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Torn of o Andover PlanningBoard
Application for Large-S ala urounda Mount d Solar Ener stern vita PlanReview
and Setback Modifi cation Special Permit
1II31II.e IVI Vi^.e type oil,"" IIc e uIVIlOI r I'.
1.Petitioner: 1500 s ood Street LLf3
Petitioner's Address: 160 C s ood Street North Andover M 1845
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Telephone number:978.681.5004 c/o 4 rit Goldstein Mena, tr
2.Owners r of the Land: 1600 Cis ood Street �� and Cis-ood Landin�� LLB
Address: 1600 OsOood Streetll,North Andover,. MA 01845
Number of years of ownership: 15 Years .
3.Year lot was created:LVariable--See Memorandum attached hereto
4. Description of Proposed Project:
Redevelo meat of a 3o.Cl+ -acne portion of 15oC is ood Street into a Lary a-Scale Ground-Mounted Solar Energy ° stem on
Pro Posed Lo along with u rades to access thereto includin subdivision accessd utilities stormwater li 'tin Iandsca Rim—
and and associated a murtenant im;rovements to be located on pro used Lot C ,all as shown on Site Plans.
.Description of Premises:30.00-,acne portion of 1600 s oc►d street also nt� n as L �4��� ith a �rrt na�rtt�rr� ro►rer�er�ts
located thereon and which include portions of real ro iert shown on the Town of forth Andover Assessors Ma� 34H Lots 17 54
and 55.
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5.Address of Property Being Affected: 1600! s c►pd Street
Zoning District: Industrial 2 -
Assessors Map:34 Lot#: 1 T,54&55(Mortiuns
Registry of Deeds:Book##: See Memomm Page#:
7.Existing Lot: Multiple--See Memorandum.
Lot Area(Sq.Ft): See Memo Building Height:See Memo
Street Frontage:See Memo Side Setbacks:,See Memo
Front Setback::See Memo RearSetback:,See Memo
Floor Area Ratio:See Memo Lot Coverage:See Memo
8.Proposed Lot(if applicable):
Lot Area(Sq.Ft): 1 3Q5.952 Building Height:,N/A-15 Feet Max.Solar
Street Frontage.703.E Feet Side Setbacks: 49 Feet
Front Setback. 25.5 Feet
1 ofl�-C�s ood14+Q-New �d Rear Setback.:
Floor Area Ratio: ILIA Lot Coverage: N/A
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Requested;Article 8.,Part 1 Solar Energy stem Site Plan Review Li 195--S.8S.1 Mod�eatr n t;�S���
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14,Petitioner and Landowner signature
Every application for a Special Permit shall be made can this forte which is the official fo nm of the Planning Soak Evert`app��i�
be filed with the Town Clerk's office.It shall be the responsibility of the petitioner to furnish all suppt ti ng entation�with�s
.1'h iapplication ., T 1 k Pla � � not absolve the applicant ftm�
�appl�cnt�o�n c dated cry of this � +cc�by the own Clerk or rur�x» C!�""c does pp
res nsibifiry."The petitioner shall be responsible for all expenses for filing and legal notification.Failure to coinply Vnsth am
requirements.as cited herein and in the 'la ing Board Rules and Regulations may result in a dismiml by the P amning,Bwd off
application as mi complete. /
Petitioner's Signature:
Print or type name here; dt Goldstein, a er.1 00 0 ood Street,L.LC
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Owner's Signature:g
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Pant or + name here:�t d teen. an� er,, i greet,LL end 0s, good Landip. LLB
15.Please list Me of plans and documents you will be attaching to this application.
,See attached memorandums
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1
TOWN OF NORTH AND OVER VE PLANNING BOARD
OWNER: 1600 OSGO D STREET, LLC & OSGOOD LANDING, LL
PROPERTY. 1600 OSGOOD STREET Map 34, Lots 17, 54 and 55
MEMORANDUM IN SUPPORT OF APPLICATION FOR LARGE-SCALE E GROUND-
MOUNTED SOLAR ENERGY SYSTEM SITE PLAN REVIEW AND SOLAR SETBACK
MODIFICATION SPECIAL PERMIT
(Article 8,.Part 1. [site plan review];Article 8,Part 12,section 1 , - ". [setback modification
pedal ►e r ltJ;and,Article I0, I -1 '. [spec 'l e It-general], of
Chapter 19 --North.Andover Zoning Bylaw)
I. INTRODUCTION
1600 Osgood Street, LLC (the "Applicant" or "16 0 Osgood")is the Applicant
requesting Planning Board approval of the proposed redevelopment of a 30.00-acre
portion. (proposed ""Lot C" or the "Solar Property") of an approximate 167.8-acre site
(the "Site") commonly known n as Osgood Landing or 1600 Osgood Street. The
proposed work on.Lot C will include the relocation and redevelopment of a.portion of
the existing 6MW Solar Energy System on the Site onto Lot C for purposes of a Large
Scale Ground-Mounted Solar Energy'system (the "'Solar Project"). In connection
therewith, the .Applicant intends to modify setbacks and other locational requirements
which requires a Planning Board Special Permit, along with upgrades to access, utilities,
stormater management, lighting, landscaping and other associated improvements, all
as more particularly shown on the site plans and specifications (the "Site Plans"'
attached hereto as Exhibit L.
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The 167.8-acre Site includes a total of approximately 1.9 million_square feet of
existing buildings, parking and associated improvements which was originally
constructed for a single user in the 1' 5o's for what was known as Western Electric.
Western Electric then merged with AT&T, and the facility was thereafter acquired by
Lucent Technologies, Inc.. In 2003, Lucent Technologies, Inc, sold the Site to 1600
Osgood Street, LLC and the Site is currently known as Osgood. Landing. The existing
Site includes a variety of uses, including an.existing 6MW solar energy facilitywhich
includes roof-mounted panels on.Building Nos. 20, 21 and 70, as well as ground-
mounted d. solar panels, appurtenant facilities and related. improvements.
The Site currently consists of four.separate parcels, including: 1 ;parcel 1,
consisting of 118.95 acres (Assessors Map 34, Lot 17 where most of the existing
improvements at Osgood. Landing are located, (2)Parcel 2, consisting of 6.11 acres
( Q 13 5014;v 1 O)L,arge-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Permits
Memorandum -- Planning Board
(Assessors Map 34, Lot located along the so-called Werth entrance to the site;
(3)Parcel 3, consisting of 11.2.9 acres (Assessors Map 34, Lot 15), a rectangular parcel
bounded by Holt Road.and.Osgood Street located along the southerly boundary of the
Site; and., 4 Parcel 4, consisting of 31.46 acres (.Assessors Map 34, Lot 54) where the
existing ballf ield.s and parking are located,and representing the most northerly portion
of the Site. Parcels 1, 2 and 3 are owned by 1600 Osgood ood.Street, LLC,and Parcel 4 is
owned by Osgood Landing, LLC, an affiliate of the Owner collectively, 1600 Osgood
Street, LLC and. Osgood.Landing. LLC, the "'Owner"). The solar energy systems
currently operating at the Site,are owned. by Osgood Solar, LLQ a tenant at the Site and
an affiliate of the owner. A summary of deeds describing record ownership of each of
the existing parcels comprising the Site is attached hereto as Exhibit A. An.ALTA.plan.
depicting the current lot configuration at the Site is attached as Exhibit I
osed Lot Reconf 1 V� ra tiQi a_ . Site Red l x m Pr � �IM
Pro i
As noted above, the 167. -acre Site commonly known as Osgood Landing, or
1.600 Osgood Street, will be reconfigured into three lots (known as Lots A, B and C) and
a subdivision roadway proposed to be, and currently depicted as, Lot D on the Site
Plans. Lot A will consist of approximately 27.07 acres, and will include the renovation
and improvement of approximately 399,999 square feet of existing buildings known as
both Building Nos. 20 and 21, along with 1,500 parking spaces. Existing rooftop solar
on Buildings 20 ,anal.21 and related solar improvements are proposed to remain on Lot
A. Lot B will consist of 109.67 acres, and will include a proposed e-commerce
warehouse, storage and distribution facility along with parking, landscaping and other
improvements as more particularly described in a separate application. Lot C will
consist of 30.00 acres, and the existing roof-mounted solar energy facilities located on
Building 70, as well as the existing ground-mounted solar energy facilities, ill be
relocated onto Lot C as a.Large-Scale Ground-Mounted Solar Energy Facility. Lot D.
which is depicted on the Site flans as approximately 1.06 acres in size, is being
proposed as a subdivision roadway to provide street frontage and limited access for
proposed. Lot Q given.that Lot C's entire frontage along Osgood Street is encumbered
by wetlands resource areas and where access can be considered to be illusory. In
addition to serving as legal frontage to Lot Q the proposed roadway on Lot L will ,also
serve as the main access route for Lot B. Accordingly, Lots A. and B are proposed to be
established as separate Ices through the Planning Board`s endorsement of an Approval
Not Required "ANI" plan. Lot C is proposed to be established upon.the Plann.in.,
Board's endorsement of a definitive subdivision plan providing for frontage for Lot C
for the reasons described above. An ALTA. survey plan.depicting Lots A, B, C and the
roadway depicted as Lot L are shown as an overlay to the existing lots and is attached
as Exhibit D.
