HomeMy WebLinkAbout2018-12-18 Planning Board Minutes Town of`North Andover
PLANNING BOARD
Eitan Goldberg, Chairman � ��' John Sinuous
Peter Boynton �ld�j� �U ��„', Aaron Preston
Jennifer Luz '
°,; Lori Crane Assoc.
�
Tuesday December 18, 2018(a) 7 p.m. 120 Main Street Town Ha1,1 North Andover, MA 01845
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2 Present: E. Goldberg, P. Boynton,J. Simons,A. Preston
3 Absent: J. Luz, L. Crane,Associate Member
4 Staff Present: J. Enright, B.Wolstromer
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6 E. Goldberg, Chairman: The Planning Board meeting for Tuesday,December 18,2018 was called to order at 7
7 p.m.
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9 ANR PLAN
10 31 Indewood Street David Kalemba: Remove two lot lines to create one lot from three.
11 J. Enright: Of the three lots shown,the lot to the right was purchased by the applicant in 1996;they have presented
12 the deed. It is an undersized lot and they are combining it with the lot their home in on. There was a previous ANR
13 that combined the 3"' lot;however,the plan was never recorded at the Registry of Deeds. Our Assessor shows this
14 line as being removed, showing two lots. The frontage conforms to zoning and the resulting lot size of the(3 lots)
15 is 15,000 sq. ft.; 12,500 is required for R4.
16 MOTION: J. Simons made a motion to approve the ANR for 31 Inglewood Road. P. Boynton seconded. The vote
17 was 4-0,unanimous in favor.
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19 231 Middlesex Street and 157 Waverly Road,Martinoli Living Trust and Brian Frobur : Lot line change
20 J. Enright: The new lot will be conforming at 12,723 sq. ft. The address needs to be corrected on the proposed plan
21 (159 needs to be corrected to read 157).
22 MOTION: I Simons made a motion to approve the ANR for 231 Middlesex St. and 157 Waverly Rd., Martinoli
23 Living"Trust and Brian Froburg providing the address is corrected.A. Preston seconded. The vote was 4-0,
24 unanimous in favor.
25
26 LOT RELEASE
27 Rudick Estates Subdivision Marc Rudick: Request for release of Lots 37, 38 and 39, Assessors Map 103,Lot
28 27.
29 Brian Vau hg._.an,representative for the ap olil cant: We submitted the drainage as-built plan and believe all
30 requirements for the lot releases have now been submitted. One of'the lots is currently under agreement. The town
31 engineer requested today that additional reference data be added to the as-built plan.
32 J. Enright: The Town Engineer has reviewed and approved of the as-built plan. There are remaining bond funds
33 on this project. It is recommended that the bond funds be maintained until the lots can be assessed in late spring.
34 The lots have been loamed and seeded and would like to ensure the trees and landscaping survive the winter.
35 There is no further construction to be done at the site.
36 MOTION: J. Simons made a motion to approve the Lot releases for Rudick Estates Subdivision with the
37 provision that the information be added to the as-built plan per the Town Engineer. A. Preston seconded. The vote
38 was 4-0, unanimous in favor.
39
40 DISCUSSIONS
41 Potential May 2019 Town Meeting,Zoning ylaw Amendments:
42 Bowdoin Capital Group,Alex Loth: Potential for a Zoning Map amendment article for a zoning district change
43 from Corridor Development District 2 (CDD2)to General Business (GB)for the following parcels of land located
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Town of North Andover
PLANNING BOARD
Eitan. Goldberg, Chairman John Simons
Peter Boynton llJfrllllf�i *� Aaron Preston
Jennifer Luz
Lori Crane,Assoc.
Tuesday December 18, 2018(i, 7 p.m. 120 Main Street Town Hall,Nortla Andover,MA 01845
44 at the corner of Hillside Road and Turnpike Street: 190 Hillside Road, 182 Hillside(toad, and 582 Turnpike
45 Street located at the corner of Hillside:Road and Turnpike Street,
46 A. Loth: "The current zoning of CDD2 requires a two acre parcel minimum for commercial development; it is
47 difficult for us to get to that acreage. We are seeking to determine whatever Business zone that will allow a hank
48 with a drive thru; we currently have two lots and are considering a third(1.82"Turnpike St). We anticipate that
49 additional lot addition may happen,however we are asking the Board consider the two lots creating a one acre
50 parcel.
51 J. Enright: This area contains many different zoning districts in finite areas; the suggestion of GB would be
52 consistent with and continue the zoning of the adjacent Crossroads Plaza.
53 J. Simons: If you were to add the third lot would you continue the same zoning?The adjacent lot to the third lot is
54 already commercial?How far along are you with your concepts and have you spoken to the neighbors?
