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Special Permit— Site Plan Review— instructions -
Procedure and Requirements for Filing an Application for Site Plan Review,
The following information must be submitted thirty(30)days prior to the first public hearing. Failure to submit the required information within the
time periods prescribed may result in a dismissal by the Planning Board of an application as incomplete. The information herein is an abstract of
more specific requirements listed in the Zoning Bylaw and is not meant to supersede them.
Step 1: Pick up application package:
The petitioner picks up complete application package
Step 2: Special Permit Application Form•
Petitioner completes three(3)copies of the application form.All information as required shall be completed.
Step 3: Plan Preparation:
Petitioner submits all of the required plan information as cited in sections 8.3 and 10.31 in the North Andover Zoning Bylaw.
Step : Submit Application:
On or before noon on the application deadline date the petitioner goes to the Town Clerk to obtain a time stamp on three(3)
applications. Leave one application with the Town Clerk and bring two(2)time stamped applications to the Planning
Department, Petitioner submits to the Planning Department two(2)sets of full size plans 1"=40'no larger than 24"06"
prepared by a Registered Professional Engineer or Land Surveyor. Petitioner submits an additional three(3)sets of plans
no larger than 11"W". Petitioner must submit an electronic PDF version of all submission material. Application must
include submittal of outside consultant review escrow form.
Step : Submit Filing Fees:
The petitioner submits two separate checks for fling fees and outside consultant fees. SEE FEE SCHEDULE
Step 3: Mall Applicatlon to Outside Consultant:
The petitioner mails a copy of the plan and application to the outside consultant for review.Please contact the Planning Department
for more information.
Step 7: Notification of Parties in Interest:
Petitioner picks up an updated certified abutters list from the Assessor's office(located at 120 Main St.) It is to he
submitted as part of the application submittal.
Step S: Legal l Notice:
The petitioner is responsible for delivering the legal notice to the newspaper to be published and is responsible for costs
for same. The petitioner is responsible for the costs for certified mailing of the legal notice to each abutter.. See specific
updated instructions for certified mailing of legal notices on the Planning Department website.
Step g: Public Hearing before the Planning Board:..
........... Page t of 5
1600 Osgood Street,hearth Andover,Bldg.20,Suite 2-36 Planning Dept.,Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 WPeh www,townofnortliandovernconi
Edited 9/30/10
^
' The petitioner should appear in his/her behalf,mberepresented by an agent m attorney. |n the absence ofany appearance without
due cause on behalf of the petitioner,the Planning Board shall decide on the matter by using the information it has otherwise been
provided.
�+ Step10: Decision-
Decision is sent to the petitioner, Any appeal of the Planning Board's decision may be made pursuant to Massachusetts General
Laws Ch.4OA sec. 17 within 20 days after the decision is filed with the Town Clerk.
Step11: Recording Certificate of Decision Plans:
The petitioner is responsible for recording certification of the decision and any accompanying plans at the Essex North
Registry of Deeds,Lawrence Massachusetts. Petitioner should bring in one nmmdnd copy nf the decision and three paper
copies of the recorded plan of land along with the proof of recording cash register slip to the Planning Department
L' 2 f5
l8Q&Osgood Street,North Andover,00g.2U,Suite 2'36 Planning UopK,Massachusetts 0D0
Phoou97V.h08.Y535 Fux978.688.gS42 Web
5dhod98V/1O
Special Permit — Site Plan Review
GENERAL REQ1.31REMENTSTO BE Mt,TF'011
OBTAINING A SITE PLAN REVIEW SPECIAL, Y Adequate and appropriate facilities will be provided for
PERMIT the proper operation of the proposed use;
Written Documentation The Special Permit Granting Authority shall not grant
Applications for a special permit must be supported by a any Special Permit unless they make a specific finding
legibly written or typed memorandum setting forth in detail all that the use is in harmony with the general purpose and
facts relied upon.Addressing each of the below points intent of this Bylaw,
individually Is required with this application. SPECIFIC REQUREMENTS TO BE MET FOR OBTAU4RNG
Encouraging the most appropriate use of land; A SITE PLAN REVIEW SPECIAL PERMIT
Preventing overcrowding of land;
Conserving the value of land and buildings; Written Documentation
Lessening congestion of traffic; Applications for a special permit must be supported by a
Preventing undue concentration of population; legibly written or typed memorandum setting forth in detail all
Providing adequate light and air; facts relied upon.
