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HomeMy WebLinkAbout2020-12-15 Planning Board Minutes Town of North Andover PLANNINGBOA" i 1 Tueselav, December 1 2020 .in. 20 Maim Street Town Hall North An o ej# MA 01845 Present: E. Goldberg, J. Simons, P. Boynton, A. Preston, K. l argue i K. Cormier, Assoc. Absent: Staff Present; J. Enright E. Goldberg irinan: The Planning Board meeting for Tuesday, December 15,2020 was called to order at p.m. E. Go .F (Read the Goiyer nor#-Y Order into the record). Vo ei v will be recorded as roll call this evening. This ineeling was geld r•erno e �via c of r•ence call. Pursuant o Gorlernor Bakers March 12,2020 Order Suspending Certain Pro visions of the Open Meeting Laiv, G.L. c. .BOA,§1 , and the GoiYernor�s*March 15,2020 Order imposing strict limitation on the number of;people drat may gather in one place, this rineeting of the North Andoiperi Planning Board will be conducted via renro eparticipation to IIIe greatest vientpossible.Specific information andtlra general guide Ines f r remote par ieipa ion by members of the public and or parties with a right an for requirement to attend this rrree ing can be f and on the `ojspn'�ivebsite, a jv)v iv.north an o Penna.goi% For this rrreeting,members of thepublic ivlro uYish to i a ch th e meeting may do so on their telei4sions by funing to Conteast Channel 8 or Verizon Channel 26 or online at ipi iv.rror-lrarrdorjercarrr,org. No in-person attendance of members of th e public will be permitted, but et'ery effort will be made to ensure that tlr a public can adequately access the proceedings in real thee, via technological rrreans.In the event drat ive are unable to Flo so,despite best efforts, ive wiflpost on the Tmvit of North An oiler rvebsite an auello or Wdeo recording, transcript, on other comprehensive record ofproceedings as soon as possible after the rrreelin . If the public Ppould like to participate cipate in prrbfic bearings please email your question1cowntent prior to or during the rrreeting to Lemigh cr torah ando er ma.g l# h e quest orrleomment will be read flaring the proceedings and responded to accordingly. STAFF RrJ-.P RT CONTINUED PUB IC HEARINGS Great Pond Road,Elaine Fin ; Coidiiirted to Ili e Jan uaiy 9, 2 021 Plaiming Board inee i g Application for a Site Plan Review Special Permit under Article 8, Part 3 and Article 10 § 195-10.7 of the North Andover Zoning Bylaw. The Applicant proposes the creative reuse and conversion ofthe Grange Hall in the Old Center to three residential units, construction of retaining walls, stormwater Inan Bement,and creation of associated parking spaces. No exterior alterations are proposed. The parcel is located within the Residential zoning district. MOTION: A. Preston made a motion to approve the request for Continuance to the January 19,2020 Planning Board meeting. J. Simons seconded. The vote was - , unaninious in favor. Roll Call vote: J. Simons voted yes. A. Preston voted fires. E. Goldberg voted yes. P. Boynton vote yes. K. Bargnsi voted yes. [Confinzied to the Januctry 19, 2021 Planning Board ineeilrig 174 Caton Street,Five C Construction, C; (Read'fhe Governors Order into the r#ecord). Applicatioii has ■41 54111I51i511ii Nisi Miiiil � been jn de for Planning Board approval of a proposed two (2) lot Definitive Subdivision Plan located at 174 C tuit Street and construction of a roadway within an undeveloped paper street(Falmouth Street)along with I i I Town N i' Andover PLANNING BOARD y Tuestlav,December,15,.2020 Rm 7 P.m., 120 Maiii Street Tome Ha N rp 1r Amlo ei# MA 01845 associated infrastructure, including drainage facilities, landscaping, and utilities. The premises affected are located within the Residential R- Zoning District. J. Enri : Revised plans that address the NAFD and DPW Operations comments have been submitted. All other Department review comments are satisfied.At the last meeting there was discussion related to 154 Cotuit Street, located directly across Falniouth St.,which this application proposes to front. That lot appears to have future subdivision potential; if subdivided, access to the lot would likely be over Falmouth St. Revised plans have shifted the roadway closed to 174 Cotuit Street and the roadway is now proposed to by 16 ft. wide vs. the previously discussed 12 ft. wide roadway. The Applicant is here to present this. A redlined draft decision has been prepared for the