sense of a long-term vision for the property. 49 J. Simons: If there is a vision of where you want to be in the long-term we can line up a flexible 50 approach to the zoning required now. 51 D. Steinbergh: In the short-term, with some clarifications of the Downtown Overlay, we can 52 work towards getting some tenants in the buildings. There is still a long-term vision to create 53 housing units in the neighborhood. Twenty seven apartments were created in the East Mill. 54 There have been discussions with the Public Works as to how to make the intersection of High 55 Street and Water Street better. We have offered our cooperation and will continue to work with 56 them to improve the intersection. 57 J. Simons: What bylaw changes are needed for this year's Town Meeting. 58 D. Steinbergh: The first need is clarification of the language for Uses. Do the Uses allowed in 59 the underlying zoning districts and the Downtown Overlay Uses both apply? If there is some 60 Use not yet thought of will we have to go back to have it added or could there be some flexible 61 language added that allows the Planning Board to add a Use? 62 J. Tymon: Light manufacturing is not specifically allowed in the Downtown Overlay but it is 63 allowed in the underlying zoning district. In a discussion with the Town Manager and Building 64 Inspector it was stated that either zoning district can be applied. It was also discussed that the 65 Use could be added to the Overlay district by Special Permit. An overlay is an addition to, you 66 still have the underlying zoning district Uses. 67 Seth Zeren: Flexibility of Uses and parking are of concern. The Downtown Overlay language 68 speaks to a different kind of building and parcel structure than what exists here. Also, there is a 69 concern that any issue with building conformance in a dimensional characteristic doesn't create 70 problems in terms of a non-conformity being extended and become a variance issue. One option 71 discussed was a series of amendments to the Downtown Overlay; however, those would extend 72 over the entire overlay. 73 J. Simons: We would prefer not to have a bylaw change that would allow any Use as long as the 74 Planning Board allows it. That is too broad. The discretion would have to be limited to a certain 75 degree. 76 R. Rowen: Is there a pressing need to make a change to the bylaw right now? 77 S. Zeren: The three areas of concern that we want to make sure we don't have any issues with 78 are: clarifying the language on the Uses, the parking design standards are suitable for these 79 parcels, and the dimensional standards. These are existing buildings that we plan to preserve to 80 the maximum extent possible. In order to do that we want to make sure they are compliant. If 81 they are non-conforming with the underlying zoning there is an issue with us changing the Uses 82 in those non-conforming structures. That becomes an extension of a non-conforming Use. 83 J. Simons: Language can probably be put in the bylaw to protect changing a Use in a non- 84 conforming, existing building in the Overlay District. The parking can be handled with a Special 2 PLANNING BOARD Meeting Minutes Tuesday, March 18, 2014 Town Hall, 120 Main Street 7:00 PM 85 Permit. Both the Downtown Overlay and the PDD specify Uses and they are reasonably broad. 86 If there is anything reasonable you know of that you want on the specified list we can try to put it 87 in now. 88 89 Zoning Bylaw: Wind Turbines and Registered Marijuana Dispensaries. 90 J. Tymon: Provided an overview of the Board of Selectmen comments related to the draft 91 bylaws for each. Their primary feedback centered on widening the Overlay for the Medical 92 Marijuana Overlay District. The discussion on the Wind Turbine draft bylaw centered on 93 questions related to setbacks. 94 Board: General consensus was to go forward with the drafts the way they are. Changes can be 95 made in the future if needed. 96 97 MEETING MINUTES 98 Approval of March 4, 2014 meeting minutes. 99 MOTION 100 A motion was made by L. Rudnicki to approve the March 4, 2014 meeting minutes. The motion 101 was seconded by D. Kellogg. The vote was unanimous, 6-0 in favor. 102 X03 ADJOURNMENT _04 MOTION 105 A motion to adjourn the meeting was made by M. Colantoni. The motion was seconded by D. 106 Kellogg. The vote was unanimous, 6-0 in favor. 107 108 The meeting adjourned at 8:30 pm. 109 110 MEETING MATERIALS: Agenda, 26 Main Street: Email dated 3/17/14 from George Hughes 111 to J. Tymon re: parking; 2 photos of abutting parking lot; Discussion Item, High Street: West 112 Mill North Andover Ma, 01845 presentation dated 3/18/14 from RCG, Article XX Amend 113 Section 18 Downtown Overlay District proposed language; Zoning Bylaw: Medical 114 Marijuana/Wind Turbines, memo summary of the comments and feedback from BOS meeting 115 on 3/10/14, Article XX, Amend Zoning Map—Wind Facilities, Summary of Wind Turbine 116 Bylaws, Article—From Windmills to 7.5-MW Wind Turbines, Oliver: Mass GIS's online 117 mapping tool Wind Speed Map, Wind Speed Map North Andover, Article XX, Amend Zoning 118 Map-Medical Marijuana Overlay District proposed language, Draft Medical Marijuana Bylaw 119 Version 2 February 13, 2014, Article XX,North Andover MIMAP aerial photos MMOD 120 MIMAP & MMOD 3 (2), 1600 Osgood Street Smart Growth Overlay District Zoning Map, ; 121 North Andover Zoning Map, Draft meeting minutes 03/04/14. 3