Reducing the hazards from fire and other danger;
Assisting in the economical provision of See Bylaw Sec ion 83 Site Plan Revew,
transportation,water,sewerage,schools,parks,and
other public facilities;
Controlling the use of bodies of water, including
watercourses;
Reducing the probability of losses resulting fi-orn
floods;and
Reserving and increasing the amenities of the
Town i;AND
ZONING BYLAW SECTION 10.31
The Special Permit Granting Authority must have all the
following conditions met:
The specific site is an appropriate location for such a use,
structure or condition;
The use as developed will not adversely affect the
neighborhood;
There will be no nuisance or serious hamd to vehicles or
pedestrians;
NOTE: A Special Perinit once granted by the Planning Board will lapse in two (2)years if not exercised Unless the
Planning Board grants an extension.
Page 3 ol'5
1600 Osgood Street,North Andover,Bldg.20,Suite 2-36 Planning Dept.,Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web wYww,towno(norIhm.idover.cwn
Edited 9/30/10
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2016 MAY G AM 10: 4 8
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PLANNING DEPARTMENT
COMMUNty Development Divlsion
SI)�ecial Peritift— Site Plari Review Applicatiori
NOTE: The Applicant is filing this As of Right Site Plan Review Application using the town supplied Special Permit
Site Plan Review Application since it is the only one available by town. This application is NOT for a Special Permit.
Please type or print clearly.
1. Petitioner: Osgood Solar, LLC
Petitioner's Address: 1600 Osgood Street
Telephone number: 978.496.3460
2.Owners of the Land: --fflt&ftg ! 1600
Address: 1600 Osgood Street
Number of years of ownership: 13
3.Year lot was created:
4. Description of Proposed Project:
Construct approximate 3.6 megawatts(-111,000 solar modules)ground-mounted solar photovoltaic array as shown in the plan.
The area of the proposed array is approximately 350,000 square feet consisting of electrical equipment will be placing on top of existing paved or
new crushed stone surfaces surrounded by a fence to the rear of the main building.
5. Description of Premises: Industrial Facility
6.Address of Property Being Affected: 1600 Osgood Street
Zoning District: 12 —
Assessors Map: 34 Lot#: 17
Registry of Deeds: Book#: 8213,Ili 80 Page#: 272/290
7. Existing Lot:
Lot Area(Sq, Ft): 5,500,000+/-sf Building Height: 35 feet
Street Frontage:_,_2,600 feet Side Setbacks: 875 feet minimum
Front Setback: Rear Setback: 800 feet minimum
Floor Area Ratio: .24-1.0 Lot Coverage: 25
8.Proposed Lot(if applicable):
Lot Area(Sq. Ft): N/A Building Height: N/A
Street Frontage: N/A Side Setbacks: N/A
Page ,4 of'5
1600 Osgood Street,Nortli Aiidoyer,Bldg.20,Suite 2-36 Planning Dept.,Massadiuselts,01845
Plione 978.688,9535 Fox 978.688.9542 Web www.town0northiondover.corn
Edited 9/30/10
"A,
Front Setback: N/A Rear Setback: NIA
Floor Area Ratio:—NIA Lot Coverage: N/A
9. Required Lot(as required by Zoning Bylaw):
Lot Area(Sq. Ft): 80,000 sf Building Height: 55 feet
Street Frontage:--.- 150 feet Side Setbacks: 10 feet
Front Setback: 50 feet Rear Setback: 50 feet
Floor Area Ratio: .5 to 1.0 Lot Coverage: 35%
10. Existing Building(if applicable):
Ground Floor(Sq. Ft.): #of Floors: 2
Total Sq.Ft.: 1,367,000 Height: 35
Use: Mixed Type of Construction: mixed
11.Proposed Building:
Ground Floor(Sq. Ft.): N/A #of Floors: N/A
Total Sq. Ft. N/A Height: N/A
Use: N/A Type of Construction: N/A
12, 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? A list can be provided
.............................--
13.Section of Zoning Bylaw that Special Permit Is Being 1zj1V V,UX0 W1 k-K
Requested No Special Permit is being requested. This is an al `wed use under section 4.133.1 1.b of the Bylaw on a lot greater
than 25 acres. I his application is strictly or a Site an Rev-i-e-w-u-n-d-er-sec ion 8.3 ot the Bylaw,if applicable.
