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HomeMy WebLinkAboutLeve Design Group narrative to support Special Permit - Application - 0 BERRY STREET 7/22/2026 I LEVEL SPECIAL PERMIT APPLICATION NORTH ANDOVER STATION 3 ASSESSOR MAP 108; PARCEL 10 BERRY STREET/TURNPIKE STREET NORTH ANDOVER,MASSACHUSETTS JULY 22, 2026 Prepared By: Level Design Group, L.L.C. 249 South Street, Unit 1 Plainville, MA 02762 Property Owner/Applicant: TOWN OF NORTH ANDOVER 120 MAIN STREET NORTH ANDOVER, MA 01845 LDG Project No.: 2455.00 ............... ............ ....... .............. ......................................... ................ 249 SOW Fi S TFWE r W1-1 - PLANSA/1 li,,�.E,MA - 0117[,'w 2 1 P 50F),W3 5,22'1 5,2 2 19 1,1 VEL I LEVEL ME= TABLE OF CONTENTS I Copy of Site Plan Review— Special Permit Application 2. Copy of Special Permit Application (waiver request Zoning Bylaw Section §95-8-18) 3. Project Narrative 4. Aerial Photograph (GIS) 5. USGS Topographic Map (GIS) 6. Assessor Map (GIS) 7. Zoning Map (GIS) 8. FEMA FIRM Map (GIS) 9. NHESP Map (GIS) 10. Wetlands Map (GIS) 11. Water Resource Protection Map (GIS) 12. NRCS Soil Map 13. Record Deed 14. Certified Abutter List 15. Submitted Under Separate Cover a. Engineered Site Plans and Architectural Renderings ........... ......................1--.....—............................................................... ................... ------------------------ "VI 9 S C")Ull F1 ST["'I F"',IE 0 LM"M 1 0 PILAINMILLE,NAA - C)27E�2 I P 50V1,A39522211 1 F 1111,,: ILEVEL L) E IS � G N1 G F1 0 U F�l Emmmm � e NARRATIVE TO SUPPORT A SPECIAL PERMIT—SITE PLAN REVIEW APPLICATION NORTH ANDOVER STATION 3 ASSESSOR MAP 108;PARCEL 10 BERRY STREET/TURNPIKE STREET NORTHANDOVER, MASSACHUSETTS The Town of North Andover is proposing to construct a new fire station—North Andover Station 3- to be located at the comer of Berry Street and Turnpike Street. The development will be located within a 2,0±Ac. section of an existing 21.3± Ac. Town-owned parcel identified as Assessor's Map, Parcel. EXISTING SITE CONDITIONS The development site is a 21.3± Ac. parcel owned by the Town of North Andover and is identified as Assessor's Map 108, Parcel 10. The parcel is part of a group of town-owned parcels that includes the Town recycling center and the soccer/baseball field (Sharpener's Pond Field). Access to the 21.3 Ac development parcel is from an existing public parking area located off Berry Street. The development area of the proposed Fire Station 3 includes approximately 2.0± Ac. of the 21.3± Ac. parcel and is the primary focus of the development and stormwater management analysis. All surveys, wetland delineations, studies, and reviews performed for the development of Fire Station 3 have been limited to the 2.0± area at the intersection of Berry Street and Turnpike Street (Route 114), where the fire station is currently proposed and will be referred to as the "development area." The development area is located within an R2 - Residence 2 zoning district, with the remainder of the Town-owned parcel being located in the 13.—Industrial Zoning District. The development area contains an existing gravel driveway and parking area that is approximately 11,600± sf. The remainder of the development area is primarily undisturbed except for a 10' wide gravel pathway, which connects to the northerly side of the pal-king area, which is utilized as a walking path for visitors to access the fields from the pal-king area, and as an emergency access for public safety vehicles to access the fields. The development area is bounded by Berry Street to the east, Turnpike Street to the south, and residential abutters to the North and West. The gravel parking lot and driveway within the development area do not contain any formal stormwater management infrastructure. Stormwater runoff from the gravel parking area flows unchecked and untreated through a narrow wooded area between the parking area and the intersection of Berry Street and Turnpike Street (Route 114), where the runoff is collected by catch basins, which are part of the Turnpike Street (Route 114)drainage system. The remaining undeveloped portions of the site flow over land toward the gravel parking area or towards a vegetated wetland located to the north of the gravel parking area. A vegetated wetland bordering the development area is located along its northerly side and includes a potential ephemeral pool. For design and permitting, the potential ephemeral pool is assumed to be a certified ephemeral pool, and the proposed development is to adhere to the Town's required no-build and no-disturb zones surrounding the potential Ephemeral Pool. To the west of Berry Street is a second ............ ............. ........... -------------___...... v?49 STPEFT # 1131kHr 'I * F4 MA, - 0',­762 1 P 9,38(3W5„",2211 508,695A,,,',219 1 I LEVEL identified bordering vegetated wetland. This wetland is hydrologically connected to an unnamed perineal stream via an 18"culvert running south under Turnpike Street(Route 114), The 200' Riverfront Area from this perineal stream is present within the southwest corner of the development area. The development area is located within a mapped Natural Heritage and Endangered Species Program — Priority Habitats of Rare Species & Rare Wildlife Zone and will require permitting under the Massachusetts Endangered Species Act (MESA) for a review of a possible habitat take. The on-site soils within the area of the limits of the development are classified by the Soil Survey for Essex County, Massachusetts: 254A - Merrimac fine sandy loam, 0 to 3 percent slopes —Hydraulic Soil On-site test pits were performed on-site in the approximate locations of the proposed stormwater management basin on November 13, 2025,by Nicola Facendola of Level Design Group. Mr. Facendola is a Massachusetts-licensed professional engineer and Soil Evaluator (SE2819). The test pits confirm HSG B soil conditions with loamy sand C layer material in the area of the proposed stormwater management basins. The test holes showed no indicators of estimated seasonal high groundwater table (ESHGWT), but refusal, being either ledge or very large boulders, was encountered between 60" 80" . Based on current MAGIS Mapping, the development site is NOT located in any of the following environmentally sensitive areas: Area of Critical Environmental Concern FEMA Year Flood Zones (Zone A/AE) Cold-Water Fisheries Resource MADEP Wellhead Protection Areas —Zone I & Zone 2 Surface Water Supply Protection Areas—Zone A, Zone B, & Zone C MADEP Surface Water Supply Watersheds Outstanding Resource Waters Subsurface Aquifer Mass Historic Commission Inventory Area or Point POST-DEVELOPMENT CONDITIONS The Town of North Andover is proposing to construct a new fire station with a building footprint of 9,018± sf, including associated parking areas, driveways, utilities, and site grading. The public building use will require a Special Permit from the Zoning Board of Appeals, as the proposed fire station development area is located within an R-2 residential zoning district. The Special Permit for use will be filed concurrently with the Site Plan Approval Special Permit, Stormwater Management Permit, and Notice of Intent. The fire station will have two driveways providing access to Berry Street. The northerly driveway is 25' wide and will provide access to the parking area for passenger vehicles, along with providing access to the gravel pathway leading to the Sharpners Pond Fields. A second 72'-wide driveway will provide access to the 5-vehicle loading bays, which will house the fire engines and ambulance, located at the 24 9 S")U7 i��,37 FBI, T, o ii R /0NVKLA[,:,NM - 02762 1 11,,1 508 1 r (,,'195,2219 1 (,,,'0M I L EV E TM ME= fire station. The development site, located within the R-2 Residence District, includes approximately 2.0±Ac. of the 21.3±Ac. town-owned parcel, with the remaining 19.3±Ac. located in the 1-3 —Industrial Zoning District to remain in its current use at the town recycling center and Sharpners Pond Fields. The development of the new fire station requires a site disturbance of 53,1 12± sf. (1.22±Ac.) for the construction of the facility, which includes the proposed structure, parking areas, driveways, site utilities, stormwater management system, and grading. The proposed development of the new fire station includes installing a fully compliant stormwater management system to treat stormwater runoff and mitigate peak runoff rates and volume while maximizing groundwater recharge. resulting from the development. Stormwater runoff from impervious driveways and parking lots is collected in deep-sump and hooded catch basins, which provide adequate pretreatment for TSS removal. The runoff is directed to either an on-site infiltration basin located in the northeasterly part of the development site or a bioretention basin located in the southeasterly pail of the development site. Rooftop runoff is collected from the building roof via downspouts, which are connected to the roof drainage header pipes. Approximately 85% of rooftop runoff is piped to the infiltration basin, while the remaining 15% of the roof area discharges to the bioretention basin. SPECIAL PERMIT - SITE PLAN REVIEW CRITERIA The Special Permit — Site Plan Review Procedure and Requirements for Filing an Application for Site Plan Review require that the following points be evaluated as part of the application. Encouraging the most appropriate use of land; The use of this portion of the Town-owned 21.3± Ac. is appropriate, given its frontage along Berry Street, which provides safe access for emergency response vehicles to reach Turnpike Street, enabling quick response times to calls in the southerly pail of North Andover. The parcel is partially developed with an existing 1 1,600±gravel driveway and parking area. Redevelopment of this portion of the parcel will include a new paved access driveway leading to the Sharpener's Pond field access and will provide a new stormwater management system that treats site runoff and maximizes on-site infiltration. Preventing overcrowding of land; The development area of the proposed fire station is 2.0± Ac. of the 21.3± Ac. of an existing Town- owned parcel; this is one of multiple Town-owned parcels that make up the Sharpener's Pond Fields and Cyr Recycling Center. The development will require a total and disturbance of 1.22 Ac. minimizing impacts on the wetland, ephemeral pool, and riverfront buffer zone while providing the necessary site parking, access, and utilities for the development of the fire station. Conserving the value qf land and buildings; The development of the proposed fire station will conserve the existing value of surrounding land and buildings. The site has been laid out so that all access to the site is off Berry Street, where a substantial natural vegetated buffer exists between the driveway on Berry Street and Turnpike Street. This is where ............. ............._­1 .....................