The entire Site is located within the Industrial 2 I-2 Zoning District, and is
designated on the Town Assessor's Maps as Map 34, Lots 1 , 17, , 4 and 55. The Site is
located on the westerly side of Osgood Street, and is bordered: to the north by a
{0013501.4;v1!}Large-Scale Ground-Mounted Solar Energy Systems Site Plan Revi ew and Solar Setback Modification Special.Pennits
Memorandum -- Planning Board
contracting yard which runs to the Haverhill (Bradford) municipal line; to the south by
Holt Road, beyond which is land owned by the City of Lawrence Airport; to the east by
a series of commercial and governmental businesses includM* R the police station,,
several landscaping contracting yards with limited rental dwellings, retail food
establishments, several office buildings, a used car facility, a veterinary hospital, and
other commercial establishments; and to the west, by an MBTA railroad right of way,
beyond which is the Merrimack River.
This Application relates to the Solar Project proposed on Lot C, and is being filed
concurrently with separate applications by 1600 Osgood Street, LLC for the
redevelopment of Lot A. and by Hill wood Enterprises, L.P. for the redevelopment of
Lot B, which are designed to be integrated into the Lot C redevelopment and reviewed
by the Plai-a1ing Board concurrently as a single redevelopment project. The reason for
the separate proposals on separate Lots., however,, is so that each project is 'issued a
separate approval since each project will be separately owned and financed by different
lenders and investors.
Prior Planning,_.Ppard Decisions
Historically, the Site has been the subject to numerous Planning Board and
Zoning Board of A ppeals decisions (collectively, the "D ecisions") which are listed and
1 1
summarized in Exhibit E. To the extent that those Planning Board dec*s*ons listed in
Exhibit E currently remain valid and in effect, the Applicant respectfully requests that
should decisions for projects on Lots A, B, C, and proposed roadway on Lot D, be
issued by the 'larming Board, that such new decisions expressly provide that they
supersede such Planning Board decisions in Exhibit E, including the conditions
contained within the prior decisions. To the extent that any existing Planning Board
conditions in the current Planning Board decisions in Exhibit E are desired by the
Board to remain in effect and do not conflict with the proposed Solar Project,we will
work with Planning Department staff to incorporate such conditions into the new
decisions for the Board's final approval.
The Site, including Lot C, is located entirely within the Industrial 2 (1-2) Zoning
District within which the proposed Solar Project uses are permitted by right but subject
to the zoning relief described below.
Ill PROPOSED SOLAR PROJECT
1600 Osgood Street, LLC proposes to redevelop Lot C to 'include the following:
(a) the disconnection and relocation of the existing ground-mounted. solar
modules (combined total of 13,536 modules and associated distribution
{001 35014;vl OlLarge-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Pennits
Memorandum -- Planning Board
3
It It*
equipment) and building 70 roof-mounted solar modules on the Site to proposed
Lot C for re-installation and operation;and,
(b) *Installation of landscaping around the perimeter of Lot C in order to
screen the Solar Energy System improvements, and to serve as a buffer between
the Solar Project and to adjacent properties located in the surrounding area, all as
depicted on the landscapm* g plans and specifications attached to the Site Plans;
A summary and outline of construction sequencing concerning redevelopment
activities for the entire Site is attached hereto as Exhibit F.
The Site Plans, including the proposed layout and other plans depicting the
proposed improvements are attached as'Exhibit-L!
1. REQUIRED RELIEF
Based upon our preliminary review of the proposed improvements, and after a
meeting with the Building Inspector, 1600 Osgood Street, LLC has determined that the
following relief is required for the Solar Project on Lot C under the North Andover
Zoning Bylaw:
a. Solar Energy System Site Plan Review for Large-Scale Ground-Mounted
Solar Energy System (Article 8, Part 12); and,
b. Setback Modification Special Permit(Article 8, Part 12,Section 195-8.88;
and, Article 10, § 195-10.7A (general special permit criteria), of Chapter
195.
In addition to approvals required from the Planning Board, the proposed Solar Project
will require an Order of Conditions which will be incorporated into a single Order of
Conditions for the Site issued by the North Andover Conservation Commission. The
Solar Project access leading from the proposed new subdivision road to Osgood Street
will also require the issuance of a vehicular and non-vehicular access permit from
Mass T's Highway Division (formerly MassHighway), and the Solar Project may be
subject to hazards to navigation review by the Federal Aviation Administration(FAA)
and airspace review by the Mass T's Aeronautics Division (formerly the
Massachusetts Aeronautics Commission). The Solar Project may also need to undergo
review pursuant to the Massachusetts Environmental Policy Act (META) review*
process.
Over the course of the past months., representatives of the Applicant have met
with representatives of the Planning Department, the Building Department, Fire
Department, Police Department, the Public Works Department, and Conservation
Commission. The Applicant's Solar Project was also reviewed by the Town's Technical
{00 I 35014;.v 10)Large-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Permits
Memorandum -- Planning Board
4
Review Committee (TRC). As a result of those meetings and consultations, a number of
their recommendations have been incorporated into the Site Plans.
IV. SITE PLAN REVIEW AND OTHER SPECIAL PERMIT CRITERIA
11 11i
Article 8 n i
, Part 12, describe the site pla review process, nciuctng the
documentation requirements, design requirements and applicable site plan review
criteria applicable to Large-Scale Ground-Mounted Solar Energy Systems. The
following documents the Applicant's compliance with these requirements.
A. §.19.5-8.89.-B Site.Plan Review Docurqeiqtation
Rggg:iremenb�,
In connection with site plan rev iew, the following documentation has been
submitted:
1 An application for a special permit and site plan review for a Solar Energy
System.
24 Site Plan set attached as Exhibit L, including a site plan, drawings of the
Solar Energy System showing the proposed layout of the System, any potential shading
from collector and all property lines and existing on-site buildings and structures.,and
the tallest finished.height of the solar collector; documentation of the major system
components to be used, including the panels, mounting system, and inverter; the name,
address, and contact information for proposed system installer; the name, address,
phone number and signature of the project proponent,, as well as all co-proponents or
property owners, if any; the name,, contact information and signature of any agents
representing the project proponent; all storm water management plans and drainage
calculations must be submitted with the stamp and signature of a professional engineer
(PE) licensed to conduct such work in the Commonwealth of Massachusetts; and the
If
information required by Article 8, Part 3, Site Plan Review, § 195-8.14E.
3. In addition to the above,and as a Large-Scale Solar Energy System, the
following additional information is provided:
a. Blueprints or drawings of the Solar Energy System signed by a
professional engineer licensed to practice in the Commonwealth of Massachusetts
showing the proposed layout of the system,, any potential shading from collector and all
property lines and existim on-site buildings and structures, and the tallest finished
height of the solar collector;
b. One- or three-line electrical ctiagram detailing the solar photovoltaic
installation, associated components, and electrical interconnection methods,with all
00 13 5014;v 10)"rge-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Pennits
Memorandum -- Planning Board
5
Massachusetts Electric Code (527 CMR 12.00) compliant disconnects and overcurrent
devices;
C. Documentation of actual or prospective access and control of Lot C, as
evidenced by the fact that the Owner is the owner of the land under Lot C.
d. An operation and maintenance plan;
e. Landscape plan and buffering:
f. Proof of liability insurance to be provided at a time as required in the site
plan/special permit decision);and,
g. A public outreach plan, including a project development time line, which
indicates how the project proponent will meet the required site plan review notification
procedures and otherwise inform abutters and the community.
