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HomeMy WebLinkAboutDecision - 1160 GREAT POND ROAD 9/15/2009 j � �] � 'J U�� E:D Office of the Planning Department Community Development and SerW good Street 4000s U SACHUS North Andover,Massachusetts 0184R L�,�Irj NOTICE OF DECISION This is to cerfity that twenty(20)days have elapsed from date of decision,filed without filing of aq a Date Any appeal shall be filed joyto A:ghtifthFAW within (20) days after the TOM 0191'K R date of filing this notice iu the nffioc of the Town Clerk. Date: September l5, %089 Date ofHearings: July 2l 2089, Smptmou$mr 1, 2809, September 15,2009 � Date ofDecision: September 16, %089 � Petition of: Brooks School—John Trovugm,Director of Facilities,11WU Great Pond Road � North Andover,Massachusetts,81045 � � Premises Affected: Brooks School Soccer Fields,1160 Great Pond Road,North Andover, � � Massachusetts,01845, � Assessor's Map 90C,Parcel 20 and located iu the Residential 1 &Residential% � Zoning Districts. � Referring to the above petition for uWa1e,nbod Special Permit from the requirements uf the North Andover � Zoning Bylaw, Section 4.136. � So as to o]|mv tbo rop|uoumeu1 of existing nutood grass 0000cx flo|do with nyothodo turf, including the � i ootu''o1i oo o f o o ob'b�o� drainage xyx1ou` u paved area that will include walkways and 200 b!ouo ber seats,plus sports lighting ouhoU|^fields,within the G oo oru) Zone of the Watershed Protection District. � | &ttor u public buuciug given on the above dNr` the Planning Board voted to APPROVE u Watershed � Special Permit for the Watershed Protection District,based upon the following conditions: ILI J' anning Board 1111 In 11 John Simons,Ch irman DjubmdRowon Timothy Seibert Michael Walsh Coudneyl.uYo|picelo cc: Town Departments /\pp|icu/d Engineer .A'Prue Copy Brooks School, 1160 Great Pond Road,Map 90C,Parcel 28 Watershed Special Permit—Soccer Field Renovation September 15,2009 Abutters Assessor The public hearing on the above referenced application was opened on July 21, 2009 closed by the North Andover Planning Board on September 1,2009. On September 15,2009 upon a motion made by Michael Walsh and seconded by Richard Rowen to GRANT a Watershed Special Permit to renovate two existing grass soccer fields with synthetic turf, the installation of a sub-base drainage system, sports lighting and a paved area that will include walkways and bleacher seats, installation of stormwater management system, and related grading and landscape work within the General Zone of the Watershed Protection District under the requirements of Section 4.136 & 10.3 of the North Andover Zoning Bylaw. This Special Permit was requested by John Trovage, Facilitiess Director, Brooks School 1160 Great Pond Road, North Andover, MA 01845 on June 4, 2009. The applicant submitted a complete application, which was noticed and reviewed in accordance with Section 10.52 of the Town of North Andover Zoning Bylaw and MGL Chapter 40A, Section 9. The motion to approve was subject to the FINDINGS OF FACTS and SPECIAL CONDITIONS set forth in Appendix A to this decision. The Planning Board vote was unanimous. A special permit issued by the special permit granting authority requires a vote of at least four members of a five-member board. The applicant is hereby notified that should the applicant disagree with this decision, the applicant has the right, under MGL Chapter 40A, Section 17, to appeal to this decision within twenty days after the date this decision has been filed with the Town Clerk. In accordance with 4.136 the Planning Board makes the finding that the intent of the Bylaw, as well as its specific criteria are met. This decision specifically stated by the Planning Board makes the following FINDINGS OF FACT: 1) That as a result of the proposed construction in conjunction with other uses nearby,there will not be any significant degradation of the quality or quantity of water in or entering Lake Cochichewick. The Planning Board bases this finding on the following facts: 1) The project is located within an extremely environmental sensitive area and in proximity to Lake Cochichewick and in close proximity to a residential subdivision The final design reflects extensive discussions between the Town and applicant to ensure the continued protection of Lake Cochichewick and the safety and welfare of the residents