HomeMy WebLinkAbout2008-11-12 Correspondence SPR MEMORANDUM
To: North Andover Planning Board Date: 07 December 2007
From: Karl R. Dubay,P.E. Re: Sea Dog Kennel Site Plan
MHF Design Consultants, Inc. FieldTurf Product Information.
Per request at our TRC mecting regarding the referenced project, this memorandum
provides additional information oil the FieldTurf product proposed within the fenced-in
rear area of the facility.
This product is specifically used for kennel use and is very effective in areas where the
dogs need to relieve themselves. For the Sea Dog project, FieldTurf will be provided for
the animal guests relieving themselves outdoors, within the fenced area.
FieldTurf performs better than regular grass or crushed stone for this application, as it
eliminates mud build-up, is safe and environmentally friendly, is free-draining, resilient,
and maintains its attractive appearance. The FicldTurf product is a comprehensive
engineered and patented system, including the free-draining section design.
At the TRC meeting, we were specifically requested to address how dog wastes were
handled:
Solid waste is picked up immediately by the attendants, sealed in plastic bags, and
placed in designated sealed receptacles. The receptacles are frequently emptied into
the dumpster, which is frilly enclosed, covered, and screened. This waste stream is
not introduced into the sewer or allowed to decompose into the aquifer.
Liquid waste passes through the FieldTurf and into the sub-material. The sub-
material acts very similar to a septic leach field in that it's open-graded and aerobic.
The liquids are treated naturally (including denitrification) and dispersed over a large
area, and accepted into the in-situ materials. The drainage design of the rear area was
modified to eliminate the previously-proposed direct point collection catch basin
which previously piped surface runoff into the drainage basin, Refer to the Drainage
Calculations which show that the rear yard area does not increase the peak runoff for
the design.
Please also refer to the attached documentation discussing FieldTurf s excellent
properties as it relates to hygiene, appearance, ease of maintenance, durability, and
application for this particular use.
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HYBRID FIBER
Polyethylcnaandpolypropyleneblend.
Specially treated to be so%smooth,and shvng.
Ptased In apalternihatemulates real grass.
Resistant to axiremetemperatures.
Contal n s UV Protection.
fi Mitually non-abrasive.
FIELDTURF INFILL
v"ti` '�'. Patented mixture or graded siilea sand and
ground lubber. infitl support synNretia tilers
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like natural earth hords a blade orgrass.
Prouldesreal grass playingqualitles.
Non-compactible and resilient
GEOTEXTILE
Unique blend to provide ample spacing
between blades or grass.
Porous to drain rapidly
CHOKE STONE
OPEN GRADED STONE
NATURAL SOIL
IDEAL FOR KENNELS
Imagine.., a lawn that is clean, low maintenance, safe from dog wear and tear, and
available 365 days a year!!! That's right... with a FieldTurf synthetic lawn from.
EasyTurf, your yard can have a beautiful area for your dogs every day... without the
hassles and expense of maintaining a natural lawn!
• Dogs love it because it is soft and it looks and feels just like real grass
• Muddy spots and yellow grass are gone... Dog waste won't discolor or stain it and
they can't dig through it
• You spend less time cleaning your dogs since FieldTurf eliminates muddy paws
and dirty pets
• FieldTurf helps you maintain a pleasant, safe environment for your pets and it
doesn't pick up an odor
• The sand and rubber infill is non-toxic to your pets
• Urine drains right through
• Your yard is always available... no down tine for maintenance, watering,
fertilizing, etc.
• You can use any household cleaner to get rid of messes
Engineered for professional sports and accepted for use within animal facilities in such
well known places as San Diego's Sea World, FieldTurf is simply the best synthetic turf
on the market and the closest alternative to natural grass. FieldTurf will provide beautiful
and resilient landscaping for years to come. It's the ONLY choice for your yard if you
have a dog!
Put it this way...now you can have a dog AND a lawn! With over 80% of our customers
being dog owners and installations in such places as the SD Humane Society, Animal
Keepers, and many pet boarding companies, EasyTurf is a proven perfect solution for
your yard if you have pets.
Liquids drain right through, droppings can be picked up as they would be with regular
grass and/or washed off with a hose, and dogs can't dig through it! Muddy paw tracks on
your carpet will be a thing of the past!
Toughness...consider the fact that FieldTurf is being used by the NFL as their playing
surface. These guys are going to be more brutal than your kids, pets and friends! Another
fact to consider.. we soaked a piece of FieldTurf in a bucket of 100% bleach for 3 weeks
and it didn't affect it!
Drainage...better than real grass! FieldTurf has a patented porous backing that drains
water at a rapid rate. Coupled with the decomposed granite, it is a wonderful drainage
system for your lawn. Unlike ALL competing turfs, FieldTurf does not have to drill holes
in its backing to allow for drainage.
Due to its extremely porous design, mold and mildew are never a problem.
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Non-Staining—we haven't come across anything that can stain it yet. Sticky spills should
be hosed off to prevent them from attracting dirt and bugs. Even paint can be softened
with paint remover and then rinsed off,
Simply put,FieldTurf" is the best product on the market and is the closest alternative to
natural grass. A superior product, coupled with professional service, makes EasyTurf the
ONLY synthetic turf choice for your home or business.
• Great for pets
• Drains better than real grass
• No bugs so no need for harmful chemicals or pesticides
• Environmentally friendly
• UVL stabilized to prevent glare and resist fading
• S-year warranty
FieldTurf is dramatically different from traditional artificial turf. The most striking
difference is immediately obvious. Instead of a dense, abrasive rug, FieldTurf's fiber
surface is soft and silky—like new blades of grass in a spring meadow.
