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HomeMy WebLinkAbout2020-01-27 Recorded Decision SPR i Or NOit'.1'wm ESSEX REOISTRY 01'DEEDS A division of the SecretAry of the Commomvealth M.i'alQ�9�n�icoilip . Xegister . • f DOCUMENT COVER -F.IT For Use'ivith'documents,that do not meet Do lim°htfor, maWngstandards E I . I This is the fi6t page of this document—Do not remove PST OR.TYPE ' DOC MENT TYPB., •..! ' �. 97xV 1 w ....� NTJ ORR.OF PAGES (h4ading cover sheet) TOWN: �k I t—� PROPER:rY ADDRESS; �3� ��1caG:i������ � �C•1�1o�c AS s�1 7 �c�� INDEXING SHALL BE ABSTRACTED FROM THE DOCUMENT SUB-NnxTED 1 Bk 16200 Pg225 #4469 F�ECUVED i,,-1 RK'S'OF FIC- ; , � . . Town of North Andover Office of the Planning Department 2020 JAN 15 FPM 12: 10 Community Development and Services Division 120 Main,Street North Andover,Massachusetts 01845 t;30= '- A, NOTICE OF DECISION SITE PLAN RE VIEW mit V.to owify that twenty(20)days. how elapsed fr m date of 4")on Any appeal shall be filed vrRXKA Dian appeal. within(20)days after the Date /6 date of filing this notice in Town Owk the office of the Town Clerk. Date:January 7, 2020 Date of Hearings: September 17,2019,October 10,2019,October 15,2019,November 15,2019, January 7,2020 Date of Decision: January 7,a011 ?00 Petition oh Trustees of the Reservations 200 High Street Boston,MA 02110 Premises Affected.: 137 Andover Street&0 Chickering Road North Andover,MA 01845 Assessor's Map 46, & 59,DOTS 7,8,17, & 17 Referring to the above petition for a Site plan Review Special Permit,from the requirements of the North Andover Zoning Bylaw Sections 195-8.1 LA.(3) and 195-10.7 of and M.G,L c40A, Sec.9. The Applicant seeks requests a Special Permit to allow for the repurposing of an existing 24'X60' shed to become a Visitor Center,parking for 61 cars and associated landscaping. The site is currently used for educational purposes. The property is located in the l-3 Zoning District. After a public hearing given on the above date,and upon a motion by P.Boynton and 2nd by A.Preston to APPROVE the Site Plan Review Special Permit, as amended,and based upon the following conditions.Vote was 5-0 in favor of the application. On 44alf of North/Andover Planning Board pitan Goldberg,Chairman Kate Bargnesi Peter Boynton Aaron Preston Sohn Simons Uwa C'krk I i Bk 16200 Pg226 #4469 i 137 Andover Street&0 Chickering Road North Andover,MA 01 845 Assessor's Map 46&59,LOTS 7, 8,8c 17 Site Plan Review Special Permit Page 2 of 8 i i The planning Board herein APPROVES the Site Plan Review Special Permit to allow for the repurposing of an existing 24'X60' shed to become a Visitor Center,parking for 61 cars and associated landscaping_The site is currently used for educational purposes. The property is located in the R-3 Zoning District. The project is located at 137 Andover Street&0 Chickering Road,North Andover, Massachusetts,01845,Assessors Map 46&59,LOTS 7,8,& 17.This Special permit was requested by Trustees of the Reservations,200 High Street,Boston,MA 02110.The application was filed with the Planning Board on August 28,2019,The public hearing on the above referenced application was opened on September 17,2019, and closed by the North Andover Planning Board on January 7,2020, The applicant submitted a complete application,which was noticed and reviewed in accordance with Sections 195-8.11. .A(3)and 195-10.7 and M.G.L c40A,See,9. The Applicant is hereby notified that should the Applicant disagree with this decision,theApplicant has the right,under MOL Chapter 40A, Section 17,to appeal this decision withintwenty days after the date this decision has been filed with the Town Clerk, In accordance with 195-8.4, 195-8.8,D(5), 195-8.10 through 8,17, and 195-10.7 and M.GI. c.40A, Sec. 9 the Planning Board makes the finding that the intent of the Bylaw,as well as its specific criteria,are met. This decision specifically stated by the Planning Board snakes the following FINDINGS OF PACT: FINAINGS OF FACT 1) The specific site is an appropriate location for the project as it is an existing shed that will be repurposed to become a'Visitor Center to provide space for educational workshops associated with the public garden with within the Residential 3 (R 3)Zone. 2) The use as developed will not adversely affect the neighborhood as the neighborhood and the existing building are in the Residential 3 (R-3)Zone. 3) There will be no nuisance or serious hazard to vehicles or pedestrians, The current facility bas approximately 61 parking spaces. The proposed 61 permanent parking spaces will be provided at this location as well as approximately 85 overflow parking spaces will be provided within the j field. The existing parking lot Iocated on Chestnut Street will be used only by employees and volunteers. 4) The existing residential structure,5 Wood Lane,will be repurposed for Office Space to be used soley for Trustees Staff for the administration of programrrring. Approximately 93 visitors per day visit the site for family programming,education programing,skill building,and other events. 5) The North Andover inspector of Buildings reviewed Plans and determined that the site is used for educational purposes. 