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HomeMy WebLinkAbout2016-07-05 Decision - Solar NORTHER-I Es "SEA '4 �s� A !h,ision of f.,?? �2CYC�7;�>Oj ii72 C07iiii�ii Icu`i ii �'f:��i� M. Paul laimuccillo Resister N r t h This h the g=i st r ev of this doe-ameat—Do no P. WT OR TYPR DOCUMENT TYPE: p� C NUMBER Or PAGES (including cover sheet) TOWN: PROPERTY ADDRESS: SHA L PE A aT 4,r ED r"R0 NIT T-Ham, ID 0f-Y r. -r- -r-r.E J r' t10RTH A'11,!c r 6 gi1/ O fn '' 70 r•E�CE14���� Aococ.ni �`ewV 01A�* .2016 JUL + ` f m 3: Go RATED SSACHUS l t'S. 4l i5iv F�', PLANNING DEPARTMENT Community Development Division 1600 Osgood Street North Andover,Massachusetts,01845 NOTICE OF DECISION-SITE PLAN REVIEW This is to WdRy chat twenty(20)days have elaPsdd from date of dedslon,filed Any appeal shall be filed wl#w fiM�of an appeal. u within(20) days after the Joyae A.Bradshaw date of filing this notice in TOM(irk the office of the Town Clerk. Date: July 5, 2016 Hearing Dates: June 7, 2016,June 21,2016, July 5,2016 Decision Date: July 5, 2016 Petition of: Osgood Solar,LLC 1600 Osgood Street C/ North Andover,MA 01845 Premises Affected: 1600 Osgood Street Assessors Map 34 Parcel 17 The above petition for Site Plan Review is according to the requirements of the North Andover Zoning Bylaw, Sections 8.3, 10.3,and 10.31 and MGL c.40A, Sec.9. This petition is to allow the installation of 3.6 Megawatt (approximately 10,300 solar modules) ground mounted solar photovoltaic arrays, inverter/transformer stations on concrete pads, utility disconnects, and underground wiring and conduit, and the creation of eight(8)new parking spaces in the Industrial 2 Zoning District. After a public hearing given on the above date,and upon a motion by L.Rudnicki and 2°d by D.Kellogg to APPROVE the Site Plan Review Special Permit as amended and based upon the following conditions.Vote was 5-0 in favor of the application. On beha of the North A6dover Planning Board John Simons, Chairman Lynne Rudnicki David Kellogg �` Lora McSherry A 3lrtre Copy G7 - Peter Boynton Toivu Clerk 1 J 1600 Osgood Street Map 34,Parcel 17 Osgood Solar site plan review The Planning Board herein APPROVES the installation of 3.6 Megawatt (approximately 10,300 solar modules) ground mounted solar photovoltaic arrays, inverter/transformer stations on concrete pads, utility disconnects, and underground wiring and conduit, and the creation of eight (8) new parking spaces in the Industrial 2 Zoning District. The project is located at 1600 Osgood Street, North Andover, Massachusetts, 01845, Assessors Map 34, Parcel 17. The Parcel totals approximately 126 acres with frontage on Osgood Street. This Plan Approval was requested by Osgood Solar, LLC. The application was filed with the Planning Board on May 6,2016. The public hearing on the above referenced application was opened on June 7,2016,with additional hearings on June 21,2016, and closed by the North Andover Planning Board on July 5, 2016. The Applicant submitted a complete application, which was noticed and reviewed in accordance with Section 8.3, 10.3,and 10.31 of the Town of North Andover Zoning Bylaw and MGL c.40A,Sec.9. The Planning Board makes the following findings as required by the North Andover Zoning Bylaws Section 8.3, 10.3,and 10:31: PERAHT DEFINITIONS 1) The "Locus" and "Parcel"refers to the 125.69 acre Parcel of land with land fronting on Osgood Street as shown on Assessors Map 34, Parcel 17, and also known 1600 Osgood Street, North Andover,Massachusetts. i 2) The "Plans" refer to the plans prepared by Meridian Associates, 500 Cummings Center Suite 5950, Beverly, Massachusetts 01915, entitled "Osgood Solar, LLC, Solar Development 1600Osgood Street(Route 125) (Assessors Map 34 Lot 17)Application For Plan Approval North Andover,Massachusetts", dated May 6,2016 and last revised rune 16,2016. 3) The"Project" refers to a 3.6 Megawatt(approximately 10,300 solar modules)ground mounted solar photovoltaic arrays, inverter/transformer stations on concrete pads, utility disconnects, and underground wiring and conduit, and the creation of eight (8) new parking spaces in the Industrial 2 Zoning District. i 4) The "Applicant" refers to Osgood Solar, LLC, 1600 Osgood Street,North Andover, MA 01845, the Applicant for the Special Permit- Site Plan Review, its successors and assigns. 5) 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. 3 FINDINGS OF FACT 6) The Plan reflects extensive discussion with the Planning Board, Peer Review Consultants, and Town. Departments, resulting in design that provides for safe vehicular access throughout the Project. 