­.... .__..---------1________­­...... ..................­­ ............____-------- 9("JJTF1 STREET - IUINh,in, i * PLANVRA E, IMA - 02762 500,69E'i F­"A"M 69� ',52219 1 LIENIFLIDGA I'OKA I LEVEL S G N G F-I 0 L J P most of the site activity will occur, with emergency response vehicles entering and exiting via this driveway to access Turnpike Street. Additionally, buffers will be maintained around the perimeter of the development adjacent to the existing residential parcels. Lessening congestion of trqf.fic; The proposed fire station will have a minimal impact on existing traffic flow on Turnpike Street, The fire station will have a full-time staff of 3-4 employees who commute to the facility outside the typical peak-hour traffic times. When calls are being responded to, emergency vehicles will travel with their warning lights and beacon on, and vehicles will be required to pull over for oncoming emergency vehicles, in accordance with MGL Chapter 89, Section 7C, commonly known as the Move Over Law. When fire trucks and ambulances return to the station, they will back into the dedicated garage spaces. For larger fire engines, this reverse movement will require the truck to pull up Berry Street past the driveway bay and then reverse into the garage space, which may cause a minor delay for vehicles traveling along Berry Street while the large fire apparatus is being parked. Preventing undue concentration qfpopulation; The proposed fire station use will create an undue concentration of population based on its use classification, building size, and anticipated full-time staffing of 3-4 full-time employees. Providing adequate light and air; The required clearing for the installation of the new fire station, driveway, parking area, and utilities will create adequate space, allowing natural light and air to flow through the proposed fire station development site. Reducing the hazards from fire and other danger, The proposed fire station will have a code-compliant sprinkler system installed throughout the structure, reducing the risk of fire. A new fire hydrant will be installed along Berry Street to serve the proposed fire station and the surrounding parcel. The construction of a new fire station at this location will greatly benefit the surrounding community, enabling emergency services to respond to calls in this part of North Andover more quickly and efficiently. Assisting in the economical provision qI'transportation, water, sewerage, schools, parks, and other public facilities; The proposed fire station is a municipal use which will provide needed services to the public. There will be no municipal fees paid to the town for transportation, water, sewerage, schools, or parks. Controlling the use of bodies of water, including watercourses; The proposed development does not include any provisions to control the use of bodies of water, including watercourses. ............ ...............____ _____................. ........................ -------------------------- ------- 2115;)SCWTH i"ATVVET( 0 LUVI'r 1 0 IN AINMU E,MA o (,)22(,-12 1 IP 5C')8,GD5A,?221 I F LIFEARIE)GUMA I LEVEL MMMMI��� Reducing the probability of losses resulting front floods; The proposed development area is not within a mapped FEMA Flood Zone, which reduces the probability of flood-related losses. The building is sited in the center of the development area, with the site grade dropping on three of the four sides. The grade to the west of the building is higher than the proposed building floor, and to accommodate this, graded swales will collect runoff from these areas to direct flow around the structure to adjacent low-lying areas. Reserving and increasing the amenities of the Town. The construction of a new fire station at this location will greatly benefit the surrounding community, enabling emergency services to respond to calls in this part of North Andover more quickly and efficiently, increasing the amenities of the Town. SPECIAL PERMIT CONDITIONS FOR APPROVAL Zoning Bylaw Section § 195-10.7.A details"The special permit granting authority shall not approve any such application for a special permit unless it finds that, in its judgment, all the following conditions are met". (a) The spec fc site is an appropriate location for such a use, structure or condition; The 2.0± Ac portion of the Town-owned 21.3± Ac. is an appropriate location for the proposed fire station. The location has frontage along Berry Street,providing safe access for emergency response vehicles to reach Turnpike Street quickly, enabling the fire department to respond quickly to calls in the southerly part of North Andover. Proposed Fire Station 3 is approximately 5.0± miles from existing Fire Station 2 and will provide a needed service for the more residentially occupied areas of North Andover which are not adjacent to 1-495 and Route 133. (b) The use as developed will not adversely affect the neighborhood,- The development of the proposed fire station will not adversely affect the neighborhood. The site has been laid out with all access to the site off Berry Street, where a substantial natural vegetated buffer exists between the driveway on Berry Street and Turnpike Street. This is where most of the site activity will occur, with