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HomeMy WebLinkAbout20140715 Decision - Decision - 500 GREAT POND ROAD 7/15/2014 e r 1 _. Ewa �..__2 Co:1 4- r:kp CH "n e 2 3 E t1OBTH q _ Fred<��E��b.aka p Town of North Andover A Office of the Planning Department _P a� Community Development and Services Division 1600 Osgood Street �SSRCN�15E4 ree '. North Andover,Massachusetts 01845 This is to certify that twenty(20)days have elapsed from date of decision,filed NOTICE OF DECISION- Watershed Special Perm4thout filing of,an' e i. Any appeal shall be fled Cate I G Joyce A. dshaw within(20) days after the Town Clerk date of filing this notice in the office of the Town Clerk. Date: July 15, 2014 Date of Clearings: June 3,2014,June 17, 2014,July 1, 2014, and July 15,2014 Date of Decision: July 15, 2014 Petition of North Andover Country Club 500 Great Pond Road North Andover,MA 01845 Premises Affected: 500 Great Pond Road, North Andover, MA 01845, within the Residential I(R-1) Zoning District,Assessors Map 64,Parcels 6 and 7. The above petition for a Watershed Special Permit is in accordance to the requirements of the North Andover Zoning Bylaw, Sections 4.136 and 10.31 and MGL C40A, Sec 9. This petition is to allow the addition of twenty three (23) parking spaces on the premises and four parking spaces along a widened portion of the roadway for a total of twenty seven (27) new parking spaces, relocation of an existing putting green, new golf cart path and golf cart parking area,a fourth paddle tennis court, a new short game practice area, drainage system network, and grading within 100' of a Bordering Vegetated Wetland and within the General and Non- Disturbance Zones of the Watershed Protection District and Zone A for the Lake Cochichewick public water supply (land area within 200 feet from the upper boundary of a bank of a tributary or associated surface water body). After a public hearing given on the above date, and upon a motion by D. Kellogg and 2nd by M. Colantoni the Planning Board APPROVES the Watershed Special Permit as amended and based upon the following conditions. Vote was 5-0 in favor of the application. Planning Board John Simons,Chairman Michael Colantoni Dave Kellogg ATTEST: Lora McSherry A True Copy Lynne Rudnicki Town Clerk 500 Great Pond Road NACU Watershed Special Permit The Planning Board herein approves the Watershed Special Permit for the addition of twenty three (23)parking spaces on the premises and four parking spaces along a widened portion of the roadway for a total of twenty seven(27)new parking spaces, relocation of an existing putting green, new golf cart path and golf cart parking area, a fourth paddle tennis court, a new short game practice area, drainage system network, and grading within 100' of a Bordering Vegetated Wetland and within the General and Non-Disturbance Zones of the Watershed Protection District and Zone A for the Lake Cochichewick public water supply(land area within 200 feet from the upper boundary of a bank of a tributary or associated surface water body). The site is located at 500 Great Pond Road, Map 64, Lots 6 & 7 in the Residential 1 (R-1) Zoning District. This Special Permit was requested by North Andover Country Club, 500 Great Pond Road,North Andover, MA 01845. The application was filed with the Planning Board on May 2, 2014. The applicant submitted a complete application, which was noticed and reviewed in accordance with Section 4.136, 8.3, and 10.3, and 10.31 of the Town of North Andover Zoning Bylaw and MGL C.40A, Sec. 9. In accordance with 4.136 the Planning Board makes the finding that the intent of the Bylaw, as well as its specific criteria, is met. This decision specifically stated by the Planning Board makes the following FINDINGS OF FACT: 1. The project is located within an extremely environmental sensitive area and in close proximity to Lake Cochichewick. The final design reflects extensive discussions between the Town and applicant to ensure the continued protection of Lake Cochichewick and the safety and welfare of the residents of North Andover, and as provided under section 4.136 (4) (e) the Planning Board has determined that there will not be any significant degradation of the quality and quantity of water in or entering Lake Cochichewick 2. The proposed project is a result of discussions with the Planning Board, Planning Staff and outside consultants with respect to parking, site design, grading, landscaping, and stormwater management. The resulting proposal limits site disturbance and provides for the least amount of impact on an environmentally sensitive area. 3. The site drainage system and storm water management design are designed in accordance with the Town Bylaw requirements and Best Management Engineering and Practices, and the most recent version of the MA DEP Stormwater Handbook, and has been reviewed by the outside consulting engineer, Lisa Eggleston. The applicant altered the original drainage design to provide for maximum stormwater infiltration and has provided adequate safeguards to mitigate pollutants from entering the Lake and the surrounding area. See letters from L. Eggleston May 14, 2014, email dated June 24, 2014, and response to stormwater review letter dated June 20, 2014 from Scott P. Cameron, P. E., The Morin-Cameron Group, Inc. The Planning Board has determined that there will not be any significant degradation of the quality and quantity of water in or entering Lake Cochichewick. 