But FieldTurf is much more than just the absence of abrasions. Unlike traditional
artificial turf, FieldTurf does not rely on an underlying shock pad for safety, resilience
and player comfort. Rather, like its natural grass cousin, FieldTurf s grass fibers are
surrounded and stabilized by a special blend of"synthetic earth"FieldTurfs patented
mixture of smooth, rounded silica sand, and ribber granules made of re-ground athletic
shoe and recycled tire material.
The rubber granules are a key component in the artificial turf. Tire rubber is
cryogenically frozen, shattered into smooth, clean, rounded particles, sized and shaped to
stay"in suspension" with the sand, which is of a similar size, shape and weight. The sand
and rubber are precision layered to guarantee uniformity, with an installation process that
is also patented.
The result: A stable, resilient, uniform, shock-absorbing artificial turf surface. FieldTurf
is the original and only system emulating natural grass, ideal not only for athletes at the
elite level but for everyday activities of active, competitive young people.
FieldTurf ground covers are the most unique in the world, Fabricated from synthetic
fibers that look and feel so close to natural grass it's almost impossible to tell the
difference. Engineered into their design are qualities to help them perform at their best
for years. FieldTurf is by far the most ideal solution to the high costs of maintaining your
property, driving range, or other environments that require natural grass applications.
FieldTurf gives years of grass-like appearance and use without the regular maintenance
of natural grass. It is a patented product that replaces grass in residential, athletic and
commercial applications,
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DuraSpine Monofilament - Always striving for perfection, FieldTurf presents the
DuraSpine Monofilament Turf(MF) System. The DuraSpine MF fiber is based on similar
structures found in nature. The arched profile features a durable"Spine"which runs
vertically through the center of each fiber. Like the center stem or vein in a blade of grass
or a leaf, this spine gives each fiber unmatched"memory" and thus, resistance to matting.
Other types of synthetic turf are years away from this new technology. DuraSpine MF is
extruded through a spinneret which makes it a tree monofilament fiber- not a flimsy slit
tape like competing products. DuraSpine MF delivers unmatched durability, especially
resistance to wear. Tests indicate that FieldTurf s DuraSpine MF fiber is far more
resistant to UV damage and foot traffic, the two main enemies of any turf system.
DuraSpine MF is not abrasive but silky and lush just like nature intended.
Proprietary polyethylene "alloy" fiber engineered specifically for FieldTurf. Very low
Abrasion index (similar to natural grass) so you won't get rug burn.
Designed to stand up to years of use and exposure to the elements in any climate around
the world.
Contains UV inhibitors that do not need reapplication.
Patented permeability system giving FieldTurf excellent usage in all weather
environments.
No ponding...Drains faster than natural grass at 40 to 60 inches per hour. Patented
system does not require the addition of burned or drilled holes for percolation, which
weaken the system.
Patented silica sand and cryogenic rubber infill that is almost 3 times as heavy as
competing systems. This exclusive infill provides superior safety, grass-like stability and
better long-terns resilience.
Cryogenic rubber infill that is rounded and does not attract microscopic bubbles of air. As
a result it does not contain as much dust as does mechanically recycled rubber, not does it
float or get displaced in high use areas. Ambient rubber is jagged, floats and moves with
the water flow, migrating to the edges of the field.
An 8-year warranty backed by FieldTurf. In the 20 years the product has been in use,
FieldTurf has never had to replace an installation for warranty. Plus, all warranties are all
backed by insurance policies to give you complete confidence.
Environmental Advantages:
- Made from recycled materials
- Assures more judicious use of pesticides and herbicides
- Does not require water
- Low impact on environment
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ENVIRONMENTALLY-SAFE
The results of a long-term study confirms that the rubber granules used in the
construction of artificial turf fields pose absolutely no threat to the environment.
The results indicate the f611owing:
1 - A comparable behavior regardless which type of infill material was used -whether
SBR from used tires, new TPE thermoplastic material or EPDM new virgin rubber
material.
2 - The absence of impact of these materials on water resources.
3 - There was no effect on health associated with the inhalation of VOC and aldehydes
emitted by artificial surfaces.
4 - Emissions from the artificial turf without any infill material are very low compared
with those from other construction products (ex: parquet flooring).
S - The emissions from the artificial turf containing SBR(rubber granules from used
tires) and from TPE (new material thermoplastic rubber granules) are both relatively low.
"Relatively low" by European standards signifies an environmentally safe substance,
6 - The emissions fi-oni the artificial turf containing EPDM (new virgin material rubber
granules) are greater.
7 - From an ecotoxico logical point of view and on the basis of a comparison with strict
European health standards, the water that passed through the artificial grass sample fields
was proven to have no impact on the environment, regardless of the type of infill in the
turf.
"The results conic to the dismay of certain individuals in the natural grass industry," said
FieldTurf Tarkett CEO David Moszkowski. "The natural grass industry, with over$40
billion in annual sales of herbicides, pesticides, sod and seed, has been running a very
organized attack against artificial grass to prevent the erosion of their market share. They
have been feeding false and misleading information to local communities, environmental
groups and media sources in an attempt to scare people with phony claims of danger from
the rubber granules from used tires. As the global leader, it is FieldTurf Tarkett's
responsibility to provide accurate information to make sure everyone understands the
truth,"
Since its revolution of the artificial grass industry, and indeed the world of sport itself,
FieldTurf, the global leader in artificial turf, has made a commitment to positively impact
the environment.
With a commitment to innovative ways to reduce waste, reuse resources and recycle
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products, FieldTtirfs patented infill process features only clean, washed silica sand and
cryogenically processed rubber granules, whose recycling process eliminates all metallic
and polyester residues.
The success of FieldTurf has resulted in massive reductions in the use of water and
dangerous chemicals. A typical natural grass football field can use 3,000,000 gallons of
water per year. Over 90,000,000 pounds of herbicides; 1,400,000,000 pounds of
commercially produced synthetic fertilizer; and 420,000,000,000 pounds of pesticides are
used each year to maintain natural grass. FieldTurf eliminates the need for these toxic
materials in providing;its proven safe and durable playing fields.
