HomeMy WebLinkAbout2025-02-25 Planning Board Minutes Town of North Andover �$
PLANNING BOARD
Eitart Goldberg, Chair y� � Sears ICevlaltart
John Simons C/tr•istopher Koskores
Peter I3oyatton Kate Kelly,Associate
Tatesday FehratarV.25, 2025 cc, 7 u.tta., 120 Main Street Town Hall,North Andover,MA 01845
1 Present/Planning Board: E. Goldberg,P. Boynton,S.KevIahan,K. Kelly,Associate T
2 Absent:J. Simons,C.Koskores
3 Staff Present:J.Enright
4
5 E.Goldman,Chairman:The Planning Board meeting for February 25,2025,was called to order at 7 p.m.
6
7 STAFF REPORT
8
9 NEW PUBLIC HEARINGS
10 75 Coachman's Lane,An►anda and Thomas Lough: Application for a Watershed Special Permit under Article 4 Part 5
11 and Article 10 Section 195-10.7 of the Zoning Bylaw to authorize construction of an inground pool and patio within the 325'
12 non-discharge zone of the Watershed Protection District. Property is in the Residential I zoning district.
13 E.Goldberg: Infor►ned the members present that K. Kelly is eligible to vote on the special permit decision.
14 J.Enright: Lot was created prior to 10/24/1994 and is within the 325'Non-Discharge Zone from the edge of a Bordering
15 Vegetated Wetland(BVW). Closest point to the proposed patio adjacent to the pool is approx.230 ft.fro►n the BVW, to the
16 east. Proposed limit of work is greater than 100 ft,from a wetland resource area. Stormwater review is complete. Stor►nwater
17 management for the proposed improvements include a t2"wide x 18"deep x I I I ft,continuous length infiltration trench
18 along the perimeter of the pool allowing storinwater froir►the patio to infiltrate the ground during storm events. Pool to be
19 equipped with a non-backwash filtration system. BMPs noted in the O&M Plan include drain down specifications for the
20 pool,proper storage of chemicals,maintenance of the filtration system and trench,and maintenance schedules.Discharge of
21 pool water into the town's stormwater management system is forbidden. Standard deed restriction is included as a condition in
22 the draft decision.Application was reviewed by the Health Director,Building Commissioner,NAFD and Conservation
23 Administrator who requested erosion control be added along the easterly side of Coachman's Lane, opposite the existing
24 driveway.The proposed mulch sock is located in the Town's right-of-way;Town engineer has no objection to the installation
25 providing it is removed when the project concludes so ponding does not occur in the street.A draft decision was prepared for
26 the Board's consideration.
27 Chris Sparages,PE, Williams&Sparages:Noted the 100 ft.buffer zone and 325 non-Discharge zone. Proposal involves
28 creating some additional impervious surfaces. Lot was created in 1965;pool and patio are located in a lawn area prior to
29 wooded area to avoid tree removal. Stone filled infiltration trench is located on 3-sides of the pool. Construction access is off
30 the paved driveway. Reviewed erosion controls areas.Lot is on town sewer. Horsley Witten Group peer reviewed the project;
31 erosion control,construction matting,and a checklist log was added to the O&M Plan to record dates for checking the
32 backwash systems.
33 S.KevIahan: Inquired as to location of pool meclianicals.
34 C. Sparages: Believes they will be located to the rear of the pool;not shown on the plan;likely near the rock waterfall.
35 C. Sparages: The trench is narrow,filled with crushed stone;decorative river rock exists above it, as detailed on plan.
36 MOTION: S. KevIahan made a motion to close the public hearing for 75 Coachman's Lane. K.Kelly seconded the motion.
37 The vote was 4-0,unanimous in favor.
38 MOTION: S. KevIahan made a motion to approve the Watershed Special Permit for 75 Coachman's Lane,as amended.K.
39 Kelly seconded the►notion.The vote was 4-0,unanimous in favor.
40
41 430 Osgood Street,North Andover Public Schools: Application for Limited Site Plan Review under Article 8,Part 3 Site
42 Plan Review and Article 10 Administration Section 195-10.7 of the North Andover Zoning Bylaw. Applicant proposes
43 renovation of existing athletic facilities to include the installation of a multipurpose synthetic turf field,reconstruction of
44 existing tennis courts,drainage improvements,athletic lighting, and wetland restoration. The site is located within the
