HomeMy WebLinkAbout2025-03-18 Planning Board Minutes i
Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chair Sean Kevlahan
Joltrr Simmsa � ..F'. Christopher Koslrores
Peter BoyntonKate Kelly,Associate
TuesdaV March 18, 2025(4, 7 p.m., 120 Main Street— Town Hall,North Andover,MA 01845
1 Present/Planning Board: E. Goldberg,J. Simons,P.Boynton,S. Kevlahan,C. Koskores,K. Kelly,Associate
2 Absent: J. Enright
3 Staff Present:
4
5 E.Goldman Chairman:The Planning Board meeting for March l8,2025,was called to order at 7 p.m.
6
7 DISCUSSION ITEMS
8 65—88 High Street
,AvalanBay; Report of condition 43 of the February 25,2020 approved Sub-District A Definitive
9 Master Plan Special Permit,which required a traffic monitoring program for a 2-year period beginning approximately one
10 year after the first Certificate of Occupancy was issued for a residential building.
11 E.Goldberg: Explained that one of the conditions for the AvalonBay project was a monitoring program for traffic.This is the
12 second update.
13 Vinod Kalikiri,POE,PTOE,VHB: Presented second post-opening traffic study for AvalonBay confirming no additional
14 improvements need to be made to offset any unanticipated impacts. October observations noted a slight increase at the site
15 driveway.The site includes a shared parking lot for use by both the residents and commercial employees, 17 cars were
16 observed in the a.m. corning into lot;p.m.35 vehicles leaving indicating shared parking use,Intersection traffic is
17 substantially lower,200 cars less than previously estimated in 2019.Analysis shows no measurable impacts;confirmed no
18 mitigation needed.
19 J. Simons: Confirmed no abutter comments were received;parking lot appears tight and congested.
20 S.Kevlahan: Surprised estimates did not take commercial traffic into account.
21
22 CONTINUED PUBLIC HEARINGS
23 430 Osgood Street,North Andover Public Schools: Application for Limited Site Plan Review under Article 8,Part 3 Site
24 Plan Review and Article 10 Administration Section 195-10.7 of the North Andover Zoning Bylaw. Applicant proposes
25 renovation of existing athletic facilities to include the installation of a multipurpose synthetic turf field,reconstruction of
26 existing tennis courts,drainage improvements,athletic lighting,and wetland restoration. The site is located within the
27 Residential 2 zoning district.
28 E. Goldber>w:The public hearing opened February 25".This is a Limited Site Plan Review(Dover Amendment)proposing
29 renovation to existing athletic facilities.Two Board members that missed the first hearing have been caught up and signed
30 Missed Meeting forms. We heard the presentation from the applicant,Board asked a lot of questions. Received abutter
31 questions and comments which resulted in the applicant returning this evening with items to report oil. Stormwater has been
32 sent for peer review and(lie review is in process. We will start with new information, answers to questions,read public
33 comment into the record,entertain Board questions and hear comments from the public and schedule a public site visit for this
34 project.
35 Kyle.Rowan,P. Mg. Gale Associates: Spoke on behalf of the Town of North Andover&NA Public Schools.Application
36 submitted January 22,2025 with an NOI and a partial Certificate of Compliance with Conservation;the partial was approved
37 by Conservation 3/l2/25. Gale provided Conservation with response packages on 2/25,3/3 &3/17.They continued at their
38 last meeting. Met with Planning 2/25;this is our second meeting.Received initial rounds of stormwater peer review 2/20 and
39 provided responses in our package to the Board issued 3/10.We will review that and the proposed changes this evening.
40 Changes include: (1)Additional signage at either side of the tennis court crosswalk was added, (2)Potential reconstruction of
41 a significant portion of the 350ft,6' chain link fence with privacy windscreen separating abutters and track. Fence stops
42 outside of the 50'no-build zone due a steep rip rap slope terminating to the south 40' frorn the property line where thick
43 bramble vegetation exists.(3)The 10 ft,gravel access drive behind the baseball field will be reconstructed.Existing curb curt
44 to be removed and moved 50 ft. up the access drive to locate out of the no-build zone to adjacent wetlands,A 12 ft.vehicle
45 gate,timber guardrail either side and signage for emergency vehicle access only;existing parking eliminated. A 4 ft.chain
46 link fence along western side of the walkway will be added to keep people out of the 50 ft.no disturb zone.A follow up
47 response package will be issued to Board including revised plan showing fence.