STUDY PROVES RUBBER GRANULES IN ARTIFICIAL TURF ARE SAFE
The results of a long-term study confirms that the rubber granules used in the
construction of artificial turf fields pose absolutely no threat to the environment.
ALIAPUR, the leading French government body responsible for used tires, along with
ADEME, the French Agency for Environment and Energy Management has completed a
scientific study that aimed at evaluating possible environmental impact from the rubber
granules in sports fields that are derived from recycled used car tires.
The studies prove no cause for concern to human health.
The main goal of the study was to determine the quality of water transferred into the
natural environment after passing through the rubber granules and other infill materials
from the artificial grass sports fields. In addition, the study obtained a detailed analysis
and evaluation of the gas emissions generated by these fields.
As part of the testing methodology, three artificial grass sample fields were infilled with
three different materials, to create real life replicas of artificial turf fields used around the
world in schools, parks and playgrounds. Each artificial grass sample field used a
different rubber infill;
A - SBR(rubber granules from used tires).
B - TPE(new material thermoplastic rubber granules).
C - EPDM (new virgin material rubber granules),
An artificial grass carpet with no rubber infill was also used as a control field sample,
Initiated in 2005, this study was conducted with the scientific aim of replicating normal
field usage conditions to properly evaluate any potential environmental impact from
runoff water and the potential of any health risk from gaseous emissions.
The results indicate the following:
1 - A comparable behavior regardless which type of infill material was used - whether
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SBR from used tires, new TPE thermoplastic material or EPDM new virgin rubber
material.
2 -.The absence of impact of these materials on water resources,
3 - There was no effect on health associated with the inhalation of VOC and aldehydes
emitted by artificial surfaces.
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4 - Emissions from the artificial turf without any infill material are very low compared
with those from other construction products (ex; parquet flooring).
5 - The emissions from the artificial turf containing SBR(rubber granules from used
tires) and from TPE (new material thermoplastic rubber granules) are both relatively low.
"Relatively low" by European standards signifies an environmentally safe substance.
6 -The emissions from the artificial turf containing EPDM (new virgin material rubber
granules) are greater.
7 - From an ecotoxicological point of view and on the basis of a comparison with strict
European health standards, the water that passed through the artificial grass sample fields
was proven to have no impact on the environment, regardless of the type of inf;ll in the
turf.
A Health Risk Evaluation (HRE) was performed by INERIS, the French National
Institute for Industrial Environment and Risks, in order to evaluate more precisely, in
indoor situations, the health risks linked to the inhalation of the VOC and aldehydes of
which these emissions have been quantified by the scientific and technical center of
France.
The results of the INERIS Health Risk Evaluation, based on the concentration of the
substances and worst-case scenarios, indicate that the VOC and aldehyde emissions from
the three types of artificial grass fields studied in small and poorly ventilated indoor
gymnasium situations are of no cause for concern for human health, for the workers
installing the surfaces as well as for the general public, professional or amateur athletes,
adults and children.
In conclusion to its study, the INERIS stipulates that the health risks associated with the
inhalation of VOC and aldehydes emitted by artificial grass fields in outdoor situations
give no cause for concern towards human health.
"The results come to the dismay of certain individuals in the natural grass industry," said
FicldTurf Tarkett CEO David Moszkowski. "The natural grass industry, with over$40
billion in annual sales of herbicides, pesticides, sod and seed, has been running a very
organized attack against artificial grass to prevent the erosion of their market share. They
have been feeding false and misleading information to local communities, environmental
groups and media sources in an attempt to scare people with phony claims of danger from
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the rubber granules from used tires. As the global leader, it is FieldTurf Tarkett's
responsibility to provide accurate information to make sore everyone understands the
truth."
The results of this study should come as no surprise to the scientific community.
Hundreds of such studies carried out by and for governmental health, safety and
environmental agencies worldwide have reached similar conclusions.
These are further validated by a significant amount of research done by FIFA, SAPCA
(Sports and Play Construction Association), the French Laboratory of Research &
Control for Rubber& Plastics, The Dutch National Institute for Public Health &The
Environment, The European Commission's Scientific Committee on Toxicity,
Ecotoxicity and the Environment, The University of Dortmund Institute for
Environmental Research, The Swiss Federal Authority of Health, The Norwegian
Institute of Public Health, The Radium Hospital Danish Ministry of the Environment -
along with many other reputable organizations worldwide.
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MANN & MANN, P.C.