of North Andover. The existing as well as the renovated fields will be located within the General Zone of the Watershed Protection Overlay District. In addition, all drainage systems, lighting, walkways and bleacher seats will be located within the General Zone. 2) The construction has been reviewed by Town Staff and the Town's consulting engineer, Lisa Eggleston,and with the application of the erosion control measures and modifications to the drainage and stormwater management designs, there will not be significant degradation to the quality or quantity of water in or entering Lake Cochichewick. The site drainage system and storm water management design are designed in accordance with the Town Bylaw requirements and Best Engineering and Management Practices, and has been reviewed by the outside consulting engineer, Lisa Eggleston. See letters from L. Eggleston dated June 24,2009 and July 21,2009 and letters from Chris Huntress dated June 5, 2009, July 14, 2009. Julyl7, 2009, July 29, 2009 and August 26, 2009 respectively. Adequate safeguards have been provided to mitigate pollutants 2 Brooks School, 1160 Great Pond Road,Map 90C,Parcel 28 Watershed Special Permit—Soccer Field Renovation September 15,2009 from entering Lake Cochichewick through the installation/implementation of the following Best Management Practices. : i) An underground drainage system has been designed to collect runoff and direct it into a controlled outlet before discharge, thus mitigating the increase in the peak rate of runoff as well as providing recharge to the groundwater. The drainage system has been designed to mitigate the 2, 10 and 100-year storm events. 3) Further, the applicant has taken measures to insure that the proposed project will have as little impact on the residences of the area as possible, as noted by the following: i. The hours of operation of the lighting on the fields will be limited to l Opm, with lights out by 10:30pm. ii. The lighting system has been designed with significant spill and glare control as shown by the ' photometric study on Sheet L-4. The proposed foot-candles at the property lines are less than 0.1, 4) The applicant has agreed to prohibit the use of recycled tire rubber granules, also known as styrene-butadiene rubber (SBR), as an infill product in the new synthetic turf fields. Brooks School has agreed to use an alternative infill product which is entirely pre-manufactured under a strict factory controlled process, containing no heavy metals and is 100% recyclable at the end of its effective use. One such product is TPE (Thermoplastic elastomer). TPE infill is the latest preferred alternative to recycled tire rubber granules. Other alternative products which have similar environmental, health and safety benefits may be considered. Prior to start of construction, Brooks School shall submit a sample and written specification of the selected infill material for review and approval by the Town Planner. 5) The topography of the site will not be altered substantially.There will be no tree cutting or clearing. 2) There is no reasonable alternative location outside the General, Non-Disturbance, and the Discharge Zones for any discharge,structure or activity. In accordance with Section 10.31 of the North Andover Zoning Bylaw, the Planning Board makes the following FINDINGS OF FACT: 1) The specific site is an appropriate location for the proposed use as all feasible storm water and erosion controls have been placed on the site; 2) The use will not adversely affect the neighborhood as evidenced by the Findings stated in the previous section of this document; 3) There will be no nuisance or serious hazard to vehicles or pedestrians; 4) Adequate and appropriate facilities are provided for the proper operation of the proposed use; 5) The existing lot conforms to the minimum lot area requirements for a lot within the Residential l and Residential 2 Zoning Districts as shown in Table 2 of the North Andover Zoning By-laws. 3 Brooks School, 1160 Great Pond Road,Map 90C, Parcel 28 Watershed Special Permit—Soccer Field Renovation September 15,2009 6) The Planning Board also makes a specific finding that the use is in harmony with the general purpose and intent of the North Andover Zoning Bylaw. Upon reaching the above findings,the Planning Board approves this Special Permit based upon the following SPECIAL