HomeMy WebLinkAbout2021-10-12 Planning Board Minutes ��?�t�,c�-r�e,� �o z6 •Zoe,l
Town of North Andover
PLANNING BOARD
Titan Goldberg, Chairman John Simons
Peter l3oyratort o/%/%/! '• Kelly Coranies-
• Alissa.Koenig
Tuesday, October 12, 2021 Lr 7 p.rn., 120R Manz Street,NA Senior Center,North Andover,MA 01845
1
2 Present: E. Goldberg, J. Simons,A. Koenig,P. Boynton-Remote, K. Cormier-Remote
3 Absent:
4 Staff Present: I Enright
5
6 E. Goldberg, Chairman: The Planning 'Board meeting far Tuesday, October 12,2021 was called to order at 7 p.m.
7 (Read Governor's Order into the record. This meeting is considered a hybrid meeting; both remote and in person.
8 Votes will be recorded as roll call this evening)
9
10 Pursuant to Chapter 20 of the Acts of 2021, this meeting will be conducted in person and via remote means, in
1.1 accordance with applicable lrnv. This meeting of the Nortlr Ararlaver-Plrrnnirtg Barad►gill be corrrlrrcfecl bath in-
12 person at the meeting location listed above and via remote participation. ,Specific information all dill e general
13 guidelines for remote participation by rnernbers of`the public and/or parties with a right and/or requirement to
14 attend this meeting call lie found oil the Torvn's ivebsite, rat rvww.nortlrarrdoverrma.gov. For this meeting,
15 rnernbers of'the public who wish to watch the meeting live may do so on their televisions by falling to Conrcast
16 Channel 8 or Verizon Channel 26 or online rat wwrv.rrortlrrmdovercarn.arg.Ira-person attendance of members of
17 the public and Board members will lie permitted, and every effort will be made to ensure that the public call
18 adequately access the proceedings in real tune, via technological means. In the event that 3ve are unable to do
19 so, despite best efforts, fve will post on the Town of'North Andover ivebsite are audio or video recording,
20 transcript, or other comprehensive record ofproceedings as soon as possible after the meeting. If the public
21 would like to participate in public hearings, bell not attend the meeting in-person please entail your
22 question✓eonnnent prior to or during the meeting to `enr°i lr r rrrrtlrrarrdov°a°nra.Gov. The draestiarr/cormrrerrt null
23 be read during the proceedings and responded to accordingly.
24
25 J Enr ght:Attendance K. Cormierpreserrt/rerrrote, P. Bo}rratorr pr•eser7t/remote,,A. Koenig-present, J. Simons-
26 present, E. Goldberg-present.
27
28 STAFF REPORT
29
30 ANR PLAN
31 0 Illy-alls Street/1750 Salern Street,Mary Jane Dunn,Carrie Pszybys
32 J.—Enright: Provided an overview of what is presented on the ANR Plan. The wetland area does not include the
33 buffer zones to the wetlands. The Building Commissioner has interpreted the zoning bylaw requirement for
34 Contiguous Buildable Area to include the buffer zones in the past. 'There is a note on the bottom of the plan that.
35 specifies no determination has been made as to the huildability of Lot 1. Lot B is going to be combined with and
36 conveyed to Lot C,creating New Lot 2. Parcel B is identified as a non-buildable lot.New I:,ot 2 adds 8,900 sq, ft.
37 to former Parcel C.
38 E. Goldberg: Where is the frontage for new Lot 2?
39 J. Enright: New L,ot 2 is on Ingalls Street;there's frontage and a single-family home on the lot.
40 E. Goldberg: We still have frontage and access, this meets the requirements. Why identify Parcel A if it's not
41 changing?
42 J. Simons; The line identifying the lot width dimension is confusing. Suggested it should be shown as a dashed
43 and the setback dimension lines should be as well.