COLINSULORS AT LAW
161 South plain Street,Middleton,Massachusetts 01949
Tel.978-762-6238 Fax-,978-762-6434
JILL ELMSTRONI MANN E-mall,jlll@lnannpc.com
KURT P.MANN
Adm3ned W practice In Massnef¢usells and New York
To: Planning Board—To' of North Andover
From: Jill Elmstrom Man1
Date: December 11, 2007
Petitioner: The DF Parker Compa , LLC
Requests: Site Plan Special Perm —Section 8, Paragraph 8.3
Special Permits -Paragraph 4.136.3(a)(ii)(2) and 4.136.3(b)(ii)(1) and 4.136.4
Property: 500 Sutton Street,North Andover,Map 74, Lot 1-B
The DF Parker Company, LLC (the "Petitioner") has a leasehold interest in the property
identified as 500 Sutton Street, North Andover (the "Leased Premises"). The Leased Premises
consists of a portion of vacant land within the Lawrence Municipal Airport, North Andover, MA
(the "Airport"), which is owned by the City of Lawrence, and operated through the Municipal
Lawrence Airport Commission. According to the Town of North Andover Zoning Map, the
Leased Premises is located in the Industrial 2 District(the "I-2 District") and the Watershed
Protection District (the "WPD District"). Therefore the use of the Leased Premises is subject to
the use regulations set forth in Sections 4.133 and 4.136.2 and 4.136.3.a—c inclusive of The
Zoning Bylaw for the Town of North Andover, last amended July 10, 2006 (the `Bylaw"). As
shown on the accompanying plans entitled "Special Permit Site Plan, for Sea Dog Kennel, 500
Sutton Street, North Andover, Massachusetts 01845"prepared by MHF Design Consultants, Inc.,
dated November 16, 2007, as may be revised (the "Plans"), the Petitioner is proposing to
construct a twenty thousand, five hundred forty(20,540)-square foot building (the "Building") at
the Leased Premises that will be used as a pet care facility. According to Gerald Brown, the
Inspector of Buildings for the Town of North Andover, the proposed use and development
activity at the Leased Premises is permitted subject to the receipt of a Site Plan Special Permit
Linder Section 8.3 of the Bylaw and the issuance of two (2) Special Permits Lender Section
4.136.4 of the Bylaw. Therefore, Petitioner hereby respectfully requests that the Planning Board
(the "Board") for the Town of North Andover grant Petitioner the required relief to construct the
Building and operate a pet care facility on the Leased Premises as further described below,
DESCRIPTION OF THE PREMISES
The Leased Premises is located at the intersection of Sutton Street, Old Clark Street, and the
Airport Entrance Drive. The Leased Premises consists off all upland within the I-2 and WPD
Districts. Lake Coehichewick (the "Lake") is the wetland resource area closest to the Airport but
is still more than 247 feet from the edge of the closest lot line to the Airport and more than 300
feet away from the Leased Premises. The property that constitutes the Airport was subdivided
prior to October 24, 1994 and therefore the applicable limits of the non-disturbance and non-
discharge areas are 250 feet and 325 feet, respectively.
Zoning Board of iippeals—Norllr Andover
500 Surion Sheet,Lawrence Airport
Page 2 of 6
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DESCRIPTION OF THE PROPOSED PROJECT
A. Use.
The Petitioner is proposing to develop the Leased Premises as a kennel and pet daycare facility
(the"Fa—-cility") that will also offer grooming and training services, and will sell, in limited
amounts, pet supplies to customers of the kennel. All such activities will be conducted within
the Building. Such proposed uses are permitted in the 1-2 District under Sections 4.133,20. and
4.133.3. of the Bylaw subject to the issuance of a Special Permit for Site Plan Approval under
Section 8.3 of the Bylaw and are permitted in the WPD District under Sections 4.136.3.a.ii.(2)
and 4.136.3(b)(ii)(1) of the Bylaw subject to the issuance of two (2) Special Permits under
Section 4.136.4 of the Bylaw.
As required by Section 4,133.20 of the Bylaw all principal activities at the Facility must be
conducted within the Building. As shown on the floor plans for the Building (the "Floor Plans"),
which have been submitted herewith and are attached to the Plans, each room is labeled to
identify the various activities available to pets using the Facility. The Floor Plans include the
following: on the first and second floors there are six (6) play rooms and an indoor pool where
pets will be given time to play and exercise throughout the day; also on the first floor there is one
(1) training room where pets will participate in discipline training during the day and where
evening training classes will be held; and on the first and second floors there are holding and rest
areas where pets will have access to kennel dins and sleeping crates; and on the first floor there
is a waiting area where pets will be received or delivered by pet care technicians as they are
dropped off or picked up. All such activities are considered principal to the operation of a
kennel.
On the Site Development Plan, see page 5 of the Plans, there is an outside area that is shown
directly behind the Building and is enclosed by a chain link fence. This area does not involve
any principal activities conducted at the Facility. The Petitioner will not place any kennels or
kennel runs in this area nor will the Facility offer any training classes, or exercise time, or
holding time in this area. At certain times during the day, a pet care technician will bring one or
more dogs into the area to relieve themselves. In the event any single pet is known to bark or
create problems with the other pets, that pet will not be permitted into the outside area. The
purpose of this outside fenced in area is ancillary to the principal activities that will be conducted
at the Facility.
A use such as a kennel customarily requires an outside area where the dogs can relieve
themselves and is reasonably necessary to the operation of the Facility. The use limitation set
forth in Section 4.133.20 of the Bylaw provides that kennels are permitted provided all activities
take place within an enclosed building. It is the position of the Petitioner that the limitation
applies to the principal activities related to the operation of the kennel and not to the ancillary
use of the rear fenced in area.
S:11.701'ence -(The DF11arker Conrpany.LLC)2007-46YIermitsidleuro-Site Plan Special Permit Regnestdoe
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Zoning Hoard of Appeals—Norlh Andover
.500 Sutton Slreet,Lmvrowe Airport j
Page 3 of 6
When interpreting zoning bylaws, the courts in Massachusetts have held' that if the principal and
permitted use of a property requires an ancillary activity, without which the customary activities
of said permitted use would be severely compromised, that ancillary use, which should have
been anticipated, should be permitted. It is generally understood and accepted that if a pet is a
resident at a kennel, that pet will need to relieve itself during its stay and that some pets, and
their owners, prefer to do so outdoors. It is the position of the Petitioner that the use of the
outside fenced in area as a limited relief area is a customary and anticipated ancillary use and
does not violate Section 4.133.20 of the Bylaw and that the intention of the restriction is to
ensure that the principal uses of the property do not unreasonably interfere with any neighboring
uses. The Petitioner respectfully suggests to the Board that the relief area is as necessary to the
operation of a kennel as a loading or unloading space would be for a factory or parkirig/drop-
off/pick-up area for a repair shop or shopping center and therefore should be permitted and
deemed not to be in conflict with the provisions of Section 4.136.20 of the Bylaw.