B. §1.95.-8.8.9..0 Site.Ilan Review l?e iTnstandards.
The Applicant complies or will comply) with the following solar energy design
standards:
1, utility_Aqt1tNg1pnn. No grid-intertie photovoltaic system shall be
installed until evidence has been given to the site plan review authority
that the owner has submitted notification to the utility company of the
customer's intent to 'install an interconnected customer-owned
generator. Off-grid systems are exempt from this requirement.
The solar facility maintains an existing Authorization to Interconnect with
National Grid (MA-18560389), a copy of which is attached as Exhibit
.................. 0 ].
This Application is a relocation of the solar facility under this existing
Authorization and does not require notification of a new intent to
interconnect.
2. Utili connections. Reasonable efforts, as determined by the site plan
review authority, shall be made to place all utility connections from the
solar photovoltaic installation underground, depending on appropriate
soil conditions, shape, and topography of the site and any requirements
ev_
of the utility provider. Electrical transformers for utility
i a nterconnect ions may be above ground if required by the utility
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p rovi der.
As shown on the Site Plans, all new utility connections from the solar
photovoltaic installation are underground to the extent reasonably
possible, except for electrical transformers or certain existing above-
ground poles for utility interconnections as required by National Grid, the
utility provider.
f 00 13 5014;v 10)Large-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Penn its
Memorandum -- Planning Board
6
3, Safety* The solar energy system owner or operator shall provide a copy
W
of the site plan review application to the local Fire ll chief. A means of
shutting down the solar installation shall be clearly marked.
The Applicant has provided a complete copy of this Application to the
Fire t,,riiet simultaneously with the filInR of this Application. Further,
Building and Electrical Code requirements include physical signage and
labels for the utility and first responders for local disconnection.
4. Visual im t and **A MID act glate
The Solar Energy System, *including all accessories and appurtenant
structures, has been designed to minimize visual impacts, including
in
preserving natural vegetation to the maximum extent possible,blend' g
in equipment with the surroundings and adding vegetative buffers to
provide an effective visual barrier from adjacent roads and screen
abutting residential properties, regardless of development status. As such,
the view of the Solar Energy System from locations off-site shall be
minimal.
Moreover, since the placement of the Solar Energy System will be on both
existing paved surfaces, as well as on existing grassed field areas, land
clearing of natural vegetation has been limited to what is necessary for
construction, operation and maintenance of ground-mounted solar energy
systems or as otherwise prescribed by applicable laws, regulations, and
bylaws.
Existing vegetation will screen the solar equipment from abutting
residential properties and northern. sections of Osgood Street. Proposed
vegetation will add screening to sections of Osgood to the immediate east
of the Site.
Further,reasonable efforts shall be made to design Solar Energy Systems
110
to prevent reflected solar radiation or glare from becoming a pu I t),iic
nuisance or hazard to adjacent buildings, roadways, or properties.
The solar modules used in.the array are constructed with an anti-reflective
glazing to maximize the absorption of light and minimize any reflective
losses. Accordingly, the level of reflective glare is below levels of other
conditions that may exists such as surface water, vehicle windshields, and
building glazing. See Solar Glare Fact Sheet, attached hereto as Exhibit K.
{00135014;v]O'Large-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Permits
Memorandum -- Planning Board
7
Detailed glare analysis is only required by the Federal Aviation
Administration (FAA) for solar facilities that are located on airport
facilities. Glare analysis was neither required nor requested for the prior
permitting of the existing solar facility for the Lawrence Municipal
Airport or by the Massachusetts Department of Transportation (MDOT).
10 *1 It
This Site Plan minimizes any residual impacts from glint and glare caused
by the solar modules by the preservation of existing,and planting of new,
vegetative screening along Osgood Street.
-to
5. As a large-scale ground-mounted solar energy system,the Applicant
complies (car will comply) with the following solar energy design standards:
(
10 a)Site Control. Since the Applicant owns Lot C, as evidenced by the description.
II.
of record ownership attached hereto as Exhibit A. the Applicant has
demonstrated site control.
(b) OT)eration and Maintenance Plan. The project proponent shall submit a plan
for the operation and maintenance of the Large-Scale Ground-Mounted Solar
Energy System, which *includes measures for maintaining safe access to the
installation,, stormwater controls., as well as general procedures for operational
maintenance of the installation.
(c) Li ht* The solar facility requires onlv minimal task lighting for switching
equipment for the safety of Utility or maintenance personnel. There is no
perimeter security lighting re quired along the north and western perimeter. The
eastern and southern perimeters are illuminated by roadway lighting as shown
on the Site photometric plans.
(d) SigLiage. Signs on large-scale ground-mounted solar energy systems shall
comply with the Zoning Bylaw, and will identify the owner and provide a
twenty-four-hour emergency contact phone number.
(e) Roads. Access roads have been. designed to be constructed to minimize
grading, removal of stone walls or trees, and minimize impacts on
environmental or historic resources. All access roads will be approved by the
North Andover Fire Department.
(f) Noise. Noise generated by large-scale ground-mounted solar energy systems
and associated equipment and machinery will conform,, at a Minimum,, to
applicable state noise regulations, including the DEP's Division of Air Quality
�00 13 5014;v 10 1 Large-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Permits
Memorandum -- Planning Board
8
noise regulations,310 CMR 7.10. The Town of North Andover does not have
noise regulations.
(g) The Applicant has provided the Fire Chief with a copy of
the project summary, electrical schematic, and site plan. Upon request, the
Applicant will cooperate with local emergency services in developing an
emergency response plan. All means of shutting down the solar energy system
shall be clearly marked, and the Applicant shall identify a responsible person for
public inquires throughout the life of the installation.
(h) Hazardous materials. There are no hazardous materials used or stored on the
solar facility. If any hazardous materials are determined to be required,for
example if specified for the utility interconnection transformers, impervious
containment areas capable of controlling any release to the environment and to
prevent potential contamination of groundwater will be provided.
(1) Unauthorized access. The solar energy system has been designed to allow
access within the area of proposed limit of work to authorized personnel only.
Electrical equipment will be locked where applicable.
CO -8.89.E Site Plan Review Criteria&
The Applicant complies with the following site plan review criteria as follows:
(1) Adequate access to each structure for fire and emergency service equipment is
prow'ded;
i
(2) Screening, landscaping and other measures have been incorporated into the design
so as to rninimize visual intrusion by controlling the visibility of parking, storage,, or
other outdoor service areas viewed from public ways or premises residentially used or
zoned;
(3) The Site Plans illustrate that the Solar Project has been designed so as to minimize
the volume of cut and fill, the number of removed trees that are six inches or more M*
caliper, the area of wetland vegetation displaced, soil erosion, and threat of air and
water pollution;
(4) As demonstrated by the Stormwater Management Report and Plan, stormwater
management and other utilities have been provided in a manner consistent with the
functional requirements of Ch. 165, Stormwater Management and Erosion Control,
Ch. 250, the North Andover Stormwater Regulations, and the Department of
Env ironmental Protection, Massachusetts Stormwater Management Handbook (as
revised).
(5) The Applicant has undertaken all reasonable measures to minimize obstruction of
any scenic views from publicly accessible locations.
f 00 13 5014;v 10)U rge-S cale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Pen-nits
Memorandum -- Planning Board
9
IT -1 4
(6) As documented in the Traffic Impact and Access Study, pedestrian am verucular
safety, includ ing 'ingress and egress,have been provided for.
(7) Glare from headlights and.lighting intrusion have been mirlimized, as demonstrated
by the photometric and lightffig plan attached to the Site Plans.
(8) Given the drop in grade in Lot C,both from Osgood Street as well as from the North
Access Road (Lot D), the Solar Project does not detract from the character, materials,
and scale of buildings 'in the vicinity, as viewed from public ways and places.
( compliance
-C 9) The Applicant has demonstrated it will ensure compl iance with the provisions o,
this Zoning Bylaw, including parking, signs, landscaping, environmental standards and
other pertinent sections.
B., SETBACK MODIFICATION SPECIAL PERMIT (Chapter 195,Article 8, Part 12,
§ 195-8,88),
Section 195-8.88.D. of Article 8,Part 12 provides that the Planning Board may
modify and change the setback and other locational requirements described under
§ 195-8.88.B for large scale ground mounted solar en.ergy systems, provided that such
modification and change is granted by Planning Board Special Permit after
consideration of the special permit criteria described under § 195-10.7A of the Zoning
Bylaw.