14.Petitioner and Landowner signature(s): r ' e ex,v� b V'i e-es
4VI40 %�)l A�' (,\� sjleateuk
Every application for a Special Permit shall be made on this form, which is the official form of the Planning Board, Every Ve AAq%,T
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 be responsible for all expenses for filing and legal
notification. Failure to comply with application requirements, as cited herein and in the Planning Board Rules and
Regulations may result ina-0smissal by the Planning Board of this application as incomplete.
Petitioner's Signature: ..
Print or type name here: , A< 14 -,V/
Owner's Signature:�,,-��31(
Print or type name here:
15. Please list title of plans and documents you will be attaching to this
application. Site Plan. Legal memorandum and other required documentation to be filed following TRC meeting.
.............. ...........
5 o 1'.5 ------------- -------------------
1600 Osgood Street,North Andover,Bldg.20,Suite 2-36 Planning Dept.,Massachusetts 01845
Phone 978.688.9535 fax 978.688.9542 Weh www.lovenofmiortltoiidover.cei,ii
Edited 9/30/10
C D V i)
TO: TOWN OF NORTH ANDO `I IgrIriI
FROM: OSGOOD SOLAR,LLC
SUBJECT: SUPPORTING DOCUMENT �1 I� C� I'TY .'PLAN APPR0VA1.,OF A
SOLAR PHOTOVOLTAIC RAW I FACILITY WITHIN'I I iE 12
ZONING DISTRICT(UPDATED JUNE 7,2016)
HEARING DATE: TUNE 7, 2016
Project Objective:
The proposed Solar Photovoltaic Project("Project") enhances public health, safety, and welfare by
generating onsite clean,renewable energy which directly offsets brown power generated for the electric
utility. The project consists of the installation of approximately 1.0,300 ground-mounted solar modules,
an As-of-Right Use under Section 4.133 of the Town of North Andover Bylaw.
8.3.5(e) Site Plan Review-Information Required
6)North Arrow/Location Mai):
As shown on the submitted plans.
(ii)Survey of Lot/Parcel:
As shown on the submitted plans.
(iii)Name/Description of Project:
Osgood Solar(Ground Mount)consists of approximately 1.0,300 solar modules(3.6 megawatts direct
current). The modules generate electricity which is fed to the site substation. The modules are mounted
using a low-profile ballasted racking system, such as commonly used on rooftops,measuring
approximately 1.4-inches tall. The system is designed for maximum flexibility and modularity to allow
for future site development.
The tenant/applicant is Osgood Solar, LLC,c/o Ozzy Properties, Inc., 1600 Osgood Street,North
Andover, MA 01845. Phone 978.681,5004.
(iv)Easements/Legal Conditions:
Activity and Use Limitations(AUL), Massachusetts Department of Environmental Protection. The
applicant has contracted with Golder Associates to oversee construction activities as the Licensed Site
Professional(LSP). The AUL is recorded in the Essex County Registry of"Deeds at Book 11271, Page
242, and a copy has been delivered to the Planning Department.