B. Building and Site Development
The Petitioner is proposing to construct the Building, install and maintain surface and subsurface
discharge structures, and operate the Facility, as herein described and as further detailed on the
Plans, within the 1-2 District and within the General Zone of the WPD District. The Petitioner is
also proposing to undertake some minor grading and to install a small portion of the emergency
overflow outlets within the Non-Discharge Zone of the WPD District, as detailed on the and
WPD Zone Summary Plan, see page 8 of the Plans. The subject proposal meets all of the density
and dimensional requirements of the I-2 District and to the extent practicable complies with the
best management practices for erosion, siltation, and stormwater control as required by the WPD
District.
Additional information about the materials that Petitioner is proposing to use in the outdoor area
and the manner of disposing of the solid wastes that will be produced by the pets using the
Facility is submitted herewith. All solid wastes generated by the pets will be picked up
immediately by the pet care technicians, placed in sealed plastic bags, and deposited in sealed
receptacles, which in turn will be emptied into the outside dumpster, which is fully Enclosed,
covered, and screened, the waste inside the dumpster will then be picked up and transported
offsite by a waste disposal company.
When dogs relieve themselves in the outdoor area, any liquid waste will pass tlu•ough the
artificial turf, which will be used to cover the ground within the fenced in area, and into open-
graded and aerobic sub-material. This sub-material is designed to permit natural treatment
(including denitrification) of the liquid waste that will then be dispersed over a large area. This
: See,Mahoney v, City of Chelsea,20 Mass.App.Ct. 91,478 N.E.2d 160,Mass.App.,1985, This is a case in
which Town officials sought to hnut certain ancillary activities at a property,however, the court determined that
an ancillary use, which was standard and necessary, should have been anticipated by the Town and therefore
should be permitted.
2 Another use that is also permitted in the I-2 District provided such use is conducted within a building is the
operation of an automotive repair business. It is clear that the intention of this limitation is to ensure that all
repairs are conducted inside a building. A customary and ancillary use of a property used as a repair shop
would be the outdoor parking of vehicles prior to and after arty repairs are completed,
S:IFlorence -(The UFParker Coupan),,LLC)1007-4G1Pernoslifento-Sile Plait Special Permit Regrresl.doc
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"Lotting Board of Appeals—Nor1k Andover
500 Sutton Sit-eel,Lawrence Airport
Page 4 of 6
system performs better than regular grass or crushed stone. It is safe and environmentally
friendly and will eliminate mud build-up. Given the treatment provided to any liquid waste, the
use of the fenced in area as a "relief area"will have no detrimental impact on the ground water.
WPD DISTRICT REQUIREMENTS
As shown on the WPD Zone Summary Plan, see page 8 of the Plans, the majority of the Leased
Premises, which includes the Building, septic system, and parking areas are located within the
General Zone of the WPD District, which uses of the land are permitted within the General Zone
subject to the review and issuance by the Board of a Special Permit under Section 4.136.4 of the
Bylaw. It is important to note that none of the structures being proposed or the septic system are
located within the 250 foot non-disturbance zone limit (the "Non-Disturbance Area") or the 325
foot non-discharge zone limit(the"Non-Discharge Area") and that none of the Leased Premises
is located within the Conservation Zone of the WPD District. Petitioner is proposing to conduct
some ancillary grading necessary for proper site development and safety requirements and to
locate a small portion of the emergency overflow outlets within the Non-Discharge Area, which
activities are permitted within the Non-Discharge Area subject to the review and issuance by the
Board of a Special Permit under Section 4.136.4 of the Bylaw.
The issuance of the aforementioned Special Permits is conditioned upon a showing by the
Petitioner that the proposed uses and activities (the grading and installation of emergency
overflow outlets) will not impact the purity of the ground water and the Lake; impact the ground
water table; or negatively impact the filtration and purification function of the land, The
Petitioner, as shown on the Plans and as further described in the drainage report, submitted with
the subject application for zoning relief, has demonstrated, to the extent practicable, compliance
with those standards.
I-2 DISTRICT REQUIREMENTS
A. General Dimensional Requirements of the 1-2 Zone (see Table 2 of the Bylaw)
The construction of the Building and development and use of the Leased Premises as the
Facility, to the extent applicable, meets all of the dimensional and density requirements of the 1-2
District, Due to the location of the Leased Premises within the Airport, as shown on the
Location Map, see page 1 of the Plans, only a review of the setback to Old Clark Street and the
height of the proposed Building is applicable. Based on a review of the Plans, the Leased
Premises occupies a portion of the Airport that has frontage on Old Clark Street, therefore the
placement of the Building must meet the current minimum set back requirement of fifty(50) feet
from Old Clark Street, As shown on the Site Development Plan, see page 5 of the Plans, the
Building is set back, at its closest point, 50,40 feet from the property line and therefore complies
with the set back requirement in the I-2 District. The other applicable requirement is that the
maximum height of any building proposed within the I-2 District be equal to or less than fifty-
five (55) feet. The height of the Building, as shown on the building elevations, is twenty-eight
(28) feet and therefore complies with the applicable height limitations. All of the other
dimensional and density requirements are far exceeded and due to the location of the Leased
Premises within the Airport are not applicable to the current application,
5:�1F7orence -(The DFI'arker Company,L1,C)1007-46WerrniislHemo-Site Plan Special Permit Refit{esuloc
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Zoning Board of Appeals—Not-Ili Andover i
500 Sutton Street,Lawrence Airport
Page 5 of 6
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B. General Parking Requirements of the I-2 Zone (See Section 8.1 of the Bylaw)
)
For purposes of calculating the number of parking spaces required for the Facility, the Petitioner
suggests to the Board and Building Commissioner that the proposed use of the Facility requires a
total of twenty-six (26) parking spaces and twenty-seven (27) parking spaces have been
provided. The Petitioner based its determination on the following:
The Facility will be open for frill service pet day care Monday through Sunday from 6:00 a.m.
until 10:00 p.n-1. At capacity, the Facility will have in its care a total of 150 pets with tip to 12
pet care technicians. Training Services will be offered during the evening hours from 7:00 p.m.
until 10:00 p.m. and will be limited to 12 pets for any single class and will be separated by a
sufficient amount of time to ensure that pets are not coming to class at the same time the
previous class is ending. In addition, the dropping off and picking up of pets will be scheduled
to ensure that no pets are waiting to enter the Facility. While training classes are being
conducted, the Petitioner estimates that up to 6 pet care technicians will be onsite and operating
the kennel and up to 2 pet care technicians will be facilitating the training classes. During
normal business hours the Facility will have one or two administrative staff members at the
Facility, The table set forth below details the maximum parking demands of the Facility at
various times during the day and evening.