7) The stormmwater management plan has been reviewed by the Town's outside stormwater peer review consulting engineer, Eggleston Environmental. The Applicant has altered the original drainage design to provide improvements to the existing stormwater drainage system. These include cleaning and repairing two catch basins on a ten inch drain closest to the building on the 2 1600 Osgood Street Map 34,Parcel 17 Osgood Solar site plan review north side as well as an upgradient trench drain that were identified as being filled with debris, most likely due to some sort of blockage in the downgradient drain, implementation of an Operations and Maintenance Program(O&M Program), referenced herein the Notice of Decision, which includes annual sweeping for the uphill portion of the northern parking lot with a high efficiency vacuum or regenerative air sweeper in the early spring when the sediment loading is the highest, and transformer specifications will be submitted for review and approval by the Storrnwater Review Peer Consultant and the Planning Department. (See email correspondence from L. Eggleston,Eggleston Environmental, dated June 20, 2016). S) A portion of the Parcel is subject to a Notice of Activity and Use Limitation(ALL). This portion is show on a plan recorded with the North Essex County Registry of Deeds as Plan No. 15939. 9) Solar modules are proposed in Iocations where existing utilities are currently located, including drainage, water and electrical. The Applicant has noted that all utilities are intended to remain active and in order. To better improve the maintainability of the catch basins,modules have been removed to create an access way. 10) The medium voltage interconnection line has been redesigned to route through the buildings and existing infrastructure.No overhead lines are required for this project. 11) The Plan reflects extensive discussion with TEC,the Town's civil peer review consultant. All concerns were satisfactory addressed with the exception of items deferred to the Planning Board for decisions in regards to waiver requests. (See letter dated June 21, 2016). 12) The North Andover Fire Department Chief,William McCarthy, and Lieutenant Robert Bonenfant in conjunction with the State Fire Marshal's Office reviewed the Plans and determined that the final design addresses all of the concerns the Fire Department had over access to the Project for firefighting and rescue operations.(See email correspondence dated June 16,2016) 13) The Massachusetts Department of Transportation Aeronautics Division confirmed that the lowering of the array did not invalidate their findings in October 30, 2015, and that there was no need to reapply for an airspace review. (See email correspondence from Michael Miller, Airport Manager, letter dated June 17, 2016). 14) At the June 7, 2016 hearing the Applicant indicated that the lease for the New England Tractor Trailer School (NETTS), currently operating in the west parking lot where a solar array is proposed,will expire August 31,2016 and that the lease has not been renewed at this point. 15) At the July 5, 2016 hearing the Applicant indicated that negotiations with Town Counsel related to the pending litigation are on-going and the court hearing has been extended until July 11,2016. The recommendation to the court at that time will be, if the Decision was rendered favorably this evening,that they would report the case as settled with a Nisi period to allow the Board to write, sign and file the Decision and to allow for the appeal period to expire. In addition, the Applicant indicated that at the end of the Nisi period the original Decision (November 23, 2015 Decision) would go away as well as that they would report to the Attorney General's office that the Open Meeting Law complaint is satisfactorily resolved. 16) Because of the unique site the use as developed will not adversely affect the neighborhood. 17) Because of the unique site there will be no nuisance or serious hazard to vehicles or pedestrians. 3 1600 Osgood Street Map 34,Parcel 17 Osgood Solar site plan review 18) Adequate and appropriate facilities will be provided for the proper operation of the proposed use. 19) The use is in harmony with the general purpose and intent of the Zoning Bylaw, WAIVERS The installation will be constructed according to the Plans,with the following waivers granted by the Town of North Andover Planning Board, according to the provisions of the Town of North Zoning Bylaw. 