Osgood Smart Grown Overlay District(OSGOD). The parcel is part of the OSGOD under MGL 40R.
(v)Topography:
As shown on the submitted plans,
(A)Zoning Information:
The subject property is located in the underlying Industrial 2 (12) Zoning District and the Osgood Smart
Growth Overlay District(OSGOD).
Table of Requirement Proposed Existing
Zoning
Information
Building Max 55' No Change 20,
Height
Frontage 150' No Chan e 2,600
Parkin a 1,417' 6,2931 6,2853
Setbacks-Front 50' No Change 420'
Setbacks-Rear 50' No Change 526'
Setbacks-Side 50' No Change 422'
Percentage of .35 No Changes .21
Lot Coverage
Floor Area .5 to 1.00 No Change .24 to 1.00
Ratio
Number of NIA NIA NIA
Dwellin Units
Total Amount 80,000 No Change 5,500,000+1-
of Square Feet
Size of Signs
' Based on current tenant requirements.
2.As proposed by Project an increase of 8 spaces on western side of north parking lot.
3 Based on present existing spaces.
a.The table below delineates the Project Adjusted changes to spaces,the Tenanted spaces(temporarily
unavailable for parking), and the Available spaces for parking.
2
Parking Spaces
Existing
Parking Project !Tenanted
AREA Spaces jAdjusted 1Unavailable Available
A 89� 89 0 _ 89
B 731; 731� 0 521:
gar
C 4271 4271 60 367
D 215 215 215 0
E 1258 1258', 1090 1681
F 5701 570 570 0
G 1147 1155:: 534 6211 �
H 390, 390! 0 390, �1
iu
1 148 148; 0 148
K 1094- 1094' 20 1074,
MISC 150 150 0 150. '� r
HANDICAP 66 66, 0 66' r
TOTAL 6285; 6293', 2489 3594!,
i s:The Ground ballasted solar materials are classified as equipment rather than Ancillary Structures for the
calculation of the Lot Coverage ratio. The total area of the solar modules is approximately 350,000
square feet.
(vii) Storrnwater Drainage:
The Project will be mostly developed on existing bituminous concrete parking areas. "fire existing
stormwatermanagement system within the limit of work will remain. In these areas, the proposed
improvements will not result in an increase in stormwater runoff rate and volume during the 2, 10, and.
100-year storm events.
The stormwater guidelines are not applicable because no work is being proposed within a wetland
resource area or a buffer zone,therefore neither the North Andover Conservation Commission nor
Massachusetts Division of Environmental Protection(DEP)Division of Wetlands and Waterways have
jurisdiction over the project under the Wetlands Protection Act,the North Andover Wetlands Protection
Bylaw,and the DEP Storinwater Management Policy.
(viii)Building Location:
As shown on the submitted plans.
(ix)Building Elevation:
As shown on the submitted plans to be twenty(20)feet or less.
(x) 1,ocation of ParkingfWalkrvays:
All existing parking and walkways are shown on the plans. For updates to the parking and walkways,
please note;
3
North Array. As shown on the submitted plans, there are 8 new parking spaces being proposed in the
northern array, west side,which will support the adjacent buildings directly. Additional access to parking
from these buildings will be through the access way to the south of this array.
West Array. There are no new parking spaces or pedestrian access ways to this array.
(A) Location_ofWetlands/Notice of Intent:
A wetland delineation was conducted in 2005 which remains valid under the Permit Extension Act
(Section 173 of Chapter 240 of the Acts of 2010, as amended).
