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HomeMy WebLinkAbout2002-10-07 Application SPR Town of North Andover Planning Board Please type or print clearly: 1. Petitioner: Address: id 4° .� mL, �v AfT3'T CY/4-p Telephone Number: � � '�s` ' 2. Owners of the Land: ''�'�� ��17 � �.� �.- �� Address: ' Telephone Number: Number of years ownership: If applicant is not the owner, please state interest in property: T 3. Request for a Special Permit under Section � of the North Andover Zoning Bylaw to s 4. Location of Property: /C > °-- - 5 - Zoning District: : "r��.�c C' — Assessors: Map: V bra' Lot# 2&121/ Registry of Deeds: Book#: Page# 3 2 5. Existing Lot: Lot Area Building Height: Street Frontage; 75' Side Setbacks: 6"u° _ Font Setback: Rear Setback: 3 -, Floor Area Ration: caw 00o. ;?`: Lot Coverage: el. C�e � 6. Proposed Lot (if applicable): Lot Area (Sq.Ft.): Building Height: -_--_-_-_ Street Frontage: Side Setback: Front Setback: Rear Setback: _ Floor Area Ratio: Lot Coverage: i I • 7. Required Lot (as required by Zoning Bylaw); Lot Area (Sq.Ft.): ��7120 Building Height: '., Street Frontage: 175 Side Setback: ,: Front Setback: :?o Rear Setback: C Floor Area Ratio: Lot Coverage: > � S. Existing Building (if applicable): Ground Floor (Sq.Ft.) # of FIoors Total Sq. Ft.; Height: Use: - -_: _.— Type of Construction: 9. Proposed Building: Ground Floor (Sq.Ft.) # of Floors Total S , Ft. q ; 5--L"g Height: ✓ � Use: �d , , ; �aa_ �. L Type of Construction: . i" 16'& 10. Has there been a previous application for a Special Permit from the Planning Board on these premises? Ald If so, when and for what type of construction? 11.. 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 be responsible for all expenses for filing and legal notification. Failure to comply with application requirements, as cited herein and in the Planning Board Rides and Regulations may result in a dismissal by the Planning Board of this application as incomplete. Petitioner's Signature: Print or type name here: A�Ilyl 'L. Owner's Signature: Print or type name here: 'v APPLICATION BY NEW ENGLAND POWER COMPANY FOR SITE PLAN APPROVAL PURSUANT TO SECTION 8.3 AND SPECIAL PERMIT PURSUANT TO SECTION 8.10OF THE TOWN OF NORTH ANDOVER ZONING BYLAWS JUNE 8, 2002 Introduction New England Power Company (NEP) submits this Application for Site Plan Approval and Slope Special Permit pursuant to Section 8.3 and Section 8,10 of the North Andover Zoning Bylaws. NEP proposes to construct an electric power substation and ancillary facilities on property located off Foster Street, adjacent to the existing electric transmission lines (the"Site"). The Site is located in the Residential-1 zoning district. Pursuant to Section 8.3, Site Plan Review, the proposed substation requires Site Plan Review because it involves".-construction, site improvements ... not normally associated with the existing use...". Pursuant to Section 8.10, Lot/Slope Requirements, the proposed substation requires a Special Permit because it is creating slopes in excess of 3 to Description of the Site The Site contains approximately 41 acres off of Foster Street in North Andover. The majority of the Site is currently undeveloped woodland; however, two high voltage transmission lines traverse a portion of the Site. Mosquito Brook bisects the lot and several wetland resource areas have been identified on the Site. Proposed Project NEP proposes to construct an electrical substation located between Mosquito Brook and Foster Street. The purpose of the proposed substation is required to maintain reliable electric power service to the Town of North Andover by providing electric capacity to serve recent and projected load growths in the area. The proposed substation will be set back from Foster Street by approximately 290 feet. The proposed substation will involve construction of a perimeter fence measuring approximately 140' x 220'. The substation equipment will be installed within the fenced area; some equipment will be installed on concrete foundations and the remainder of the substation yard will be crushed stone. A control house measuring 22' x 24' (and 12' tall) will be constructed within the fenced area. A driveway to access the proposed substation will be constructed off Foster Street at an existing gravel cart path that enters the property. Wooden pole structures will be installed at the Site to connect tap lines from the existing 115 kV transmission lines to the substation. NEP will re-vegetate disturbed areas and other areas of the Site with landscaping and screening. The Pro'ect Satisfies the Requirements and Criteria foi• Site Plan Approval New England Power has submitted all applicable information required by Section 8.3 (5) of the Zoning Bylaw. The proposed substation satisfies the Review Criteria/Design Guidelines for Site Plan Approval as set forth in Section 8.3 (6) of the Bylaw. Review Criteria/Design Guidelines i) General a) Conformance with all appropriate provisions of the Zoning Bylaw. The substation complies with appropriate provisions of the Bylaw and all dimensional requirements b) Protection of abutting properties front detrimental site characteristics. The