45 Residential 2 zoning district.
46 J,Enri,ght: First stormwater peer review letter was recently received; comments need to be addressed which should occur over
47 the next few weeks. Department review comments were received from Conservation,Health and NAFD.Project is before
48 Conservation with a Notice of Intent filing opening 2/12/25.NAFD commented on emergency access and requested
1 ''
E
I
Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chair Sears ICevlahart
John Simons Christotrlrer Kaslcores
Peter Boynton Kate Kelly,Associate
3
TitesdaV Februarp 25 2025 7 P.rn. 120 Mtrirt Street— Totvrt Hal! North Andover MA 01845
49 confirmation that no new concession stands are being proposed. It was confirmed that no new concessions are being
50 proposed.
51 E.Goldberg:Explained that as an educational use,this project falls under the Limited Site Plan Review(Dover Amendment).
52 It is Site Plan Review,but not by a Special Permit and the review it is limited to those Dover factors Planning can consider.
53 Kyle Rowan P.M. Gale Associates Inc.&Ryan Thackeray, Snr.Designer,Gale Associates Inc.: Working on behalf of the
54 NA Public Schools. Project falls within the R-2 Zoning District.There are no proposed building structures within the limits of
55 the project. Structures are limited to the athletic light towers,fencing,netting and prefabricated dugouts.No impacts to peak
56 traffic flows or public services. Scope maintains existing use of this facility and an upgrade and redevelopment of existing
57 facilities. Geotech report currently contains test pits;expects information on 18 more borings specific to the athletic light
58 towers, Project includes 4 locations across the high school parcel,existing baseball field,existing tennis courts surrounded by
59 BVWs,existing football field, 8-lane track with synthetic turf inside&2 shotput areas.
60 P.Boynton: Confirmed safety guidelines and distances(NFHS, MIAA regulations)are taken into account with newly
61 constructed shotput areas.
62 S.Kevlahan: Inquired as to the composition of the synthetic turf surfaces.
63 Baseball Field: K. Rowan: Proposed synthetic turf is standard composition for turf fields-2"pile height of synthetic fiber
64 plastic blades adhered to a backing,beneath is 1 %2"recycled crumb rubber mixed with clean sand used as a ballast,beneath
65 that is an 8"gravel stone base above a Geotech style fabric layer and prepared subgrade. Pile heights may differ but 2"is the
66 norm. Design of this project was funded and approved at Town Meeting. Project approval of funding is subject to Town
67 Meeting May 2025.
68 E.Goldberg: The choice of synthetic turf will be raised at Town Meeting.We need to be mindful of our jurisdiction,but it's
69 important for us not to ignore that question. Requested information regarding the choice of material;why synthetic turf was
70 chosen including its composition.
71 P. Boynton: Questioned where artificial turf exists currently and to quantify how much new artificial turf is proposed.
72 K.Rowan: Proposed synthetic turf is for the existing grass/clay baseball field and adjoining grass field area only;track infield
73 and football field remain synthetic turf(approximatelyl0 years old).Proposed material is more or less the same as existing,
74 new generation product. Proposed arnount of new turf is approx. 3-acres. Lifespan of turf is now 10-14 years; lifespan has
75 increased with new technologies.No existing turf to be removed.Baseball/softball field footprint to shrink slightly pulling the
76 field away from the BVW.Perimeter bituminous concrete walkway to surround the field.Limited temporary,portable
77 aluminum bleachers occur around each backstop.There are 2 bullpens and batting tunnels for softball and baseball.Ten new
78 athletic light towers surround perimeter of field varying from 70-90 ft in height.By going higher,more light can be directed
79 onto the field reducing spill outside field limits,allowing extended evening games;no current existing lighting in this area.
80 Will confirm light towers are outside of any FAA concerns for the airport. Storrnwater is collected below ground into existing
81 sub-surface detention galley(installed 2001),travels under Walsh Field and heads east into Cochichewick Brook.Detention
82 system to remain; contractor required to inspect and clean galley during construction.New striping on the turf baseball field
83 meets NFHS regulations for baseball,softball,football, soccer, lacrosse and field hockey.A lot of use and sports are packed
84 into one area;the primary purpose for synthetic turf.