An Abbreviated Notice of Resource Area Delineation(ANRAD)was filed on August 12,2005 by Epsilon
Associates, Inc. (DEP File#: 242-1336)and the Conservation Commission subsequently issued an Order
of Resource Area Delineation(ORAD)on October 19, 2005 approving the wetland boundaries for the site
following a thorough peer review by Seekamp Environmental Consulting, Inc. The ORAD references
ANRAD Plans prepared by Chas. H. Sells, Inc. dated August 8, 2005 and revised September 30,2005
that depict Bordering Vegetated Wetlands (BV W),Isolated Vegetated Wetlands (IV W, both
`jurisdictional' and `non jurisdictional' under the Bylaw, but recognizing that the `non jurisdictional'
IVWs may be jurisdictional under the Federal Clean Water Act), intermittent streams, perennial
streams/Mean Annual High Water and their associated 200-foot Riverfront Areas. A determination of
Bordering Land Subject to Flooding(BLSF, concurrent with the I00-year Floodplain)was excluded from
the ANRAD/ORAD process.
Epsilon then filed a Notice of Intent(NOI)Application on March 31, 2006 for Vegetation Management
on the site, and included the October 19,2005 ORAD and NOI Plans showing the approved Wetland
Resource Areas. The Commission subsequently approved the project, and issued an Order of Conditions
(OOC)on April 27,2006. Epsilon requested two extensions of the OOC on March 27,2009 and March
31, 2010, and the Commission extended the OOC through April 27, 2010 and April 27,2011,
respectively.
Based on a review of the Permit Extension Act(PEA)and discussions with Mass DEP, it is believed the
OOC remains valid through April 27,2018, and the Wetland Resource Areas established in the ORAD
and referenced and depicted on the NOI plans and in OOC also remain valid.
(xii) Location of Walls/Signs:
The Project will not result in the alteration or removal of existing walls or signs.New markings to direct
traffic and maintain safe operating conditions are shown on the submitted plans.
(xiii)Location of Roadways/Drives:
The Project will not create any new roadways; however several existing drives will be enhanced or
slightly altered.
The west parking lot will include a gated vehicle access lane on the far western edge. Gates will be
located on the north and south ends.
Fire access lane shall remain and is shown on the plan.
(xiv) Outdoor Storage/Display Areas:
4
There are no outdoor storage or display areas proposed as part of the Project.
(xv) Landscape Plan:
There is no landscape plan proposed as part of the Project. Due to the extreme low profile of the solar
arrays, they remain predominantly hidden from the eastern areas of the property.
The fencing surrounding the arrays is designed for security and must transmit a maximum amount of light
for optimal operation of the solar modules.
(xyi)Refuse Areas:
No changes to refuse areas are proposed as part of the Project.
(xvii)Lighting„Facilities:
The Project will include lighting to the extent required to meet IES standards for illumination within the
project boundaries,with exception for tenant activities which no not require or strictly prohibit lighting
structures within occupied areas.
(xviii)Drainage Basin Study:
The Project will be mostly developed on existing bituminous concrete parking areas. The existing
stormwater management system within the limit of work will remain. In these areas,the proposed
improvements will not result in an increase in stormwater runoff rate and volume during the 2, 10,and
I00-year storm events.
The stormwater guidelines are not applicable because no work is being proposed within a wetland
resource area or a buffer zone,therefore neither the North Andover Conservation Commission nor
Massachusetts Division of Environmental Protection(DEP)Division of Wetlands and Waterways have
jurisdiction over the project under the Wetlands Protection Act, the North Andover Wetlands Protection
Bylaw, and the DEP Stormwater Management Policy.
Nix)Traffic Impact Study:
Access to the Project is achieved off of Osgood Street through the various existing on-site driveways to
the north and south. High peak hour volumes are observed on Osgood Street under existing traffic
conditions; however,the proposed development will not have any effect on daily traffic conditions. The
expected traffic generation from the project consists of nothing more than the property's current everyday
use(i.e. passenger vehicles,delivery trucks, and tractor trailers). As a result,any traffic generated by the
proposed development will have no impacts on traffic. Traffic flow patterns will remain unchanged to the
site and there will be no impact upon existing abutting public and private ways. As such,existing
vehicular flow conditions within the subject properly will be either unaffected or improved per the
proposed drive lane redefinition.