Pursuant to § 195-8.88.B(2), and with respect to dimensional requirements, all
Large-Scale Ground-Mounted Solar Energy Systems shall have a side and rear yard
setback of at least 75 feet; and shall be installed either in the side yard or rear yard and
be located no nearer the street than the building line of the principal structure.
Moreover,. structures which are appurtenant to solar energy systems shall be subject to
Zoning Bylaw requirements concerning the bulk and height of structures,,lot area,,
parking and building coverage requirements for the underlying zoning district. A plan
depicting the required and proposed setbacks on the Solar Property is attached to the
Site Plans.
Since the Solar Project constitutes a Large Scale Ground-Mounted Solar Energy
System, the Applicant respectfully requests the Planni'ng Board to issue a special permit
to modify setbacks for two reasons-.
First,from an aesthetics perspective, the Applicant desires to move the Solar
Energy System. improvements as far away from Osgood Street as reasonably possible in
order to minimize visual impacts along Osgood Street.
nA
Second, a significant area of existing paved surface exists currently in.proposed.
Lot C setback areas. From an environmental perspective, the Applicant desires to locate
as much of the Solar Energy System improvements onto existing paved surfaces as
{00135014;vlO)Large-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Permits
Memorandum -- Planning Board
10
reasonably possible both to move such improvements further away from wetland
resource areas, and also to nuortimi*ze the need to impact existing open space and other
green areas on Lot C.
The proposed setback modifications are depicted on the attached Site Plans, and the
Applicant meets the Special Permit criteria as described in.the following Section.
C. SPECIAL PERMIT APPROVAL CRITER1&J§12L111AJ
Section 195-10.7A of the Zoning Bylaw provides that the Planning Board shall
not approve any such application for a Special Permit unless it finds that in its
0
ju dgment all the following conditions are met. The following lists the criteria under
§ 195-10.7A (1) and how these criteria are met.
a
(a) The specific site is an appropriate location for such a use, structure or
condition.
As Lot C is zoned for large-scale ground-mounted Solar Energy Systems
in the 1-2 Zoning District, Lot C is an appropriate location for the
proposed Solar Project. The site design compliments the surrounding
uses and provides for sufficient traffic, curb cut and circulation
improvements, as well as sufficient buffering and screening.
(b) The use as developed will not adversely affect the neighborhood
character.
The Solar Project use will not adversely affect the neighborhood for the
following reasons. First, a Solar Energy System currently exists on the
Site, and the Applicant is simply relocating such Solar Energy System to
accommodate the redevelopment of Lots A and B. Second, the Solar
Project meets all of the performance standards for Solar Energy Systems.
The Solar Project as developed will result in a substantial improvement to
the site from an aesthetics and environmental perspective. The lighting
plan demonstrates that on-site lighting will not adversely impact the
neighborhood. Accordingly, the proposed use is well suited for its
proposed location.
(c) There will be no nuisance or serious hazard to vehicles or pedestrians,
The Lot C driveway accessing Osgood Street will be located in the same
location as the current north entrance to the Site,and is located to provide
(00 13 5014;v 1.0 Large-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Permits
Memorandum -- Planning Board
for the best available sight distance along Osgood Street while reducing
the need for a new curb cut that could have otherwise required a wetlands
crossing. The facilities have been designed to minimize conflict
s and to
0 /-J.0
maximize efficiency in layout leading to the design of safe and efficient
ingress to and egress from Lot C for limited vehicular traffic. Site
improvements have been designed to maximize on-site and off-site safety.,
For additional detail please refer to the Traffic Report.
(d) Adequate and appropriate facilities will be provided for the proper
operation of the proposed use.
The Solar Project is adequately and appropriately serviced by utilities that
adequately address the needs of the Solar Project.
(e) The use is in harmony with the general purpose and intent of this
Zoning Bylaw.
In addition to the reasons described herein and as shown on the Site Plans
and other information submitted as part of the site plan review process,
the proposed use is in harmony with the general purpose and intent of
this Zoning Bylaw for the following reasons. First, the location of the
proposed Solar Project is simply a relocation of an existing solar energy
array, and as such, continues to be ideally suited as an allowed use within
the 1-2 Zoning District to complement the future redevelopment of the
Route 125 corridor in.this area of North Andover. Second, the
landscaping and other screening, combined with the base elevation of
most of the Solar Energy Systems being lower than Osgood Street, will
enhance aesthetics and will continue to be an important and significant
revenue-generating property for the Town. Lastly, the Solar Project, as
shown on the Site Plans, complies with the Zoning By-Law. For these
reasons, all of the proposed impro vements and enhancements noted
herein are in harmony with the general purposes and intent of Section 1
("Purposes") of the North Andover Zoning Bylaw.
V. REQUEST FOR APPROVAL
For the above reasons, 1600 Osgood Street, LLC respectfully requests that the
Planning Board make the required findings and conditions described under: Article 8,
Part 12 [site plan review]; Article 8, Part 12,Section 195-8.88 [setback modification
special permit]; and, Article 10, § 195-10.7A [special permit- general], of the North
Andover Zoning Bylaw and grant the Applicant's request for approval of Large Scale
Ground Mounted Site Plan Review, as well as a Setback Modification Special Permit, for
the Solar Project on Lot C.
�00135014;v]O}Large-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Pen-nits
Memorandum -- Planning Board
12
Respectfully submitted.,
1600 Osgood Street, LLC
By 'its agents,
�t
0
john""T. Smolak,Esq.
molak &Vaughan LLP
East Mill, 21 High Street, Suite 31
North Andover, Massachusetts 01845
Tel. 7 327-5215
Fax 97 3 7- 219
List of Exhibits
-- Summary of Parcel Descriptions
B -- Certified Abutters Lists
C -- A:uth on*zati n.s
D A.LTA Survey and Proposed. Letting Overlay
E Summary of Prior-Decisions
F -- Preliminary Construction Sequencing Summary
G Storinwater Management Report
H -- Traffic Impact and Access Study
I -- Fisca:l and Como un ty Impact Statement
J -- Utility Notification.
K -- polar Glare Fact Sheet
L -- Site Plans
f 00135014;v10 I Large-ScaleGround-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Permits
Memorandum -- Pluming Board
1
EXHIBIT A
SUMMARY OF PARCEL DESCRIPTIONS
The following is a list of deeds describing the record ownership for each of the four parcels comprising
the site at 1600 Osgood Street:
Parcel 1
1600 Osgood Street, LLC, a Massachusetts Limited Liability Company by virtue of a Deed from Lucent
Technologies, Inc. dated August 21, 2003 and recorded with the Essex North District Registry of Deeds in
Book 8213, Page 272, excepting therefrom Proposed Lot A on Plan No. 15396 which lot was conveyed to
Osgood Landing,, LLC by deed in Book 10590, Page 7 and Parcel B on Plan No. 15932 which lot was
conveyed to Osgood Landing, LLC by deed in Book 11180, Page 289.
Parcel 2
1600 Osgood Street LLC, a Massachusetts Limited Liability Company by virtue of a Deed from Osgood
Landing, LLC dated May 13, 2008 and recorded with said Registry of Deeds in Book 11180, Page 290.
Parcel 3
1600 Osgood Street, LLC, a Massachusetts Limited Liability Company by virtue of a Deed from Lucent
Technologies, Inc. dated August 21,, 2003 and recorded with said Registry of Deeds in Book 8213,
Page 272.
Parcel 4
Osgood Landing, LLC a Massachusetts Limited Liability Company by virtue of two Deeds from 1600
Osgood Street, LLC, the first dated November 10, 2006 recorded in Book 10590, Page 7 and the
second Deed dated May 13, 2008 and recorded in Book 11180, Page 289, excepting therefrom Lot 1A
on Plan No. 15933 which lot was conveyed to 1600 Osgood Street LLC by Deed dated May 13, 2008
and recorded with said Registry of Deeds in Book 11180, Page 290.
Each of the lots above is depicted on a survey plan attached as ,exhibit D.