Board's consideration. James Hanl Civil l e i q Consultants: Reviewed plan adjustments. we expanded the width of the roadway to accommodate the NAFD vehicle. we modified the water pipe sizing and sewer configuration. J. nriglit: Abutter comments were read into the record at the last meeting. Since then, none have been received. A. Preston: Confirmed no easement is needed. E. Goldberg: 1t was a paper street and never laid out as a public way; ownership is with the abutting properties tip to the midline. J. nr•iglit: It's a 40 ft. wide paper street right of way. They propose a two ft. drainage trench and a 16 ft. roadway. MOTION: J. Simons made a motion to close the public hearing for 174 Cotuit Street. A. Preston seconded. The vote was - , unanirnous in favor. Roll Call vote: J. Simons voted yes. A. Preston voted yes. E. Goldberg voted yes. P. Boynton vote yes. K. Bargnesi voted yes. MOTION: J. Simons made a notion to approve the 2-lot Subdivision located at 174 Cotuit Street,Five C Construction,North Andover, MA., as amended. P. Boynton seconded. The vote was - , unanimous ill favor. Roll Call vote: J. Simons voted yes. A. Preston voted yes. E. Goldberg voted yes. P. Boynton vote yes. K. Bargnesi voted yes. 1270 Turnpike Sh-eet Deborah L. Colbert P.L.: (Read the G i�ei-noi- r t'into the?- i- . Application for a Site Plan Review Special Permit Modification under Article 8, Part 3 and Article 10 § 195-10.7 of the North Andover Zoning Bylaw. The Applicant proposes to re--stripe existing parking spaces and add nine 9 new parking spaces,as well as additional site improvements to the rear of the existing building which include adding a fence, regrading, loan and seeding and adding a new retaining wall to improve accessibility to open space. No changes to the existing building proposed. The property is located in the Village Commercial Zoning District. _J. nil it: This is a modification to an existing permit. Applicant has submitted an O&M plan and provided revised landscaping plans which suggests a hedge and low fence alongside Rte. 11 Turnpil e St. Conservation requested elimination of 3 parking spaces on the left as you enter the lot. They requested the plan note which sections of the existing paving will be repaved and to what extent and conditioned a limit on how much snow carts be stockpiled on the site and when areas of stockpiling exceed the capacitor. Applicant has addressed all concerns wbieh are considered in the revised plan and draft decision. K.... r is Housekeeping issue; nnissed meeting Form should have noted 1270 Turnpil e St. v. 127 Turnpike St. . A revised missed meeting form has been submitted. She has reviewed last meeting's recorded hearing prior for this address-l2 0 Turnpike St.). J. Enright: Reviewed the proposed plan changes since the last meetin evergreen hedge added and ' high fence has been added along the frontage to screen Rt. 114. The Conservation Commission has also requested several changes, including removal of three parking spaces to the hurnediate left as you enter the parking lot. A revised, signed 0 & M plan has been submitted which addresses snow removal requirements. Town of North Andover PLANNING BOARD E Tuesday, December 202 0 7 in. 120 Main Street To wn.Hall,North A iulo ver,..MA 0-1845 MOTION: J. Simons made a notion to close the public hearing for 1270 Turnpike Street,North Andover,NIA. P. Boynton seconded. The vote was 5-0 unanimous in favor. Roll Call vote: J. Simons voted yes. A. Preston voted yes. E. Goldberg voted yes. P. Boynton vote yes. I . l argn si voted yes. MOTION: J. Simons jade a motion to approve the Site Plan Review Special Permit Modification for 1270 Turnpike Street,North Andover,MA,as amended. A. Preston seconded. The vote was - , unanimous in favor. Roll Call Brute; J. Simons voted yes. A. Preston voted yes. E. Goldberg voted yes. P. Boynton vote yes. K. argni voted yes. 419 &435 Andover Street, Crosspoint Associates: (React the Gove)'-noi. , i ei•Hilo the m ot- . Crosspoint Associates, Inc.: Application for a Site Plan Review Special Permit under Article 8, Part 3, including Parking Special Peiniit and r Article Part 1, and Article 10 § 19 5-1 .7 of the North Andover Zoning Bylaw. The Applicant proposes to redevelop the properties located at 419 and 435 Andover Street by demolishing the existing Ethan Allen and the Bliss Spa and Salon building and con tnldillg two smaller buildings with