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Town of North Andover
PLANNING BOARD
i
Eitan Goldberg, Chair Seam Kevlalrart
John Siratorrs
�� � .• Christopher•Koskores
-•
Peter BoyntonKate Kelly,Associate
Tuesday March 18 2025 OD, 7 P.m.2 120 Main Street— Town Hall,North Andover MA 01845
48 P.Boynton:Vehicles typically park along the bend in the access road and asked if designated striping for approx, 8-10 I
49 vehicles could be provided for baseball field and tennis/pickle ball courts; bend does not appear to interfere with road. K.
50 Rowan responded that the width of the roadway will determine that;NAPD,NAFD and NAHS to weigh in.
51 (4)Lighting plan revised to show horizontal footcandles every 15 ft. across entirety of what is to be illuminated.E. Goldberg:
52 Reminded everyone currently track is not]it.K.Rowan:proposal is for four light poles to light the inside field only sufficient
53 for safe play(numbers vary at 30-40 footcandles to 0 behind poles nearest abutters).Vendors can reduce pole beight to 80 ft.
54 fiom 90 ft.by increasing the number of fixtures for a sharper cut off line. P. Bo, ry.,lton: Suggested relocating poles S9&S 10
55 (further away from abutters)in line with the two poles along Rt.125.K. Rowan: Will defer to lighting designers and their
56 structural engineers;geotechnical investigation that occurred in the early stages of this process determined geotechnical
57 boring and locations of these poles; this would shift this. Confirmed FAA review not necessary,analysis from abutter's
58 balcony is possibility,costly-would need to be formally directed to do this.Lighting has been redesigned and fit into"dark
59 sky"regulations for compliance. Reviewed HWG's second response package for open items.(413)Additional treatment of
60 stormwater from Wayne St. (access road)before it reaches the wetlands. HWG would like additional treatment of runoff prior
61 to discharging to wetlands.The existing drain manhole could be replaced with an outlet control structure requiring area
62 disturbance;providing significant buffer that does not currently exist. (8A)Stormwater Pollution Plan will be in our bid
63 specifications. (9A)HWG would like the O&M Plan to reflect entire campus;our intent is to keep ours specific to our
64 improvements and be included in the overall NAHS O&M Plan;ours is supplementary.(9B)This BMP sketch was a mussing
65 attachment to the last package and will be included in the next submission. (9G)Is a suggested Condition of Approval for
66 receipt of signed O&M Plan.(10A)Condition of Approval that Owner of the parcel provide an Illicit Discharge Statement.
67 Has a revised O&M Manual,final Geotech manual,HWG peer review comments and a Letter of Intent from NA Public
68 Schools. (NAPS Letter,97 in package sent fi•orn Gayle 3/10)
69 P. Boynton: Inquired about supplernental netting for the tennis courts to protect the wetlands. Suggested the netting could be
70 similar to the existing netting located at the upper field, inside the track.
71 K. Rowan: That is safety netting which isn't associated with tennis courts;significant requiring deep and large foundations to
72 handle wind loads.They are 20 ft. tall at the track and likely$170 per lineal ft.;a significant cost impact.Doubts netting will
73 capture all the disturbance to the wetlands;standard tennis fencing is typically 10 ft. tall.
74 K.Kell : Irrelevant to this Limited Site Plan Review,but relevant to the rnenibers of our community,how is this project being
75 funded?
