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HomeMy WebLinkAbout2020-12-1 Planning Board Minutes Town ofNorth Andover PLANNING BOARD I i I # � � �e Northr ro e � ��' e a ece be i �l 01845 2 Present: E. Goldberg,J. Simons,P. Boynton, A. Preston, K. Cormier,Assoc. 3Absent: K. 1 argn si 4 Staff Pr s nt: J. Enright E. Goldb r Chairgian: The Planning Board meeting for Tuesday, December 1,2020 was called to order at 7 p.m. 9 E. Go ldb r .- (Dead the Goi)er nor#'s Order into the mcord. Vole*i j)iII be recor-ded as roll call this evening. This o weefing imis]geld r'entotely via confei-e i . 1 12 Pursuant to Goipernor•Baker's March 12,2020 Order Suspen ding Certithi ProWslorr. of the Open Meeting Law, G.L. C. 13 3 OA,§1 , and the Goy#errror's March 15, 2020 Order imposing strict firrtl a ion on Ili number o ; eople filrit may ather hi 14 one glace,Ibis rrreeting o,f the North A ndoiler Planning Board jiV be conducted via rewrote Participation to the greatest 15 e.went possible.Specific rrr# orirr atio r and Ili a general guideffitesfor rewrote Participation on by members of f the public an el or+ 16 parties ivit r a right andlor#requirement to attend this rrteetrrtg can Ise# ound on the Toif?rr's iivebsife, at 17 i ip.riot-tltan(loiperyrrr(r.goi�. For this rrtee ing,members of the public jvho ivish to iivatch the rrtee Ing may do so on theh- 18 teleWsions by Irrrtr'rtg to Conicast Channel 8 or Verizon Channel 26 or online at ivipi .rror lrrat(loi)er,,e(irrt.org, No hi-person 19 attendance of members of thepubfic 011 be permitted,hut every effort if?!//be made to ensure that the public earl 20 adequately access the proceedings in real flute, via technological means.In the event tha i e are unable to do so,despite 21 hest efforts, js)e W11post on lite Town of North Andoiper i ebsi a an audio r video recording,trartscrrpt, or other 22 corrtlmrehensh?e record ofproceedings(is soon(is possible a[ter•Ill rtreeting. If thepublic 1 orrld like to participate ill public 23 hearings please entailyorrr questionleonnnentprior to or during the rrreeting to Len ightat r r ltandox#ermet. o v. The 24 r tres ion cot n-tent will be rears during the proceedings and responded to accordingly. 2 26 STAFF REPORT 27 28 CONTINUEDPUBLIC HEARINGS 29 3 Great Pond Road, lame Fi u (CoWhi tied to th e Deceitiber 15, 202 0 Plainthig Board 111eetilig) 30 Application for a Site Plan Review Special Permit under Article 8, Part 3 and Article 10 § 19 -1 .7 of the North 31 Andover Zoning Bylaw. The Applicant proposes the creative raise and conversion of the Grail c Hall in the Old 32 Center to t 'c t' 1d I]tial unitsconstruction of retainin c all , tormwat r� nagemeiit.,and creation of 3 associated parking spaces. No exterior alterations are proposed. The parcel is located within the Residential 3 34 zoningdistrict. 3 36 174 Cot it Street,Five C Construction (Confinited to the December 15,2020 Plan rr'rig Board irreeting 4 37 Application has been made for Planning Board approval of a proposed two 2 lot Definitive Subdivision Plan 38 located at 174 CoWit Street and construction of a roadway within an undeveloped paper street Falmouth Street) 39 along with associated infrastructure, iiicluding drainage facilities, landscaping, and utilities. The premises affected 40 are located within the Residential R- Zoning District. 1 J. Enright: The Board is simply voting to continue to the next meetHi . A Subdivision extension is not necessary at 2 this time. 1 i Town of North Andover PLANNING BOARD i f i l Tuesday, em r 1, 2020k.,,7p..m., 20 Main Street Town HaLl Nortli r o et- MA 01845 43 MOTION:: J. Simons in ad motion to approve the request for C011 ti11Lian ce to the December 15, 2020 Planning 44 Board meeting. A. Preston seconded. The vote was 4- , unanimous in favor. Roll Call vote: J. Simons voted fires. 