Parking Table
6:00 a.m.—8:00 a.m. MO a.m.—7:00p.m, 7:00 p.ni.--10:00 p.nt 10:O0p.m.—6:00
Customers(14min increments)
drop off/pick tip and training 10 10 14 2
Pet Care'Technicians
Kermel 6 12 6 0
Training 0 2 2 6
Boarding 2 0 2 2
Administrative Staff 2 2 2 2
Total Parking Recluii•enIelit 20 26 26 12
REQUESTS:
Based upon the foregoing information and the other materials submitted with Petitioner's request
for relief, Petitioner suggests to the Board that the development and use of the Leased Premises
as the Facility and the construction of the Building, septic system and all drainage systems
comply with all applicable Bylaw requirements. Petitioner respectfully requests that the Board
find as follows:
1. that the proposed use and development of the Leased Premises as the Facility within the
1-2 District is a permitted activity under Sections 4,133,20 and 4.133.3;
2. that the Building and its use as the Facility meets all of the density, dimensional and
parking requirements within the 1-2 District and has been designed with sufficient loading
areas;
S.Vlorence -(ILe DF Porker Conrpany,LL.C)2007461Perniits41Lfento-Site Plan Special Pa•ntil Request.doc
I
Zoning board of Appeals-Noah Andover
500 Stepan Slreel,Lawrence Airpor7
Page 6 of 6
3. that the Petitioner has addressed sewage disposal and water supply 1 issues, as well as soil
erosion and storm water drainage concerns;
4, that the Petitioner has proposed a project that will provide a needed and desirable service
that will not result in any adverse impacts to the surrounding community;
5. that the design and scaling of the Building and the landscaping of the Leased Premises
are compatible with the surrounding area;
6. that the location and design of the exits and entrances to the Leased Premises exceed
minimum safety requirements for similar uses;
7. that the development of the Leased Premises as the Facility within the General Zone of
the WPD District has been designed to avoid adverse impacts on the purity of the ground
water and the Lake and the filtration and purification function of the land within the
General Zone in compliance with the requirements under Sections 4.136,3 a iv and
4.136.4 of the Bylaw; and
8, that the of the minor amount of grading and the installation of a small portion of the
emergency overflow outlets within the Non-Discharge Area were designed to meet, to the
extent practicable, best management practices of storm water management in compliance
with Section 4.136,3(b)(ii)(1),
Petitioner further respectfully regLiests that the Board grant the following relief-
1. Grant a Special Pen-nit for Site Plan Approval under Section 8.3 of the Bylaw to permit
the use and development of the Leased Premises within the I-2 District as the Facility as
described herein and as shown on the attached Plans;
2. Issue a Special Permit under Section 4.136 3 a ii 2 to authorize the use of the Leased
Premises within the General Zone of the WPD District as the Facility as described herein
and as shown on the attached Plans;
3. Issue a Special Permit under Section 4.136 3 b (ii)(121 to authorize the minor grading
and installation of a portion of the storm water drainage system within the Non-Discharge
Zone of the WPD District as described herein and as shown on the attached Plans.
S:U`7orence -Ohe DFParker Company,LLC)2007-46Werui its lrLlento-Sile Plan Special Permit Request.doc
FIL 19
BUILDING DEPARTMENT
C01111t1unity Devolol)t ent Division
MEMORANDUM
}
TO: Lincoln Daley, Town Planner
FROM: Gerald A. Brown, Inspector of Building 1i'11
DATE: January 15, 2008
l
SUBJECT: Determination of Lot Usage 1-2
Sea Dog Kennel, 500 Sutton Street
It is my opinion that an enclosed, secure exercise yard accessible through the Sea Dog
Kennel building only, as depicted on the site plan dated November 16, 2007, and
maintained per Health Department requirements for animal waste management and
disposal would be an accessory use, per Section 2, Paragraph 2.21 of the Zoning
Bylaw: "Accessory Use or Structure: A use or structure subordinate to the principal
use of a building on the same lot and serving a purpose customarily incidental to the
use of the principal building." of the allowed use: Section 4, Paragraph 4.133:
Industrial 2 District—bylaw, 4.133.20. Veterinary hospitals and kennels, provided all
activities are with and enclosed building.".
1500 Osgood Street,North Andover,Mossachaselts OMS
Phone 97U88.9545 Fax 978.688.9542 Woh www.townotnorthondovemom
I
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Ippolito, Mary
From: Sawyer, Susan North Andover Planning Boarcl.
Sent: Tuesday, August 05, 2008 12:56 PM
To: Ippolito, Mary Meeting date:
Subject: FW: 500 Sutton St. dog kennell. Agenda#;:: 7
Is It the doggie day care? If so, really this previous email is all 1 have to say. If not, let me know.
Thx
S
From: Sawyer, Susan
Sent: Friday, June 27, 2008 3:34 PM
To: Ippolito, Mary
Subject: RE: 500 Sutton St. dog kennell.
Mary, I returned the plan to your desk.
1 discussed the issue of the disposal of waste with Dr. Lindsey, our Animal Inspector. He is also a Veterinarian.Although
we do not know the capacity of the kennel, he did not view it much different than an average vet. He had no issue or
recommendations on the handling of the waste or with the disposal plan utilizing the dumpster.