76 Laurie Burzlaff,Asst.Town Mgr./Dir,of Operations: Informed the Board that Steve Nugent is here as well on behalf of
77 NAHS. This is part of our Capital Plan which will be brought forward at this year's Town Meeting. The tennis courts are
78 funded by the Colnnlnurnity Preservation Committee(CPC).Project is divided into two projects with all permitting at once.A
79 Field Master Plan was generated four years ago;this represents Phase 11. Original intent was to phase NAHS in two projects
80 yet realized it would be more beneficial to design and fund it all at once as a cost saving.A few years ago,Gayle Associates
81 surveyed of all our fields,met with users,stakeholders, devised a plan available on our website addressing every field in
82 town;we laid out a plan for the first three years, this represents Phase 11,the next phase is likely Sharpners Pond field;
83 depending on funding.The approach is to design our buildings one year and build the next. Town Meeting 2024 approved the
84 funding for the design of this project;we'll move forward accordingly.Town needs to stay on top of Fields maintenance plan;
85 this is the first step to ensure our fields don't fall into disrepair. We are not allowing our natural fields to rest.
86 E.Goldberg.: We discussed comparisons with other locations;any project locations we should visit?
87 K.Rowan: Suggests,Greater Lawrence Tech High School-Andover,Peggy Hannon Complex-Billerica,Pentucket Regional-
88 W.Newbury,Reading Memorial High,Merrimack College and Wellesley High School,which was designed to dark-sky
89 standards, shnilar to this site.
90 I✓, Goldberg:Read email comments received into the record,Kevin McCoy, abutter 676 Osgood St: Inquired about using low
91 level,portable lighting for this field, low level lighting at the fire station path,under Dover the potential impacts to
92 neighborhood character and when the plan for field usage will be shared. K. Rowan: From a design standpoint,portable lights
93 are not permanent and over time may be more costly, labor intensive and won't meet light level required for a high school
94 playable sports field.Jason Buelow,abutter,650 Osgood od St,:Liquired about field lighting levels and variety,field usage and
95 examples of local fields.Kevin McCoy,abutter 676 Osgood St.:Met with Steve Nugent,walked the site;suggests two,90 ft.
96 light poles one at the top of the field near NAFD and one at the south near NAHS;this would have less impact and be more
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Town of North Andover
PLANNING BOARD
Eitarr Goldberg, Chair Seam Kevlaltarr
'�"�" "` �f• Christopher Koskores
John Simons •
Peter Boynton Eate Kelly,Associate
Tuesday March 18 2025-0, 7 .m. 120 Mrrirt Street— Town Hall Nor'Nr Andover MA 01845
97 attractive to the abutters and their backyards. K.Rowan: Believes if they could have done so,they would have designed it
98 with two v,four lights;will inquire.
99 Barbara Whidden,abutter,696 Osgood St.: Spoke to Mr.Nugent,supports safety measures crossing to tennis courts,
100 converting the lower field to turf will mitigate migrating geese from gathering there and recommends site visit.
101 Steve Nugent,NAHS Athletic Dir.,resident,35 Hollpwtree Lim Addressed improvements,lighting,noise, comments and
102 usage.Connected with most of the neighbors. Goal is to improve the quality of the opportunities we have and provide our
103 athletes with in a safe and cost-effective manner.This is a huge step for our community. In putting this together there doesn't
104 seem to be a noise ordinance in North Andover that limits or prescribes when lights can be used, The stadium tends to be off
105 by 9 p.m.Proposes to put together something we all agree to and live with for a year;revisit to see if it worked. Proposes
106 Monday-Friday until 9 p.m.,6 months out of the year-late August into early November and mid-March until late June,no
107 weekends.Field hockey plays the tipper field in the fall;games start early,4 p.m.for Varsity;JV at 5:15-5:30. October gets
108 earlier each day,games are cut short;we charge athletes$400 to play their first sport which is in the fall. Marching band is in
109 the stadium with 3 football teams,3 boys soccer teams and 3 girls soccer teams. In the fall,we use the track for high school
110 field hockey and youth sports-soccer and field hockey.New lights are manual or automatic. Stadium lights installed in 2004
111 are manual;plan to add a programmable feature for Walsh.No plans to put the band at the track.NAHS hosts annual band
112 competition and makes sure neighbors know when that is scheduled;upper turf may be used that day for band warm-ups.
113 E. Goldbera: We heard about track meets and complaints about trespassing, inappropriately people relieving themselves on
114 adjacent properties,not accessing the port-a-potties provided,littering,etc. Fixing the fence is helpful,but what can be done.
