HomeMy WebLinkAbout2020-01-07 APPLICATION WSP -500 GPR - Addition rf?K'S OFF ICE
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PLAWNG DEPARTMENT
Community Development Division
Special Permit . Watershed in t Application
Please type or print clearly.
1. Petitioner: North Andover Country Club
Petitioner's Address: PO Box 99, 500 Great Pond Road, North Andover, MA 01845
Telephone number: 978.687.7414
2. Owners of the Land: Same
Address:
Number of years of ownership: 110 Years+/-
3.Year lot was created: 1906 +/-
4. Is the lot currently on septic or sewer? Clubhouse is on Sewer
If on sewer,please provide date the sewer connection was
completed: 1997+/-
5. Description of Proposed Project:The proposed project includes the renovation of existing
clubhouse, including interior renovations to the dining area, kitchen and entry areas.
The project includes 817 sf expansion of the existing structure as shown on the attached plans.
The existing outdoor patio will also be expanded by approximately 164 sf.
The change in grade is +/-one (1)foot in elevation and no trees are being removed as a part of
the project. Native plantings will be provided around new improvements.
6. Description of Premises: North Andover Country Club-Golf& Tennis Facility
7.Address of Property Being Affected:500 Great Pond Road, North Andover, MA 01845
Zoning District: R1 & Watershed Protection District
Assessors Map:63 Lot#: 12
Registry of Deeds: Book#: 269 Page#: 374
8. Existing Lot:
Lot Area(Sq. Ft): 819,000 sf+/- Building Height: n/a
Street Frontage: 1100' + Side Setbacks: n/a
Front Setback: n/a Rear Setback: n/a
Floor Area Ratio:n/a Lot Coverage: n/a
9. Proposed Lot(if applicable):
Lot Area(Sq. Ft): N/A Building Height: n/a
Street Frontage: N/A Side Setbacks: n/a
Page 1 of 2
1600 Osgood Street,North Andover,Bldg.20,Suite 2-36 Planning Dent.,Massachusetts 01845
Phone 978.688.9535 Fox 978.688,9542 Web w .townofnortiianidoveir.00inrn
Edited 8/6/07 ._.._._
Front Setback: n/a Rear Setback: n/a
Floor Area Ratio: n/a Lot Coverage: n/a
10. Required Lot(as required by Zoning Bylaw):
Lot Area(Sq. Ft): 2 acres Max. Building Height:35'
Street Frontage: 175' Side Setbacks:30'
Front Setback:30' Rear Setback:30'
Floor Area Ratio: n/a Lot Coverage: n/a
11. Existing Building(if applicable):
Ground Floor(Sq. Ft.): 6,610 sf #of Floors: 2
Total Sq. Ft.: 14,327 sf Height: 34'-8"
Use:Clubhouse Type of Construction:Wood Frame
12. Proposed Building:
Ground Floor(Sq. Ft.): 828 sf #of Floors: 2
Total Sq. Ft.— 15,155 sf Height: 34' - 8"
Use: Clubhouse Type of Construction: Wood Frame
13. Has there been a previous application for a Special Permit from the Planning Board on these
premises?Yes —If so,when and for what type of construction?See attached
14. Section of Zoning Bylaw that Special Permit Is Being
Requested Section 195-4.19(B) -Watershed Protection District
15, Petitioner and Landowner signature(s):
Every application for a Special Permit shall be made on this form, which is the official form of the
Planning Board. Every application shall be filed with the Town Clerk's office. It shall be the
responsibility of the petitioner to furnish all supporting documentation with this application. The
dated copy of this application received by the Town Clerk or Planning Office does not absolve the
applicant from this responsibility. The petitioner shall b sponsible for all expenses for filing and
legal notification. Failure to comply with applicati req irements, as cited herein and in the
Planning Board Rules and Regulations may re in a d missal by the Planning Board of this
application as incomplete'
Petitioner's Signature: ()a
Print or type name here:Jeff Is—bell, Peperal Mawgi
Owner's Signature:.