55 A. Loth: We anticipate adding a cafe/coffee shop with a drive thru for the three lots. The adjacent lot is
56 commercial. We have completed our conceptual planning. We have not done any traffic studies or soil analysis.
57 J._.SJM9 s: Explained the original intent toward zoning in this area which contained numerous small parcels.
58 Expressed desire for the three parcels and possibly a reduction in the required minimum lot size on this side of the
59 street which would eliminate an orphan lot(182 Hillside).
60 A. Loth: Expressed concern for the required acreage (min. 5 acres for a drive thru) and setbacks for CDD2.
61 E. Goldber : Reminded the Board that prior to the details of making this happen,the exploration of ideas is at
62 hand. This project would be reviewed as a Site Plan Review by Special Permit.
63 J. Simons: My preference is to tweak the existing zone not change it to General Business. Maybe we consider
64 making the minimum size a little bit smaller in the CDD. We utilized several restrictions when building i.e.
65 Eaglewood Shops, Dunkin' Donuts, etc. A covenant running with the land would give the residents assurance as to
66 what they can expect to see.
67 A. Loth,: We prefer 2 drive thru's and would rather not limit ourselves to including the third lot. The agreement
68 may not initially be included. We would prefer to add it by special permit. That lot(182 Hillside CDD2)has no
69 curb cut. It may remain as a residence. It is approx. a half acre.
70 J._Zahoruiko homeowner 182 Hillside: I have lived here for 20 years. We are supportive of the rezoning proposal
71 and would like to be included. We were approached in 2012 regarding this property and have negotiated. We
72 would have to make more progress leading up to Town Meeting regarding our proposal. A curbeut 250 ft. away
73 from Iaillside would be less impactive vs. 1.00 ft. away. We would want to reserve the right,to withdraw from the
74 rezoning if we cannot reach all agreement. Between the three lots there is approx. 75K sq. ft, Our deed shows the
75 utility easement and driveway right of access over the two lots; we ask that be considered. It would significantly
76 reduce their useable space in those two lots.
77 E. Goldberg: This will carried to the next meeting(1/8/19)and the Board will make a recommendation as to how
78 to proceed.
79
80 Village Center Properties,LLC Chris McCarthy)and Stephanie Messina-Sewade: Potential for a Zoning
81 Map anlendme.nt article for a zoning district change from Residential 3 (R-3)to General Business (GB) for the
82 following parcels of land located at the corner of Massachusetts Avenue and Chickering Road: 615 Massachusetts
83 Avenue and 287 Chickering Road.[Applicant has requested towithdraw this discussion item]
84 Torn Zahoruiko 1665 Great Pond Road: Potential amendment article to the I..,arge Estate Condominium
85 Conversion 'Zoning Bylaw.
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Town of'North Andover
PLANNING BOARD
Eitan Goldberg, ChairmanJohn Simons
Aaron Preston
Peter Boynton Lori Crane,Assoc.
Jennifer Luz •
j
Tuesda December 18 2018 .m. .120 Main.Street Town Hall North Andover MA 01845
86 E. Goldberg: Thanked the public for their emails regarding support and critique of the proposed zoning change.
87 T. Zahoruiko: The detached covered parking garage plan which is critical to the desirability,value and
88 marketability of theunits contains the newest information.Reviewed the context of the plan and elevations. This is
89 a discussion about charm, character and density. Of the 16 homes in the area, some have 2-3 multiple units.
90 Board: Discussed need for a garage v. parking spaces. It becomes a threshold issue when rezoning a property.
91 J. Enright: This proposal would impact all of the Residential 1., 2 and 3 zoning districts. We have not been able to
92 quantify how many homes in those zones would meet the Gross Floor Area proposed in the draft article and thus
93 become eligible for conversion. The assessor's office captures Finished Area on the property card,not Gross
94 Floor Area.
95 E. Goldberg;: The questions become: Is this a good idea to change the zoning to allow 8 units?How do you do it?
96 Do we change the zoning or change the large estates zoning bylaw?
97 Alan MaeLaren,32 Academ Iy oad: Voiced opposition for the project; increasing the density on a small lot sets a
98 new precedent for development on the common and other parts of town,the bylaw allowing conversion of large
99 homes on large pieces of property was intended to maximize open space while keeping the residents per acre
100 steady in a given neighborhood. The Common and surrounding areas are the nicest areas in town.This project is a
101 downgrade. I don't see this building as particularly special, it does not offend, nor does it inspire. We are all
102 accustomed to seeing it on the Common but that would hold true for anything that's been there for 50 years. There
103 may be other proposals in the future that might satisfy the competing demands for its location.