45 A. Preston voted yes. F. Boynton vote fires. E. Goldberg voted yes. 46 47 419 & 435 Andover Street, -oss oint Associates: (Contimied to the December er , 2020 PlanniligBoar% 48 meeting) Crosspoint Associates,Inc.: Application for a Site Plan Review Special Permit under Article 8, Fart 3, 49 including Parking Special Permit under Article 8 Part 1, and Article 10 § 19 -10.7 of the North Andover Zoning 50 Bylaw. The Applicant proposes to redevelop the properties located at 419 and 435 Andover Street by demolishing 51 the existing Ethan Allen and the Bliss Spa and Salon building and constructing two smaller buildings with a total 52 square footage of 10,852 SF to louse new commercial tenants. Four businesses are proposed on the property: the 53 existing l rtucci's Restaurant, a coffee shop, a medical office, and a bank. Both the coffee shop and bank are 54 proposed to have drive-through operations. Tile proposed design includes new site lights throughout the property 55 as well as an outdoor patio adjacent to the coffee slop,the installation of an improved stormwat r mitigation 56 system,and improved landscaping on site. The parcels are located in the General Business zone. 57 58 Mash-Plan Implementation Committee i- x• ss i-eport,Kelly ormi r•and Stan U r•t: 59 Kelly Cornireri.&...Stan_Lr Uer(: Presented Committee update. Committee has Met fOUr tines; there are nine 60 members on the committee. K. Cormier r is Chair S. Limpert is V. Chair. Committee is currently focusing on 61 communication strategy and prioritizing the elements of the Master Plan.There are 103 strategies;we are rankin 62 them to help the appropriate groups with implementation. s ribed approach to prioritization. E. Goldberg 63 suggested the cominittee keep the Town schedule in mind when identifying strategies and tasks (i.e. warrant 64 articles related to zoning, etc.). 65 66 NEW PUBLIC HEARINGS: (Read the Gov rnoj-'s r• ei•into the 1•e r-d). 67 1270 Turnpike Str-eetDeborah L. Colbert P.E.: Application for a Site Plan Review Special Permit 68 Modification under Article 8, Part 3 and Article 10 § 19 -1 .7 of the North Andover Zoning Bylaw. The 69 Applicant proposes to re-stripe existing parking spaces and add nine 9 new parking spaces,as well as additional 70 site improvements to the rear of the existing building which include adding a fence, regrading, loam and seeding 71 and adding a now retaining wall to improve accessibility to open space. No changes to the existing building 72 proposed. The property is located in the village Commercial Zoning District. 73 J. Enright: On October 20,2020 the Board voted to not approve an Insubstantial Change request to allow for 74 additional parking spaces, revisions to the landscape design and clearing and regrading of a wooded area at the 75 reap`of the lot. This clearing was previously approved by the Com r* ation Commission and an Order of 76 Conditions was granted d in April of 2019. Coiistmdioll of the proposed additional parking spaces will need their 77 approval as well. This application is for a Modification to a 2001 Site Plan Review Special Permit. Based on input 78 from DPW the 3 spaces previously proposed at the rear of the pump station have been removed and the aisle width 79 leas been increased to 15 ft.To accom pl1sh this and ae ominodate two parallel park i n spaces, an interior 0 landscaping strip has been narrowed from 6 ft. to 3 ft. Seven now parking spaces are located along Turnpike St. 1 Board rd previously expressed concerti for the spaces proposed within the sewer and access easement. This was 2 reviewed with Town Counsel who felt the additional parking spaces were not prohibited. 3 Deborah Colbert,P.E. Hancock Associates: This property was purchased 4 years ago. The building owner has had 4 difficulty renting to tenants due to limited parking. We are proposing to expand parking in the easement by adding 5 2 parallel, 7 spaces perpendicular to Turnpike Street and as you eater the proper'3 spaces to the left. Described 2 Town of North Andover PLANNING BOARD lowt f J Tuestky.Decemberl 2020 7 in. 20 Micro Street Towit M11, Noj'-th Ando ver, 01845 6 site drainage analysis. N i ne spaces are,being added. Currently, the size of the parking spaces do not meet North 87 Andover regulations. We propose to restripe them adding a handicapped space. We are agreeable to additional 88 landscaping and a love screen fence. There is a 5 ft. setback from Turnpike St. we currently show 10 shrubs; hedge 89 type shrubbery would be reasonable. (See Crossroads Plaza)To the rear,we propose to regrade and reunove 90 invasive shl'Ubbery which was approved by Conservation. The existing downstream defender was analyzed and the 91 calculated rU110ff Including the increased impervious is suffliciently designed for entire property. Parking lot is one- 92 way traffic;there is 1.5 ft.to inaneu er into the 22 ft. pa rat l l parking spaces which is more than adequate. The 3 spaces are to be delineated. 