Print or type name here:Jeff 1sb&II,—Genera Nana-ger
16. Please list title of plans and documents you will be attaching to this application.
1. Site Plan of Land - Prepared by Merrimack Engineering - Dated 9/26/19
2. Proposed Floor Plans and Elevations provided by JGA Architects- Dated 9/25/19.
3. Cover Letter&Transmittal by Huntress Associates, Inc.,- Dated 10/3/19
Page 2 of 2
1600 Osgood Street,North Andover,81dg.20,Suite 2-36 Planning Dept.,Massachusetts 01845
Phone 978.688.9535 fax 978.688.9542 Web y_kwjqyLq fnorthapdoyer.coyi
Edited 8/6/07
HUNTRESS ASSOCIATES
Lmr(1,vcu1.3e rtrchilecture & Lwul Phinning
Thursday, October 03, 2019
Ms. Jean Enright
Planning Director
Department of Planning & Community Services,
120 Main Street
North Andover, MA 01845
Re: North Andover Country Club—Watershed Special Permit
Dear Ms. Enright;
On behalf of the North Andover Country Club, we are pleased to provide the attached Watershed
Special Permit application and design plans for the renovation and expansion of the existing
clubhouse, patio and associated site improvements within the Non-Disturbance Zone associated
with Lake Cochichewick.
The property is located within the Residence One (R-1) Zoning District as well as the Watershed
Protection District. As the proposed improvements are located within the Non-Discharge and
Non-Disturbance Zone a Special Permit is required pursuant to Section 195-4.19(B).
Specifically, the plans call for an enlargement of the existing clubhouse structure by less than
25% of the overall gross floor area. The intent of this application is to present a thoughtful and
ecologically based development plan for the improvements noted above.
Description of Proposed Project:
The property is presently developed as a Golf and Tennis Club, containing 819,000 sf(+/-) with
rolling topography typical of the rural New England landscape. The frontage along Great Pond
Road is approximately 1100' (+/-). The property is zoned R-1, and is within the Lake
Cochichewick Watershed.
The proposed project consists of a modest expansion of approximately 817 sf to the existing
clubhouse, and expansion of the existing outdoor patio by approximately 164 sf. The
renovation/expansion includes improvements to the kitchen, dining area, entryway and outdoor
seating areas. The development team recognizes that this parcel is unique in its character,
ecological and aesthetic value to the Lake Cochichewick Watershed, surrounding neighborhood
and the Town of North Andover. The final landscape plantings will include the use native, non-
invasive plants in the area surrounding the proposed expansion. With this in mind, we have made
every attempt to minimize the impact within the non-disturbance zone, preserve the rural
character of Great Pond Road and minimize any impact to existing grades and vegetation.
An on-site parking analysis has been prepared by the project construction manager and will be
submitted under separate cover.
17 Tewksbury Street-Andover,Massachusetts ph. 978.470.8882 fx. 978.470.8890
North Andover Country Club
Watershed Special Permit Application
October 3,2019
Page 2 of S
General Requirements to be met for obtaining a Watershed Special Permit:
1. Encouraging the most appropriate use of the land.
The property is zoned R-1 and has been in continuous operation as a Golf &
Tennis Club since 1906. The modest expansion provides improvements for access
and upgrades to meet present building and health code requirements. The
proposed improvements to do not represent a change in use or intensity of
development.
2. Preventing overcrowding of land.
As noted above, approximately 819,000 sf of land within the Watershed
Protection District will remain undisturbed as a part of this work.
3. Conserving the value of land and buildings.
The character of the project will reflect the rural aesthetic presently defined by the
surrounding buildings and landscape. The site design is intentionally understated,
so as not to overpower the rural character of Great fond Road.
4. Lessening congestion of traffic.
The modest renovation and expansion will have a negligible impact on the present
traffic volumes associated with Great Pond Road.
5. Preventing undue concentration of populations.
The project is being proposed to better serve the existing membership and will not
create undue concentration of population at the club or within the surrounding
neighborhood.
6. Providing adequate light and air.
The addition of approximately 817 sf of building and 164 sf of outdoor seating
area will have no impact to the surrounding light and air and will preserve
existing grades, vegetation and views.
7. Reducing hazards from fire and other danger.
The renovation will be in full compliance with local health and safety codes, as
required by the Massachusetts Building Code.
8. Assisting in the economical provision of transportation, water, sewerage,
schools, parks and other public facilities.
The existing clubhouse is on public sewer and the expansion will have no
negative impact to area utilities, parks or public facilities.
