HomeMy WebLinkAboutMiscellaneous - 100 CHADWICK STREET ' Bk 13893 P030 0-13274
06-26-2414 al rJ R,P-2,9gFn
Town of North Andover
e a Office of the Planning Department "14 JAN 22 pH 3:
Community Development and Services Division
1600 Osgood Street
aauN°s North Andover,Massachusetts 01845 . .' .
NOTICE OF DECISION
SITE PLAN REVIEW
Any appeal shall be filed
within (20) days after the
date of filing this notice in
the office of the Town Clerk.
Date: January 21,2014
Date of Hearings: January 7,2014,
January 21,2014
Date of Decision: January 21,2014
Petition of: Town of North Andover,120 Main Street,North Andover,MA 01845—
Bruce Thibodeau,DPW Director
Premises Affected: 100 Chadwick Street,North Andover, Massachusetts,01845
Assessor's Map 80 & 74, Parcel 34 & 43 and located in the Residential 4
Zoning District.
Referring to the above petition for a Site Plan Review Special Permit from the requirements of the North
Andover Zoning Bylaw,Section 4.136.
So as to allow the renovation of an existing recreational facility, replacing existing youth softball and
soccer fields, adding storm water management systems, an irrigation system, adding a gravel parking
area, a stonedust walkway, a restroomkoncession/stomge building, a larger playground, and a half-court
basketball court within the Residential(R-4)Zoning District.
After a public hearing given on the above date, and upon a motion by D.Kellogg and 2"by R. Rowen to
APPROVE the Site Plan Special Permit as amended and based upon the following conditions. The vote was
4—0 in favor of the application. Uoc
Hing Board
'chant Rowen
Dave Kellogg
Michael Colantoni
Lora McSherry
McEvoy,Athletic Field,Map 80&74,Lots 34&43
Site Plan Review Special Permit
January 21,2014
addition,a gated access way from Sutton Street and Chadwick Street to the fields for emergency and
maintenance vehicle access will be provided.
5) Adequate and appropriate facilities will be provided for the proper operation of the proposed use.
The new building will be serviced by town water and sewer and the improvements to the stormwater
management system will result in less flooding and less maintenance by the Department of Public
Works.
6) An erosion control and maintenance plan has been submitted and reviewed by the staff and by the
stormwater consultant to insure proper erosion control during construction.
Finally the Planning Board finds that this project generally complies with the Town of North Andover
Zoning Bylaw requirements as listed in Section 8.3.5, but requires conditions in order to be fully in
compliance. The Planning Board hereby grants an approval to the applicant provided the following
conditions are met:
SPECIAL.CONDITIONS:
1)Permit Definitions:
a) The"Locus"refers to the two parcels of land with frontage on Sutton Street and Chadwick Street
as shown on Assessors Map 80&74,Parcels 34&43,and also known as 100 Chadwick Street,
North Andover,Massachusetts,01845.
b) The"Plans"refer to the plans prepared by Waterfield Design Group,dated December 6,2013 and
revised to January 21,2014 entitled"Redevelopment of McEvoy Field"
c) The "Project" or "Redevelopment of McEvoy Field" refers to the renovation of an existing
recreational facility, the replacement of existing youth softball and soccer fields,the addition of
storm water management systems,an irrigation system,and the addition of a gravel parking area,
a stonedust walkway, a restroom/conoession/storage building, a larger playground and a half-
court basketball court within the Residential(R-4)Zoning District.
d) The"Applicanf'refers to The Town of North Andover,the applicant for the Special Permit.
MThe"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) Prior to the start of construction:
a) 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.
b) A detailed construction schedule shall be submitted to the Planning Staff for the purpose of
tracking the construction and informing the public of anticipated activities on the site.
c) The applicant shall designate Department of Public Works staff as a Construction Monitor. The
Construction Monitor shall submit monthly reports during the entire duration of the project and
must be available upon four(4)hour notice to inspect the site with the Planning Board staff.