2 500 Great Pond,Road NACk- Watershed Special Pennit 14. The project includes a reduction in pavement within 100' buffer to B- series wetland of 1,400 sq. ft. and an increase in pavement within 100' buffer to C — series wetland of 1,975 sq. ft. for an overall increase of pavement within 100' buffer zone of 575 sq. ft. 15. The project will result in significant improvement to surface water quality, groundwater recharge and the interests of the Watershed Protection District for the premises and portions of the public roadway in front of the club house. 16. The topography of the site will not be altered substantially. 17. The limit of clearing is restricted to the minimum necessary to construct the proposed site improvements. Grading and the construction of the parking area are located outside the 50- foot Conservation No-Build Zone. 18. As conditioned, the site is an appropriate location for the project use and proposed structures. 19. The Conservation Commission closed the Public Hearing for the project on 7/9/2014 and has issued an Order of Conditions. 20. The Planning Board also makes a specific finding that the use is in harmony with the general purpose and intent of the North Andover Zoning Bylaw and will not adversely affect the neighborhood. Finally, the Planning Board finds that this project generally complies with the Town of North Andover Zoning Bylaw requirements as listed in Section 4.136, but requires conditions in corder to be fully in compliance. The Planning Board hereby grants an approval to the Applicant provided the following conditions are met: SPECIAL CONDITIONS: 1. Permit Definitions: a) The "Locus"refers to the 73.8 acres of land with land fronting on Great Pond Road as shown on Assessors Map 64, lots 6& 7, and also known as 500 Great Pond Road,North Andover, Massachusetts. b) The "Plans"refer to the plans prepared by The Morin-Cameron Group, Inc. dated May 1, 2014 and revised to June 20, 2014 entitled "Practice Facility and parking Lot Expansion" and consisting of sheets 1 through 4. c) The "Project" or"500 Great Pond Road"refers to the addition of twenty three (23)parking spaces on the premises and four parking spaces along a widened portion of the roadway for a total of twenty seven (27)new parking 4 500,Great Pond Road NACC Watershed Special Permit 4. The proposed project is located within the Zone A of a public water supply. Standard 6 of the Stormwater Management Standards prohibits new stormwater discharges with the Zone A. However, the North Andover Planning Board recognizes that there are existing stormwater discharges in the Zone A that currently discharge untreated pavement runoff from the project area. The proposed project calls for modification of those discharges, and the Applicant has demonstrated that the proposed Best Management Practices (BMPs) will provide a net benefit to the water supply by reducing the mass of stormwater pollutants discharged within the Zone A and toward the wetland resource area. 5. All paved surfaces, both existing and proposed, will pass through the stormwater management treatment system so 100% of the runoff will be treated in the constructed condition. This is a significant improvement over current conditions. 6. The existing site has the capacity to provide only 17% average adjusted Total Suspended Solids (TSS) removal over the total impervious area for 1,840 cubic feet of total runoff based on a 1" storm. The BMPs to be implemented on this site will result a 97% improvement to water quality based on TSS removal applied to the volume of runoff. 7. There will be no nuisance or serious hazard to vehicles or pedestrians. The applicant has demonstrated that (1) the proposed access and egress points from Great Pond Road will not significantly increase traffic flow or volumes and (2) the parking design provides for adequate traffic flow, safety, and sufficient pedestrian connections throughout the project. 8. On June 9, 2014 the Board of Selectmen voted to approve the construction of four parking spaces along Great Pond Road as shown on the "Practice Facility and Parking Lot Expansion"Plan revised to June 20, 2014. 