44 E Goldberg: Currently there are 3 Lots;A,B & C. This combines B & C.
1
Town of North Andover
PLANNING BOARD
Eitair Goldberg, Chah-man » John SiII10118
.Peter Boyidoii Kell), Cormier
• `� Alissa bCoeiiig
Tuesday, October 12, 2021 (a), 7 pan., 120R Mairr Street,NA Senior Ceirter,North Andover,MA 01845
45 J.Enright:I will speak to the engineer to better understand wily Parcel A is shown on the plan if it is not changing.
46 J. Simons: If it's a 122K sq. ft. lot and the wetland goes through the entire lot;you call only count one side. It
47 barely makes it. I don't think there's an acre and a half of contiguous upland. I'm okay with approving this subject
48 to Jean's discretion providing the plan be cleaned up.
49 J. End: The contiguous calculation is incorrect; however,the note explains that there has been no determination
50 of buildability. It will be a coning bylaw determination. Will gain clarification on Parcel A vs Net Lot 1.
51 E. Goldberg: Parcel A remains;Lots B &C become a new lot but the plan warrants clarification.
52 MOTION: J. Simons made a motion to allow the Planner to sign the ANR for 0 Ingalls Street/1750 Salem Street
53 with the new lot having appropriate dashed lines and CBA, no changes to Parcel A. A. Koenig seconded.Roll
54 Call vote: K. Cormier voted yes. P. Boynton voted yes. J. Simons voted yes. E. Goldberg voted yes. A. Koenig
55 voted yes. The vote was 5-0, unanimous in favor.
56
57 BOND RELEASE
58 Rea Street Definitive Subdivision,Robert Innis: Request for partial bond release in the amount of$42,600.
59 J.Enright: This is a 7-lot subdivision; all 7 homes have been constructed. DPW has recommended a partial bond
60 release of$42,600 leaving a balance of$64,957, The developers intend to pursue street acceptance at May"Town
61 Meeting.
62 MOTION: A. Koenig made a motion to approve the partial bond release in the amount of$42,600 for Rea Street
63 Definitive Subdivision. J. Simons seconded. Roll Call vote: K. Cormier voted yes. P. Boynton voted yes. J.
64 Simons voted yes. E. Goldberg voted yes. A. Koenig voted yes. The vote was 5-0, unanimous in favor
65
66 2022 Plarrnirig Board draft meeting scliedule:
67 J. Enright: Presented the draft calendar avoiding such things as school vacations,National Night Out, state
68 elections, holidays, etc. Board accepted 2022 calendar adding December 201" meeting.
69
70 C'onirrxunicatioiis: Annual Lake Clean Up Day and 25%Design Public Clearing Notice MassDOT Rt. 11.4
71 Corridor Improvement Project. The notices were distributed through various town social media accounts. Board
72 Chair noted the Middle School Fields Project Special Permit trial was scheduled for the end of this month however
73 was continued. There is a site visit for this project scheduled a7 6 p.m. oil Thursday October 21, 2021 for anyone
74 interested.
75
76 MINUTES: Approval of the September 21,2021 meeting minutes.
77 MOTION: J. Simons made a motion to approve the September 21, 2021 meeting minutes. A. Koenig seconded.
78 Roll Call vote: K. Cormier voted yes. J. Simons voted yes. E. Goldberg voted yes. A. Koenig voted yes. The vote
79 was 4-0, unanimous in favor. P. Boynton did not voice a vote.
80
81 DISCUSSION ITEMS
82 Royal Crest Estates (1 &28 Royal Crest Drive),Trinity Finaiicial,Jim Keefe: Proposed Master
83 Redevelopment Plan for the property.
84 • Phasing and Construction Management Plan
85 • Route 114 imagery, student housing imagery
86 • Merrimack College presentation and response to public comments
87 0 Water capacity study update
2
Town of'North Andover
PLANNING BOARD
EW(ira GoNbeag, Claraitwi aaa John Simons
Peter 13oyaatoaa � yi � � Kelly Coavniea,
• Alissa Koenig
Traewlaa r October 12 202.1 r 7 ,.aaa. 1201Z Marin Street NA Seaaioa• Ceaater Nortla Andover 111A 01845
88 M Lozano: Explained that the Phasing Plan details a projected plan for the build out of the entire project
89 consisting of six phases starting in 2023 completing in 2031. The document broadly details access considerations,
90 utility connections-during construction and as they will exist and as completed in the final master plan, erosion and
91 sedimentation controls and the 6 phases are projected graphically. Introduced team available for questions. Phase 1.