a total sqUare footage of 10,852 SF to house new commercial tenants. Four businesses are proposed on the property: the existing l rtucei's Restaurant,a coffeeshop, a inedical office, and a bank. Both the coffee slop and bank are proposed to have drive-through operations. The proposed design includes new site lights throughout the property as well as an outdoor patio adjacent to the coffee shop,the installation of are improved storinwat r mitigation system,and improved landscaping on site. The parcels are located in the General Business Zone. J. nri lit: Applicant provided a response to the civil,traffic and storinwater initial peer review letters. Traffic and civil peer reviewer has provided a response for this meeting. Revised plats have been submitted that address department and peer reviewer eoi tnents. The Board expressed concerns at the last meeting related to the observed increase in drive through usage during the pandemic,,especially for coffee slops and banks. They requested Applicant observe current usage and queuing data at two local Starbueks; applicants are prepared to discuss their finding. Suggested Board review specific civil and traffic peer review corm eats related to 4s 7, 11, 12 & 13 each f which could require relief"from Board. Potential for a M P kfiling- TB.D. Mark Johnso s .. We have applied for a Parking Reduction Special permit for the use of compact spaces. This is a mixed--use retail center; peak demands vary by time of day based on uses on the property. Reviewed peak tires; Bank peak will be 12 spaces at 3 p.in., inedieaI office peak will be 17 spaces between 1 -11 a.in., I rtu is peak is 59 spaces at 7 p.m. and the St rbucks peak is 12 spaces at 9 a.m. The peak during weekday would be 89 spaces at noon and on Saturdays 8 7 at noon. We are providing 101 standard and 3 8 compact spaces suffic i nt t meet the needs of this development. Peak uses are so different this lower total tweets the development needs. Kepy McCormack,Cros point Assoc.: Addressed Starbu ks quette and architectural presentation. Reducing building coverage by 13,000 sq. ft. Presented revised plan. Reviewed 2 high volume Starbu ks locations including 1116 Main St., Haverhill, MA on Rte. 125, high volume, draws from Plaistow,NH, layout has a 20 car parr, 7-8 car queue. Observed 141 Winthrop Ave., Lawrence,MA location on a Friday a.m. averaged 8 -15 car queue at its peak-more conforming to our;layout, has 30 parking spaces, larger patio and grab& go window. Majority of orders are mobile, accelerating orders; promoting walk up. We can accommodate 15 car queue. Jonathan Hueber- Cross omit: This location is in the top %of all grossing Starbueks in NE;they do 2.5 million in volume;this is the only drive though for all of Haverhill and Plaistow(minus.an outlet in Target).Andover St. site benefits from several other local drive throe hs, i.e. Lawrence,Middleton, and a non-drive through,Andover. Proj ected vol unic for North An dover l ocation is 1.5 inIIIion.NA site will accommodate Starbucks fiat takeout/walk up window. 15 car querie is the largest queue Starbucks will have in New England. Town of North Andovei PLANNING BOAR Tuesday, eeember 15 .� � xi. 20 Mar` Street Town Hall Forth Andover, M . A. Preston: 'I'he bottleneck is at the order board. The effective queue is really 9 cars. Do you have a sense of the effective queue at the Lawrence location. K. McCormack: Four or five ears. K. McCormack: Reviewed elevations and proposed architectural building materials; mix of glass and stone, standing seam metal roofing and awnings. J. Simons: Requested nested addressed for comparable looking local sites stating contextually, architecture and scale seem s austere. This is not New England style architecture, HavcrhiII building was a former ba n k buiIding which was renovated. J. Enright: would like to address traffic peer review comments at the next meeting as the Board will need to weigh in on several of the comments. E. Goldberg: Requests more time for Board to review all the omments, responses and stormwater. [Contlinted to the January 5, 2021 Planning o 'r•d ineeling[ DISCUSSION ITEMS lcrrrtic WoodYot0 Dale Street Torn of North Andover: Auer-the fact request for waiver of Watershed Special Perin it for construction of gravel part ing lot to serve trail network. J. Enright: The Town purchased this lot in 2020 with Community Preservation Committce and Greenbelt