9. Controlling the use of bodies of water,including watercourses.
17 Tewksbury Street-Andover,Massachusetts 01810 ph. 978.470.8882 ft. 978.470.8890
North Andover Country Club
Watershed Special Permit Application
October 3,2019
Page 3 o€5
The project has been designed so as to not include any wetland areas within the
limit of work. All wetlands, watercourses and associated buffer zones have been
preserved and protected as part of this project.
10. Reducing the probability of losses resulting from floods.
All improvements have been located outside of the 100-year flood elevation.
11. Reserving and increasing the amenities of the Town.
The continued operation of the golf and tennis club on over 819,000 sf of property
within the watershed will have no negative impact to the Town's interest in Lake
Cochichewick as a drinking water and recreational resource.
Specific requirements to be met for obtaining a Watershed Special Permit
(Watershed Protection District-NAZB Section 195-4.20)
1. Written certification by a Registered Professional Engineer, or other scientist
educated in, and possessing extensive experience in the science of hydrology
and hydrogeology, stating that there will not be any significant degradation
of the quality or quantity of water in or entering Lake Cochichewick.
The site has been designed specifically to minimize the impact of the project to
the buffer zones associated with the Watershed Protection District. Specifically,
the clubhouse is tied to the municipal sewer system, eliminating the need for a
septic field and possible nitrogen loading within the Watershed Protection
District. The storm water management system has also been designed to
encourage recharge through overland flow, and the use of fertilizer will be limited
to organic methods with reduced nitrogen content. Native, non-invasive plantings
will be used around the new expansion.
Attached you will find a written certification from the project engineer.
2. Proof that there is not reasonable alternative location outside the Non-
disturbance and/or Non-discharge buffer zones, whichever is applicable, for
any discharge,structure, or activity, associated with the proposed use.
The current building, including the kitchen, dining and outdoor seating areas are
existing. The proposed expansion connects to the existing utilities and entry ways,
and relies upon those core facilities as part of the renovation. These facilities
have been so located as to minimize the grading and earthwork required to
complete the project and restore vegetative cover as quickly as possible.
3. Evidence of approval by the Mass. DEP of any industrial waste water
treatment or disposal system, or any waste water treatment system of fifteen
thousand (15,000) gallon per day capacity.
17 Tewksbury Street-Andover,Massachusetts 01810 ph. 978.470,8882 fr. 978.470.8890
North Andover Country Club
Watershed Special Permit Application
October 3,2019
Page 4 of 5
The proposed improvements will be tied to the municipal sewer system. No on
site disposal of any kind is anticipated.
4. Evidence that all on-site operations including, but not limited to,
construction, waste water disposal, fertilizer applications and septic systems
will not create concentrations of nitrogen in groundwater, greater than the
Federal limit at the down gradient property.
No nitrogen products will be used throughout the construction process. As stated
previously,the project will be tied to municipal sewer.
S. Projections of down gradient concentrations of nitrogen, phosphorous, and
other relevant chemicals at property boundaries and other locations deemed
pertinent by the SPGA.
We do not anticipate the projection of down gradient concentrations of either
nitrogen, phosphorous or any other relevant chemicals. North Andover Country
Club has a previous deed restriction prohibiting the use of chemical fertilizers
within the Watershed Protection District.
6. The SPGA may also require that supporting materials be prepared by other
professionals including, but not limited to, a registered architect, registered
landscape architect, registered land surveyor, registered sanitarian, biologist,
geologist or hydrologist when in its judgment the complexity of the proposed
work warrants the relevant specified expertise.
The project team, which helped in the preparation of these documents, consists of
the following professionals:
Jefferson Group Architecture, Inc. Registered Professional Architects
Huntress Associates,Inc. Registered Landscape Architects
Merrimack Engineering,Inc. Registered Professional Engineers
We are prepared to have these professionals in attendance at the required public
hearings to respond to any and all concerns raised by the board.
Please be aware that we will be submitting a separate application to the North Andover Zoning
Board of Appeals, as required by the Bylaw. Additionally, the site plans prepared by Merrimack
Engineering are printed at 24" x 36" and have been drawn at a scale of 1" = 20'. PIease accept
this letter as a request for a waiver fiorn formal compliance with the required scale of 1"=40'.