92 includes most of the frontage oil.Rt. 1.1.4, student housing building and 40B component and one multi-family
93 building. Phase II includes several more multi-family buildings, interim drainage to be built out as part of this, and
94 any public amenities. Please III includes construction of the hotel. Phase IV is the office building component.on R.t.
95 114. Phase V is the last of tine multi-family buildings.Phase VI is the build out of the townhouse component.
96 Diagrams show all the existing buildings as they will be taken offline, demolished and new buildings built. In the
97 interim some of tine existing buildings will be kept:in operation as shown. There is a spreadsheet included that
98 details the munber of units for each phase, the square footages, number of existing buildings to remain and the
99 totals throughout,the entire build out. Last diagrams show interim and permanent roadway connections to abutting
100 properties.
101 E. Goldbery: Appreciates inclusion of the F'ARs,highway access permits will be sought during Phase I which
102 coordinates with the Rt. 114 project that we discussed previously. There is a 25% hearing coming up for that Tile
103 timeline currently aligns with that If that got delayed,for whatever reason, how would that impact your timeline?
104 Does the upgraded stormwater construction match up with the number of people proposed?
105 M. Lozano: The tinning is fortunate, and the funding is already in place for that project. We could work to make
106 interim connections until permanent highway improvements were made. We can modify the phasing if we have to.
107 Jeff Koetteritz,VIiB: At each phase the stormwater improvements will at least equal or improve what we are
108 required to do as a project total. Majority of the system proposed is beneath the surface harking lot by the dorrnns
109 which is part of the initial phase. Phase 11 includes the surface constructed stormwater areas to the rear of the site.
110 The change in impervious for each phase will follow up with a detailed calculation to make sure that more than
III that amount of stormwater volume is provided phase by phase.
112 M. Lozano: Reviewed Construction Phasing flan compiled from construction management plains that Trinity has
113 utilized over many projects. The contractor will prepare the actual document in more detail on a phase- by-phase
1.14 basis as we come before you again for a development project site plan approval. Reviewed imagery of the student
115 housing component. Reviewed imagery of frontage as viewed from the intersection of Rt. 114& Rt. 125 showing
116 buildings as depicted within the previous video. hour images show trees at year(s) 1,5,10& 15.
11.7 J. Simons: I field it hard to believe that in one year the trees will look like this. It's a little more realistic than what
118 we saw prior, but expressed concern that it won't look like this.
119 K. Cormier: Expressed that this look idyllic and that she has never seen this little traffic in tine area. This
120 experience seems unrealistic,traffic is going to get worse. We will have approximately 72 ft. high buildings right
1.21 on the road.
122 M Lozano: Tile foreground of this imagery began with am actual photo of the site a couple of weeks ago at 6 p.m.
123 Jo17n.Martin ElkusManfredi Architects: Explained that this is as accurate as the computer allows today. Tree
124 species, caliper and height are all as would be specified by the landscape architect and installed by tine contractor.
125 Tile viewpoint is right at the intersection. This is within state-of-the art technology an accurate representation. The
126 trees will grow quickly,they face south. These buildings on the street will serve to cairn the traffic changing the
127 nature of the road in front of tile buildings even ifMassDOT does not make the improvements to the road which.
128 we think they will. It will help to transform froma high-speed corridor to a lower one.
129 P. Boynton: Questioned how tall the 3 trees located under the two red streetlights that are. Shares the concern for
130 the idealized views of many of the graphics presented. In this depiction those buildings appear further back than
3
Town of North orth Andover
PLANNING BOARD
Eitan Goldberg, Chairman John Sirnorrs
Peter Boynton ����/h '• Kelly Cormier
Alissa Koenig
Tuesday, October 12, 2021 (i7 7 p.in., 120R in Street,NA Senior Center,North Andover, MA 0184S
131 35 ft. A bicyclist is shown. It would be very risky to ride a bike along Rt. 114 today. This intersection is not a
132 calm, lovely scene as depicted.