funds; the purchase included an agreement that Greenbelt would construct a parking lot. This is an after the fact filing because the work has already been completed. Prior to that happening they reached out to the Conservation Administrator and confirmed the work was outside the 100 ft. buffer zone to wetland; it was an oversight as to the lot being located Within the Watershed Protection District. The work is within the Non-Discharge Buffer zone. Dan Becl l y, Staff Planner: Presented scope, locus,sketch plan and photos of the site. MOTION: P. Boynton made a notion to approve the after the fact waiver request of a'watershed Special Permit for Glennie Wood Iot,0 Dale Street,Town of North Andover•,MA. J. Simons seconded. 'rhe vote was 5- , unanimous in favor. Roll Call vote: J. Simons voted yes.A. Preston voted yes. E. Goldberg voted yes. P. Boynton vote yes. K. Bargnesi voted yes. Royal Crest Estate I &28 Royal Cx-est I j#lve Trinity Financial,Jim Keefe: Proposed Master Redevelopment Plan for the property. J. Enright: An updated Program Summary including information related to open space and units qualified under Current Merrimack College student information has also been submitted. One abutter comment has been included in the packet who has met with Trinity in the past; they were asked to weigh in on the website. I provided detail for an estimate of housing units and affordable units. There is a wetland and stormwater presentation that was presented to the Conservation Commission and responses to your traffic questions included in the packet. Jeffrey Dirk, our traffic peer review consultant has submitted his first response letter to the traffic information and lie is here to present his memo. The proponents traffic engineer was not available this evening so responses to an questions you have may have to be carried to the neat meeting. There was discussion at last night's BOS meeting related to the project schedule. General consensus was that a May town i eeting date is too aggressive; a Special Town Meeting was suggested; no specific date was discussed rather the agreement was to keep working on this proposal as aggressively as we have been,until such a time makes sense to revisit the discussion on timing. E. Gol we'll discuss affordable housing numbers& data when we hear fiscal impact analysis. Jeffrey. it ,Managing Partner,Vanasse&Associates: Peer reviewer for Town presented October 2020 Transportation &Access study and subsequent December 9 letter that loops at traffic volumes and peaking of Town ofNorth Andover PLANNING BOARD :ter F 'i r eeeiit ei-, 2o2 .iii. 120 M(tili.Stif e of ii Ha Notptli. i to ei M traffic along the Rte. 114 corridor. Verified this project complies with industry and state standards and will require state highway access permit. Project will be subject to a filing under MEPA due to access permit and net increase in traffic. Project t generate over 1 K net new vehicle trips per day which represents a -fold increase far exceeding the net increase threshold of 3K trips under MEPA. Sufficient infrastructure will need to be provided t n *tigate i�ripacts. Current volume f traffic projected for the area today (average weekday number) is 3,2 ; projected trips is 15,700 resulting in a net increase of 12,500 which is a -fold increase in the daily volume of vehicles (total in and out traffic). There is an increase on a Saturday of over 4K. These numbers rs mainly represent bulk oftraffic during daytime hours. There are substantial improvements for Rte. 114 planned over next 20 gears; we are asking whether these will accommodate this r je is increase in volume oftraffic on a daily basis. J. Simons: Is this going to take the planned roadway improvements to immediate capacity? J. irk It varies by intersection.Three intersections in particular, on Rte. 114 caused one or more movements t operate at or over design capacity. we requested the Applicant generate a vehicle queueing diagram, plotting the queues on the rite. 114 roadway improvements plan. This will be Helpful to demon trate how they could back up into adjacent intersections. Problems can be handled by mitigating signali ation and queueing. Traffic volume can be reduced by shuttle services, this area is and rs ry d by public transp nation and connectivity. The Rte. 11 Corridor is frilly utilized. The applicant's traffic study used traffic volume estimates,existing