6) The North Andover Fire Department reviewed the project and the surface will need to be maintained in proper working order while used as a required fire lane, A,Maintenance plan for winter fire lane must be included in the Operation and maintenance plan. A SWEPT Path Analysis was conducted and Sire Department apparatus(See email from,Lieutenant Michael Beirne dated September 18,2019,November 21, 2019). i Bk 16200 Pg227 #4469 137 Andover Street&0 Chickering Road North Andover,MA 01845 Assessor's Map 46&59,LOTS 7,8,& 17 Site Plan.Review Special Permit Page 3 of 8 7) The North Andover Police Department has reviewed the project and finds that plantings, signs, fencing or other obstructions should not be placed in the view of lines of entry and exit points, (See email correspondence from Lt.Laden dated December 2,2019). 8) The Department of Public Works has reviewed the Site Plan and found that The Applicant will have to obtain water&sewer connection permits from DPW and pay the fees at building permit application time. Sewer mitigation fees also apply. A street opening permit will also be necessary to allow for excavation work in Wood Lane proposed sewer connection for industrial buildings will require the Applicant's excavating contractor to secure a street opening permit from DPW(See email from Tim Willett dated September 19,2019). 9) The Massachusetts Department of Transportations(MassDOT)Highway Division is granted authority to issue State Highway Access Permits and Non-vehicular Access Permits by M.G.L. Chapter 81, Sec.21 and 720 CMR 13.00 for any work related to State Route 125 which is a state jurisdictional highway. 10) The Department of Public Works has reviewed the Site and finds that the Applicant should work with the MassDOT on having the existing culvert pipe,inlet,and outlet,that crosses Cbickering Road/Rto.125, cleaned out. (See email from John Borges!dated December 2,2019). 11) The North Andover Health Department-has reviewed the project and there are no concerns. (See email correspondence froau Brian LaGrasse dated September 25,2019), 12) The Planning Board's Consulting Stormwater Engineer has stated that the Applicant has adequately responded to comments (See letter from Horsley Witten Group dated November 4, 2019). 13)The project incorporates Low Impact Design as there will be vegetated infiltration basins which will provide storago and infiltration of 1"water quality volume. 14) A.drainage swale and underground infiltration system will be,constructed,mitigating runoff from the proposed construction. 15) Approximately ten(10)trees will be removed at the entrance. The drip line and limit of work erosion control line will serve to protect the trees that will be saved. 16) Stormwater from the infiltration system will be discharged through an outlet control structure to stone rip rap outlet to promote sheet flow prior to discharge. 17) Finally,the Planning Board finds that this project generally complies with the Town of North Andover Zoning Bylaw requirements as listed in Section 195-8.14 but requires conditions in order to be fully in compliance.The Planning Board hereby grants an approval to the applicant provided the following conditions are met: SPECU L CONDXTIONS 18)Permit Definitions: t Bk 16200 Pg228 #4469 137 Andover Street&0 Chir*ering Road North Andover,MA 01845 Assessor's Map 46&59,LOTS 7,8,& 17 Site Plan Review Special Perrdt Page 4 of 8 • The"Locus" or"Site"refers to the 21+/- acre parcel of rand, as shown on Assessor's Map 46 &59,LOTS 7, 8,& 17, and also known as 137 Andover Street&0 Chickering Road,North Andover,Massachusetts. i • The"Plans"refer to the plans prepared by Hancock Associates,Danvers,MA.01923,entitled "Special permit Site flan North Andover Massachusetts",dated August 15,2019 and revised to January 8,2020,prepared for The Trustees of Reservations, • The "Project"refers to the repurposing of an existing 24'x60' shed to become a Visitor Center,parking for 61 cars and associated laDdscaping.The property is located in the R-3 Zoning District. I • The"Applicant" refers to The Trustees of Reservations,200 High St.,Boston,MA 02110,the applicant for the Special Permit, its successors and assigns. • The"Project Owner"refers to the person or entity holding the fee interest to the title to the Locus from time to time,which can include but is not limited to the applicant, developer,and Owner. 19) The Applicant shall supply a copy of the approved MassDOT permits necessary for access, excavation and construction of the Site to the planning Department. In the event that MassDOT requires a material change(as deemed by the Planning Director)in the access and/egress or other details depicted on the Plan elated January 8,2020,the Applicant shall submit revised plans to be reviewed in accordance with the process described in Section 195-8.17(Revisions to Approved. Site plans), i 1 20) The Applicant shall work with the MassDOT on having the existing culvert pipe,inlet, and outlet, that crosses Chiekering Road/Rte.125,cleaned out and ensure that it is functioning properly. The Applicant shall monitor the culvert pipe and provide written notice to the Town Engineer and Planning Department of any concerns regarding the proper functioning of the structure. 