133 J. Martin: They appear to be 20-25 ft. tall.
134 M_Lozano: Clarified tlae distance from the curb line to the buildings depicted is 51 ft. The garage behind the 3
135 trees, which are American Elns, is 73 ft. from back of curb to the face of garage.
136 J. Simons: How close are they to the edge of the roadway?
137 J.Martin: 45 ft. away from the curb and 25 ft. in front of the garage. Distances collapse due to foreshortening of
138 the perspective. This is how your eye would see it.
139 E. Goldberg: Were bike lanes proposed as part of the Ma�ssDOT Rt. 114 improvements? My argument is that is
140 part of the idealized playa from MassDO`I'that bikers are to be accommodated.
141 Jeff Doggctt,_EVP and CFI Merri rz ek_Coliege: Expressed goals for tlae evening. (211005 Merl-imcrck College
142 reserrtalion) Outlined school facts and statistics, enrollment growth &housing, addressed housing, discussed
143 residence hall operations, housing plan, largest abutter to Royal Crest and discussed future options.
144 J. Simons: What percentage of students live in dorms, off campus?Twenty years ago,the majority commuted.
145 J_ .D.Pggett: Roughly, 75%of students are in a housing unit that Merrimack has some control over. The 25%that
146 do not 5-6% are on their own and the rest are commuting.
147 P.Bovnton: Of these enrollment and housing stats how many students currently live at Royal Crest?
148 J. Doggett: The first, is a student who lives in a unit where Merrimack has the lease which is included in our
149 housing stock, students work through our-housing selection process;they are overseen by RA's, etc. 'There are
150 about 100-150 students who on their own, rent a unit at Royal Crest. The ratio is about 600 in oau•stock to 1-150
151 who are independently living there; roughly 750 total students living there.
1.52 J. Simons: What is your current shortfall of housing numbers?
153 J. Daggett: We meet our housing demand every year which is a function of two things having to do with.Royal
1.54 Crest. They have units available for Merrimack students to lease and there is capacity at Royal Crest which his
155 outside the school. Students initiate our housing and often gravitate with friends to living in a Royal Crest unit oil.
156 their own or consider another location oil their own. We have housing on campus for our freshmen; Royal Crest
157 we envision for upper classmen. We do have a code of conduct that extends beyond campus. We do sanction
158 students and remove therm from housing and take that responsibility seriously.
159 P. Boynton: Questioned whether Merrimack would own this I K'bed dormitory. Would you own the laud that it is
160 on or the building; what type of arrangement is that?
161 J. Doggett: That is correct. We envision the college would work with a third party as part of the institution as their
162 own non-profit, 50I.C.3; it's a housing entity within the institution,the property would be either conveyed to the
163 college or that entity. The building would be developed based on the find financing from that entity. It would be
164 built and run by the college and then in the future(20 years out)the property then conveys to tlae institution. We
165 have not concluded on the details yet because we don't know where we exist with the pr«ject. In 2015, we asked
166 our architecture firm to do a study of build-out of the Elm Street& Rt. 11.4 corner starting from Bertucci's.
167 Described property line dividing Andover and North.Andover. Our goal at that time was to do IK.beds or scalable
1.68 to the growth of the campers using Royal Crest beds(+/-250) at a time while phasing this. We had an.RF'P out for•
169 this project. Showed the conceptual perspective of what this would look like showing 5-story buildings. Royal
1.70 Crest will eventually come to tlae end of its useful life. The property has been used for 50-F years, it's now a place
171 where more and more students live. This is a unique moment, Merrimack is growing; how do you leverage that
172 growth. Why not generate millions more for the town and help to get more local businesses involved? There is an
173 emerging set of problems at Royal. Crest and "something"will be developed there. Ilow can we come together to
174 use this moment to address some of the problems that we think the town has or recognize the opportunities it call
4
Town of'North Andover
PLANNING BOARD
Eitrrrr GoNberg, Chan-m n '' Jolrrr kS'irrrotrs
Peter Boytrton %%ii%/% Kelly Cormier
• Aliss(t Koenig
Trtenl(m, October 12, 2021 R 7 p.m., .120.1?Miritt Street,NA Senior Center,North Andover-,MA 01845
175 provide?Merrimack College partnered with the town arrd the state to address the MassDOT process making
176 significant improvements to Rt. 114. Our involvement goes back to the crosswalk and the sidewalks on either side
177 of Rt. l l 4. That was a relationship with Gov. Baker, Rep. DiZoglio and the institution. We paid for 50%of that
178 project, the state paid for the other 50%. The town was able to connect on those two funding sources.