85 K.Kelly: Questioned whether the lighting will extend the time of day or if this is replacement of existing.
86 K.Rowan: There is no lighting at the existing baseball field now,this is new and will be used during evening hours.Timing
87 of operations has not been discussed. Will confirm that Planning&Conservation notifications sent to abutters noted new
88 lighting.
89 Tennis Courts: K.Rowan: Existing tennis courts are comprised of 6-battery bituminous asphalt courts with perimeter fencing;
90 courts have existed over 30 years.Proposes fr€11 depth reclamation and reconstruction of asphalt courts, in existing location;
91 chamfering corners reduces impervious area.Existing walkway from the access drive through to the old courts involved a
92 culvert which connected the 2 BVWs that has failed and will be removed.That stretch of wetland is to be restored connecting
93 the 2 BVWs again with an open channel restoring the bank on either side preventing pedestrians through that area. Pedestrian
94 traffic is rerouted to an existing open grass space to the access drive at the corner of the courts.
95 J. Er right: Confirmed there is no parking plan for the tennis courts;students are expected to walk from the parking lot.
96 K. Rowan: Given the wetland buffers,we cannot install anymore parking along tine access drive;no lighting changes.There
97 will be pickle ball striping on the courts;temporary nets will be used. Propose a striped crosswalk to sidewalk opposite the
98 courts;daytime use only,signage may be necessary.
2
i
Town of North Andover
PLANNING BOARD
Eita►► Goldberg, Chair �Mt! Sean Kevlahau
John Sirnorrs �°` Christopher Koskores
Peter BoyntonKate Kelly,Associate
Tuesday Februarp 25, 2025 cr 7P.m., 120 Main Street-- Town Hall, North Andover, MA 01845
99 P. Boynton: Inquired as to whether the fencing will be replaced.Will you tools at the perimeter areas for tennis ball build-up
100 in the wetlands? Do you measure the evidence against an alternate method of wetland protection?
101 K.Rowan:New 10 ft.fence snatches existing. Conservation observed the wetlands when visiting the site;tennis courts have a
102 fair amount of tennis balls outside the fence;anticipates a condition requiring mitigation of that.Twelve-foot fence height
103 would change the structural design for the foundation of the footings.
104 J.Enright: Questioned whether netting be added above the 10 ft. fence, like at backstops.
105 K.Rowan:Agreed to research that.
106 Farese Track: K. Rowan: Work involves the installation of four,new 80-90 ft. athletic light towers at the outside of the track.
107 The 90 ft.towers are on the abutters side and 80 ft. along the roadway;purpose being to keep the light concentrated down
108 onto the field; the higher poles provide better control over glare and spillage. Fixtures improved significantly over last 2
109 decades. Believes nothing is reflective on the field. Photometric plan does not take into consideration tree cover which would
110 mitigate light.Board requested engineers to check the photometric plan against potentially reflective surfaces on the track.
111 Proposes reconstruction of the gravel shotput area; layout meets all safety regulations of the NFHS. Shotput area is just
112 outside of the 50 ft.No-Disturb zone near the small BVW within the existing shotput footprint. Board questioned whether
113 project warranted a site visit.
114 J. Enright:Questioned whether the existing light poles on the site are also 80-90 ft.
115 R.Thackeray: Confirmed existing pole lights at Walsh Stadium are 70 ft.
116 K. Rowan: Explained that the existing lights at Walsh Stadium are old;newer fixtures have better glare control and less
117 spillage. Suggests Board look at other facilities similar to what is being proposed.
118 K. Rowan: Last of the 4 improvement areas on campus would be the two new athletic light towers at the south side of Walsh
119 Field.There are six existing light poles;one to the west, four by existing bleachers,one to the east,which remain as is.