9. The site will have two driveways and will better define two existing curb cuts on Great Pond Road. One driveway is a dedicated entrance and the other is a dedicated exit. 10. Fertilizers utilized for landscaping and lawn care shall be slow release, low-nitrogen types (< 5%). Pesticides and herbicides shall not be used within 100 feet of a wetland resource area. The use of coal tar-based pavement sealants is prohibited. These restrictions will be noted in the deed. 11. The applicant has provided attenuation for the volume of stormwater for the 100-year storm event, to the maximum extent practicable. The design as proposed meets the Department of Environmental Protection's (DEP) standards. 12. The plan reflects extensive discussion with the Planning Board and its consultants, resulting in a design that provides for safe vehicular access throughout the site, defined curb cuts, and improved traffic conditions on the public road. 13. The project design has been reviewed and approved by the Division of Public Works. See Interoffice Memorandum prepared by Gene Willis dated May 23, 2014 and June 11, 2014 and Email dated June 25, 2014. 3 500 Great Pond Road NACt Watershed Special Pen-nit spaces,relocation of an existing putting green, new golf cart path and golf cart parking area, a fourth paddle tennis court, a new short game practice area, drainage system network, and grading within 100' of a Bordering Vegetated Wetland and within the General and Non-Disturbance Zones of the Watershed Protection District and Zone A for the Lake Cochichewick public water supply (land area within 200 feet from the upper boundary of a bank of a tributary or associated surface water body). d) The "Applicants"refers to North Andover Country Club,the applicant for the Special Permit. e) The "Project Owner"refers to the person or entity holding the fee interest to the title to the Locus from time to time, which can include but is not limited to the applicant, developer, and owner. 2. The Town Planner shall approve any changes made to these plans. Any changes deemed substantial by the Town Planner would require a Public Hearing and modification to the Special Permit by the Planning Board. This Watershed Special Permit may only be used in conjunction with the Special Permit for Site Plan Review for these same premises approved July 15, 2014. 3. Landscape areas will be constructed in a manner that will minimize maintenance requirements including aeration of soils, placement of a minimum of 6" of topsoil, and installation of native vegetation/seed mixes. 4 The developer shall designate an independent Environmental Monitor who shall be chosen in consultation with the Planning and Conservation Department staff. This monitor shall be the same environmental professional required by the Conservation Commission, per their Order of Condition, 7/10/2014. The Environmental Monitor must be available upon four (4) hour notice to inspect the site with the Planning Board designated official. The Environmental Monitor shall make weekly inspections of the project and file weekly reports, as specified in the Order of Conditions and the Planning Board's Special Permit decision, to the Planning Board throughout the duration of the project. The weekly reports shall detail area of non-compliance, if any and actions taken to resolve these issues. The designated monitor may not be applicant and/or developer. a) Both the pocket wetland/bioretention basin and wet swale require that they be well vegetated. It is unclear at this time whether the specified seed mix will accomplish this since the nature of the vegetation will be dependent on the actual hydrology of the basins once they are built. As a result, monitoring should be provided post-construction, annually; for a period of two years to ensure the seed mix planted in the pocket wetland/bioretention basin and wet swale have successfully vegetated. A monitoring report and photos of the areas will be submitted by a qualified wetland professional by November 1 for the two years following planting. 5 ® 500 Great Pond Road NACU. Watershed Special Permit b) If seed mixes do not take well, an alternative planting plan will be presented to the Planning Department for approval and implemented with an additional year of monitoring to follow. 5 The basins shall be mowed no more frequently than once per year, or only as needed to prevent woody vegetation. 6 Prior to issuance of site work or a building permit: a) A performance guarantee bond of five thousand dollars ($5,000.00) made out to the Town of North Andover must be posted to insure that the construction, erosion control, measures, and performance of any other condition contained herein will take place in accordance with the plans and the conditions of this decision and to ensure that the as-built plans will be submitted. b) Three (3) copies of the signed, recorded plans and Decision must be delivered to the Planning Department. c) All erosion control measures as shown on the plan must be in place and reviewed by the Town Planner and Conservation Department. Weekly inspections of all erosion control measures will be completed by the designated independent Environmental Monitor and incorporated into the weekly reports as part of Special Condition (5.a) of the approved July 15, 2014 Site Plan Review Special Permit. 