20) The Applicant requested a waiver of Section 8.3.5.e.viii-Building Location, the Applicant should identify all existing structures including the number of stories, overall height in feet and gross floor area in square feet of all structures. The Planning Board found that all applicable buildings are shown on the Record Condition Plan and granted the waiver. 21) The Applicant requested a waiver of Section 8.3.5.e.xv — Landscaping Plan. The required landscaping as indicated in Section 6 6.h-Landscaping, Buffering, Lighting and Section 8.4 primarily regulate the buffering of parking facilities. The Applicant is proposing one new area of parking consisting of 27 spaces, which requires landscaping on three sides with at least one tree for every thirty (30) linear feet. The Planning Board finds that there will only be a net increase of eight(8)new parking spaces being striped, all of which are on existing pavement on the westerly side of the north array adjacent to the chain link fence with parking stops. Additionally, the planting of trees this close to the solar array defies solar design principles as they will cast shadows over the arrays,therefore the Planning Board granted the waiver. Finally the Planning Board finds that this project generally complies with the Town of North Andover Zoning Bylaw requirements as listed in Section 8.3.5, 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 22) If buildings are constructed within the Locus in the future, solar panels shall be removed from the ground mount arrays and moved onto roofs of any newly constructed buildings within the Locus. 23) The Planning Board shall be notified of any proposed change in location for the NETTS business, I prior to any relocation, and the Applicant will then be advised of any applicable permits required j for said relocation. V i 24) Proposed access drive striping will be standard 4" painted lines and require a regular re-striping program of the access drive as needed to ensure proper identification for vehicles, delivery trucks, and emergency response. This note will be added to the plans and this requirement is included in the O&M Program. n 25) 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. This includes, but is not limited to, any plans to relocate the ground solar arrays to v another area within the Locus. 4 1600 Osgood Street Map 34,Parcel 17 Osgood Solar site plan review 26) The use of coal tar based pavement sealants is prohibited with respect to the Project due to the high levels of polycyclic aromatic hydrocarbons(PAHs)associated with these products. PRIOR TO THE START OF PROJECT WORK OR CONSTRUCTION 27)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 for the Project. 28) The Notice of Decision and Plans must be recorded by the Applicant at the Essex North Registry of Deeds. 29) Two (2) copies of the signed, recorded Decision and Plans must be delivered to the Planning Department, 30) A bond in the amount of ten thousand dollars ($10,000) shall be posted for the purpose of insuring that the Project is constructed in accordance with the approved Plans and that a final as- built plan is provided, showing the location of all applicable Project structures and solar arrays. This bond shall be in the form of a check made out to the Town of North Andover. This check will then be deposited into an interest bearing bond account. 31) In consultation with the Town Planner,the Applicant shall designate and hire an independent construction monitor.The monitor shall read,sign, and return to the Town planner the Letter of Agreement for Independent Monitors. The monitor shall make weekly inspections of the project, 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. 32) If applicable, the Applicant shall provide the Planning Board with copies of permits, plans and decisions received from all North Andover Boards. 33) All stormwater management best practices shall be maintained as specified in the final Stormwater Operations and Maintenance Program for Existing Stormwater Management System located at 1600 Osgood Street,North Andover,Massachusetts. 