d) A pre construction meeting must be held with the construction monitor, the applicant, their
construction employees, Planning Department and other applicable departments to discuss
3
1
J��th ca
NP0.e
`M F
LA
46'N
�0
nwr xxEixtiE _— /-- �� umurnruPFnwsxmEa
WXING REQUIPEMEMS _
FlNIIPK HTFB v O � � .sw- .s_..vv sme..._aw
lT
IY"
xor FOR COIINI uOn011
OEOEVELOPF! OF
L-VOYFIELO ��]"�� f• Xv
M r�J D�� P frig L-2
r�xGlPorXti[nTIQT mlru.vrrr�lraw�w
nlppVlgY •mffta� rm �1a w
O, MOxTM+y
Town of North Andover
' Office of the PlanningDepartment3:
Community Development and Services Division
1600 Osgood Street
North Andover,Massachusetts 01845
NOTICE OF DECISION
SITE PLAN REVIEW
Any appeal shall be filed
within(20) days after the
date of filing this notice in
the office of the Town Clerk.
Date: January 21,2014
Date of Hearings: January 7,2014,
January 21,2014
Date of Decision: January 21,2014
Petition of: Town of North Andover,120 Main Street,North Andover,MA 01845—
Bruce Thibodeau,DPW Director
Premises Affected: 100 Chadwick Street,North Andover, Massachusetts,01845
Assessor's Map 80 & 74, Parcel 34 & 43 and located in the Residential 4
Zoning District.
Referring to the above petition for a Site Plan Review Special Permit from the requirements of the North
Andover Zoning Bylaw,Section 4.136.
So as to allow the renovation of an existing recreational facility, replacing existing youth softball and
soccer fields, adding storm water management systems, an irrigation system, adding a gravel parking
area, a stonedust walkway, a restroom/concession/storage building, a larger playground, and a half-court
basketball court within the Residential(R-4)Zoning District.
After a public hearing given on the above date, and upon a motion by D. Kellogg and 2° by R. Bowen to
APPROVE the Site Plan Special Permit as amended and based upon the following conditions. The vote was
4—0 in favor of the application. _
rang Board
ichard Rowen
Dave Kellogg
Michael Colantoni
Lora McSheny
- •McEvoy Athletic Field,Map 80&74,Lots 34&43
Site Plan Review Special Permit
January21,2014
The public hearing on the above referenced application was opened on January 7, 2014 and closed by the
North Andover Planning Board on January 21,2014.
On January 21, 2014 upon a motion made by D. Kellogg and seconded by R. Rowen to GRANT a Site
Plan Review Special Permit to allow the renovation of an existing recreational facility,the replacement of
existing youth softball and soccer fields, the addition of storm water management systems, an irrigation
system, and the addition of a gravel parking area, a stonedust walkway, a restmom/concessionlstorage
building, a larger playground, and a half-coun basketball court within the Residential (R4) Zoning
District, under the requirements of Section 8.3 & 10.3 of the North Andover Zoning Bylaw. This Special
Permit was requested by the Town of North Andover,Brace Thibodeau, DPW Director, 120 Main Street,
North Andover,MA 01845 on December 6,2013. 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 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.
The Planning Board makes the following findings as required by the North Andover Zoning Bylaws
Section 8.3 and 10.3:
FINDINGS OF FACT:
1) The specific site is an appropriate location for the project as it is the site of an existing playground
with playing fields and a parking area. The project will include a reconfiguration of the existing
fields, the creation of 62 new parking spaces, a new playground area and a building to house a
restroom, a concession stand and storage. Also to be added are stormwater drainage improvements,
an irrigation system and new driveway access;
2) The use as developed will not adversely affect the neighborhood as many of the issues raised by
residents in outreach meetings conducted by the Department of Public Works have been addressed in
the proposed plan. The parking on Sutton St. has been expanded to include 62 spaces. A new
playground area has been added, according to the specific needs expressed by neighbors during the
public meetings.
3) Substantial stormwater management improvements include the installation of under-drains under all
of the playing fields. The underdmins will direct the flow of stormwater to grassed swales and a bio-
retention area. The gravel parking lot and the playground area will also drain to the swales, which
will direct water through an area drain to an existing RCP culvert, which connects to the existing
catch basins along Sutton St. The entire parcel will be re-graded so that it slopes from the
southeastern corner to the northwestern corner. The plans were reviewed and deemed adequate by the
town's stormwater consultant, Lisa Eggleston. (see letter dated January 3, 2014 and memo dated
January 10,2014).