179 P Boynton: The pencil drawing you showed earlier is a very realistic depiction.In the conversations you had with
180 the town-the college has a need and the dual need is that it helps the town. What does that mean to you?I-low does
181 it benefit North Andover? Who are the officials that you have been speaking with by position?
182 1.Doggett: Imagine that the developers made a decision to only seek a 40B project for that site. Tire college could
183 build the dormitory utilizing the Dover amendment and the town would not have much input. That site could be
184 developed without Town Meeting. We can solve a 40B problem, gain a hotel, and add retail. There has been
185 discussion with elected officials and appointed officials; not:referring to anyone who is a staff member at the
186 Town of North Andover. We reached out to Aimeo and recommended Trinity; we committed financially to the
187 beds. We have not exercised any of our Dover rights and don't intend to anytime soon. The Dover Amendment
188 affords an institution as long as it is advancing its mission oil a capital project, it does not require the effort of the
189 towns or cities in many of the processes,removing the risk of jeopardizing a project in order to advance it by
190 giving the institution broad development rights.
191 E._Colcll)el' : Most zoning regulations under Dover are not applicable.
192 J. Doggett: We have held off;things are getting difficult for the college now. Our first outreach to Aimco was
193 November of 201.6. Spring of this year,we had an outside chance that the Covid numbers were getting better that a
194 Special 'Town Meeting during fall was a possibility. Five years is a long time for the college to be put on hold. If
195 we were to build today,the reality is we would end the leases of 150+units at Royal Crest. We are likely the
196 largest holder of renting 3-bedroom units in our housing stock.My goal here is to share with you the impacts of
1.97 our decisions. We are at the point where we cannot extend much further. If you review the phasing,I am not
198 convinced there are enough units during the construction of Phase I to accommodate the number of students who
199 call live in those units that are left. We will exceed numbers if we continue to wait. Eventually,we may just build
200 on oru•own carnpus. The impact of that is the leverage is gone to do a project of this significance. We likely would
201 bring back the 2015. plan because I have a finance team and a third party eager to move forward; the building sites
202 are currently empty, The impact would be this: empty units at Royal Crest, which is a problem for the town and
203 perhaps the school system. We don't see ourselves growing beyond this point; there is not going to be another I.K
204 students seeking rousing that we and the town can leverage for whatever growth is necessary next. It would be
205 Merrimack pulling out the leverage point for which what would be left is us as abutters;the town and Aimco to
206 figure out what to do next.I think you have heard enough from Trinity and Aimco to know that would be
207 significant. We have spent a lot of time and effort in doing this. The Northeast market for high school graduates is
208 dropping. Frorn an enrollment perspective,we will be fighting for every student we have. The idea that we will see
209 another 800 to 'III undergraduates grow is highly unlikely. We hope we reach a point where the town deems this
210 project appropriate to go to Town Meeting. If it doesn't pass at Town Meeting and we don't get there,I can't wait
211 anymore. We are stuck with 3 options(1)Merrimack moves forward with our piece of the project and there has
212 been zero conversations between Merrimack,Aimco and"Trinity about doing that. (2)Merrimack walks away
213 from the project or the town could simply not approve it. This Board could say we don't recommend going to
214 Town Meeting or it fails at Town Meeting. We would go back to on-campus taking away critical financial aspects
215 of this project. (3)We continue to figure out how to work together to find common ground. We are in a cycle right
216 now. Something will 'happen here whether it stems from this Planning Board,this developer or owner. My concern
217 is where do we go from here?
