HomeMy WebLinkAbout20140715 Decision/site plan review - Decision - 500 GREAT POND ROAD 7/15/2014 •gyp/�\> " �
to®i�'Qi;
f 4tlE6.�_ Town of North Andover
Office of the Planni ing Department
a 4m Community Development and Services Division-
� t 1600 Osgood Street
North Andover,Massachusetts 01845
NOTICE OF DECISION This is to certify that twenty(20)days
have elapsed from date of decision,filed
SITE PLAN REVIEW without filing ofan appea �L
Date U
I I
Joyce A. dshaw
Any appeal shall be filed TOM 01®rk
within(20)days after the
date of filing this notice in
the office of the Town Clerk.
Date: July 15,2014
Date of Hearings: June 3,2014,June 17,
2014, July 1, 2014,and July 15.,2614
Date of Decision: July 15, 2014
Petition of: North Andover Countmy Club
500 Cheat Pond Road
North Andover,MA 01845
Premises Affected: 500 Great Pond Road, North Andover, MA 01S45, within the
Residential 1(R-1) Zoning District,Assessors Map 64,Parcels band 7.
The above petition for a Site Plan Review Special Permit is in accordance to the requirements of the
North Andover Zoning Bylaw, Sections 8.3, 10.3, 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 L. McSherry and 2nd by L.
Rudnicki the Planning Board APPROVES the Site Plan Review Special Permit as amended and
based upon the following conditions. Vote was 5-0 in favor of the application.
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Planning Board
ATTEST: John Simons,Chairman
A True copy Michael Colantoni
Q Dave Kellogg
Town Clerk Lora McSherry
Lynne Rudnicki
500 Great Pond Read,Map 04 Lots 6& 7
Site Plan Review Special Permit
The Planning Board herein approves the Site Plan Review Special Permit for the addition of
twenty three (23) parking spaces on the premises and four (4) 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, Parcels 6& 7. This Special Permit
was requested by North Andover Country Club, 500 Great Pond Road,North Andover, MA. The
applications were filed with the Planning Board on May 2, 2014. The applicant submitted
complete applications, which were noticed and reviewed in accordance with Section 4.136, 8.3,
10.3, and 10.31 of the Town of North Andover Zoning Bylaw and MGL C.40A, Sec. 9.
In accordance with 10.31 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. 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.
4. The use is in harmony with the general purpose and intent of the Bylaw and will not
adversely affect the neighborhood.
5. 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. The addition of these parking spaces will
improve the existing traffic conditions and safety of Great Pond Road.
2
500'Great fond Road,Map Lots 6 &7
Site Plan Review Special Permit
6. 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.
7. The stormwater management is 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 Town's
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 dated 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.
8. 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 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.
9. 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.
10. 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.
11. 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 correspondence dated June 25, 2014.
12. 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.
13. 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.
14. Fertilizers will be limited to those which are either organic or slow-release nitrogen and
phosphorous-free. The use of coal tar-based pavement sealants is prohibited. These
restrictions will be noted in the deed.
3
500 great Pond Road,Map v-*Lots 6&7
Site Plan Review Special Pennit
15. The topography of the site will not be altered substantially.
16. The Conservation Commission closed the Public Hearing for the project on 7/9/2014 and
has issued an Order of Conditions.
Finally, the Planning Board fmds that this project generally complies with the Town of North
Andover Zoning Bylaw requirements as listed in Section 8.3, but requires conditions in order 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
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 Site Plan Review Special Permit may only
be used in conjunction with the Watershed Special Permit for these same premises
approved July 1, 2014.
4
D 1
500 Great Pond Road,Map t,,Lots 6&7
Site Plan Review Special Permit
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 roadway Swale along the four constructed parking spaces in the Great Pond Road right-
of-way and the four parking spaces in the right-of-way as shown on the "Practice Facility
and Parking Lot Expansion" Plan revised to June 20, 2014 shall be maintained by the
owner/applicant in perpetuity.
5) Prior to the endorsement of the plan:
a) 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, XX. 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 Watershed 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.
b) All stormwater best management practices shall be maintained as
specified in the Operation and Maintenance Plan and Long Term Pollution
Prevention Plan and Erosion and Sediment Control Plan for Stormwater
Management Systems submitted to the Conservation Commission and to the
Planning Board and incorporated in the Conservation Commission's Order of
Conditions and the Planning Board's Watershed Special Permit. The approved
Operation and Maintenance Plan and Long Term Pollution Prevention Plan for
Stormwater Management Systems is fully binding upon the applicant and/or
owners, successors, agents, associations, heirs and assigns and must be adhered to
in perpetuity
c) The applicant will provide copies of all Decisions, Notification and Orders
of Conditions from the North Andover Conservation Commission.