Thank you
Susan Sawyer
Health Director
From: Ippolito, Mary
Sent: Wednesday, June 11, 2008 4:02 PM
To: Sawyer, Susan
Subject: 500 Sutton St. dog kennel].
Hi Sue,
At the last Planning Board meeting John Simons asked that the BOH take a look at the revised plan for 500 Sutton St., (it's
the same dog kennell that we did a TRC meeting on a while back). I've left the plan and a copy of the Minutes at my
counter, so it you get a chance let me know if you have any issues with it. I need the plan to be returned to my file.
Best personal regards,
Mary Ippolito, Planning Department
Osgood Landing
Town of North Andover
1600 Osgood Street
Bldg. 20, -Suite 2-36, Planning Department
North Andover, MA 01845
P 978-688-9535
F 978-688-9542
mippolito(a),townofnorthandover.com <malito:mippolitoCa)-townofnorthandover com>
1
TOWN OF NORTH ANDOV R Nor7te%.
er Planning Board
DIVISION OF PUBLIC WO S
384 OSGOOD STREET Meetin -- --<
NORTH ANDOVER,MASSACHUSETTS 84 - T
:
BRUCE D. THIBODEAU, P.E .
DIRECTOR
Eugene P. Willis, M.S. PE Telephone (978)685-0950
Director of Engineering o•`ly� :yOn Fax (978) 688 9573
p 4
�sn°* ...•�7... ate+ I''
September 25,2008 ��s"^"«•���
wCf•tU8 ',
North Andover Planning Board
1600 Osgood St.
North Andover
Re: Sea Dog Kennel M 74 LI-B 500 Sutton.St. DF REALTY LLC
Dear Board Members,
I have reviewed sheets 5 and 10 of 10 plans drawn for, and VHB reviews with responses for the
above project and offer the following comments:
1. To my knowledge,the applicant never checked with DPW for approval to tie into the
municipal drainage system even though it had been listed in all three of VHB's reviews (item
19). The DPW is implementing a policy change that does not allow connection of private
systems to the municipal drain without a thorough analysis ofthe existing system,to verify its
present capacity and future expansion. VIA has been advised of this and F d like the Board to
also be aware.
a. (Because of the late stage of this project, connection is approved
2. Ground water monitoring wells @clog waste areas were requested at the TRC meeting in
N ember to monitor potential contamination'of ground water flowing to the lake.
Ya. The applicant is adding these.
3. There are questions about the hydraulic model used to analyze the site
a. Questions have been addressed by the applicant
4. Detail for roof drain tie in to infiltration trench not allowing direct flow to outlet pipe to DMH
1
a. Detail has been provided
5. Location of stormeeptor not clear on plan the town cannot maintain and does not accepted these
types of structures
a. These structures are off the right of way on private property, They will not be a
responsibility for the town.
Why is there a sump @ DMH—6?
a. Sump has been removed
The applicant has addressed all my concerns.
Sincerely,
Eugene P. Willis PE
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MeetingAgenda
SSAc FiUS
PLANNING DEPARTMENT
Community Development Division
AGENDA ITEM #7
TO: Planning Board
FROM: Judy Tymon,Town Planner
RE: DF Parker Company,LLC., 500 Sutton Street,Assessors Map 74,ParceI I-B, Site
Plan Review Special Permit& Watershed Special Permit to construct 20,540 s.f., 2-story
pet kennel and pet daycare facility,27 parking spaces,drainage and stormwater
management system, extensive landscaping plan, lighting plan, and associated grading
work in the Industrial 2 Zoning District,
DATE: Is`Review—January 10,2008
2"Review—September 9,2008
Proposal:
The applicant,DF Parker Company,LLC,, is seeking a Site Plan Special Permit to construct 18,654&f.,
2-story kennel and pet daycare facility, 29 parking spaces, drainage and stormwater management system,
extensive landscaping plan, lighting plan, and associated grading work. The project consists of the
redevelopment of a currently underdeveloped portion of industrial property located on Assessor's Map 74,
Parcel I-B (intersection of Sutton Street,Clark Street,and the Airport Entrance Drive)containing
approximately 55,767 s.f.(1.28 acres). The applicant has entered into a lease agreement with the Municipal
Lawrence Airport Commission project to utilize the property for the proposed use. The lease area lies in the
Industrial 2 District with an abutting General Business District and Residential I District located across
Sutton Street. The project contains more than 150 linear feet of frontage on Sutton. A portion of Map 74,
Parcel 1-13 lies in the 325 Non-Discharge Buffer Zone associated with bordering vegetated wetlands in the
Watershed Protection District
Below please find my review of the following plans submitted to this Department:
Plan titled: Special Permit Site Permit Plan for
Sea Dog Kennel
500 Sutton Street
North Andover,Massachusetts 01845
Prepared for: DP Realty LLC
1 Parker Street, Suite 2C
Lawrence MA 01843
Prepared by: MI-IF Design Consultants,Inc.
103 Stiles Road, Suite One
Salem,NH 03079
i
Scale; F"=30'
Date: November 16,2007
Sheets: 1 - 13
Revised: August 10,2008
Sheets: 1 - 10
Plan titled: WPD Zone Summary Plan
Sea Dog Kennel
500 Sutton Street
North Andover,Massachusetts 01845
Prepared for: DF Realty LLC
1 Parker Street, Suite 2C
Lawrence MA 01843
Prepared by: MHF Design Consultants,Inc.
103 Stiles Road, Suite One
Salem,NH 03079
Scale: 1"=30'
Date: November 16,2007
Sheets: 8 of 13
Revised: August 10,2008
Sheets: 8 of 13
Background:
➢ This is the 2"d Public Hearing for the Application. The application is currently undergoing a 3rd by the
Town's Outside Consultant,VHB.