34)A pre-construction meeting must be held with the developer, their construction employees, Planning Department, and other applicable departments, to discuss scheduling of inspections to be conducted on the project and the construction schedule. DURING CONSTRUCTION 3 5)It shall be the responsibility of the developer to assure that no erosion from construction area shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways, except as normally ancillary to off-Parcel construction. Off-Parcel erosion will be a basis for the Planning Board snaking a finding that the project is not in compliance with the plan; provided, however, that the Planning Board shall give the developer written notice of any such finding and ten days to cure said condition. a36) Dust mitigation must be performed weekly, or more frequently as directed by the Town PIanner, throughout the construction process. i 5 1600 Osgood Street Map 34,Parcel 17 Osgood Solar site plan review 37) Any stockpiling of materials must be shown on a plan and reviewed and approved by the Planning Department. Any approved piles must remain covered at all times and fenced off to minimize any dust problems that may occur. PRIOR TO THE FINAL RELEASE OF ALL SECURITY AND ESCROWED FUNDS 38) The Applicant must submit a letter from the engineer of the project stating that the Project construction and layout substantially comply with the Plans referenced at the end of this Decision and any and all amended,approved Plans as endorsed by the Planning Board. 39) The Applicant must submit a letter from the engineer certifying that the lighting provided properly illuminates the closest parking spaces to the northern and southern arrays and that the lighting meets minimum Illuminating Engineering Society(IES)standards for the Project area. 40) A final as-built plan showing final topography,the location of all Project utilities, structures, solar arrays, Iandscaping, curb cuts, parking spaces and drainage facilities, including invert elevations of all stormwater structures, within the perimeter of the areas of work must be submitted to the Planning Department. The as-built must be provided in paper form as well as in SDF (Standard Digital File)format. 4 1) The Planning Board must by a majority vote make a finding that the Project is in conformance with the approved plan. DISCONTINUANCE/ABANDONMENT 42) Upon abandonment or discontinuation of use of the solar panels, the Applicant shall physically remove the equipment placed within the Locus by the Applicant within 90 days from the date of abandonment or discontinuation of use. "Physically remove" shall include,but not be limited to: a) Removal of solar panels, electrical equipment, and any ancillary equipment from the subject Locus. b) Proper disposal of waste materials from the Locus in accordance with Material Safety Data sheets (MSDS), local and state solid waste disposal regulations. GENERAL CONDITIONS 43) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 44)No open burning .shall be done except as is permitted during burning season under the Fire Department regulations. 45)If a dumpster is required once the construction is complete,the owner shall apply to the Board of Health for the appropriate permit. 46) 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. 47) .Any action by a Town Board, Commission, or Department, which requires changes in the Plans or design of the Project, as presented to the Planning Board, shall be subject to review by the Planning Board, 0 6 1600 Osgood Street Map 34,Parcel 17 Osgood Solar site plan review 48) This Site Plan Review - Special Permit approval shall be deemed to have lapsed after July 5, 2018 (two years from the date permit granted), 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 or for good cause. For purposes of this development, the developer shall be deemed to have undertaken substantial use or construction if the developer has begun any equipment installation or utility work associated with the Project. 49) The following information (as may be amended as conditions of this Decision dictate) shall be deemed part of the decision: Plan titled: "Osgood Solar,LLC, Solar Development 1600 Osgood Street(Route 125) (Assessors Map 34 Lot 17)Application for Plan Approval North Andover, Massachusetts" Prepared for: Osgood Solar LLC 1600 Osgood Street North Andover,MA 01845 Prepared by: Meridian Associates 500 Cummings Center,Suite 5950 Beverly,MA 01915 Scale: 1"=40' Date: Dated May 6,2016,last revised on June 16,2016 Sheets: 1-19 Report: Operations & Maintenance Program for Existing Stormwater Management System located at 1600 Osgood Street,North Andover,Massachusetts Date: July 27,2016 cc: Town Departments Applicant Engineer Abutters Assessor 7 OSGOOD SOLAR, LLC ti vw c Ss °� Lfi t SOL4R .D..EV LOPMEWT 1600 OS"GOOIJ S'TRL'L'T �IOUTEI 9.2�5� ����t � �. 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