21) The Applicant shall repair and maintain the existing drainage swale identified on Exhibit Plan dated January 14,2020. Tthe Project Engineer shall provide written notice to the.Planning Department certifying the Swale is functioning as designed. 22) The Applicant shall maintain the drainage swale identified on Attachment A.in perpetuity. i 23) One year after the issuance of a Certificate of Occupancy,and yearly thereafter for three years, the Applicant shall furnish the Planning Board with a report on the operations of the Stevens Coolidge Estate,focusing on the effects of changes noted in this site plan.This report shall include,but not be limited to, frequency of overflow parking„lot use,pictures of plantings/screening,pictures of the new parking lot and overflow parking lot(when in use and when not in use), evidenee of Project Engineer certification that the stormwater management system is functioning as designed, and a photometric plan analysis to determine actual lumen intensity vs, planned lumen intensity. i Bk 16200 Pg229 #4469 137 Andover Street&0 Chickering Road North Andover,MA 0I845 Assessor's Map 46&59,LOTS 7, 8,& 17 Site Plan Review Special Permit Page 5 of 8 24) All trees to be removed should be marked in the field and reviewed by the Town Planner as per for the November 5,2019 comments provided by TEC. 25)The Applicant shall monitor the use of the overflow parking and stealI consult with the Chief of Police for detail requirements prior to any event anticipated to utilize the overflow parking spaces. 26)A.11 stormwater mauagoment best practices shall be maintained as specified in the approved Stormwater Operations and Maintenance Plan,as the same may be amended by the wetlands Order of Conditions for the Project. 27) The Town planner shall approve any changes made to these plans. Any changes deemed substantial by the Town Planner would require a Public Nearing and modification to the Special Perin it by the Planning Board. PRIOR TO THE ENIDORSEYM,NT OF TB E PLANS 28) The Applicant will provide copies of all Decisions,Notification,and Orders of Conditions from the North Andover Conservation Commission. 29) A flan shall be submitted to the Planning Board showing the location of a riprap tracking pad Construction Entrance shall be constructed of crushed stone per the detail. This shall be used for vehicles entering or exiting from the Staging Area and Construction Parkiag area shown on the Plans. PRIOR TO TM COYMM,NCEMENT OF SITEWORK,ISSUANCE OF A.RUJLDING PERAUT, OR CONSTRUCTION 30)Two(2)copies of the signed,recorded decision and plans must be delivered to the Planning Department. 31) A performance guarantee bond of ten tho asand dollars($10,000.00)made out to the,Town of North Andover must be posted to insure that the construction erosion control,and measures, and performance of any other oonldition contained herein will take place in accordance with the plans and the conditions of this decision and to ensure that the as-built plans will be submitted. 32) Xn consultation with;the Planning Director,the Applicant shall designate an independent construction monitor.The monitor shall read,sign,and return to the Planning Department the Letter of Agreement for Independent Monitors.Upon the start of site work the monitor shall make weekly inspections of the project(any suspension in monitoring due to inactivity on the site shall be pro-approved by the Town Planner),provide monthly reports to the Planning Department, and detail any areas of non-compliance and corrective actions.The monitor will also provide reports following heavy rain events.The monitor must also be available upon notice to inspect the site accompanying a Planning Department designated official. 33)Yellow"Caution"tape or 61milar informational tape must be placed along the limit of clearing and grading as shown on the Plan,The Planning Department must be contacted prior to any initial cutting and/or clearing on-site.Existing trees that will remain in the landscaped area are to be marked. Bk 16200 Pg230 #4469 137 Andover Street&0 Chickering Road { North Andover,MA 01845 Assessor's Map 46&59,LOTUS 7,8,&17 Site Plaa Review Special Permit Page 6 of 8 34)A detailed construction schedule shall be submitted to the Planning Staff for the purpose of tracking the construction and informing the public of anticipated activities on the site. 35) The Applicant must provide The Planning Board with a copy of the SWPPP 14 days prior to land I disturbance. 36) The Applicant must provide the Planning Board with a copy of tho signed Operation and Maintenance plan. 37) A.pre-construction meeting must be held with the developer, contractors,Planning Department, Applicant,and other applicable representatives to discuss scheduling of inspections and construction schedule, 38) All applicable erosion control measures must be in place and reviewed and approved by the Planning Department. DURING CONSTRUCTION � 39)Dust mitigation must be performed weekly,or more frequently as directed by the Director of Planning,throughout the construction process. 