94 J. Enright: A draft a decision will be prepared for the next meeting; Hancock to provide an O&M plan and 95 proposed landscape plan. 96 Continued to the mbet-15, 2020 0 PIC11717ing. o ird inee ingl 97 8 DISCUSSION TEMS 99 Royal Crest Estates 1 &28 Royal -est Dj-ive ` i-init inancialJim Keefe: Proposed Master 100 Redevelopment Plan for the property. 101 J_._ nriht: requested hoard address housekeeping issues from the November 2 , 220 meeting in response to the 102 November 5 me ting. Are abutter comment was received as result of a n'eeting between Trinity and the abutter. 103 Meeting summaries from both the abutter and Trinity were submitted.A traffic lnenlo was provided in response to 104 the Board's Nov. 5t" questions as well as information regarding density measurements reflecting proposed and 105 existin conditions. Suggested traffic response memo lie addressed first. 106 Mile Lozano: Clarified actual traffic peak is :15 a.m. pre--C ID. (Board noted table is dated 2016 which may 107 needclarification). Thursday a.m. peak seerns to be reflected at 7:30 a.m.; starting at 5:30 a.m. Evenings peak at 10 5:15 p.m. Analysis was done on peak traffic times. Friday peals are different than midweek times.. Board's traffic 109 consultant,,Jeffrey Dirk of Vanasse As c's., hired by the town (paid for by the applicant), will be reviewing this 110 data. P. Boynton clarified the chart represents peals periods or worse case scenarios. Would life to discuss this 111 basis of comparison with traffic consultant. Discussed measures of density. 112 J.. aright: There is a landscape plan that responds to the dlseussion of the 3 houses that front oil T'urilpike St, 113 Reviewed program summary. This was updated to include a bedroom measurement and a Floor Area Ratio 114 measurement, comparing existing conditions to proposed. 115 M. Lozano: Described revised summary. We added existing Royal Crest to proposed; slowing all the components 116 we are proposing as it relates to the Master Development Plan. Proposing number of parking structures v. surface 117 parking lots. Colors refer back to the Master Plan and shoves phasing;project to be built in many pluses. Existing 118 Loyal Crest statistics are included. Flood Area Ratio is a typical ivy of measuring density; compares the total 119 annount floor area of a building as compared to total floor area.of the site it is on. Site is 77 acres which translates 120 to 3 318,0 0 0 sq. ft. Exi sting Royal Crest is 807I .sq. ft. d1stributed over th at parcel iri over 5 5 buiIdings. This 121 development proposes 2.5 million sq. ft. of living,working,ing, retail spaces; if you add parking it is 3.2 pillion sq. ft. 122 The FAR is still under 1.0 which is considered low density. 123 I . Cormier: Requested accurate calculation of the number of existing residents.That will be helpf 1.when 124 estimating school aged children. 125 E. Goldberg: Estimates of hors nnany residents live them today would be helpful; averages could be estimated 126 based on number of bedrooins. These numbers will be needed for the fiscal impact analysis. Royal Crest is 806 127 sq. ft., proposed residential is 2.295 million sq. t. minus the hotel,office and town square represents all increase Town of North Andover PLANNING NNING BOARD ,MA 01845 ices eeen e # 2020 Main Street H � r e • 128 of 2.845. Units go from 588 to 1641 which represents x 2.7 ,b drooaxis go fr ill 1,284 to 2,927 increase of2.21 . 129 These night be helpful. 1 N ould life to see hoer inuch Open Space exists v. how much is proposed in this chart. 130 J. Simons: 1t is fair to say the proposed structures are 4x the s . footage of what is there today. It's 4x denser. 131 M. Lozano: Yes. 132 P. Boy to : The addition of two colunins.to this chart, one for people and open space will be helpful. This shows 133 us the range of increased density depending on the measure. This project is 2.2 -4x the density within this parcel. 134 Suggested two roes be added to the bottom-, one for existing 40B sq. ft.; or any other existing conditions that 135 might need to be added. 