conditions and traffic counts from the existing site to base their analysis on. we teed to understand what will be generated from the proposed project; requested table ofthei•estimates, Asked Applicant to review traffic going straight across Walsh Way the intersection. The Hawk Beacon will shift to a new traffic signal; large volume m f pedestrians will be crossing there which adds more ti me affecting queueing. This project relies upon the completion of the Rte. 11 Improvement Project. If either project is phased, we need an analysis to show the phasing as it relates to the Rte.114 project in order to predict interim conditions. There exists a number ofhigh crash locations in this area. The MassDOT project addresses safety issues but in the interim we need to know the status of the roadway,access to the site and pr p fty, interim conditions and measures will reed to be considered related to timing of Certificates of Occupancy and how that relates to the Rte. 114 project. A. site distance analysis is critical to review access into the property ors. site triangles. rev eNved peak design conditions, committer peak hours. Ten iatersectimis were reviewed;they all peak at various tirnes;Applicant's analysis is appropriate. State Planners would have likely provided for 20 years of growth on a major improvement project,capacity and safety nnlpr v met ts; there are 3 high crash locations near this project. This proposal consumes that capacity at the major intersections. E. Goldberg: How should we evaluate the impacts of this project;the MEPA and Mate Highway Access Permit. J. Dirk: From the T wn"s standpoint,developing appropriate conditions to protect the Town. related to MEPA and Mate Highway access Permit, MassDOT will require the Applicant to implement a traffic monitoring program m onitoring vol ur .es, safety and operating conditions both into their;property and at the 1ntersecti ns which starts at the initial Certificate of Occupancy on a dal ly basis and at the peak hours. If during this program vo Iume exceeds thresholds by more than 1 % "unmitigated impact" _it will trigger additional initigati n; protecting the Town and Mate and typically what that mitigation may be is identified i.e. traffic signal r timing, roadway improvements). Jim Keefe Trinily Financial-. Nothing suggested is problematic. We will follow tip and answer questions. 11 . Lozano.,,Tripfty in n ial: Presented open space, wetlands and stor wat r summary recently given to the Conservation Commission. Existing Royal Crest is within the wetland boundaries In i lany locations, some buildings are in the rho-Build zone. Our proposal improves upon that condition; all existing wetlands to be preserved. we intend to work very closely with Conservation. A friendly Chapter 40B approach will be a 5 Town ofN Andover PLANNING BOAR r y r 1 TitestlaE,December 202 0 .Y ., 120 Main Street wn Hall, N dh Andover, MA 01845 component of the hou ing- r any benefits are obtained. Pri iaril ,eve are able to utiIi e the Comprehensive Pern]it process 1 to Nvork within the existing framework of the Town's existing wetland bylaw and provide adequate initigation. This will get the Town over the 1 %threshold required under the States Chapter 4 OB giving local control back to the Town for future proposals. There are 3 small isolated wetlands we are affecting to the interior f the site. Chris Lovett, P.E., VI :Reviewed stogy;inwat r management. Over an acre within the No Buildn ill 1 corrected. Showed existing conditions. Looping at the flows corning from off site. Described treatixlents to address volumes. Series of surface and underground basins throughout site to catch and spread the load on site. M. Lozano: We have launched out Outreach Prograin and have addressed t n tits; will continue to refine n website. J. Enright: Read 2 abutter comments into the record:Marylou& Don Schaalman, 85 Hillside Rd., dated 12 2 re: website feedback-Trinity's stated intent to niake a quality development that is congruent with the surrounding town, sounds good and seem s to be sincere. As shown on their website,the pro eet does not yet meet that objective. While the website presents their intent, it does not address impact on the town. We understand that you have requested and w i I I critically review traffic, financial and other analyses. We continue to be concerned about the scale of 5 stoi buildings adjacent to residential