100135014;vl-O)l arge-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Pmnits
Memorandum -- Planning Board
14
EXHIBIT B
CERTIFIED ABUTTERS LISTS
* North Andover
* Haverhill
fOO1350l4;v1Oj1,a,rge-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Permits,
Memorandum -- Planning Board
15
Abutter to Abutter Building Dept ) Connser adw ( ) Zoning ( �
Town of North Andover
Abu er L.ile it
RgomaE' dim MGL 4CA,Section 11 ages in.W'Parties in.Interest as used In this chapter shall mean ft petitioner,
at whets,owners of land oppcdle on arty public or p"e wavy,and abutters to abutters v tin
three twrxked(3 0)feet of the property 11ne of the p+eftner as 1W appear on the mast reml appllceble
(c iisk not withstanding that tha land of arty such miter Is located In anobw city or taw,the p larving
bad of#tte city or Wwn,and the ptsrwdng bwd of every abutting cfty or fawn."
4 16j f 7r56 1WO Osgood Street LLC 1600 Osgood Street,North Andover,J1+1'A 01845
34 54 Osgood Landing,LLC 1600 Osgood Stree4 North Andover,MA 01845
8batttters Progeffm
Maw pwvol Name A
34 1 Tyler Monroe WO ester Street,North Andover,MA 01845
34 2 BEM Realty 1635 Osgood Street,North Andover,MA 01845
34 3 1627 Osgood Realty Trust 1627 Osgood Street,North Andover,NIA►+01845
34 4 1591 Osgood Properties LI-C 15911 Osgood Street,North Andover,MA 01846
34 7 Service Burry,LLC 1503 Owod Street North Andover,MA 01845
34 9&25 Kristen&Lindsay Realty LLC 770 Boxtbrd Street,North Andover,MA al
34 10 Red Barn`gust 1267 Osgood Street,North Andover,MA 01845
34 16 Town of North Andover 120 Main Stet,North Andover,MA 01846
4 18&21. Commonwealth of Massachusetts 100 Cambridge Street Boston,MA 02202
34 20 684 Realty LLC 1429 Osgood Street,North Andover,MA 01846
34 23 TBI LLC 201 Holt Road,North Andover,MA 01845
4 26 Lawrence Airport Commission 492 Sutton Street,North Andover,MA 01845
4 28&44 Mark Valentino 1 609 Osgood Street,North Andover,MA 01845
34 41 &.42 Mirovave Engineering Corp. 1551 Osgood Street,North Andover,CIA 01845
34 60 Alabscado Limited P.O.Box 334,North Andover,MA 01845
34 54+&55 Mirovave Engineering Corp. °1+600 Osgood Street North Andover,MA 01845
61 11 Tropeano Inc. 1780 Osgood Street,North Andover,MA 01845
61 113 New England Power Co, 40 Sylvin Road,Waltham,MA 02541
61 14 Boston+&Maine Railroad Iron Horse Paris,High Street,Now Billerica,MAC 01862
61 16 Chad Lawlor 1679 Osgood,Street,North Andover,MA 01845
61 17 Rohr McKinney P.O.Box 8373,Ward Hill,MA 01835
+61 18 New England Tel,&Tel P.O.Box 2749,Addison,TX 75001
61 21 1345 Boston Road Realty Trot 1780 Osgood Street,North Andover,MA 01846
61 39 The A►labaa+cado 1755 Limited P.O.Rox 334 North Andover,MA 01845
61 66 Extra Spam Properties 104 LLG P.O.Box 800729,Dallas TX 75380
75 2. Town of North Andover 120 Main Street,North Andover,MA 01845
75 3 Greater Lawrence Sanitary District 240 Charles Street,North Andover,MAC 01845
78 2 Atlantic-N.Aindover Reality,LLC 205 Newbury Strteet,Framingham,MA 01701
City of Haverhill Haverhill City Hall 4 Summer.Street,Haverhill,MA 01830
Merrimac Ritter Commonwealth of Massachusetts 100 Cambridge Street Boston,MA 02202
T &catifies that the names appear-In appear-Ing on the
rewrds of the Assesswors Office as of
h : Date
A
d
a
A
ParcelID StreetNum StreetName Loccity CondoUnit Ownerl 1BIIIIn Address city Stag '21p
732-777-3 D 12611 BOSTON RD HAVERHILL N/A VISTA FARMS,INC 33 NECK RD WARD HILL MA 01835
1345 BOSTON RD l,HAVERHILL N/A 1345 BOSTON ROAD REALTY TRUST 1780 OS GOOD ST NORTH ANDOVER VIA 81845
7 ?- 78-2A IAA BOSTON RD HAVERHILL N/A TROPEANO DAMES A1178'0 OSGOOD ST NORTH ANDOVER mA _ 01845
0A-1-13 1-4 4-BRADFORD ST HAV ,HAVERHILL 4 IAN REGORIO GINA M' 14 BRADFORD,ST � ARD HILL IMA 03835
F
�3B 8 BRADFORD ST NAV $F 'VERHILE. E I ,A LANI TOI ETU C ,8 BRAOFOR[ T 1 'ARD HILL Ill t ].835
13 �BRADFORD ST HA►V $HAVERHILL N/A HAM LIN MARK-ETUIX 114 BRADFORD ST WARD HILL MA 01.835
770A-1.-111) 2D BRADFORD ST HAV HAVERHILL � N� �BiLIE M �20 BRADFORD �WARD M ILL I1�IA � L��.835
- _
770A-1�-13�E 26 BRADFO ST HA HAVERHILL N/A► HILL DANIEL-ETU -26 BRADFORD ST WARD HILL ILIA 01835
770A-1-13M N/A J FARRWOOD CAR HAVERHILL N/A_NORTH AVENUE REALTY TRUST 9 TRAVERS ST MA►1/EFtNI LL MA � ��830
770A-1-13A►2 21 BRADFORD 5T HAV HAVERHILL 4-BRUSH WILLIAM H III-ETUX 2 BRADFORD ST IWARD HILL MA 01835
P-1�JUL 1 A B_ BOARD F ASSESSORS
AV ASSESOR CITY OF I HAVE H I L L
4 F1 1E STREET.9 RM 115
HAVERHILL, NIA. O 1 30- 4
}
EXHIBIT C
AUTHORIZATIONS
& Hfflwood Enterprises,L.P.
0 1600 Osgood Street,LLC and Osgood Landing,LLC
{00135014;v101Large-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Perinits
Memorandum -- Planning Board
1.6
AUTHORIZATION
1600 Osgood Street,North Andover,Massachusetts
(Assessors Map 34,, Lots 15.,171f 54&55)(collectively,the"Property")
1, Gary Frederick, a duly authorized agent of Hill wood Enterprises,
L.P., a Texas limited partnership, having a place of business c/o
Hill wood Development Company, 4507 North Front Street, Suite 302,
Harrisburg, PA 17110, or its assignee (collectively, "Hillwood') hereby
authorims: Smolak & Vaughan LLP- IAmgan Engm' eerm* g &
Environmental Services, Inc.; Epsilon Associates, Inc.; MacGregor
1416.
Associates Acnritects; or their agents to file with, and apply to, the
Planning Board, Building Department, Zoning Board of Appeals, and
Conservation Commission of the Town of North Andover, as well as to
any other local, regional, state or federal boards or agencies or other
governmental authorities, for all approvals, entitlements, consents and
other documentation necessary or desirable for Hill wood's and/or the
Property owner's use and development of such.Property.
Dated*. July 229 2019
EMjl,W OD ENTERPRISES,L.P.,
16 0
a Texas Imalted partnership
By: AB,LLC,,
a Texas Im' lited liability company
its general partner
jrII II r
By:
IVluuuuuuuuui
Gar B.Frederick
.......... .................
Title: Sr.Vice President
100135061-0}
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M
34.r L,
a U
,
.........................
ise"tts', 01$45�,,tile re-,ord wn r of
e the real,Pro
Ay rres,,,deip- eq
6 'f N,`ortJn,,Arid6v"""
t6"", at -61!�,a ded onth
own,0
Lo t,55 nd c "vel
''a 3�4� ollech
Pf fy,1,600 Osgood Street,LLC and,08goo/d,,
an,
11-te'reb state thatw d,8a
Y e haveentered Mto aPurchase
"'th,,Mwood,Enterp 'ses,L.P.
wi 171
11 71
a Texas limited partners hi,p, wood -imn�,C ,i m),e,,c/,
........
