HomeMy WebLinkAbout2020-01-07 DECISION - 500 GPR- Addition • s�,i c�n J� .
• Town of North Andover
Office of the Planning Department i i,'„ ; :L i . '' ` 0" r =
Community & Economic Development Division
120 Maim Street 2020 JAN —9 AM 10* f14
North Andover,Massachusetts 01845
NOTICE OF DECISION
WATERSHED DISTRICT SPECIAL PERMIT
Any appeal shall be filed
within (20) days after the
date of filing this notice in
the office of the Town CIerk -
Date: January 7, 2020
Date of Public Hearing: November 5,2019,
January 7,2020
Date of Decision: January 7, 2020
Petition oh North Andover Country Club
PO Box 99
500 Great Pond Road
North Andover,MA 01845
Premises Affected: 500 Great Pond Road(Map 63 Lot 12)
North Andover,MA 01845
Referring to the above petition for Review of a Watershed Special Permit,according to the requirements of the
North Andover Zoning Bylaw,Part 5 Water Protection District, Section 195-10.7 and MGL C.40A, Sec.9
So as to allow the construction of an 817 sf. addition to the existing clubhouse and 164 s.f.expansion of a
patio with associated landscaping in the Non-Discharge Zone and Non-Disturbance Zone. The project is
located within the Residential 1 (R 1)Zoning District.
After a public hearing given on the above date, and upon a motion by K. Bargnesi and a 2nd by J. Simons,
to APPROVE a Watershed Special Permit, as amended, with the following conditions imposed on the
project by a vote of 5-0 in favor of the application.
This is to certify that twenty(20)days
have elapsed from date of decision
without filing of an ppeal.
Date f--n
Irtt[T.f"rr�Town Clerk
On beMalf of the North Andover Planning Board
Eitan Goldberg, Chairman
A7ri
Kate Bargnesi
ATTEST.tCo y Peter Boynton
Aaron Preston
John Simons
Y r11 To+wrr Clrr•1c
500 Great Pond Road—North Andover Country Club
Watershed Special Permit
January 7,2020
Page 2 of 6
The Public Hearing on the above referenced application was opened on November 5, 2019 and closed by
the North Andover Planning Board on January 7, 2020.
On January 7,2020,upon a motion made by K. Bargnesi and seconded by J. Simons to,APPROVE a
Watershed Special Permit to allow the construction of an 817 s.f. addition to the existing clubhouse and
expansion of an existing outdoor patio by approximately 164 square feet. expansion of a patio with
associated landscaping in the Non-Discharge Zone and Non-Disturbance Zone. The project is located
within the Residential 1 (R-1)Zoning District. This Special Permit was requested by the North Andover
Country Club, PO Box 99, 500 Great Pond Road,North Andover,MA 01845 on October 3, 2019. The
Applicant submitted a complete application,which was noticed and reviewed in accordance with Part S.
Water Protection District, Section 195-10.7 of the Town of North Andover Zoning Bylaw and MGL
Chapter 40A, Section 9. The motion to approve was subject to the FINDINGS OF FACTS and SPECIAL
CONDITIONS set forth in this decision.
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 to this decision within twenty days after the date this
decision has been filed with the Town Clerk.
In accordance with Part 5. Water Protection District,the Planning Board makes the finding that the intent of
the Bylaw, as well as its specific criteria, are met. This decision specifically stated by the Planning Board
makes the following FINDINGS OF FACT:
1) The project is located within an extremely environmentally sensitive area and in close proximity to
Lake Cochichewick and/or a tributary to the Lake, the Town's sole drinking water supply; however,
the final design includes the implementation of Best Management Practices that reflect 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.
2) The project involves the construction of an 817 s.f addition to the existing clubhouse and expansion of
an existing outdoor patio by approximately 164 square feet. The patio will be made of permeable
pavers, which will recharge runoff from the new roof drain. Runoff from the building's gutters and
downspout will be piped beneath the patio and infiltrated into the group. The project has been reviewed
by the Town's Stormwater Review consultant,Horsley Witten Group,and with the application of erosion
control measures and modifications to the stormwater management designs,the consultant concluded that
there will not be significant degradation to the quality or quantity of water in or entering Lake
Cochichewick. The site drainage system and stormwater management design are designed in accordance
with the Town Bylaw requirements and Best Engineering and Management Practices. (See memo from
Horsley Witten Group dated November 12,2019)
3) The Applicant has received a Variance for the construction of the 817 s.f. addition from the North
Andover Zoning Board of Appeals on November 15,2019.