120 Proposes modern replacement of the fixtures to assist with glare and spillage. Six existing lights to be upgraded; installing two
121 new light towers.All light towers to have new fixtures. The two new light poles are between 70-90 ft;proposed light pole to
122 bottom left falls within the 200 ft.Riverfront Area. The other light pole is within the 50 ft.buffer of the BVW and outside the
123 25 ft.buffer. Submitted an alternatives analysis to the Commission which explains meeting the lighting criteria on that field;
124 no other potential location for the light in that corner.
125 E. Goldberg: Drainage is being peer reviewed;first letter was received with comments. Requested a brief drainage summary
126 noting what changes are expected from new drainage.
127 K.Rowan: The Baseball/Multipurpose field is one contiguous field contained by a 15"concrete curb on all sides. Synthetic
128 turf and natural grass are similar in their rates of infiltration,What is different here is we have 8"of stone beneath the
129 synthetic turf acting as a void space to contain stormwater and is encompassed by the concrete curb which creates a reservoir
130 giving it time to infiltrate into the compacted subgrade. In times of heavy rainfall there is an outlet control system at the
131 bottom right side of the field that will act as an overflow into the existing subsurface storinwater infrastructure adjacent to the
132 access drive. Concrete curb is at the same grade as the turf matching the grade of all the grass around it. It's not deemed a
133 safety hazard to athletes as it appears at every turf field you visit existing outside the safety limits of the field.The existing
134 Tennis Courts sheet flow at about I%from the southeast side to northwest side off into the grass area and make their way into
135 the wetland.Plan dated 1I22125 has the same grading scheme shows sheet flow across the courts at.83%. In response to peer
136 review and Conservation,we are adding a stone infiltration trench along the north west side of the courts as a water quality
137 measure before water makes its way to the wetlands. Designing to MA Storrmvater Regulations Handbook which is 2-10-100-
138 year rain event. (I00-year is 8"over a 24-hours).
139 E.Goldberg: Requested information on sustainability or resiliency principles that are addressed in the zoning bylaw.
140 K.Rowan: Construction of the tennis courts,in kind,in their footprint;we are reclaiming that system and reusing everything
141 that's there now as part of the new base for that system. The new lights we are specifying are LED fixtures,state-of-the art
142 and sustainable.
143 Kevin McCoy.676 Osgood St.: Expressed negative impacts to his property.Track fence line is located 50-75 yards from the
144 back of his home where he has lived for 4 years.Expressed concern for the four 90 ft. light towers;has 65 ft. pines in his
145 backyard.Value of his property is not reflective of having 90 ft. light towers in his backyard,two light poles shining for a
146 significant amount of time into the evening is problematic. Inquired about hours of operation. Concerned whetlier area will be
147 policed,noise levels,hours of operation and people trespassing his back yard. Tired of evicting adults and children from
148 defecating in his backyard; frequently retrieving litter and refuse. Porta Pottys located on the west side of the track aren't
3
r
Town of North Andover
PLANNING BOARD
Eita►i Goldberg, Chair Serra r{evlrrltan
n,��: • Clrristoplrei Ifoslrores
Joh►t Simons •
Peter Bay►tta►t Kate Kelly,Associate
Tuesday February 25, 2025 OD, 7 tun., .120 Main Street— Town Hall, North Andover, MA 01845
149 being utilized in the way they should. A derelict fence runs the length(hundreds of ft.)to the east of the track. It has been
150 trampled over,overgrown with vines,portions have fallen down. Communicated lie has written to the Superintendent several
151 tinges and received one response.Worried he will look directly into an illuminated light pole from his Yd floor balcony. Asked
152 where light spill cutoff will be,doesn't believe it will stop at the brick color shown on the track plan.Safety protocols should
153 be considered for traffic and pedestrians along Rt. 125,
154 E. Goldberg: Requested the school department be asked if replacement of the derelict,unsafe fence may be included in this
155 project. Lighting will be improved;a photometric plan will demonstrate the lumens spread. If the light poles are lowered to
156 70 ft like Walsh Stadium,you may risk more spillage than with nigher poles. Requested photometric plan with 70 ft. lights to
157 compare.