'Wit, ePrqpert3l W-1
T
As the Owner of the Property�referericed at)ove,please, note that Mw d
(including its agents,SmOUk&Vaughan LLPLangan E in &Environmental,,,
ngmeenng
Services,Inc.,Epsilon Associates,Inc. or the 1-17 agents)are here"---autho d to file wifl-� "Al
nze
VY
and apply to..the Plannm* g Board, Building Department,Zonin Board of Appeals,and' ', r//A
9
Conservation Commission of the Town of North Andover,as well as to any otlier loc
al.
regional.,state or federal boards or agencies or other governmental autho es,for all
riti
approvals/entitlements.,and consents necessary or desirable for Mwood�s and/or the
Owner's use and development of such Property.
Dated: August 8,2019
lawv,
mwrft
1600 Osgood Street,LLC,
I/awwaa
a Massachusetts limited liability company
111111110
000
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By; .. .......
..........
..................
Name: Orit Goldstein
Title: Manager
"AL, waimq
..........
Osgood landin&UQ,
a Massachuse', fted liability company
By*
Name,
-le:
Tit Manager
'7
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F
EXHIBIT D
ALTA SURVEY WITH PROPOSED LOT OVER..
{00 13 5014;v 10)Large-Scale Ground-Mpunted Solar Energy Systems'Site Plan Review and Solar S tback Modification Special Permits
Meinorandum -- Planning Board
17
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EXHIBIT E
SUMMARY OF PRIOR DECISIONS
The following is a list and summary ofPlanning Beard and ether Decisions issued with respect to 1600 Osgood.
Street:
1. Notice of Decision for Variance, dated October 12, 2006, issued by North Andover Zoning
Board of Appeals recorded with said Registry of Deeds in Bock 10590, Page 1. (Zoning 'Variance to
construct Osgood Landing standing sign in excess of 100 s.f. at North Entrance to 1600 Osgood Street).
2. Notice of Decision f r Variancel dated October 12, 2006, issued by north Andover Zoning
Board of Appeals recorded with said Registry of Deeds in Book 10590, Page 4. (Zoning Variance to
construct a second Osgood Landing standing sign in excess of 100 s.f. at South Entrance to 1600 Osgood
Street).
3. Notice of Decision --Site Plan Review, dated July 22, 2005, issued by forth Andover
Planning Board, Office of the Planning Department, Community Development,and Services Division,
recorded with said Deeds in Book 15923, Page 164. (Site Plan review Special Permit to construct 410-
space front parking lot, entry plaza, walkways, site lighting and landscape improvements to the East
(front) side of Buildings 20 and 21 .
4. [ ecismio ee ition No. 01 :QO3 —(undated), issued by Zoning Board of Appeals, recorded
with said Deeds in Book 14617, Page 80. (ZBA Decision in favor of Osgood Solar, LLc overturning
Building Inspector`s Decision concerning various interpretations pursuant to the Osgood Smart Growth
Overlay District).
S. Notice of Decision -- site Plan Review, dated July 5, 2016, issued by forth Andover
Planning Board, Planning Department, Community Development Division, recorded with said Deeds in
Book 1472+6, Page 291. (Site Plan Review Special Permit to allow for the installation of ground mounted
solar photovoltaic arrays, inverter/transformer stations on concrete pads, utility disconnects, and
underground wiring and conduit, and the creation of eight(8) new parking spaces).
6. Notice of Decision -- Site Plan Review, dated September 20, 2016, issued by the forth
Andover Planning Board, Planning Department, community Development Division, recorded with said
Deeds in Book 14831, Page 130. (Site Plan review to allow the relocation of New England Tractor Trailer
Training School (NETTS) driving course on approximately 5.4 acres of land adjacent to existing parking
areas to south and north of the main building).
{0013501.4;v 1 O)Large-Scale round-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification'Special Permits
Memorandum -- Planning Beard
18
EXHIBIT F
PRELIMINARY CONSTRUCTION SEQEKNCING
The following is a preliminary list of major construction sequencing milestones in connection with the
redevelopment of 1600 Osgood Street. The following summary is designed to provide an understanding
the order I which certain construction and redevelopment milestones will be sequenced.
1. Disconnection and relocation of wilding 71 rooftop, and ground mounted, solar panels to Lot C;
2. reroute existing utilities to serve Buildings 20 &. 1; cut and cap utilities to other buildings and
structures;
3. Demolition of,all existing buildings, except for wilding loos. 20 and 21;
4. Buildings 20 &21 interior and exterior renovation (post Bldg 30 demolition/abatement) work;
5. Earthwork and site utilities construction for the new facility on Lot B;
6. Construction of new facility on Lot B;
7. Final paving and landscaping Lots A. B &C;
, . Completion of traffic/roadway improvements;
9. Completion of new public sewer in Osgood Street(initiated by Town); ,and,
10. Substantial Completion (Temporary Certificate of C' ccu pa ncy/Certificate of Occupancy)pancy) issued for
the new facility and commencement of operations.
1001.3 5014;v 10 1 Large-Scale Ground-M punted Solar Energy Systems Site Flan Review and Solar Setlaa k Modification.Special.Permits
Mernorandnrn -- Plarming Board
19
EXHIBIT G
MANAGEMENT REPORT
(Filed Under Separate over
{00 13 5014;v 10)Large-Scale Ground-M ounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Pen-nits
Memorandum -- Planning Board
20
EXHIBIT H
TRAFFIC IMPACT AND ACCESS ESS STUDY
I
J
(Filets Under Separate Cover)
t44135014;v1O .arge-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Pennits
Memorandum -- Planning Bard
1.
EXHIBIT I
FISCAL AND COMMUNITY IMPACT STATEMENT
{00135014-v101Large-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Permits
Memorandum -- Planning Board
22
FISCAL AND COMMUNITY IMPACT ANALYSIS
FOR
1600 OSGOOD STREET, LLC AND HILLWOOD ENTERPRISES, L.P.
IN CONNECTION TH
PROPOSED REDEVELOPMENT PROJECTS
1600 OSGOOD STREET
TOWN OF NORTH ANDOVER
ESSEX COUNTY, MASSACHUSETTS
i
I;
J
". Prepared By.
t
1
Hillwood Enterprises, L.P. Project Team
7 North.Front Street, quite 302
ti
Ham*sburg, PA 1711.C �
r
rAugust 8, 2019
i
TABLE OF CONTENTS
Page
I. Description of Pr ject
01
1.1 Site History 3
1.2 Proposed Projects 3
U. Fiscal Impact Assessment 4
2.1 Schools
2.2. Police
2.3 Fire
2.4 Recreation
2.5 Employment Improvements
2.6 Infrastructure Improvements
2.7 Water
2.8 Sewerage Demand
2.9 Solid Waste Disposal
2.1.0 Assessed Value and Revenues
Ill. Communlity Impact Assessment 7
3.1 Architectural Consistency and Site Design Compatibility
3.2 Pedestrian Movement and Overall Character ,
3.3 Impacts on Nearby Historical Structures and Sites
3.4 Consistency and Compatibility With Existing Local and Regional Plans
IV. Conclusion 8
�00135031;012
L Desc *p do n of Projects and Redevelopment Program
ri
1.1 Site Histor"Y
The 167.8-acre site known as 1600 Osgood Street includes a total of approximately 1.9
million square feet of existing buildings, parking and associated improvements. Most of the
buildings and related improvements were originally constructed for a single user in the
1950's for what was known as Western Electric. Western Electric then merged with AT&T.
and the facility was thereafter acquired by Lucent Technologies, Inc.. In 2-003, Lucent
Technologies, Inc. sold the site to too Osgood Street, LLC and the site is currently known as
Osgood Landing. The existing site includes a variety of uses, including a 6MW solar energy
facility which includes roof-mounted panels on Building NOS. 20, 21 and 70, as well as ground-
mounted solar panels and related facilities.
The site currently consists of four separate parcels, including: (1) Parcel 1, consisting
of 118-95 acres (Assessors Map 34, Lot 17)where most of the existing improvements at
Osgood Landing are located; (2) Parcel 2, consisting of 6.11 acres(Assessors Map 34, Lot 55)
located along the so-called north entrance to the site- (3) Parcel 3, consisting of 11.29 acres
(Assessors Map 34, Lot 15), a rectangular parcel bounded by Holt Road and Osgood Street
located along the southerly boundary of the site; and, (4) Parcel 4, consisting Of 31.46 acres
(Assessors MaP 34) Lot 54)where the existing ballfields and parking are located, and
representing the most northerly portion of the site. Parcels 1, 2 and 3 are owned by 1600
Osgood Street, LLC, and Parcel 4 is owned by Osgood Landing, LLC, an affiliate of the Owner
(collectively,1600 Osgood Street, LLC and Osgood Landing, LLC,the "Owner").