4) The Inspector of Buildings has reviewed the Application and agrees that 817 s.£ addition increases the
existing club house from 15,092 Sq.Ft.to 16,644 Sq.Ft. This is a 10.28%increase in GFA.
5) The Applicant filed on NOI with the Conservation Commission and the hearing opened on December 11,
2019(see email from Amy Maxner dated December 12,2019).
6) The Fire Department has reviewed the proposal and comments have been satisfactorily address and/or
conditioned herein. A swept path analysis was performed of the site and parking areas to ensure FD
500 Great Pond Road—North Andover Country Club
Watershed Special Permit
January 7,2020
Page 3 of 6
apparatus has adequate access to the buildings in accordance with 527 CMR Ch 18. (see email from
Lieutenant Michael Beirne dated October 21, 2019).
7) The Police Department has reviewed the proposal and had no concerns. (See email from Lieutenant
Daniel Lanen dated October 28, 2019.)
8) The specific Site is an appropriate location for the proposed use and structure as this
9) Because of the unique characteristics of the Site,the use as developed will not adversely affect the
neighborhood.
10) There will be no nuisance or serious hazard to vehicles or pedestrians.
11) Adequate and appropriate facilities are provided for the proper project.
12) The lot was created prior to 1994 and is not subject to the Conservation Zone,as described in Section
195-4.18(F),Table 2.
13) There is no reasonable alternative location outside the General,Non-Disturbance,and the Non-Discharge
Zones for any discharge,structure or activity.
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. Upon reaching the above findings,the Planning Board approves
this Special Permit based upon the following SPECIAL CONDITIONS:
14) Permit Definitions:
a) The"Locus"or"Site"refers to the approximately 18.88 acre parcel of land on a portion of
Assessors Map 63, Parcel 12 also known as 500 Great Pond Road,North Andover,
Massachusetts.
b) The"Plans"refer to the plans prepared by Merrimack Engineering Services,Inc. entitled"Site
Plan of Land located in North Andover, Massachusetts, 500 Great Pond Road", dated
September 26,2019 and revised to December 6, 2019.
c) The "Project" refers to the construction of an 817 sf addition to the existing clubhouse and
expansion of an existing outdoor patio by approximately 164 square feet with associated
landscaping in the Non-Discharge Zone and Non-Disturbance Zone. The project is located
within the Residential I (R-1)Zoning District.
d) The "Applicant" refers to the North Andover Country CIub, the applicant for the Watershed
Protection District 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.
15) The Stormwater Best Management Practices Operation and Maintenance Plan as shown on the Site Plan
with a revision date of December 6, 2019, shall be recorded with this Decision at the Northern Essex
Registry of Deeds.A stand-alone document must be provided to the Planning Department.
16) In accordance with the Fire Department's requirements the following conditions must be met:
a. Project must meet the requirements of MGL 148, 527 CMR,NFPA i and NFPA 101;
b. Project-specific site safety plan be implemented upon commencement of construction
activities in accordance with 527 CMR Ch. 16 and NFPA 241;
500 Great Pond Road—North Andover Country Club
Watershed Special Pennit
January 7,2020
Page 4 of b
c. Fire protection systems [sprinklers, fire alarm, special extinguishing, etc], where
required, be installed/added to new space and alarm, supervisory and trouble signals be
transmitted in accordance with 780 CMR Ch 9, MGL 148, NFPA 72 and NFPA 13;
d. Any additional commercial cooking equipment or changes in the locations of commercial
cooking equipment as a result of this project may require upgrades to hood system and/or
fire extinguishing equipment per 527 CMR and NFPA 96;
e. A secured key access box will need to be installed in accordance with North Andover By-
Law 69-8.1 if not already in place;
17) Any revisions to the approved Plans shall 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, all of which is in accordance with Section 195-8.17(Revisions to Approved Site Plan).
PRIOR TO ANY SITE WORKI ISSUANCE OF A BUILDING PERMIT
18) A performance guarantee bond of four thousand dollars ($4,000.00) 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.
19) In consultation with the Staff Planner, the Applicant shall designate an independent construction
monitor. The monitor shall read, sign, and return to the Planning Department the Letter of Agreement
for Independent Monitors.Upon the start of site work the monitor shall make weekly inspections of the
project(any suspension in monitoring due to inactivity on the site shall be pre-approved by the Town
Planner),provide monthly reports to the Planning Department,and detail any areas of non-compliance
and corrective actions.The monitor will also provide reports following heavy rain events. The monitor
must also be available upon notice to inspect the site accompanying a Planning Department designated
official.
20) A detailed 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
21) All erosion control measures as shown on the plan must be in place and reviewed by the Planning Staff.