We are confident that the plans and supporting information we have submitted are in keeping
with the general intent of the North Andover Zoning Bylaw, and are in the best interest of the
neighborhood and the Town of North Andover. For these reasons, we request that the Planning
Board issue a Watershed Special Permit Approval for the proposed project.
17 Tewksbury Street-Aw1omr,Massachusetts 01810 ph. 978.470.8882 fv. 978.470.8890
North Andover Country Club
Watershed Special Permit Application.
October 3,2019
Page 5 of 5
We appreciate your time and consideration with regard to this matter and we look forward to
working with you throughout the approval process. Please feel free to contact my office with
any further questions or concerns.
Sincerely,
Huntress Associates, Inc.
c4vt
Christian C. Huntress, RLA MA#1187
Landscape Architect
CC: Jeff Isbell, General Manager -North Andover County Club
Previous Applications for Special Permits:
1. 1996 Move paddle courts & add gravel parking area.
2. 1999 Pave existing reprocessed asphalt driveway and parking area.
3. 2003 Addition to the existing garage and installation of a self-contained chemical
storage structure.
4. 2012 Reconstruction of existing tennis courts.
5. 2014 Golf Course improvements
6. 2017 Patio & Fire Pit Project
l7Tewksbury Street-Andover,Massrrchtisetts01810 ph. 978.470.8882 fx. 978.470,8890
A.
PLANNING DEPARTMENT
Building Conservation Health Planning Stevens Estate Zoning
Certification of Payment of Municipal Taxes, Fees, Assessments,
Betterments and Other Municipal Charges
The Town of North Andover General Bylaw Chapter 129-1, provides that any application for a
permit or license may be denied, suspended or revoked if the holder thereof has failed or
refused to pay any taxes, fees, assessments, betterments or other municipal charges. By
signing this application, the applicant represents that he or she has paid all such taxes and fees.
I _�Q L , certify under the penalties of perjury that to the
best of my knowledge and belief, I have not neglected or refused to pay any municipal taxes,
fees, assessments, betterments or any other municipal charge including amounts assessed
under the provisions of section twenty-one D, or am not applying for a license or permit with
respect to any activity, event or other matter which is the subject of such license or permit and
which activity, event or matter is carried out or exercised or is to be carried out or exercised on
or about real estate whose owner has neglected or refused to pay any local taxes, fees,
assessments, betterments or any other municipal charge.
Signed under oath:
Name [� i
Address
Does the Property Owner own any additional property in North Andover(Yes o No))
(YIN).
If yes, please list the property address of any additional property.
Property Address:
North Andover Tax Collector Signature
Name /
Date
Abater to Abutter( j Building Dept. ( ) Conservation ( ) Zoning ( )
TOWN OF NORTH ANDOVER
REQUIREMENT: r.SGt_40A,Secton 11 stales In pad'Padies in interest as used In this chapter shall mean the petitioner,
abutters,owners of land directly opposte on any public or private way,and ahullera to abutters within
lhrea hundred(300)feet of the property me of the petitioner as they appear on the most recent applicable
tax list,not tiidhstanTng that the land of any such vemerIs located in another city or lvoen,the plann!ng
board of The city orfo'w•n,and the planning board of every abutting city or toxn."
Subject Property:
MAP PARCEL Name Address
69 12 North Andover Country Club P.O.Box 99,500 Great Pond Road,North Andover,MA 01845
Abutters Properties
Map Parcel Name Address
63 11 Southern NE united Methodist Church P.O.Box 249 Lawrence,MA 01840
63 13 Christopher Waterman 611 Great Pond Road,North Andover,MA 01$46
63 25 John Gianakouras 625 Great Pond Road,North Andover,MA 01845
63 27 ICB Reahy Trust 67$Great Pond Road,North Andover,MA 01845
64 6&7 North Andover Country Club PO Box 99,500 Great Pond Road North Andover MA 01846
64 17 Stott Clementi 605 Great Pond Road,North Andover,MA 01845
64 22 Nieburger 2017 Trust 200 Common Street,Lawrence,MA 01840
64 137 Walter Saxe 400 Great Pond Road,North Andover,MA 01845
Lake Cochichewick Commonwealth of Massachusetts 100 Cambridge Street,Boston MA 02114
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