proposed substation has been located on the Site to minimize the disturbance of existing natural features, particularly a wooded buffer area around the perimeter of the Site. Additional landscaping is proposed along the driveway where trees must be removed for access thereby decreasing any potential visual impact to direct abutters. There will be no air or water pollutants emitted from the Site during operation. ii) Environmental a) Protection of unique or important natural, historic or scenic features. The substation has been located to protect the majority of the 41-acre site. The Conservation Commission has reviewed the proposal with respect to wetland resources and Mosquito Brook. An Order of Conditions is expected shortly. b)Adequacy of proposed methods of refuse disposal. As the Site is unmanned, the use does not generate nor require the disposal of solid waste on a regular basis. All waste will be disposed of properly. c)Ability of proposed selvage disposal and water supply systems within and adjacent to the site to serve the proposed use. No public or private water and sewer utilities are needed for the Site, as it will be unmanned. d)Adequacy of the proposed drainage system within and adjacent to the site to handle the increased runoff resulting from the development The proposed substation will not produce increases in runoff since it is designed to minimize impervious areas. The proposed substation will comply with DEP's Stormwater Management Guidelines to the extent practical. An analysis of the stormwater design is included with the application, e) Provision of adequate landscaping, including the screening of adjacent residential uses,provision of street trees, landscape islands in the parking lot and a landscape buffer along the street frontage. No parking is required. Landscaping has been proposed along the driveway entrance at Foster Street and at the northern substation fence to supplement screening provided by the natural vegetated buffer. J) Adequacy of the soil erosion plan and any plan for protection of steep slopes, both during and after construction. An erosion control plan was prepared as part of the Conservation Commission filing. An Order of Conditions is expected shortly. g) Protection of adjacent properties by minimizing the intrusion of lighting, including parking lot and building exterior lighting Lighting at the substation yard will be manually controlled and will only be on when emergency work is required in the substation yard at night, h) The proposed development must not present a demonstrable adverse impact on the surrounding area resulting from excessive noise, (lust, smoke, or vibration which are higher than levels now experienced front uses permitted in the surrounding area. The proposed substation will have no adverse impact on the quality of surface water, ground water, soil and the environment. Once operational, the Site will not generate excessive noise, dust, smoke or vibration or other nuisance to the immediate neighborhood. Design a) Buildings shall be located with respect to setbacks,placement of parking, landscaping and entrances and exits ivith surrounding buildings and development. The use is not open to the public. Only qualified personnel will have access to the site. b) The buildings shall relate harmoniously to each other in architectural style, site location and building exits and entrances. No major buildings are proposed. c) Screening shall be provided for storage areas, loading clocks, duntpsters, rooftop equipment, utility buildings and similar features. No loading docks, storage areas or dumpster are proposed. The control house is located with the fenced substation yard. d) Electric, telephone, cable t,u, and other such lines and equipment must be placed underground. Site utilities are not required. The tap line into the substation from the existing overhead transmission lines will be overhead, The electric distribution lines from the substation to Foster Street will be underground, then rise up on existing utility poles. e) Demonstrate that the scale, massing and detailing of buildings are compatible ivith those prevalent in the surrounding area. No major buildings are proposed. TrafficlParking a) The location and number of curb cuts shall be minimized to reduce turning movements, and hazardous exits and entrances. The driveway has been located at an existing break in the stonewall where a cart path provides access to the site. Grading at the entrance will be performed to ensure adequate sight distance. The site is unmanned and traffic generation will be less than that associated with a single-family residence. b) Provision for access to adjoining properties shall be provided as appropriate. Not applicable c) driveways shall be located opposite each other where possible. Not applicable (1) Joint access drivetivays between adjoining properties shall be encourager) Not applicable e) Internal circulation and egress shall provide for traffic safety, and access to and front minor streets servicing one family divellings shall be minimized, Not applicable The Proiect Satisfies the Purposes of the Lot/Slope Requirements The proposed