158 K.Rowan: Explained that the lighting proposed is for the synthetic turf inside the track v.track itself. Light spillage shown is
159 150 ft. from the fixtures.Agreed to follow up on fencing replacement,Porta pottys with School Dept.and contact lighting
160 company regarding a photometric analysis from an inu-nediate abutter's 31d floor balcony looking directly at the light fixture,
161 Confirmed there are no requirements for highway permits or MEPA.Will determine hours of operation. Laurie Burzlaff and
162 Greg Landry are the contacts.
163 Jennifer McCoy,676 Osgood St.: Explained that there Is no lighting currently at the track,which limits the number of
164 activities;heard Marching Band may be practicing there evenings in the future. Supports activities yet wants to understand the
165 hours of operation, activities and events planned and how that will impact our quality of life.
166 Jason Buelow,650 Osgood St: Questioned the need to illuminate fields.A study must have been done as to how we are using
167 our fields,how they are being overused.According to the plans more field space is being illuminated. It is important to the
168 abutters to know why certain fields need ilhumination.Questioned whether options to reduce light spillage based on the total
169 number of light poles has been explored; scenarios and mitigation factors;shields on light poles to deflect glare. If hours of
170 operation have not been determined,based on the deciduous tree buffer,could certain months be considered over others.
171 Students are playing on turf fields in November,January and February in many locations across our•state;urged Board to
172 consider bookend months. Mentioned unsafe pathway community and students use fi-equently during winter that is not
173 illuminated and is dark;urged Board to consider-safely lighting area-Firehouse to NAHS. Requested other sites abutters could
174 took at to review levels of footcandles,ctc.
175 E. Goldberg:There is competition in every sport in town for field space;benefit of turf is that it does not have to be rested.
176 Appreciated all of the continents this evening. Limitations of the Dover Amendment briefly explained.
177 K, Rowan: Time frame of construction is this summer and fall if funding and permitting are approved. All four projects
178 proceed simultaneously.
179 (Continued to the March 18,2025 Planning Board meeting)
180
181 CONTINUED PUBLIC HEARING
182 Annual Torun Meeting Zoning Bylaw Amendment Articles_:
183 • Accessory Dwelling=Unit
184 • Limited Site Plan Review
185 • Family Suite—zoning bylaw Article 2 and Article 4
186 • Historic Barn Overlay District
187 a Floodplain District
188 J.Enright:ADU bylaw is tine only bylaw containing new changes which are redline edits in response to Margaret Hurley's
189 feedback.It has been stated that the standard of review is,"would you do this for a single-family home".Reviewed items that
190 could trigger a waiver which were changed to a"preference": no new curb cuts,no new structures containing an ADUs in the
191 front yard and visibility of stairs to a second story from a public way. We do not have special requirements for exterior stairs,
192 curb cuts or new structures in the front yard if they comply with dimensional requirements for single-family homes.
193 (Continued to the March 18,2025 Planning Board meeting)
194
195 DISCUSSION ITEMS
196 Draft Open Space and Recreational Plan
4
Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chair Sean Kevlahan
John Sintolis '�� °� C/rristoplter 1Coslrores
Pelee Boynton - Kate Kelly,Associate
TuesdaV FebruarV 25 2025((b, 7 .in. 120 Main,Street— Town Hall North Andover MA 01845
197 R.Boyntoir:Made recommendations to the draft plan.Had four comments based on two premises: (A)Planning is the
198 Watershed Permit Granting Authority,(B)Over 27 different plans cited in the OSRP document;some listed,some described
199 and some stating multiple plans need to work together. Shared 4 comments with A. Maxner,Conservation Administrator,and
200 J.Enright.Comments: 1.)There was a request for a Lake Technical Study to follow tip on the Watershed Plan-the OSRP lists
201 a number of things,"pending"or"proposed"studies-these should not be inconsistent.2.)A grandfathered extension exists
202 for Brooks School gas engine outboards(for crew team safety). A town sponsored workgroup in the 90's met with Brooks
203 School;that record stating,"Brooks School,will commit to t-ansitioning to electric motors when technology allows."This
204 OSRP explicitly states town departments and plans should work together to protect the water supply.This Should be cited so
205 that it can be flagged for the fixture,3.)Proposed reporting of the Watershed Plan update.4.)OSRP"Action Items"are
206 asterisked referring to the Dept,responsible for carrying through;found 7 items where either the Planning Board and/or Dept.