areas.No homes reach near those heights. There appear to be fear buildings on the campus of Merrimack that exceed 3 stories or very few that reach 4 stories. The developer's website has headlines and descriptions that describe housing included in the project;they reference 93 workforce priced housing units. The resulting impression significantly underestimates or misrepresents the total planned number of residential units shown on their own spreadsheet. The larger real total raises serious concerns about impacts on town services, notably schools and safety. Don S b h rec'd this evening): First bullet on slide 11 of 17 of New Royal Crest Wetland and Stor mwater states: Benefits of 40B approach will enable town to exceed its 10%threshold requI rem ents under Chapter 40B giving local control back to the town for future proposals contemplating 40B. Two questimis: what is the town's current 40B percentage?What will be the town' percentage if the development is built as shown?I responded to him with the document in the packet. The Board will address this document when the fiscal impact is received. B. Gol bey : We will discuss this at a future ineeting when we discuss financial impacts. [Continued to the Jcnizimy 5, 2021 Planning Poar'd meeling] MEVUT S: Approval of the November 24,2020 &l eeernber 1, 2020 Planning}hoard meeting minutes. MOTION: J. Simons trade a motion to approve the November 201&December 1, 2020 Planning Board meeting minutes. K. Bargnesi seconded. The vote was - ,unanimous in favor. Roll Call vote: J. Simons voted yes. A. Preston voted fires. E. Goldberg voted yes. P. Boynton vote yes. K. Bargnesi voted fires. ADJOURNMENT MOTION: P. Boynton made a motion to adjourn the meeting. Motion was seconded by J. Simons. The vote was - , unanimous in favor. Meeting adjourned @ 9:20 p.m. Roll Call vote: J. Simons voted yes* A. Preston voted yes* E. Goldberg voted yes. P. Boynton voted yes, K. Bargnesi voted yes. AMETING MATERIALS: Planning Board Meeting Agenda December 15, 2020, DRAFT Planning Board Meeting Minutes November 24,2020 &December 1, 2020 Planning Board Minutes,Staff 201215 Staff Report;------Feat Pond Road., lain P 201124 Cont. to Dec 15 210119 Continuance request; 174 C tuft Street, Five C ConstrLiction: Depar•tment Review: Buildia 201105 Building Comment 1, 201201 Bldg, 6 Town of North Andover PLANNING.BOARD Tuestlay,December-15, 2020 .m. 20 Main Street Town Kali Nor-Nor-th A n coo vet• MA 01845 C m ment 2, I F1 : 20102 NAF (1), 2 0102 7 NAF1 (2),20120 1 AF D—Final,N AFD L I Inf , 2 01025 Conservation Comment—e twit, 201208 PW Operations final,201027 NAP NAPD Comment, 201028 Health Dept. Comment,201109 DPW—Engineering Comment, 201208 PW Operations final, 201207 Rev. Plan narrative, 201208 Plan Set-final, 201215 Redline Decision lief Subdiv 174 C twit draft,NAFD Turning Radius; 1.9, 5 Andover Street, Cross pint Associates; Civil—Traffic e Peer Review: 2020-12-08—Exhibits esp ns -t -T C Comments, 201209 sp to TIC civil—traffic##1, 201215 T0758.12�Peer Review##2, T0758.12 Peer Review I,Department Review: 201203 P v Engineering Comment, Presentation: 201215 Presentation 41 - 3 Andover St., RE4v Plans: 2 2 -12-08 Rev to Respond-to-Comments-I ivil-Pl nsS&S, 201208 Letter Elevations, Stogym at r Peer R i g : 2 .-12-08 HW sp ns -t -Coy merit -1, 201109 19- nd. St. ............ St rmwater Peer Review Comment l; 1270 Turnpike e Street Deborah Colbert, P • e artment Review: 201204 . ,. DPW Engineerin Comment, O&M Plat: 12 7 0 O&M Flan-- si ned,201211 S igned O&M P lan final,Plans-Final: 201213 Final 21942 SP4-> 1-C 1, 201213 Final 21942 SP -1 1- 2, 201215 Decision 1270 Turnpike Street draft, 201215 1 edlined 1270 Turnpike Street draft; Glennic W dl t: 201209 Waiver 1 epest WSP Glenme Woodlot, Glennie Parking Sketch Plan, Glen ie Woodlot Parcel, Glennie Wo dl t Pictures,Glennie Woodlot Watershed Delineation; Royal Crest Estates I &28 RoyalCrest Drive), Trinily Financial Jim Keefe: Abutter Comment: 201208 Abutter Comm nt-Sel Schaal man, 201215 AbiAt r Com ment-Sch alman, 201215 Resp. to Abutter Comment- Sch alman,Traffic Peer Review: 201209 Peer Review r sp. to Board questions,201209 Loyal Crest Traffic Review#1,201215 Resp to Board Question,Property Edge Plats: Property Edge Photos 12.15.20, I rth Andover SM -31-2 , 201214 Program Summary,201215 Affordable Housing-estimates,201215 Presentation DRAFT Wetlands and Stormwater Pr es 12.4.20.