The Project will not result in the alteration or removal of existing roadways or driveways to and from
Osgood Street. There will be no change to the traffic volume to or from Osgood Street.
(xx)_Commonwealth Review:
5
I
Massachusetts Department of Transportation(MDOT)Airport Review, A previous project was reviewed
and deemed to be outside the jurisdiction of MDOT airspace to the Lawrence Municipal Airport. MDOT
has informed the applicant that the current approval remains valid on this project because there is no
increase in height of the equipment,
(xxi.) Utilities:
The Project will include, but is not limited to, the installation of ground-ballasted Solar Photovoltaics,
inverter/transformer stations on concrete pads,utility disconnects,and underground, surface-mounted,
and overhead electrical wiring and conduit. A National Grid Interconnection application has been
approved for the proposed development.
(xxii)Fiscal Impact:
The Project will have a positive fiscal and economic impact for the Town. There will be little to no
increased demand on public services or infrastructure.The project will not require water or sewer use.
There will be no additional children in the Town's school system as a result of this project. There will be
no impact on traffic to the site after construction. The Applicant will cover all costs associated with utility
infrastructure upgrades. The project will generate Payment In Lieu Of Tax(PILOT)revenue according to
a proposed Tax Agreement, and Net Metering Credit revenue according to a proposed Power Purchase
Agreement(PPA),to be agreed upon by Applicant and the Town, In addition,construction of the system
will employ approximately 30 to 40 construction professionals, and ongoing operation and maintenance
of the system will employ approximately 1 to 3 full-time personnel.
The proposed development is not anticipated to impact the value of adjoining properties, The Project is
proposed to be developed on the existing Northern and Western parking lots that are currently set back
from Osgood Street. The proposed project will have no visual impact from Osgood Street or any abutters
due to the existing vegetation,terrain, buildings, and the low-profile of the solar arrays.
There are no expected costs to the Town resulting from the proposed development.
WHO Community Impact:
The Project does not pose any adverse community impacts with respect to the compatibility with the
surrounding neighborhood, The proposed development will be set back from Osgood Street in existing
parking areas that are not visible from Rt. 125.The existing vegetative buffer and natural terrain will limit
visibility of the project from Osgood Street and neighboring properties.
The proposed development has been carefully designed to ensure that there will be little to no impacts
with respect to on-site and off-site environmental quality. Sedimentation control measures are proposed
throughout construction to prevent any adverse impacts on the existing stormwater management system.
The proposed solar development will be a renewable source of energy with zero emissions and will
therefore have no adverse impacts on quality of air. Instead, such projects aim to eliminate other sources
of energy that currently produce emissions that negatively affect air quality.
The project will not result in any radiological emissions or other hazardous materials. Since trees will be
maintained along the edges of the property, no adverse impacts on temperature and wind conditions on
adjacent properties are expected. There will also be no impacts on solar access of adjacent properties and
zero off-site noise. The proposed development will not require water or sewer services.
6
0SG000 SOLAR, LLC
SIGNATURE AUTHORIZATION LETTER
March 17, 2O15
Town of North Andover
160O Osgood Street
North Andover, K4AU1845
RE: SIGNATURE AUTHORIZATION
To Whom |t May Concern:
The personnel below are authorized to sign for all matters relating to Osgood Solar, LLCperrnit1ing
activities with the Town of North Andover:
Bien Keller,Vice President Commercial Real Estate,Ozzy Properties, Inc.
Daniel P. Leary, Member, Povver0vvners, Lb[
For questions related to this matter, please contact Orit Goldstein, Manager, Osgood Solar, LLC at
or978.423.O2O2.
' Signed,
OritGo|dsteln
Manager
Osgood Solar, LLC
l6OU Osgood Street
North Andover, MAO1845 '