emergency response vehicles entering and exiting via this driveway to access Turnpike Street. Additionally, natural vegetated buffers will be maintained around the perimeter of the development adjacent to the existing residential parcels. The parcel is partially developed with an existing I 1,600sf± gravel driveway and parking area. Redevelopment of this portion of the parcel will include a new paved access driveway leading to the Sharpener's Pond field access and will provide a new stormwater management system that treats site runoff and maximizes on-site infiltration. Naturally vegetated buffers will remain around the northerly and westerly areas of the site. New street trees are proposed along Berry Street and Turnpike Street where they will not interfere with the fire station's operation. ---------- --—------------------------I.........................__-1-1............­____.....__._._..­_. ................... ............... .................... 241w6"',`ODLIII H SIT",1EE f" - UNIFT"1 * PIL NINAMLIE,MA - 02762 1 P 5DE3,695,2i,,�1 9 (c) There will be no nuisance or serious hazard to vehicles or pedestrians; There is currently no accessible pedestrian access along Turnpike Street or Berry Street at the proposed facility's location. Turnpike Street (Route 114) is an 80' State Highway layout with a posted speed limit of 45mph, single lanes traveling east and west, and a center turning lane. A 2'± paved shoulder is provided outside the travel lanes with no dedicated curbing or sidewalks. State Highways with this configuration do not promote or encourage pedestrian travel or access. Berry Street is a variable with public right-of-way averaging 30'± in width with a 20'± paved two-way lane. This portion of Berry Street contains no curbing or sidewalks with vegetation extending out to the edge of the paved travel lanes. Access to the proposed fire station garage bays will be via a large concrete driveway/apron along Berry Street, providing access to the five drive-in garage bays that will house the fire engines and ambulance. A separate driveway 20' north will provide access to the staff and visitor parking area, and the driveway access has been incorporated into the layout to provide access to the Sharpener's Pond Fields. The Berry Street / Turnpike Street intersection is currently under stop control and is proposed to remain as it currently exists. The intersection provides large sweeping radii in excess of 25', which can accommodate large vehicle turning movements without needing to cross into inbound traffic. The interior parking area contains bituminous curbing and concrete sidewalks which provide direct access to the building entrance for employees and visitors. (d) Adequate and appropriate facilities will be Provided.for the proper operation of the proposed use; The proposed facility will include new connections to existing public water and sewer infrastructure adequate for the facility's use, along with the installation of a new fire hydrant on Berry Street, Interior garage trench drains will be routed through a gas and sand trap prior to connecting to the existing sewer main located in Turnpike Street. A fully compliant stormwater management system will be installed that treats storrnwater runoff for pollutants while mitigating peak rates of runoff and maximizing groundwater recharge. (e) The special permit granting authority shall not grant any special permit unless it makes a specific finding that the use is in harmony with the general purpose and intent of this bylaw. The proposed use of the fire station is in harmony with the general purpose and intent of the Zoning Bylaw. The proposed structure complies with all dimensional and setback requirements, and the off-street parking area provides adequate parking and access for the use, which will benefit the community, specifically southern North Billerica, by enabling more efficient emergency response with the proposed location of the new fire station. The development area of the proposed fire station is 2.0±Ac. of the 21.3± Ac. of an existing Town- owned parcel; this is one of multiple Town-owned parcels that make up the Sharpener's Pond Fields and Cyr Recycling Center. The development area is currently used as a gravel parking lot for the Sharpener's Pond Fields, with access to the fields via an existing walk path/driveway through a wetland area connecting the parking area to the fields. The development area is located at the intersection of Berry Street and Turnpike Street, providing the fire department with quick, easy access to Turnpike Street -_- "?,19 SOLPrH 93,T4iEET - LAIR' 1 - FILMNMILA E, VIA - P 5CI9',k 50KG95,22119 1 1,1EILEVEL CONCLUSION The development of the proposed fire station will improve the area and be a benefit to the Town of North Andover. The proposed location off of Berry Street allows for quick and safe access for emergency response vehicles to Turnpike Street(Route 114), enabling quick response times to calls in the southerly part of North Andover. The limited building footprint and site appurtenances require a minimal site disturbance of 1.22 Ac, maintaining existing open space and buffers to on-site resource areas, with accommodations in place to maintain the existing access driveway/path which provides access to the Sharpners Pond Fields. ............ --------- ............ ........... 2 I3(AJT[I PLAINMUl",MA P3 5(*1 69,",J 2;ro",12 I F�"508 6,`,9!