115 S.Nugent: It is likely anyone who accesses the track at any time;typically have 2 port-a-potties through surnmer but even
116 with those,people find it easier to use the nearest woods.Fixing the fence and signage may help,but doesn't think it's
117 possible to control the behavior. We are aware of it,not proud of it and would like to mediate it.
118 E, Goldberg: In the past,we set timetables in our Decisions.Perhaps we condition set hours of operation and revisit them in a
119 year to adjust. Once a consensus is reached,we appreciate your bringing that to us for inclusion in the permit.
120 Jason Buclow,abutter,650 Osplood St.: Saw the letter that talked about a use plan that was referenced. Where can that be
121 access that review?Assumes that estimated hours for practice time is included for the Track and this design satisfies that;
122 Surely the Town has a certain amount of demand. Assuming all these NAHS fields are part of the plan.Does this project meet
123 or get us over the required capacity?
124 K. Rowan: The Fields Master Plan is available on the Town website.The first paragraph of the School Department's letter
125 addresses Investing in North Andover's Future,"The Need for Athletic Field Improvements".
126 S.Nub: Will look at this more closely,we're meeting the immediate needs to allow ourselves a place for a comprehensive
127 treatment plan, We need an overall maintenance plan to address all the fields. Ideally, Sharpners Pond fields would be
128 included in another step. Our softball team has never been on campus;always been a goal and this allows equity.This would
129 open up opportunities,to entertain an adult soccer league to either rent or allowed use. Our priority is the high school teams
130 and the youth teams and if there are availabilities beyond that,potentially generating revenue could be considered.
131 Joan Kulash,resident;,_55 Bradstreet Rd.: Confirmed the tennis/pickle ball courts will be available to the public based upon
132 CPC funding.
133 Lynn Langton,resident 10 Surrey Dr.: Voiced concern for artificial turf with crumb rubber proximate to the wetland.
134 Advocates for natural grass based on the health of our children,town and waterways which should be prioritized over usage.
135 Curbing proposed around the new turf field is flush and won't hold in the crumb rubber during torrential rains due to climate
136 change.Toxic crumb and turf must be replaced every 10 years and will affect others in the fixture;recycled product will end
137 up somewhere else in land and waterways. 130,000 SF of artificial turf will be added;wants to see bids out for natural grass.
138 Plan costs$3.5mil,which comes from Capital funds and will be voted at Town Meeting. Artificial turf requires grooming
139 every 2-4 weeks,questioned whether this cost is included in the project.
140 E. Goldberxr:There are no bids here.They'll go to Town Meeting for funding then it goes to bid;we call only approve turf.
141 Funding for the design was approved.
142 K. Rowan: Turf requires grooming every 2-4 weeks during heavy use consisting of a large,tined rig driven over the field with
143 a small vehicle.Tines lift the fibers and infill which becomes matted in order to get it back to a safe,playable surface
144 increasing the longevity of the product and warranty requirements.
t45 S.Nugent:Maintenance is done every 4-5 weeks,myself and the custodians are charged with this task.
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Town of North Andover
PLANNING BOARD
Eitart Goldberg, Chahr Sean Kevlahan
John Simons
• �w ' Clrr-ista lter,Koskores
Peter Boyntart Dare Kelly,Associate
Tuesday Martin 18 2025 7 .m. 120 Main Street— Town Hall North Andover' MA 01845
146 K. Kelly:The design review did not consider an alternative and was limited only to artificial turf.There is a very
147 comprehensive EPA report on artificial turf in the package.
148 K. Rowan: Gale Associates was contracted to design a turf field.
149 P. Boynton: Reconfirmed this design proposal only considers artificial turf not grass.Has the Town BOH been provided with
150 this EPA report?
151 K. Rowan: We have not provided this as part of this permit process to date; it has been provided to this Board and the
152 Conservation Commission.
153 E.Goldberu: That sounds like a good idea.
154 L.Langton: This will go to Town Meeting in two portions;CPC funds that we can vote on and this Capital project we can
155 approve or amend for a vote.There's no way to separate out cost for natural grass Y.turf and it wouldn't be considered under
156 this purview.