7. No road salt, sodium chloride, or other de-icing chemicals shall be used on paved surfaces in the buffer zone, and any arrangement for snow removal shall so stipulate due to the importance of the site and wetlands. In addition, permanent signs designating "No- Salt Zone" and "Snow ,Stockpiling Zones" shall be displayed in prominent locations along the Non-Disturbance Zone as approved by the Conservation Department and shown on the herein referenced plans. Fertilizers utilized for landscaping and lawn care shall be slow release, low-nitrogen types (< 5%). Pesticides and herbicides shall not be used within 100 feet of a wetland resource area. The applicant shall incorporate .this condition as a deed restriction ,and a copy of the recorded deed shall he submitted to the Town Planner and included in the fide. 8. Prior to release of the Performance Bond: a) The applicant shall submit an as-built plan stamped by a Registered Professional Engineer in Massachusetts that shows all construction, including storm water mitigation structures and other pertinent site features. This as-built plan shall be submitted to the Town Planner for approval. The applicant must submit a certification from the design engineer that the site was constructed as shown on the approved plan. b) The Planning Board must by a majority vote make a finding that the site is in conformance with the approved plan. 6 500,Great Pond load NAC(- Watershed Special Permit 9. General Conditions a. In no instance shall the applicant's proposed construction be allowed to further impact the site other than as proposed on the plans referenced in Special Condition #9.i. b. The applicant must comply with the conditions set forth in the Site Plan Review Special Permit approved on July 15, 2014 and the Conservation Commission Order of Conditions related to this project. c. No open burning shall be done except as is permitted during burning season under the Fire Department regulations. d. The Contractor shall contact Dig Safe at least 72 hours prior to commencing excavation. e. The provisions of this conditional approval shall apply to and be binding upon the applicant, its employees and all successors and assigns in interest or control. f. Should the Project Owner transfer ownership of the project and/or property prior to completion and submission of the final as-builts, the buyer shall meet with the Planning Board to provide an update on the status of the project. g. This Special Permit approval shall be deemed to have lapsed July 15, 2016 (two years from the date of issuance) exclusive of the time required to pursue or await determination of any appeals, unless substantial use or construction has commenced within said two-year period. Substantial use or construction will be determined by a majority vote of the Planning Board. h. The applicant is hereby notified that should the applicant disagree with this decision, the applicant has the right under MGL Chapter 40A Section 17, to appeal this decision within twenty days after the date this decision has been filed with the Town Clerk. i. This decision must be filed with the North Essex Registry of Deeds. The following information is included as part of this decision: Plan titled: Practice Facility and Parking Lot Expansion Prepared for: North Andover Country Club 500 Great Pond Road North Andover, MA 01845 Prepared by: The Morin-Cameron Group, Inc. 447 Boston Street, US Rt. 1, Topsfield, MA 01983 Scale: 1"=20' Date: May 1, 2014 revised June 20, 2014, 7 w 500 Great Pond Road NAG,- Watershed Special Permit Sheets: 1 through 4 Report: Long Term Pollution Prevention Plan Date: May 1,2014,Revised to June 20,2014 Prepared by: The Morin-Cameron Group, Inc. 447 Boston Street, US Rt. 1 Topsfield,MA 01983. Report: Construction Period Pollution Prevention Plan Date: May 1, 2014 Prepared by: The Morin-Cameron Group, Inc. 447 Boston Street, US Rt. 1 Topsfield,MA 01983. cc: Director of Public Works Conservation Administrator Drainage Consultant Planning Board Police Chief Fire Chief Applicant Engineer File .m I ua- Tit Li '- Rom I j� !/ 1� \ `�I 1 --�--.+d,s ��. •"'°s�D .i m�` /�®)m � !y, � f`I�� $ n , L lil , -/7 _ ,"`; x `• \ \ lr' /,' %if fig'/ �u 't .\ i , IQ W JJ'I N11,11 I III a vo'v i y� � � z � �BAg�mmg Ec 1 "> SO EXISTING PRACTICE FACILITY & ND DSRPTW10H DAE Da�DT. �` 7��{The, n CONDITIONS NDRTH umovER 1—w 0HA1E0 er ncnTNsMoral-Cameron PLAN PARKING LOT EXPANSION E/zD< x RFPAREU PIXt DDMD/CONS DqA RENEW DIECkm DT: SPC DR-1 ND. NORTH ANDOVER COUNTRY CLUBLo I 500GREATPONOROAD SenlE:1'.1D' D sURVEVD.uND usE PWNNE0.5 Of 4 NORM ANDOYEq,AIASSACNUSERS DAre MAY 1,2ma If SOIL DATER—Elk LOGS 2014 R g s.ner .n.0 \ "! / EAU SE SWR P. -" lal. SES. 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