136 J. Enright: Suggested the landscape presentation be addressed as it relates to the hones fronting on Turnpike St. 137 M. Lozano: Presented Landscape proposal focusing on edge conditions, particularly the extent of proposed buffers 138 and distance of the buildings to the closest single-family houses. Section shows existing tree heights and proposed 139 buildings and dl stances to single family houses. Aerial v iew also shows this. lour-story dormitory buiIding fronts 140 oil Rte. 114 and is the closest to the home at 3 22 Turnpike St; buffer is I 10 ft. away from house. Five-story section 141 ofthat building is 270 ft. from that house. At Berkley Rd. the three-story townhouses are 198 ff. away from the 142 nearest home. There is a significant buffer to Hillside Rd due to an existing vegetated Wetland. Distance from 143 parking garage to nearest home is 280 ft. and nearest taller stories) is 460 ft. away. We will be doing a study 144 with an arborist to give the Board a better idea of what is to remain. 145 J. Keefe: The closest Royal Crest building to the closest residence on Quail Run i s l 10 ft.; under the Master Plan it 146 will be 194 ft. We have been meeting with the residents of Quail tun. 147 J. Simons: Tree canopy as shown is somewhat deceiving; they won't be its bloom the full year and trees won't 148 exist that close to the buildings. 149 B. Goldberg: Suggested existing tree coverage photos of the conditions and various viewpoints perhaps at the 150 Borst time. 151 M. Lozano-. Average existing buffer is approx. 100 ff.; proposed is average buffer approx. 140 ft. around entire 152 perimeter ofsite. 153 J. Simons: Clarified the wetlands area shown near Hillside Rd. (blue areas on plan)are not"ponds" but vegetated 154 wetlands. 155 J.... nrx :Noted abutter comment from John MeG rry who owns the property immediately to the right,facing 156 Royal Crest too buildings on one parcel of laid). He wrote a letter to l as D T with concerns about their 157 proposed roadway improvement. The main Royal Crest entrance intersection has shifted nearer,to his property and 158 lie's concerned about the safety of left land turns into his parcel. In addition, there, is an abetter comment from 159 Schaalm n on Hillside Rd. who has met with Trinity. Both parties submitted meeting summaries. Provided context 160 to existing zoning for loyal Crest as being .7 5 FAR s allowed) in the R5 zoning district;-what hasn't been 161 conveyed properly, is there are several other components of the existing zoning that handcuff that FAR. Royal 162 Crest exists at .24 FAQ.which is primarily attributed to the fact that R5 only allows for a max. building height of 163 40 ft.,a max. of three stories and only allows for 18 units per structure. This is why the development was built as it 164 appears today. Although a .75 is allowed, I'm not sere it's achievable given the other limitations within the zoning 165 district. Trinity's response is that this development is allowable per tin zoning code, however we are here 166 because the zoning currently does not allow what is being proposed. The meeting summary also references`other 167 similar" 5 story buildings in town;other than the former Converse building located at the'west Mill approx. 7 168 ft. 1 do not know of other -story buildings that abut residential neighborhoods in town. Clarified that the 169 reference to homer issues with Merrimack College students on town laid will be addressed may not be accurate. It is 70 not anticipated that Forth Andover residents wi I I call campus security if issues arise oft'of the cani1)US. Town ofNor1h Andover PLANNING BOARD } F Tues(IaE, December 1, 2020 7 in. 20 Main Sti-eet TownHa..,.,Nortli Andover,MA 01845 171 E. Goldberg: 1t is a fair question for us to ask-whether Merrimack is owning and managing this area. l we need 172 information from the Town as to what the CUITent rules and regulations are for Merrimack and for a proposed 173 building off campus; is there a Memorandum of Understanding between NA,NAPD and Merrimack College. who 174 handles calls,types of calls?when we discuss fiscal impacts we need to know if there will be a Pilot agreement or 175 other in place. we will need answers on this. 16 J_. Y ' : At loyal Crest; Me1'rirac . studcnts interiningle with families, others, etc. It's our ti n(lerstnding that 177 Merrimack security does not have c �•isdiction at Royal crest, isance calls go to NAPD, In the fiscal study there 178 have been meetings with NAP NAPD to assess the impact of what a new Royal Crest would be. Merrimack is assuming 179 responsibility for managing this new property. Anything involving life safety or fire falls back on the Town. Tile 180 fiscal study will capture impacts a nd residLial costs. We are confident that the net revenue to the town wi l l take 181 into account the fact that the Merri in ack parcel will not be gencratijig property taxes; we dC n't want to rule out any 182 agreements. with Merri rn ack's sup ort we beIieve we will get to a good place. 