157 E.Goldberg: It is not under this Board's purview.
158 L. Langton Does not believe this project would have any issues if it didn't have the artificial turf.Pleased the field is being
159 moved up giving more breathing space for natural habitats;would like to see some of the Amazon fiords designated for tree
160 planting here lining the access drive and if it were natural grass,outlining fields for spectators.
161 J.Buelow: Questioned whether lighting for the unlit pathway kids and pedestrians use in the corner near the fire station can be
162 included.
163 E Goldbere:This is outside the field and school property.
164 L.Burzlaff: This serves an emergency access road for NAFD and would need to be considered outside the scope of this
165 project separately and discussed with the School Dept. We don't have the fiords in this project to do lighting along that
166 walkway. Lighting with low bollard lighting would be a totally separate project.
167 J. Buelow:Asked for definition on the fence length and why it terminates where it does.Concerned for where it stops because
168 it may only solve half the problem and none of the problem,
169 E.Goldberg: We may revisit this in the future;adding signage might help.
170 S.Kevlahan: Questioned whether ethe existing condition of the fence goes through wetlands now. Confirmed if something is
171 existing now it cannot be replaced in kind based on Conservation Commission and current regulations.
172 K.Rowan: It likely continues;the school was built awhile ago.
173 J.Buelow: Supports the idea of putting one or two light poles as an alternative in the end zones.
174 K.Rowan: Light poles cannot be placed in the end zones, Those areas were resurfaced this past summer with new track
175 surfacing;the high jump area requires full use of that area without vertical obstruction and pole vault occurs at the other end.
176 Agreed to bring the concept to lighting designer. Viewing stands are portable and moveable.
177 Lee Bluemel,resident, 54 Bradstreet Rd.: Expressed preference for natural grass fields,Turf creates heat islands as
178 temperatures get hotter reducing playing time. Concern for PFAS from crumb rubber as endocrinellnornional disrupters
179 causing microplastics in the human body.North Andover numbers are good right now at 2.2-reviewed levels of PFAS in other
180 towns.
181 J. Kulash: Expressed negative sentiment for artificial turf;toxic material has cancer risks,noted cost and frequency of turf
182 replacement. Installations of artificial turf and crumb rubber are being banned.Has measured unsafe field temps of local
183 artificial turf fields at 152 degrees, temps can range upward to 160 degrees.Natural grass,as studied, is less costly overall.
184 S.Kevlahan: Provided brief summary based on EPA report;everything is negligible.Encouraged everyone to read the report.
185 P.Boynton: Questioned]now the decision was made to go with artificial turf and whether it was in the Fields Master Plan.
186 S.Nugent: It is an annual conversation,worked at and coached at NAHS for almost 30 years,the baseball and softball teams
187 are practicing now in the gym or on the turf with the lacrosse teams,baseball is traveling to 5 scrimmages to turf fields so they
188 may play ball the first two weeks of the season. If we had a turf field it would be more cost effective for his department by not
189 having to put therm on a bus and hosting.There are no grand expectations to be renting out our facility but Greater Lawrence
190 brings in aver$200K renting out their baseball/softball facility.Not proposing we do this right away but it is a major source
191 of revenue for that district.We need to get on fields earlier and stay on them longer to get more use out of them.
192 P.Boynton: Questioned whether the Board consider someone from the BOH come to a Planning Board meeting or not.
193 J. Sinions: Communicated that we're straying way beyond our scope on this issue. At some point,we need to say this is a
194 topic for Town Meeting,School Committee,etc.This conversation needs to occur at a different venue.
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Town of North Andover
PLANNING BOARD
Eitan Goldberg, ChairSent Kevlaharr
John Sintons
Christopher.Koshores
Peter l3ayrrto,<t lute Kelly,Associate
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Tuesday March 18, 2025 R, 7 P.m., 120 Mrrirt Street—Town Hall,North Andover, MA 01845
195 E. Goldberg: Our Decision for the Middle School RecPlex conditioned the turf had to meet all local, state and federal
196 guidelines and had to be sign off on by the Board of Health.
197 Board:Agreed to make that a condition;Dover projects are to be decided within 90 days;prefer to vote at next meeting I
198 4/l/25.Public site visit(no deliberation)to NAHS Track scheduled for Monday March 24,2025 @ 5:30 p.m.