➢ The project has gone through an initial Technical Review Committee meeting. There have been two
public hearings, on January 15, 2008 and June 3, 2008. Since the June P meeting, the plans have been
revised as follows:
• A reduction of the footprint of the building and a re-design of the front entrance.
• Landscaping changes have been made to add plantings around the detention basin, at the rear
of the site and around the dumpster.
• Impervious surface has been reduced as a result of the elimination of the cement walk,
• The location of the dumpster was moved to make it less visible to the street. Landscaping
and a stockade fence have been added to conceal the dumpster.
GENERAL
➢ The primary issues discussed at the last meeting included the following:
• Stormwater Management: The drainage system was re-designed to direct water away from
the abutter's (Napoli) property. The grading was redesigned and the serial catch-basin
piping was reconfigured, based on comments from VHB. VHB has provided a third
technical review,focusing on this issue.
• The applicant is working with the airport to insure that all the necessary easements are in
place.
• Additional landscaping was requested for the rear of the building.
SITE PLAN SPECIAL PERMIT REVIEW
The following waivers should be requested:
i
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• TRAFFIC IMPACT STUDY: Not Arldressetl. The applicant did not provide such study. If no study in
being proposed, the applicant should formerly request a avaiverftoni this requirement.
• -COMMONWEALTH REVIEW: Not Addressed. The applicant did not provide such review. If no
study in being proposed; the applicant should formerly request a waiver from this requirement.
• FISCAL IMPACT: Not Addresser. The applicant did not provide such study. If no study in being
proposed, the applicant should formerly request a waiver from this requirement.
• COMMUNITY IMPACT: Not Addressed. The applicant did not provide such study. If no study in
being proposed, the applicant should formerly request a waiver from this requirenaew.
WATERSHED SPECIAL PERMIT REVIEW
SECTION 3 ZONING DISTRICTS AND BOUNDARIES
A portion of the parcel(Southwest Corner)of land is located within the Watershed Protection District of
Lake Coehichewick and is located in the Industrial 2 Zoning District, The leased area currently is an
undeveloped portion of the airport property.
SECTION 4.136 WATERSHED PROTECTION DISTRICT
➢ 4.136 (4)(g). The Bylaw requires that any runoff from impervious areas within the Non-Discharge
Zones to the extent possible shall be recharged on site and diverted toward areas covered with
vegetation for surface infiltration,
Partially Addressed. The Town's independent review consultant, VHB, is currently reviewing the
storntwater management and drainage plan associated with the project.
RECOMMENDATIONS:
Planning Staff recommends that the following issues be addressed before the Planning Board makes a
decision regarding this application:
• All easements with the Lawrence Municipal Airport
• A maintenance plan for the AstroTruf.
• A detailed description of the solid waste removal methods.
• Future plans for expansion.
I
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MEMORANDUM
To: North Andover Planning Board Date: 12 September 2008
From: Karl R. Dubay,P.E. Re: Sea Dog Kennel Site Plan
Response to VHB review comments dated 09-10-08
The revised plans dated September 2008 incorporate the following responses:
8. The FieldTurf detail was provided to us directly from the manufacturer, who has extensive
experience in turf installations, including Gillette Stadium. To maintain system warranties, installation
is directly managed and performed by the manufacturer. Additionally, our detail sheets include notes
requiring coordinated detailed shop drawing submittal reviews.
17. CB3 has been set offline as recommended, via addition of DMH6. For additional sedimentation
capacity, we have also specified DMH6 with a deep sump. The sump itself could be eliminated if the
reviewer and Town prefer otherwise. The grading and detail sheet have been revised to include this
change.
19. This design connection is the same as previously approved with the former site plan, which included
Town department approvals. This design will improve the drainage performance at Old Clark Street.
FOR REGISTRY USE
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Planning Board Agenda
/x Notice SPECIAL HEARING
November 12, 2008
Department of Public Works
384 Os
good Street
@ 7:00 pm
CCU
CONTINUED HEARING:
I. Sea Dog Kennel,DF Parker Company, LLC, 500 Sutton Street, Map 74, Lot
I-B. Site Plan Review Special Permit to permit the construction of a 20,540 s.f.
two-floor masonry and steel pet care facility and a Watershed Special Permit for-
the construction of a detention basin in the Non-Discharge buffer zone Meeting
kept open, decision drafted.
PLANNING BOARD MEETINGS:
November 4,2008 meeting cancelled due to Presidential election.
November 12,2008 SPECIAL MEETING to hear Sea Dog Kennel only.
November 18,2008 regularly scheduled meeting
December 2,2008 regularly scheduled meeting
December 16,2008 regularly scheduled meeting
NOTE: ,The Planning Board reserves the right to take items out of order and to discuss and/or vote on items
that are not listed on the agenda.
Page 1
Chronological on DF Parker, (dog kennel) 500 Sutton Street.
Meeting date: PB meetings: Members present and/or
absent:
1/15/08 Public Hearing, applicant was heard. Nardella, Simons, Rowen,
Seibert, Jennifer.
Angles was absent.
2/6/08 applicant postponed
3/4/08 applicant postponed
3/18/08 applicant postponed
4/l/08 applicant postponed
4/15/08 applicant postponed
5/6/08 applicant postponed
5/20/08 applicant postponed
6/3/08 applicant was heard then postponed. Simons, Angles, Jennifer,
Rowen, Seibert
6/17/08 applicant postponed
7/l/08 applicant postponed
7/15/08 applicant postponed
k
8/19/08 applicant postponed
9/17/08 applicant was heard then postponed, Simons,Jennifer, Rowen,
Seibert, Walsh.
Courtney was absent.
10/7/2008 Atty. Mann requested not to be heard Rowen, Jennifer, Seibert,
due to Simons being absent. Walsh, Courtney.
Simons was absent.
In order to bring in a vote for a decision, we need
the following PB members present:
Simons, Rowen, Jennifer, Seibert.
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