substation satisfies the criteria for preserving the natural landscape. The site design and driveway location is based on maintaining natural drainage paths and topographic features to the extent practical. However, because the substation yard must be level, side slopes of 2:1 are proposed in some areas to minimize grading impacts. These slopes will be stabilized by vegetation and stone rip-rap. New England Power will provide construction inspection to ensure the slopes are constructed properly. Conclusion For the reasons stated above, the Board should grant the requested Special Permits and Site Plan Approval. A`• Naillowd Grid June 18, 2002 National Grid USA Service Company,Inc Clay Mitchell, Interim Planning Agent Daniel McIntyre, P.E. Town of North Andover Principal Engineer 27 Charles Street North Andover, MA 01845 Dear Mr. Mitchell: Re: Planning Board Submittal Foster Street Electric Substation New England Power Company New England Power Company proposes to construct an electric substation and ancillary facilities on its' property located oft Foster Street adjacent to the existing transmission lines. The substation will convert the voltage of the existing transmission lines on the property down to distribution level voltage. This project is required to maintain reliable power service to the Town of North Andover by providing electric capacity to serve recent and projected load growths in the area. The company respectfully submits the following information for Site Plan Review pursuant to Section 8.3 of the bylaws and a Slope Special Permit Section 8.10 of the bylaws. • Application • Project Narrative • Stormwater Management Calculations • Project Plans 1, Property Plan/Existing Conditions 2. Site Plan 3. Erosion Control Plan 4, Landscape/Mitigation Plan 5, Construction Details 6, Electrical Arrangement 7, Control House Details 8. Abutting Property Plan Due to your vacation this week, we have filed one set of plans to secure the hearing date, As discussed, we will meet with you next week to submit the filing fee, abutters list and set up the consultant escrow account. One set of plans has been submitted to VHB so they can begin their review. Should you have any questions or require additional information, do not hesitate to contact me at 508-421-7674. espectfully, Daniel McIntyre, E. cc: Tim McIntosh, VHB (w/attachments) APPLICATION BY NEW ENGLAND POWER COMPANY FOR SITE PLAN APPROVAL PURSUANT TO SECTION 8.3 AND SPECIAL PERMIT PURSUANT TO SECTION 8.10OF THE TOWN OF NORTH ANDOVER ZONING BYLAWS DUNE 8, 2002 Introduction New England Power Company (NEP) submits this Application for Site Plan Approval and Slope Special Permit pursuant to Section 8.3 and Section 8.10 of the North Andover Zoning Bylaws. NEP proposes to construct an electric power substation and ancillary facilities on property located off Foster Street, adjacent to the existing electric transmission lines (the"Site"). The Site is located in the Residential-1 zoning district. Pursuant to Section 8.3, Site Plan Review, the proposed substation requires Site Plan Review because it involves ".,,construction, site improvements ,,, not normally associated with the existing use...". Pursuant to Section 8.10, Lot/Slope Requirements, the proposed substation requires a Special Permit because it is creating slopes in excess of 3 tol. Description of the Site The Site contains approximately 41 acres off of Foster Street in North Andover. The majority of the Site is currently undeveloped woodland; however, two high voltage transmission lines traverse a portion of the Site. Mosquito Brook bisects the lot and several wetland resource areas have been identified on the Site. Proposed Project NEP proposes to construct an electrical substation located between Mosquito Brook and Foster Street. The purpose of the proposed substation is required to maintain reliable electric power service to the Town of North Andover by providing electric capacity to serve recent and projected load growths in the area. The proposed substation will be set back from Foster Street by approximately 290 feet. The proposed substation will involve construction of a perimeter fence measuring approximately 140' x 220'. The substation equipment will be installed within the fenced area; some equipment will be installed on concrete foundations and the remainder of the substation yard will be crushed stone. A control house measuring 22' x 24' (and 12' tall) will be constructed within the fenced area. A driveway to access the proposed substation will be constructed off Foster Street at an existing gravel cart path that enters the property. Wooden pole structures will be installed at the Site to connect tap lines from the existing H 5 kV transmission lines to the substation. NEP will re-vegetate disturbed areas and other areas of the Site with landscaping and screening. The Project Satisfies the Requirements and Criteria for Site Plan A roval New England Power has submitted all applicable information required by Section 8.3 (5) of the Zoning Bylaw. The proposed substation satisfies the Review Criteria/Design Guidelines for Site Plan Approval as set forth in Section 8.3 (6) of the Bylaw.