104 David Pickul, 135 Acadenry Road: Voiced concern for condos on the Common. This is a question for the residents
105 Academy Road and the town. Investors in the property will be dissuaded if the parking garage does not occur.
106 Residents will likely own a minimum two vehicles. Expressed need for what the parking will look like. The garage
1.07 is below grade on both corners,visible from our property. There needs to be a commitment to adequate
108 landscaping around the building. I don't see this project moving forward without a parking garage.
109 Stan Novak 26 Pembrook Road: Traffic in this area, particularly Massachusetts Avenue, is already heavy and
110 adding these units will worsen that situation. The character of the area is residential homes not condos.
111 E. Goldbe 2: Character and traffic are critical issues in the discussion of this project.
112 J. Simons: The Old Center and Academy Road are jewels in Massachusetts.The significance of this area is almost
113 understated. We can't disrupt the character of this area with the intrusion of lighting, heavy traffic, etc.the garages
114 in this area don't look like what's being proposed. This is an intrusion and I think it will change the character and
115 balance of the Old Center; multi-family use on a small lot.
116 P. Boy'nton: It will significantly introduce small,yet cumulative changes to the site; i.e. trash, recycling, multiple j
117 mailboxes &trash cans foot traffic, cars, etc. The Historical Society is in an inherently conflicted position here.As
118 a private organization,the leadership has a fiduciary duty to ensure the organization survives and in order to do
119 that they have to maximize their revenue. It is a private organization for the preservation of history and now
120 they're advocating for change to one of the most historical areas of town. As a native, I would argue that the only
121 reason that building belongs there is because it was a treasure building of the textile industry that was central to
122 this region. The Merrimack Valley history is now in upstate New York. The building's contents were historic. The
123 building is in disrepair. It is an economic issue.The developer has a good reputation in town yet I'm having a hard
124 time with their mission to put condos in a building that housed a treasured collection which has been lost.
125 Building re-use is a good idea,yet there is no economically viable reuse for the purpose for which the building
126 was intended. Condos are not part of that history.
127 Eva Hamori,Improvement Society,President: Our organization is responsible for the Common as it exists today, 1
128 with the last parcels gifted to the town in 1959.As a current member of the Historical Society,I am very
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Town of North Andover
PLANNING BOARD
Dtan Goldberg, Chairman � John Shnons
Peter Boynton % •, Aaron Preston
�/�,���f ��%
Jerztaafer Luz
Lori Crane,Assoc.
Tues(14V December 18 2018 & 7 p.m. 120 Main Street Town Hall North Andover MA 01845
129 sympathetic to the plight of the Historical Society; familiar with the condition the building. Our next Board
130 meeting occurs early in the year. We will be talking about the potential feasibility of an alternate use for the land,
131 sponsoring an article at Town. Meeting addressing open space and acquiring that space as a landing pad for an
132 historic building and doing something to help the Historical Society with getting some money for this. We are
133 working with a consultant who is involved with open spaces and are anxious to explore this proposal. We are in
134 the process of doing some fact finding and expect to provide the Board with an alternate option.
135 Diane Huster,279 Winter Street,Historical Society board member: Explained the process by which the Board
136 came to regarding their conclusion to proceed with the current proposal.
137 Brad Wakeman, 140 Academy Road, Historical Society member: This is about 100 years from now. Reviewed the
138 process of how the Historical Society evolved at their proposal. Expressed concern that the Historical Society
139 Board did not inform its members, particularly as a public charity potentially disposing of charitable assets.. This
140 is fundamentally flawed because their bylaws prohibit the sale of this property. What's driving the Board's
141 decision is the proposal in front of you, which is flawed and YOU may be wasting your time on this. The transaction.
142 is contrary to the spirit of the bylaw. The condo conversion is about a big house on more than ten acres. This is not
143 a big house, nor is it an estate and it is not on two acres. This has nothing to do with the Museum of Printing.
144 There are less obtrusive alternatives. We want success and for the society to thrive. This is about the Historical
1.45 Society trying to change rules as a result of a flawed process. I suggest we pause, slow down and explore more
146 comprehensively the alternate possibilities.
147 E. Goldberg: The bylaws are a private issue. I agree with that the change to the large estate bylaw is a unique
148 mechanism to affect change. There are alternate solutions to make this happen. There is a place for this ordinance
149 and expanding it in town whether or not it's this project. Is this a good idea"?Are there better ideas? Should we
150 wait or take the proposal that's in front of us?
151 Paul Craney, 80 OsRood Street: As a member of the Historical Society, I live on the Common. We were not
1.52 notified of any of this and was not:contacted. Disclosed that the staff was not allowed to tell their members. I will
153 forward the email to the Board so that you have it on record.