207 should be added as action entities because it was Watershed related.
208 E. Goldberg:All good suggestions which will make their way into the filial draft.
209 J. Enright: Draft is being presented to the Conservation Commission 2/26/25;these comments were included in a slide added
210 to their presentation.
211
212 MBTA Multi-family_Housink Overlay District Draft Planning Board tees and Rules&Regulations,
213 J. Enright:The bylaw has passed.The adopted bylaw defined and suggested that Rules and Regulations could be
214 promulgated. Draft regulations were prepared using the 40R regulations as a baseline. The draft details application contents,
215 the Board's procedures and decision requirements and includes an application form and filing fees for your review.
216 S. Kevlahan: Suggested a revision to how the fee calculations are described.
217 MOTION: P. Boynton made a notion to approve the MBTA Multi-Fancily Housing Overlay District Draft Planning Board
218 Fees and Rules and Regulations,as amended. S.Kevlahan seconded the motion. The vote was 3-0, unanimous in favor.
219
220 MEETING MINUTES:Approval of February 4,2025 meeting minutes.
221 MOTION:P. Boynton made a motion to accept the minutes for February 4,2025. S.Kevlahan seconded the motion.The
222 vote was 3-0,unanimous in favor.
223
224 MEETING ADJOURNMENT:
225 MOTION:P. Boynton made a motion to adjourn the meeting.The motion was seconded by S. Kevlahan.The vote was 3-0,
226 unanimous in favor. Meeting adjourned cr 9:10 p.m.
227
228 MEETING MATERIALS:Planning Board Meeting Agenda February 25,2025,DRAFT Planning Board Meeting Minutes February 4,
229 2025;Staff Report:250225 Staff Report;75 Coachmans Lane,Amanda&Thanias Lough:Application:Permit Site Plan-75
230 Coachman's Lane,Watershed Special Permit-75 Coachman's Lane,Department Review:250123 Conservation Comment,250123 DPW
231 Operations Comment,250123 NAFD Comment,250128 Building Dept.Comment,250128 Health Dept.Comment,250220 Town Engineer
232 comment,Revised Plan:250205 Permit Site Plan--75 Coachman's Lane Rl,Storrntwater Revicw:
233 250130 1S' SWPeerReview_75CoachmansLane,250204 Response to 1.30.25 peer review,240225 75 Coachmans WSP—draft decision,
234 Locus-75 Coachmans Lane;430 Osgood Street,North Andover Public Schools:Application:250123 Application Limited Site Plan
235 Review NAI-IS,Department Review:NAFD:250128 NAFD Comment,NAHS Field Project Emergency Access,250127 Health Dept,
236 Comment,250128 Conservation Comment,Stormwater Review:250220 1" SWPeerReview_NAHS;Annual Town Meeting Zoning
237 Bylaw Amendment Articles:Accessory Dwelling Unit:1 01-ILC Regulations:Final Regulations—760 CMR 71.00 Protected Use ADUs,
238 Letter from Seca Augustus—ADU Draft Regulation 12.6.2024_0,250225 Redline DRAFT ADU bylaw,Affordable Homes Act—Section 7
239 and 8 language,KPLAW Affordable Homes Act summary,Permitted Family Suites 2013-2024 with GFA,Limited Site Plan Review:
240 250204 CleanLimited Site Plan Review a€nendment,Family Suite—zoning bylaw Article 2 and Article 4:250204 Clean Family Suite
241 Article 4 and Article 2 Amendments,Ilistoric Barn Overlay District:240911 AGO appry Article 25 with sorne disapproval,250204 Clean
242 Ilistoric Barn Overlay District Bylaw-draft,Floodplain District:250204 Clean NA Floodplain Bylaw,Cover Memo to PB 12-05-24;Draft
243 Open Space and Recreational Plan:250109_OSRP_Drafr_wAppendiccs,OSRP_PlaxmingBoardMema 1-21-25;MBTA Multi-family
244 Housing Overlay District Draft Planning Board Fees and Rules&Regulations:250225 Fees and Draft Rides and Regs MBTA
245 MFHOD.
5