1.2
As noted above, the 167.8-acre site commonly known as Osgood Landing, or 1600
Osgood Street, will be reconfigured into three lots (known as Lots A, B and Q and a private
subdivision roadway currently known as Lot D.
Lot A will consist of approximately 27-07 acres, and will include approximately
399,999 square feet of existing buildings known as both Building NOS. 20 and 21, along with
1,500 parkin* I g spaces. sting rooftop solar on Buildings 2o and 21 and related solar
Existing
improvements are proposed to remain (the "Lot A Project").
f00135031-v513
Lot B will consist of log.67 acres, and will include a proposed e-commerce
warehouse,storage and distribution facility along with parking, landscaping and other
improvements as more particularly described below. The intention is for Hill good to lease
the entire Lot B with building and other improvements proposed to be constructed thereon
to Amazon (the "Lot B Project"),
Lot C will consist Of 3o.00 acres,and existing roof-mounted solar energy facilities
located on Building 7o, as well as all existing ground-mounted solar energy facilities, will be
relocated onto Lot C as ground-mounted solar energy facilities (the"Lot C Project").
Collectively,the Lot A Project, the Lot B Project, and the Lot C Project shall be referred to as
the `Projects " unless otherwise described below.,
Lot D,which is depicted on the site plans as approximately 1.o6 acres in size, is being
proposed as a private subdivision roadway to provide street frontage and limited access for
proposed Lot C, given that Lot C's entire frontage is encumbered by wetlands resource
areas and where access can be considered to be illusory. The proposed roadway on Lot D
will also serve as the main access route for Lot B. Accordingly, Lots A and B will be
established as separate lots through the Planning Board's endorsement of an Approval Not
Required ("ANR")plan. Lot C will be established upon the Planning Board's endorsement of
a definitive subdivision plan providing for frontage for Lot C for the reasons described
above.
The entire site is located within the Industrial 2(1-2) Zoning District, and is designated
on the Town Assessor's Maps as Map 34, Lots 15, 177 54 and 55. The site is located on the
westerly side of Osgood Street, and is bordered: to the north by a contracting yard which
runs to the Haverhill (Bradford) municipal line;to the south by Holt Road, beyond which is
land owned by the City of Lawrence Airport;to the east by a series of commercial and
governmental businesses including the police station, several landscaping contracting yards
with limited rental dwellings, retail food establishments, several office buildings, a used car
facility, a veterinary hospital, and other commercial establishments; and to the west, by an
MBTA railroad right of way, beyond which is the Merrimack River.
IL Fiscal Impact Assessmeiit
2.1 Schools- Since the Projects involve commercial (non-residential use), the Projects
will have no negative impact on the Town's school system.
2.2 Pollce.- Due to the number of pro*ected new employees, as well as temporary
construction workers related to Lot 13, there is likely going to be increased Police presence
although the Police Station is located across the street from the Project. However, since the
building for the Lot A Project, as well as the solar to be relocated to Lot C are existing,there
does not seem to be any need for an increase in Police Department servicing for the Lot A
Project and Lot C Project. Time and personnel needed to serve the proposed Lot B Project
will likely be similar to other uses within the area.
f 00 13503 I;v5)4
2.3 Fire.— Hillwood and its Project Team have met with Fire Department personnel to
discuss the proposed design and fire protection measures for the Lot B Project, 'Including
fire sprinkler and smoke detection measures. Lot B building will have sprinkler protection
installed, and Lot A's fire protection system for Buildings 20 and 21will substantially remain
the same as existing conditions.
21-4 Recreation.—There are no proposed new on-site recreational uses or anticipated off-
site need for recreational uses as a result of the Project. However, as a result of the Lot C
Project,the use of the existing ballfields on the north side of 1600 Osgood Street will be
curtailed in the future. The Town has, however, been preparing for this eventuality and has
master-planned the upgrade of the Town's recreational facilities and has commenced the
implementation of that master plan to ensure the adequate provision of recreational field
amenities for the Town.
2 Er p I doyment. it is projected that the Lot A Project will employ 300-400 workers,
.5 1
many of whom are located at 1600 Osgood Street today,with more employees in the future
as lease-up continues in the future. The Lot B Project is projected to result in the creation of
approximately 1,5oo new full time jobs. The Lot B Project is projected to also generate
between 200-250 construction jobs as well as other part-time employment opportunities.
2.6 Infrastructure Improvements. Except as may be required by the MassDOT for
...............
highway, signalization and sidewalk improvements along Route125, it is not expected that
the Project will require any new infrastructure improvements other than the proposed
sewer improvements described below.
2.7 Water Demand The construction of the Lot B Project should not affect the municipal
water system, and water demand currently is being met for the Lot A Project. There is no
known water demand for the Lot C Project. The water service connections are proposed to
from 1600 Osgood Street to tie into the Osgood Street water main,which is of sufficient size
to accommodate the needs of the facility. No information has been communicated to the
Applicant that there is not sufficient water from a fire protection and potable drinking water
perspective, but water flow tests may be conducted to confirm the same.
2.8 Sewerage Demand. 1600 Osgood Street is currently served by an existing private
sewer line extending from the site to the Greater Lawrence Sanitary District which includes
both permanent easements and a series of short-term temporary licenses among the users
of this sewer line, The Projected peak sewer demand from the Lot A Project and Lot B
Project is approximately 225,000 gallons per day, and the existing agreement between 1600
Osgood Street, LLC and the GLSD allows for a total flow Of up to 500,000 gpd. Note that
current flow from Buildings2o and 21 (the buildings to remain as a part of the Lot A Project),
currently ranges between 15,000 and 16,000 gpd. As a result, projected future peak flow is
well below historic sewer use for 1600 Osgood Street.
As an alternative to the private sewer arrangement above,the Town is proposing to
construct a new public sewer line extending on Osgood Street between the intersection of
100 13503 1;v5J5
Osgood and Bradford Streets, southerly to the intersection of Osgood and Sutton Streets,
for an approximate distance Of 2 miles. This planned public sewer extension has been
master-planned by the Town for many years, and is projected by the Town to cost
approximately$7 million. Both Hillwood Enterprises, L.P. and the Town have committed to
fund 1/3 of the cost of this Project, and the Town has filed a MassWorks Grant Application
seeking State funding for the remaining 1/3 cost. If the public sewer line is constructed in
Osgood Street, the Project sewer flows would discharge into the Town system, and then
discharge to the Greater Lawrence Sanitary District(G LSD)regional wastewater treatment
facilities. There are no known limitations on f low to the LSD Facility for the sanitary flows
proposed from the site and Projects.
2.9 Sol*d Waste Disp
-1-1111-1-1-1-1-1-1 1111111111111111111111 111-1-11-1-11 ............- , --oral. A private solid waste disposal company would be contracted
by the building users to haul away solid waste materials used at the Property, and Lot A will
also retain a private solid waste disposal company to haul away solid waste materials, so
there would be no municipal expense borne by the Town in connection with solid waste
disposal.
2.10 Assessed Value and Revenues.* The Town of North Andover FY 19 Commercial Tax
Rate is $19-18 per$1,000.00 of assessed value. According to property tax records on file with
the Town, the existing four parcels that comprise 1600 Osgood Street have a combined
assessed value Of$36.2 million(rounded). At today's nonresidential tax rate of$19.18,the
existing real estate taxes are $694,803.
rft r t. The anticipated annual tax revenue from the remaining 399,,999 s-f Of
gross floor area representing the existing building representing Lot A Project proposed
facility, at project completion,, 'i's projected to be approximately$371,0171001
This projection is based on the following conservative assumptions:
The existing 427,204 sq.ft. of floor space on parcel 034.0-0017-0000 is assessed at
$20,659.,500,or$48.36 per sq.ft. (average);
Assuming the proposed facilities are assessed at the same value per sq. ft., on
average, the assessed value of the remaining building in the Lot A Proiect will be
$19,s343,951-64-
e The tax revenue from an assessed value Of$19,343,951.64. is$371,017(rounded).
We have not accounted for any increase in land value or other potential impacts to
valuation.*
Lot, B"PrIpigd. At the June 18, 2019 Special Town Meeting, the Town suggested that the
annual gross property tax revenue at full buildout for the Lot B Project would range
representing, at a minimum,between $3.3 million and$4.4 mill"ton Of 4.8 times the
existing property tax revenue generated from 1600 Osgood Street.