CONDITIONS: 1)Permit Definitions: a) The"Locus"refers to the parcel of land with frontage on Great Pond Road as shown on Assessors Map 90C, Parcel 28, and also known as Brooks School, 1160 Great Pond Road,North Andover, Massachusetts. b) The"Plans"refer to the plans prepared by Huntress Associates, dated June 5, 2009 and revised July 14,2009 and July 24,2009, entitled "Watershed Special Permit: Soccer Field Renovations for Brooks School", located at 1160 Great Pond Road,North Andover,MA, prepared for Brooks School". c) The"Project" or"The Brooks School Soccer Fields"refers to the replacement of two existing grass soccer fields with synthetic turf,the installation of a sub-base drainage system, sports lighting and a paved area that will include walkways and bleacher seats, installation of stormwater management system,and related grading and landscape work within the General Zone of the Watershed Protection District. d) The"Applicant"refers to The Brooks School,the applicant for the Special Permit. e) The"Project Owner"refers to the person or entity holding the fee interest to the title to the Locus from time to time,which can include but is not limited to the applicant,developer, and owner. 2) The hours of operations of the lighting on the fields will be limited to l Opm,with lights out by 10:30pm. 3) The Town Planner shall approve any changes made to these plans. Any changes deemed substantial by the Town Planner would require a public hearing and modification by the Planning Board. 4) Prior to the start of construction: a) A performance guarantee bond of four thousand dollars ($4,000.00)made out to the Town of North Andover must be posted to insure that the construction, erosion control, measures, and performance of any other condition contained herein will take place in accordance with the plans and the conditions of this decision and to ensure that the as-built plans will be submitted. b) All erosion control measures as shown on the plan must be in place and reviewed by the Town Planner and Conservation Department,prior to any work being done at the site. 4) Prior to release of the Performance Bond: a) The applicant shall submit an as-built plan stamped by a Registered Professional Engineer in Massachusetts that shows all construction, including storm water mitigation trenches and other pertinent site features. This as-built plan shall be submitted to the Town Planner for approval. The applicant must submit a certification from the design engineer that the site was constructed as shown on the approved plan. 4 Brooks School, 1160 Great Pond Road,Map 90C,Parcel 28 Watershed Special Permit—Soccer Field Renovation September 15,2009 b) The Planning Board must by a majority vote make a finding that the site is in conformance with the approved plan. 5) No open burning shall be done except as is permitted during burning season under the Fire Department regulations. 6) The Contractor shall contact Dig Safe at least 72 hours prior to commencing excavation. 7) The provisions of this conditional approval shall apply to and be binding upon the applicant, it's employees and all successors and assigns in interest or control. 8) This Special Permit approval shall be deemed to have lapsed September 15, 2011 (two years from the date of issuance) exclusive of the time required to pursue or await determination of any appeals, unless substantial use or construction has commenced within said two-year period. Substantial use or construction will be determined by a majority vote of the Planning Board. 9) This decision must be filed with the North Essex Registry of Deeds. The following information is included as part of this decision: a) Plan titled: Watershed Special Permit for Soccer Field Renovations,Brooks School 1160 Great Pond Road,North Andover,Mass. Prepared for: Brooks School 1160 Great Pond Road North Andover,MA 01845 Prepared by: Huntress Associates 17 Tewksbury Street Andover, MA 0 18 10 Scale: 1"=400' Date: June 30,2009 and revised July 14, 2009 and July 24,2009 Sheets: Cover Sheet L-1 layout Plan L-2 Grading and Drainage Plan L-3 Construction Details a —r L-4 Lighting Details _ .rnU r { �/" "� cc: Director of Public Works a ,jj. Cn Building Inspector Town Manager `' CD = t—J Conservation Administrator Tri C:> ~T+ Drainage Consultant G'' c.-� Planning Board co Police Chief Fire Chief Applicant Engineer File 5