183 E. Goldbex• : You can't always contain what happens on one property to another property. There need to be rules 184 in place. 1 think this is More of an issue for the Town and NAP NAPD to figure out. Losing monies off the tag.rolls 185 needs to be addressed. 186 P. Boynton: Suggested two lines at the bottom of the density chart showing the current number of Merrimack 187 students and a blank line slowing 40B to demonstrate there aren t any; which might be helpful to understand the 188 change. 189 E. Go] be• : Requested a number from Planning or the Town that if these proposed numbers for 40B were 190 implemented what that would mean for our Town and projections. 191 A. Preston: Questioned whether the Board would entertain a site visit to Loyal Crest to assess,trees, building 192 locations buffers, etc. Board noted need for further developed plans prior. 'there is an issue with the buffering to 193 the dortrnitory to the homes along Turnpike St. Referenced concern for the project schedule which is behind. 194 E. Go] Agreed, believes the Board needs to beep moving forward. Both us and the working group have a lot 195 of work to do.Next spring,we will need to make decisions as to where we stand. 196 M. Lozano: Gave a brief overview of the outreach process. we have been notifying Royal Crest residents; beeping 197 their informed,we have engaged with abutters,we are trying to get the word out as much as possible. we have 198 met with commercial abutters and are in frequent communication with them. We meet regularly with the Planning 199 and will uneet with the Conservation Commission. We have met with and tal eii comments from the Town's 200 Affordable Housing Committee. We are ready to latinch a new website with all the project information with real 201 time comment and feedback sections. 202 Greg Late, Confillitillity...Outreach: Presented Community Outreach objectives. Reaching residents is a priority 203 particularly during the pandemic. A postcard will be going out to the neighborhoods. That will be followed tip 204 with an email and phone call. Community awareness is of utmost importance. will utilize the newspapers and 205 radio to reach a broader audience. 206 E. Goldberg: lcinin ed Applicant that ultimately this needs to go to Town Meeting and those that are in the 207 neighborhood are not necessarily those that attend and vote at Torn Meeting. You need to male sure you educate 208 the Town as a whole. Understandably this will be difficult with CGVYI , 209 M. Lozano-. We are working diligently with the Town to make stire ever one has as much information as they call 210 get. 211 P. Boynton-. How many residents have you spoken to outside of Royal Crest? 212 M. Lozano: We have spoken to 10 families. i I Town of North Andover PLANNING BOARD rye . ecemher 1, 2020 .m. 12 0 Mahi Street Towit Half Nadh A is o ver,MA 01845 213 P. : You are behind;you have been speaking to MassDOT for 3 years and speaking to the Town or over 214 two years, and families for a shorter-period of time. Expressed concern for the amount of work that has to be done 215 an d that it is winter and a pandem ic. Felt the large graphic presented on the outreach inat rial did not represent 216 what has been discussed---density increases between 2.25—4 times,depending on how you measure it. That is not 217 what your principle graphic communicates. 218 Mike Lozano: presented Open Space plan. Cave an overview ofthe Master Plan; the new"TownGreen"a public 219 park that frames the entranceway and lines up with the Merrimack campus, the wide buffer around the perimeter 220 of the site and the preservation of the Wetlands which enhances the wide buffer. The park is over two acres. We 221 expect it to be a veryvibrant place utilized by all. To the east, is the boutique hotel on the site perimeter. The 222 student housing building and office building also frame the Town Green, These buildings are all envisioned to 223 have retail on the first floor. There is approx. 