{0013513 I;v5 t 6
Lot r .u'ect. 1n addition to the new revenues to be generated by the proposed
project, North Andover will continue to receive solar payments under the existing PILOT
agreement, or 8 ,280.00.
*We note, however, the assessed valuation, and therefore, the projected revenue for the
Project will not be determined until after full buildout, and that determination will be made by
the Town of North Andover Assessor's Department. We,also note that the Owner has filed a
tax abatement application which may result in the adjustment of valuations as well.
III. Community Impact Assessment
Arch tedwra�l Consistency ,arid Site Des! n Co a #f liity
The architectural style of the proposed Lot B building has been designed to be
architecturally compatible with the existing Building NOS. 20 and 21 which are to remain on
Lot A. Extensive efforts have been undertaken by the Applicant to ensure that the Project
structures will be designed to respect and complement the scale and style of the buildings in
the surrounding neighborhood. Please refer to the architectural renderings and elevations
for additional detail.
3.2 Pedestrian Movement and overall character.
The Project will include sidewalk connectivity to Osgood Street. A meeting with the
Merrimack Valley Regional Transit Authority(MVRTA) suggested that the MVITA will
implement a dedicated bus route (or set of routes) based upon employee demographics,
and rideshare and other commuter programs will also be implemented. Installation of
landscaping will complement the pedestrian walkway enhancements, and to serve as a
buffer between the Project and to properties located in the surrounding area.
Im cts_ n Nearby ist rl a�__structures_--and__ Wit+
There are no identified historical buildings, structures or districts within the vicinity
of the Project which would be impacted by the Project.
04 Consistency Com_ at bl_l_ty_��th Exi tin °�c al and ftionalPlans3
The property at 1 oo Osgood Street, or Osgood Larding, is listed as a "Priority
Development Area (PDA)of State Significance,"within the a regional plan entitled
"Merrimack Valley Priority Growth Strategy, The Regional Land Use Plan for the Merrimack
Valley Region," ,dated September 200+ (Updated February 2015), and prepared by the
Merrimack Valley Planning Commission. As a PDA, too Osgood Street has been identified
a "...an area of concentrated development consisting of existing,and appropriately zoned
(001 31;v5 '7
commercial, industrial and mixed-use areas suitable for high-density development...ter and a
key component of the Merrimack Valley Priority Growth Strategy.
Moreover, as described in the Town of North Andover Master Plan, dated September
2o18,the "Town has begun shifting into redevelopment mode focusing on areas
that could support an increased intensity of development... [and]where existing buildings
could be repositioned to take advantage of new market opportunities and bring in
additional businesses,jobs,taxes, and residents." Consistent with this trend,the Project
represents a significant redevelopment opportunity for the Town, and is consistent with
the following Master Plan goals and objectives. First,the Project is consistent with .and
Use Goal 1 which is to focus new development in locations currently served by adequate
public infrastructure that encourages the reuse or redevelopment of existing buildings or
land., and to update the Zoning Bylaw to encourages the types of uses that are attractive in
today's market and consistent with the direction of this Master Plan. Second,the Project is
consistent with Economic Development Goal 1 which is to encourage employment
opportunities for residents in a variety of business sectors and occupations and provides a
variety of goods and services to meet the needs of residents and visitors. Third,the project
is consistent with Economic development Goal 3 which is to support business development
activities in the community and attract viable uses for the redevelopment of commercial and
industrial districts and buildings by working with large land owners of economically-
important properties in town to identify and attract a mix of uses for the redevelopment of
those properties. Therefore the proposed redevelopment Project is in compliance with, and
is also consistent with, local and regional plans.
v am ir Ow OP
IV. Conclusion and bummary of i-iscal and Communityimpacts
and
The Project is expected to result in minimal impacts to Town services, including fire,
police, water and sewer services, and while there will be some temporary construction
impacts as with other projects of this nature,the Project is expected to have negligible
environmental impacts, and positive community benefits in the form of additional revenues
generated by the new building proposed for the site on Lot B. As a result,there are no
measurable adverse impacts. When compared to other uses otherwise permitted within the
1-2 Zoning District,the proposed uses are not expected to result in any adverse
environmental and community impacts. The Project is proposed to be constructed in
accordance with applicable stormwater, DPW, utility, public safety, wetlands and zoning
requirements, and as a result, the Project will minimize adverse impacts.
{00135031;v5l8
EXHIBIT J
UTILITY NOTIFICATION
{00135014;vlO)Lange-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Permits
Memorandum -- Planning Board 23
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............ ..........�
EXHIBIT K
SOLAR GLARE FACT SHEET
{00135014;v I OlLarge-Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar Setback Modification Special Permits
Memorandum -- Plarming Board
24
�m Es IIAS`1*E R June 2014
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A common misconception about solar photovoltaic(PV) panels is that they inherently cause or create
"too much"glare, posing a nuisance to neighbors and a safety risk for pilots.While in certain situations
the glass surfaces of solar PV systems can produce glint(a momentary flash of bright light)and glare(a
reflection of bright light for a longer duration), light absorption, rather than reflection, is central to the
function of a solar PV panel -to absorb solar radiation and convert it to electricity. Solar PV panels are
constructed of dark-colored (usually blue or black) materials and are covered with anti-reflective
coatings.Modern PV panels reflect as little as two percent of incoming sunlight,about the same as water
and less than soil or even wood shingles(SEIA/Sandia2013). Some of the concern and misconception is
likely due to the confusion between solar PV systems and concentrated solar power(CSP)systems.CSP
systems typically use an array of mirrors to reflect sunlight to heat water or other fluids to create steam
that turns an electric generator. These typically involve large ground-mounted reflectors, usually in
remote desert locations,and are not installed in residential or commercial areas or near airports.
Solar PV system on the left compared to a parabolic trough CSP system on the right.Photo Copyright DOQNRELIOR NL
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organizations and local stakeholders about methods for predicting and managing glare impacts from
solar panels near airports or other locations.Such outreach furthers the safety goals of the FAA and the
solar energy development goals of municipalities and communities. Spreading awareness of the safety
of PV systems along with FAA guidance and glare measurement tools will help foster informed
communities and enable the deployment of safe and productive solar PV projects in locations where glint
and glare may be of concern.
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Fede ra I R eq iste r 2013,etc.:1'�irtt
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SEIA/Sandia Webinar on Solar PV and Glare:
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-------------------------------- —-------- -----------------------------------------------------
Authors:Caroline Palmer and Chad Laurent,Meister Consultants Group,Inc.
Meister Consultants Group, Inc. 198 N. Washington St., Suite 302, Boston, MA 02114 1 www.mc-
group.com
This fact sheet produced by Meister Consultants Group, Inc.,is supported by the following team of organizations-iCLEI-USA;
.9
International City/County Management Association (ICMA)- Solar Electric Power Association (SEPA)- Interstate Renewable
Energy Council,Inc (IREQ;North Carolina Solar Center(NCSC); The Solar Foundation (TSF)J-American Planning Association
(APA);and National Association of Regional Councils(NARC).
This material is based upon work supported by the U.S. Department of Energy under Award Number DE-EE0003525.This
fact sheet was prepared as an account of work sponsored by an agency of the United States Government. Neither the United
States Government nor any agency thereof nor any of their employees,makes any warranty, express or implied, or assumes
any legal liability or responsibility for the accuracy, completeness, or usefulness of any information, apparatus, prodl or
process disclosed, or represents that its use would not infringe on privately owned rights. Reference herein to any specific
commercial product,process,or service by trade name,trademark,manufacturer,or otherwise does not necessarily constitute
or imply its endorsement, recommendation., or favoring by the United States Government or any agency thereof The views
and opinions of authors expressed herein do not necessarily state or reflect those of the United States Government or any
agency thereof
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S I(:'Yt�
U.S.Depart.crief it of Energy
EXHIBIT L
SITE PLAN S �C.LTJ 1N G.A. H�IT E.0'T'URA►L►LA. + UT
AND ELEVATION P'LrA S 1"I. PL.ANS�. ANC
LANDSCAPING TDSCA PING AND LIGHTING PLANS
{00135014;v1O)Large--Scale Ground-Mounted Solar Energy Systems Site Plan Review and Solar'Setback Modification Special Permits
Memorandum -- Planning Board
2