40)No construction vehicles or other vendors shall ba permitted to use Wood Lane for site access except for the installation of proposed water and sewer utilities,if necessary. Prior authorization by the Planning DepWment is required. 41)The contractor shall provide parking for all subcontractors and others using the Construction.Site within the Project's limit of work or the existing parking lot. No parking shall be allowed for construction equipment or workers on adjacent residential streets once the construction access road is constructed, 42)Any stockpiling of materials must be maintained using all relevant Best Management Practices (BMPs)including covering loose stockpiles and/or implementing dust mitigation measures. 43)It shall be the responsibility of the Applicant to ensure that no erosion from the site of construction shall occur which will cause the deposition of soil or sediment upon adjacent properties or public ways,except as normally ancillary to off-site sewer or other off-site construction. Off site erosion will be a basis for the Planning Board to make a finding that the project is not in compliance with the Special Permit,and the Board shall give the developer written notice of any such finding and provide ten(10)days to implement corrective actions. PRIOR TO A.CERTIFICATE OF OCCUPANCY 44) The Applicant must submit a letter from the project engineer stating that the building and Site layout substantially comply with the plans referenced at the end of this decision as endorsed by the Planning Board. PRIOR TO THE FINAL RSLEA,SE OF ALL SECURITY AND ESCROWiD FUNDS 45) A final as-built plan showing the final location of all on-site structures, curb cuts,parking spaces and drainage facilities, including invert elevations of all stormwater structures,must be submitted to the Planning Department. The as-built must be provided in paper form as well as in SDP' Bk 16200 Pg231 #4469 137 Andover Street&0 Chickering Road North Andover,MA 01845 Assessor's gap 46&59,LOTS 7, 8,& 17 Site Plan Review Special Permit Page 7 of 8 (Standard Digital bile)format.The Applicant must also submit a letter from,the architect and engineer of the project stating that the building,landscaping substantially comply with the plans referenced at the end of this decision as endorsed by the Planning Board, 46)The Planning Board must by a majority vote make a finding that the Site is in conformance with the approved plan. GENERAL CONDITIONS 47) The Planning Staff shall review the site.Any screening as may be reasonably required by the Planning Staff will be added at the Project Owner's expense, 48) Any plants,trees, shrubs,or fencing that have been incorporated into the Landscape Plan approved in this decisions that die or fall into disrepair must be replaced by the project owner in perpetuity. 49) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 50) Gas,Telephone,Cable and Blectric utilities shall be installed underground as specified by the, respective utility companies. 51)No open burning shall be done except as is permitted during the burning season under the Fire Department regulations. 52) The provisions of this conditional approval shall apply to and are binding;upon the Applicant,its employees and all successors and assigns in interest or control, 53)Any action by a Town Board, Commission,or Department,which requires changes in the plan or design of the building, as presented to the Planning Board,may be subject to modification by the Planning Board. 54) Any revisions shall be submitted to the Town Planner for review. If these revisions are doomed substantial, the developor must submit revised plans to the Planning Board, may be subject to modification by the Planning Board, 55) Pursuant to the North Andover Zoning Bylaw Section 195-10.7(3)this Special Permit approval shall be deemed to have lapsed January 7,2022(two years from the date of issuance)exclusive of the time required to pursue or await determination of any appeals,unless substantial use or construction has commenced within,said two-year period. Substantial use or construction will be determined by a majority vote of the Planning Board, 56)The following information shall be deemed part of the decision: Plan titled: Permit Site Plan Chickering Road Prepared for: Trustees of the.Reservations 200 fligh Street 4t'Floor Boston,MA 02110 Bk 16200 Pg232 #4469 i 137 Andover Street&0 Chickering Road North Andover,MA 01845 Assessor's Map 46&59,LOTS 7, 8,& 17 Site Piano Review Spectral Permit Page 8 of 8 Prepared by: Hancock Associates 185 Centre Street Danvers,MA 01923 Scale: 1"—40' Date: August 15,2019,revised to January 8,2020 Document title: Operation and Maintenance plan Prepared for; Trustees of the Reservations 200 High Street 4th Floor Boston,MA 02110 Prepared by; Hancock Associates 185 Centre Street Danvers,MA 01923 Date: August,2019 Revised to October 29,2019 Plan: Exhibit flan Date: January 14,2040 Detail: Temporary Gravel Construction Entrance Plan Staging Area#1 and Staging Area#2 Date ranuary 14,2020 cc: Applicant Abutters Town Clerk I i I i 111412020 Staging Area I.JPG Bk 16200 Pg233 #4469 NFILT-RATIt7N DMIN t. �. 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