6) Prior to start of construction or site work and prior to the issuance of a building permit:
a) A construction schedule shall be submitted to the Planning Staff for the
purpose of tracking the construction and informing the public of anticipated
activities on the site.
b) All erosion control measures as shown on the plan must be in place and
reviewed by the Town Planner and Conservation Department.
c) Three (3) copies of the signed, recorded plans and the decision must be
delivered to the Planning Department.
5
500 Great Pond Road,AUp 04 Lots 6& 7
Site Plan Review Special Pennit
d) A site opening/erosion control bond shall be in the total amount of ten
thousand dollars ($10,000) for the purpose of covering any contingencies that
might affect the public welfare such as site opening, clearing, erosion control and
performance of any other condition contained herein. The Guarantee shall be in
the form of a bond acceptable to the Town and made payable to the Town of
North Andover.
e) A bond in the amount of five thousand dollars ($5,000) must be posted for
the purpose of insuring that a final as-built plan showing the location of all on-site
utilities, structures, curb cuts, parking spaces, topography, and drainage facilities
are submitted. The bond is also in place to insure that the site is constructed in
accordance with the approved plan. This bond should be in the form acceptable
to the Town and made payable to the Town of North Andover bond account.
f) Yellow "Caution" tape must be placed along the limit of clearing and
grading as shown on the plan. The Planning Staff must be contacted prior to any
cutting and or clearing on site.
g) A pre-construction meeting must be held with the developer, their
construction employees, Planning Department and Conservation Department (and
other applicable departments) to discuss scheduling of inspections to be conducted
on the project and the construction schedule.
h) 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.
i) Fertilizers utilized for landscaping and lawn care shall be slow release,
phosphorous-free, 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. The applicant shall incorporate this condition as
a deed restriction and a copy of the recorded deed shall be submitted to the
Town Planner and included in the file.
7) During Construction
a. The Board will strictly enforce the policy relative to the stockpiling of
materials (dirt, wood, construction material, etc.) and must be shown on a plan
and reviewed and approved by the Town Planner. The developer will make every
effort to locate stockpiles on the site away from the Lake Cochichewick. Any
approved piles must remain covered at all times to minimize potential dust and be
required to install appropriate erosion control measures to mitigate potential
impacts to Lake Cochichewick. Any stockpiles to remain for longer than one
week must be fenced off and be seeded.
b
500 Great Pond Road,Map L.. dots 6& 7
Site Plan Review Special Permit
b. In an effort to reduce noise levels, the developer shall keep in optimum
working order, through regular maintenance, any and all equipment that shall
emanate sounds from the structures or site.
c) The Town Planner will perform bi-monthly inspections of the site during
construction to ensure that the developer is adhering to the conditions set forth in
the decision.
8) Prior to Gertificate of Occupancy:
a) The applicant shall submit an as-built plan stamped by a Registered
Professional Engineer in Massachusetts that shows all construction, site design,
including storm water structures and other pertinent site features. This as-built plan
shall be submitted to the Town Planner for approval and must be provided in paper
form as well as in SDF (Standard Digital File) format. The applicant must also
submit a letter from the architect and engineer of the project stating that the building,
landscaping, and site layout substantially comply with the plans referenced at the
end of this decision as endorsed by the Planning Board.
9) Prior to final release of all security and escrowed accounts:
a) The Planning Staff shall review the site. Any screening as may be
reasonably required by the Planning Staff will be added at the Project Owner's
expense.
b) A final as-built plan showing final topography, the location of all on-site
utilities, structures, curb cuts, parking spaces, and drainage structures and
facilities must be submitted to the Planning Department. The applicant must
submit a letter from the architect and engineer of the project stating said items
substantially comply with the plans referenced at the end of this decision as endorsed
by the Planning Board.
10)General Conditions:
a) No open burning shall be done except as is permitted during burning season
under the Fire Department regulations.
b) The Contractor shall contact Dig Safe at least 72 hours prior to commencing
excavation.
c) The hours for construction shall be limited to between 7:00 a.m. and 5:00
p.m. Monday through Friday and between 8:00 a.m. and 5:00 p.m. on Saturday.
d) 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.
e) Any action by a Town Board, Commission, or Department, which requires
changes in the plan or design of the site, as presented to the Planning Board, may be
subject to modification by the Planning Board.
7
500 Great'Pand Road,Map�*Lots 6&7
Site Plan Review Special Permit
f) Any revisions should be submitted to the Town Planner for review. If these
revisions are deemed substantial, the developer must submit revised plans to the
Planning Board for approval.
g) 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.
h) 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.
i) 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.
j) This decision must be recorded 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.Tune 20, 2014,
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
8
r
500 CWreat Rood Road,M,ap%,,*Lots 6& 7
Site Plan Review Special Permit
Conservation Administrator
Drainage Consultant
Planning Board
Police Chief
Fire Chief
Applicant
Engineer
File
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