154 D. Huster: This is totally inaccurate. We didn't expect any of this to happen until after the holidays. We expected
1.55 to work inkier our bylaws. The condo idea came Lip in October. With Christmas coming we figured we'd wait until
156 January to meet with our membership.
157 T.Zahoruiko: The concept plan showed an 8 car garage, 8 spots adjacent spots and 8 in front of the building.
158 There is no new parking except in the garage. With a two bedroom unit,you may expect two cars. There will be
159 no trash curbside pickup. It would be controlled and concealed on site for a dumpster with scheduled pick tip. The
160 town added 23 streetlights to the Common area and no one moved because of it. Dark sky lighting will be
161 selectively placed. This building was a gift from a loved family member to the Historical Society. To a lot of
162 people, it's a very pretty building. It has become part of the character of the Common and the town. The proposal
163 before you is real. The Board should think of the value of that. Derailing this train could take 5-10 years before
164 having this real discussion again.
165 1?._Goldberg: We will continue to move forward with this proposal which has garnered action. The Board will
166 entertain further discussion if anything new comes forward. We hope to indicate our position as to whether we
167 decide to support this at the next meeting January 8, 2019 or the one following on January 22, 2019.
168
169 MEETING MINUTES APPROVAL: Approval of December 4, 2018. meeting minutes.
170 MOTION: P. Boynton made a motion to approve the December 4,2018 minutes. A. Preston seconded. The vote
171 was 3-0, [J. Yhnons abstained--not present at the last meetingl.
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Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chairman •Y John Simons
Peter Boynton /1l/l!/I//%; ,', Aaron Preston
Jennifer Luz
�,�io hori Crane,Assoc.
Tuesday December 18, 2018(a7 7 p.m. 120 Main Street Town Hall, North Andover, MA 01845
172 .
173 ADJOURNMENT
174 MOTION: P. Boynton made a motion to adjourn the meeting. A. Preston seconded.The vote was 4-0, unanimous
175 in favor. Meeting adjourned @ 9:00 p.m.
176
177 MEETING MATERIALS: Planning Board Meeting Agenda December 18,2018;DRAFT Planning Board Minutes
178 December 4,2018;31 Inglewood Street,D.Kalemba: 20181204 ANR Application,20181128 ANR Plan D.Kalemba;231,
179 Middlesex Street& 157 Wavcrlv Road,Martinoli Living'Trust&Brian Froburg:20181211 App 231 Middlesex St& 157
180 Waverly Rd.,20181211 ANR PLAN 231 Middlesex St& 157 Waverly Rd;Lot Releases/Rudick Estates Subdivision Marc
181 Ruclick: Stamped Drainage flan,Health—Lot Release remaining lots,DPW-Rudick Estates As-Built correspondence,
182 Conservation-Lot Release remaining lot,asbuiltproPle-Stamped,20150314 Proposed Drainage Modification Plan, 180719
183 As Built 1046 GPR, 161.206 Great Pond Road 1.046-Rudick Place-WSP-Extension FINAL, 150317-1046 GPR Rudick WSP,
184 150317_1046 GPR Rudick Def Subdiv;Bowdoixj Capital Grom Alex Loth: Rt 114 MassDot Project'Ililights,Rt 114
185 Corridor Improvements,MIMAP,MIMAP Zoning Layer,Bylaw Business Zoning Districts, 181204 Conceptual 3 Lots,
186 181.204 Conceptual 2 Lots, 182 Hillside Deed and Plan;Tom Lahoruiko 1665 Great Pond Road: Resident Comment: 181218
187 Resident Comment T Wakeman, 181.21.8 Resident Comment S Bohenko, 181218 Resident Comment R.Maclaren, 18121.8
188 Resident Comment R Kittredge, 181218 Resident Comment R Kittredge(2), 181218 Resident Comment M Towse, 181218
1.89 Resident Comment M Lis, 181218 Resident Comment J Kooken, 181218 Resident Comment 11 Stasonis, 181218 Resident
190 Comment D Evans, 181218 Resident Comment C Oullet, 181218 Resident Comment B Wakeman, 181218 Resident
191 Comment A Worden, 1.81218 Resident Comment A Macon, Bylaws of the NA Historical Society Rev 161027, 181204
1.92 Preliminary Proposal 800 Mass Ave., 800 Mass Ave—garage, 800 Mass Ave 121.82018 Garage.VillageuCenter Pro erp ties"
193 LLC(Chris McCarthy)and Stephanie Messina-Sewade:Plan of Land Lot 17(615 Mass Ave),Conservation Restriction Lot
194 17(615 Mass Ave),Cobblestone Crossing Sub Div Plan;North Andover Shop Local 2018 Form.
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