25 ft. from the edge of the rod to these buildings to make a 224 pedestrian friendly environment. Royal Crest currently has verb'few sidewalks.s. There are four pocket parks which 225 will be utilized by Internal c nimunit r yet are open to the pubIic. The existing landscape buffer is approx. 9. 226 acres; we are proposing 14. ; increasing the land area from the buildings to the property line significantly. One of 227 the other priirrary elements we are excited about is a walking biking path around the perimeter of the site almost a 228 mile long. We are exploring potential connectivity to Franklin School and we will get feedbag on that depending 229 what the community wants. There is the potential to connect to Andover St. Shows the wetland area buffer to 230 Q tj ai I Run. We expect the existing landscaping to b e ma i n ta fined, preserving the wet]ands. The path accom rn odate 231 four-goals-provides r ereatiotl,wetland mitigation eve �•e adding to the wetlands),provides istial interest and 232 will be part of our storin ater management system. Sustainability is important to us. We want to emphasize 233 biking/pedestrian connections and are proposing to tie into the two-mile long multimodal path with the two new 234 signalized intersections. Residential community amenities will include swimming facilities,fitness centers, tennis 235 courts. 236 A.-Preston: Getting people to the site in a car-centric area (Rte. 114 is challenging. I see the Andover& 237 Merrimack College communities usi ng the new multi-cis walking/biking path along Rte. 114.North Andover 238 resides on east side of Rte. 114. A.ny con necti n s and access points your d velopment can create g ill encourage 239 North Andover residents to walk or bile v. using vehicles, getting residents to and frorn downtown or the town 240 common if we are to encourage more walkable/bikeable interactions within the community . 241 . . � : The trail to the rear of the property appears t dead ejid into the clubhouse. Can that trail b extended 242 along the back ofthe dorm area and do into the multi-rise path toward the front of theproperty? 243 M. Lozano: Will further review. There are soiree pinch points. 244 No public corn ent has been received. 245 [Continued to the December,15, 2020 Plannflig Bocn-d weeting] 246 247 ADJOURNMENT 248 MOTION: J. Sims made a nnotion to adjourn the meeting. Motion was seconded by P. Boynton. The vote was 24 5- , unanimous in favor. Meeting adjourned @ 9:20 p.m. Roll Call vote: J. Simons voted yes. P. Boynton voted 250 yes. A. Preston voted yes. K. Cormier voted yes. E. Goldberg voted yes. 251 252 MEETING NUTE IUALS: Planning Board Meeting Agenda December 1, 2020, DRAFT planning Board 253 Meeting Minutes November ber 4, 2020, Staff„L p rt: 201201 Staff Report; 1270 Turnpike Street Deborah Colbe�t 254 P. .: Department Review: 201105 NAPD Comment,201105 DPW Operations Comment,nt, 201103 NAB' 255 Comment,201103 Health Comment,Application. Special Permit Application for Site plan Review, Sewer 6 Town of North Andovei PLANNING BOARD Tuestlay,December 1, 2020 120 Main Street Town.Hall,North Andovej,-, MA 01845 6 Access Easement.5 Plan combined, Drainage Memo 1270 Turnpike 10.29.20,201106 Wal er Requests, 201106 257 REV Site Plan Permit Letter, 201106 REV Drainage Memo, 201030 1270 Turnpike Site Plan, 201020 DPW 258 Comment (002), C .16.19,Marled tip C2, Marked tip C 1; Royal Crest Estates.f.1 &28 Royal Crest I r e , 259 Trinity.i aneial, Jim Keefe: Program Summary: 201123 REV Program Sunir aty 11.23.20, 201123 Program 260 Summary; Presentation-Open Space-Recreation: 201201 Presentation Open Space and Recreation 11. .2 ; 261 Outreach Plan: ut1'each N el ite-Royal Crest Re evel pment, 2 113 Ro yal Crest C ni�� uni ati n Plan 11. , 262 201125 New Royal each Outreach Plan; Abutter Comment: Schaalman-Trinity Meeting Summary, ROYAL 263 CREST PROPOSED REDEVELOP M ENT ,201118 McGarry Comment Rtes 114—12 Proposed Intersection; 26 Traffic Counts Letter, 11 REV RC offer and Height Diagrams, Hillside Rd—Response to Questions 265 11.23.20, 2 W 11 4—RC Landscape Differ; Master Plan Implementation Committee progress report, Kelly 2 Cormier and Stan L impert: MPIC Progress Report—1 1.20.