199 (Continued to the April 1,2025 Planning Board meeting)
200
201 Annual Town Meeting Zoning Bylaw Amendment Articles:
202 • Accessory Dwelling Unit
203 • Limited Site Plan Review
204 0 Family Suite'—zoning bylaw Article 2 and Article 4
205 • Historic Barn Overlay District
206 • Floodplain District
207 P. Boynton: Clarified ADUs;existing structures may be used; attached or detached;must conform to size limitations. The
208 square footage limitation-is it SF of livable area or gross SF?Confirmed gross floor area of the unit,garages excluded.
209 Existing detached units require filing for a Limited SPR before Planning.
210 E. Goldberg: No questions or comments received. We will continue to the next meeting 4/1,vote on that date,making
211 recommendations for Town Meeting,
212 (Continued to the April 1,2025 Planning Board sheeting)
213
214 MEETING MINUTES:Approval of the February 25,2025 meeting minutes.
215 MOTION: S. Kevlalian made a motion to accept the minutes for February 25,2025.P.Boynton seconded the motion. The
216 vote was 5-0,unanimous in favor.
217
218 MEETING ADJOURNMENT:
219 MOTION: S.Kevlalian made a motion to adjourn the inecting.The motion was seconded by P. Boynton. The vote was 5-0,
220 unanimous in favor.Meeting adjourned r@i 9:15 pan.
221
222 MEETING MATERIALS: Planning Board Meeting Agenda March 18,2025,DRAFT Planning Board Meeting Minutes February 25,
223 2025;Staff Report:250318 Staff Report;430 Osgood Street,North Andover Public Schools:Abutter Cormuenf:2502261311clow
224 comment,250227 McCoy comment 1,250227 McCoy comment 2,250227 Whidden comment, Application:250123 Application Limited
225 Site Plan Review NAHS,Department Review:NAFD:250128 NAFD Comment,NAHS Field Project Emergency Access,250127 Health
226 Dept.Comment,250128 Conservation Comment,EPA Report and Resp to Con Comm:Boring,Geotech Test Reports 03-03-25,Const.
227 Control Specifications,EPA Report,Gale Response Letter to NACC Quests. 03-03-25,NAHS Snow Storage Plan,Snow Plan,SW BMP
228 Map,FEMA Map,Revised Plans:Revised Plans 03-03-25,Revised Plans 03-10-25,Stormwater Peer Review:
229 25022t3_1" SWPeerRevicw NAHS,250310 Resp to 151 SW
�cer review,2503 1 D REV.Stosmwater Report,
230 250314 2"a SWPeerReview_NortlsAndoverHigliSchool,Rev March 2025 O&M Plan,Various Tech Eval Letters:Various Tech Eval
231 Letters;Annual Town Meeting Zoning Bylaw Ansendrssent Articles:Accessory Dwelling Unit:EOI-ILC Regulations:Final Regulations
232 —760 CMR 71.00 Protected Use ADUs,Letter From See.Augustus—ADU Draft Regulation 12.6.20240,Previous Materials:Affordable
233 homes Act—Section 7 and 8 language,KPLAW Affordable Homes Act susnnnary,Permitted family Suites 2013-2014 with GFA,
234 250318 Clean DRAFT ADU bylaw,Limited Site Plan Review:250204 Clean Limited Site Plan Review amendment,Family Suite-zoning
235 bylaw Article 2,and,Article 4:250204 Clean Family Suite Article 4 and Article 2 Amendments,Historic Barn Overlay District:240911
236 AGO appry Article 25 with some disapproval,250204 Clean Historic Barn Overlay District Bylaw-draft,Floodplain District:Previous
237 Materials:Cover Memo to PB 12-05-24,DCR Bylaw FHMP Comments 1.24.25,DCR email compliance approval,250204 Clean NA
239 Floodplain Bylaw;65-88 High Street,AvalonBax:2020-02-26 Time Stamped Decision 4 High AvalonBay SubDist A Def Master Plan SP,
239 2025-02-10 North Andover Traffic Monitoring Memo FINAL.
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