22) Fertilizers are limited to those which are either organic or slow-release nitrogen and phosphorous-free,
non-organic pesticides and herbicides use are prohibited,and the use of coal tar-based pavement sealants
is prohibited. The Applicant has incorporated this.restriction on their property through past
permitting.
PRIOR TO RELEASE OF THE PERFORMANCE BOND
23) The Applicant shall submit an as-built plan stamped by a Registered Professional Engincer 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 Planning Department for approval.The
Applicant must submit a certification from the design engineer that the site was constructed as shown on
the approved plan.
24) The Planning Board must by a majority vote make a finding that the Site is in conformance with the
approved plan.
r'
500 Great Pond Road—North Andover Country CIub
p' Watershed Special Pennit
January 7, 2020
Page 5 of 6
GENERAL CONDITIONS
25) Any plants, tree, shrubs, or fencing that have been incorporated into the Landscape Plan approved in
this decision that die or fall into disrepair must be replaced by the project owner in perpetuity to conform
with the Plans.
26) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation.
27) Gas,Telephone,Cable and Electric utilities shall be installed underground as specified by the respective
utility companies, or except as provided in the Plans.
28) 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.
29) No open burning shall be done except as is permitted during the burning season under the Fire Department
regulations.
29) The provisions of this conditional approval shall apply to and are binding upon the applicant, its
employees and all successors and assigns in interest or control.
30) Any action by a Town Board, Commission, or Department,which requires changes in the plan or
design of the building, as presented to the Planning Board, may be subject to modification by the
Planning Board.
31) Any revisions shall be submitted to the Planning Director for review.If these revisions are deemed by
the Planning Director to be substantial,the developer must submit revised plans to the Planning
Board for approval.
32) Pursuant to the North Andover Zoning Bylaw Section 195-10.7(3),this Special Permit approval shall
be deemed to have lapsed January 7, 2022 (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.
33) This decision must be recorded with the North Essex Registry of Deeds. The following information is
included as part of this decision:
Plan titled: Site Plan of Land located in North Andover,Massachusetts, 500 Great Pond
Road
Prepared for: North Andover Country Club
PO Box 99
500 Great Pond Road
North Andover, MA 01845
Prepared by: Merrimack Engineering Services, Inc.
66 Elm Street
Danvers,MA 01923
Scale: 17'-20'
Date: September 26,2019 Revised to December 6, 2019
500 Great Pond Road—North Andover Country Club
Watershed Special Permit
January 7,2020
Page 6 of 6
Document Title: Stormwater Best Management Practices Operation and Maintenance Plan
Operations and Maintenance for Stormwater Management
Prepared for: North Andover Country Club
PO Box 99
500 Great Pond Road
North Andover,MA 01845
Prepared by: Merrimack Engineering Services, Inc.
66 Elm Street
Danvers, MA 01923
Scale: 1"=2W
Date: September 26,2019 Revised to December 6,2019
cc:
Applicant
Abutters
Town Clerk
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ermeabte pa'Vera
Tlie precast concrete permeable paver,patio area shall be cleaned on a frequeri�(weekly or
monthly, depending on the amount of use) basis. The patio surface area shalt be kept clean of
g planter's}. cisur�no organic material Fromm
organic material(Le. teaye debris, landscapin
surrounding landscaping areas will runoff across the patio surface during large storm events,
Remove any grass clippings from mowing activities with ri leaf blower.
vat
Snow shall be removed with the use sh or walk behind snoVv ovel
d f d
dlsrupting the paver$
ter. Snow r
o . Use of icing
equipment should have rubber or nylon ti p s
'materials is not recommended,
Regular malntenance includes:
Sweep path with push brbam and use a law-ptessure water hose to clean the patio area.
Avoid removing Joint fitter during regular cleanings.
• Replace Joint fitter with clean aggregate when Joint void depth exceeds IYa".
if ponding occurs,the pavers and bedding course shall be removed to affected area.
Replace bedding course with new aggregate before replacing pavers and adding new
r clean aggregate Joint filler. •'
ediment
Twice annually(springlfail):vacuum surface, adjust vacuuming schedule per s
.loading and/or any sand deposits
llltnrfat lnspectlons: ' ''` '
.' xceedlrig �/z"
inspect and repair'all paver surface deformattorfs e
Repair pavers offset by more.thin'/V above/below adjacent units a curbs '
Replace cracked parsers trn ' lring surface structural integrity
o Maintenance personnel to inspect porous pavers after each storm to ensure they
are operating properly, if. riot, maintain pavers as specified above.