5
Town o f'North Andover
PLANNING BOARD
Eitan Goldberg, Clt(iirtnant Jolttt Simons
Peter Boytitmt /,,;i%%/'//% ' '. Kelly Cot-miei-
Alhsrt.Ifoettig
Tuesday, October 12, 2021 0-,) 7P.tn., .120R Mnitt Street, NA Senior Center, North Andover,MA 01845
218 J Enright: Briefly reviewed the Water Capacity Update. The I7PW has contracted with the consultant. They are
219 still in the data collection phase. This will likely take several more weeks. Hopefully, for the next meeting we will.
220 have an update to the traffic study, an update to the fiscal review, an update on the stormwater preliminary design.
221 We are hoping to get all outstanding elements for the next meeting oil October 26t"and address any follow-tip
222 questions to that material oil November 2°"r.
223 Fs. Ooldbem: Asked Board members to review any other items they want to revisit, further discuss or have
224 questions on, for the next meeting, At the November 2°a meeting we would likely have a discussion oil whether
225 this is something we would recommend as a"Town Meeting article. If it is,the next steps are finishing up the
226 zoning,reviewing the zoning, scheduling outreach or public hearings or town halls, crafting a bylaw, etc. There is
227 a lot of information we have discussed that really needs to get out to the public. If the answer is no and it is not
228 going to Town Meeting, we move on. I anticipate having a discussion and vote on the November 2nd meeting if all
229 items are answered.
230 P,_I3oy► to�z: We had the extensive discussion of the pedestrian overpass. That was presented to its as a number of
231 ramps that were not practical. As we had those discussions, we asked a different question. '.The current design has a
232 number of bridges between upper floors of buildings. We asked if the pedestrian overpass could run from all tipper
233 floor of the student dormitory across Rt. 114 and gain necessary elevation by tying into the dormitory rather than
234 the impractical ramps. The question was posed, but we have never gotten all answer other than referring to the
235 ramps are impractical. We also Beard about the sequencing of the lights at the crosswalk. Can we have the Police
236 Chief comment on public safety of the I students crossing without a pedestrian bridge?We should have some
237 expertise firm someone with greater depth in public safety.
238 Lynne Jackobek, 105 BerkeleyT load: Read her letter in opposition of the proposed plan into the record. (211012
239 Abulfer Comment—Jackobek) Site requested that questions asked it) the letter be addressed at the next meeting.
240
241 ADJOUIZNMEN T
242 MOTION: J. Simons made a motion to adjourn tite meeting. The motion was seconded by A, Koenig. Meeting
243 adjourned cr7 9:00 p.m. Roll Call vote: K. Cormier voted yes. P. Boynton voted yes. J. Simons voted yes. A.
244 Koenig voted yes. E. Goldberg voted yes. The vote was 5-0, una►timous in favor.
245
246 MEETING MATERIALS: Planning Board Meeting Agenda October 12,2021,Meeting Minutes September 21,2021;
247 Staff Report:211012 Staff Report; 0 Ingalls St./1750 Salem St.: Application—1750 Salem Street,Application—0 Ingalls,
248 ANR-2021,201203 Wetland Delineation Memo;Rea Street Definitive Subdivision Robert Innis: 211007 Bond release
249 recommendation; Royal Crest(1&28 Royal Crest Drive),Trinity Fin ancia1,Jint Keefe: Phasing—Const.Mgmt-
250 Imagery,Merrimack College Presentation,Abutter Continents:210909 Abutter Comment-.Cook,21.0909 Abutter Comment
251 —Schaalman,210912 Abutter Comment—Cook,211012 Abutter Comment-Jackobek,210909 REV Final Packet-_.Program,
252 Heights,Perspectives ; 2022 Planning Board (haft mcetina schedule: DRAFT 2022 PB Meeting Calendar;
253 Communications: Route 114 Improvement Project Design Public Hearing,Ptiblic Hearing Notice---Rt 114 Improvement
254 Project,211016 lakecleatrup Flyer.
6