4) There will be no nuisance or serious hazard to vehicles or pedestrians. There will be one-way access
to the parking lot off Sutton Street and one-way exit from the parking lot to Sutton Street. In
2
-McEvoy Athletic Field,Map 80&74,Lots 34&43
Site Plan Review Special Permit
January 21,2014
addition, a gated access way from Sutton Street and Chadwick Street to the fields for emergency and
maintenance vehicle access will be provided.
5) Adequate and appropriate facilities will be provided for the proper operation of the proposed use.
The new building will be serviced by town water and sewer and the improvements to the stormwater
management system will result in less flooding and less maintenance by the Department of Public
Works.
6) An erosion control and maintenance plan has been submitted and reviewed by the staff and by the
stornwater consultant to insure proper erosion control during construction.
Finally the Planning Board finds that this project generally complies with the Town of North Andover
Zoning Bylaw requirements as listed in Section 8.3.5, but requires conditions in order to be fully in
compliance. The Planning Board hereby grants an approval to the applicant provided the following
conditions are met:
SPECIAL.CONDTTIONS:
1)Permit Definitions:
a) The"Locus"refers to the two parcels of land with frontage on Sutton Street and Chadwick Street
as shown on Assessors Map 80&74,Parcels 34&43, and also known as 100 Chadwick Street,
North Andover, Massachusetts,01845.
b) The"Plans"refer to the plans prepared by Waterfield Design Group, dated December 6,2013 and
revised to January 21,2014 entitled"Redevelopment of McEvoy Field"
c) The "Project' or "Redevelopment of McEvoy Field' refers to the renovation of an existing
recreational facility, the replacement of existing youth softball and soccer fields, the addition of
storm water management systems, an irrigation system, and the addition of a gravel parking area,
a stonedust walkway, a restroom/concession/storage building, a larger playground and a half-
court basketball court within the Residential(R-4)Zoning District.
d) The"Applicant"refers to The Town of North Andover,the applicant for the Special Permit.
orhe"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) Prior to the start of construction:
a) 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.
b) A detailed construction schedule shall be submitted to the Planning Staff for the purpose of
tracking the construction and informing the public of anticipated activities on the site.
c) The applicant shall designate Department of Public Works staff as a Construction Monitor. The
Construction Monitor shall submit monthly reports during the entire duration of the project and
must be available upon four(4)hour notice to inspect the site with the Planning Board staff.
d) A pre-construction meeting must be held with the construction monitor, the applicant, their
construction employees, Planning Department and other applicable departments to discuss
3
-McEvoy Athletic Field,Map 80&74,Lots 34&43
Site Plan Review Special Permit
January21,2014
scheduling of inspections to be conducted on the project and the construction schedule.
3) No open burning shall be done except as is permitted during burning season under the Fire Department
regulations.
4) The Contractor shall contact Dig Safe at least 72 hours prior to commencing excavation.
5) The provisions of this conditional approval shall apply to and be binding upon the applicant, its
employees and all successors and assigns in interest or control.
6) This Special Permit approval shall be deemed to have lapsed January 21, 2016 (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.
7) 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: `Redevelopment of McEvoy Field"
100 Chadwick Street,North Andover,Mass.
Prepared for: Town of North Andover
120 Main Street
North Andover,MA 01845
Prepared by: Waterfield Design Group
30 Cross Street
Winchester,Mail 1890
North Andover,Ma 01845
Scale: 1"=40'
Date: December 6,2013,revised January 21,2014
Sheets: Cover Page,EC-1,L144,DI-D7
b) Plan: Operations and Maintenance Plan
Prepared by: Waterfield Design Group
Date: December 6,2013,revised January 21,2014
C) Plan: Stormwater Management Plan
Prepared by: Waterfield Design Group
Date: December 6,2013
cc: Director of Public Works
Building Inspector
Town Manager
Conservation Administrator
Drainage Consultant
Planning Board
Police Chief
Fire Chief
Applicant
Engineer
File
4
The Waterfield Design Group, Inc .
50 Cress Street Winches(.,Massachoseds 01890 Tel 781 756-0001 x18 Fax.781 756-0007
TRANSMITTAL
Date: 12.06.2013 Project No: 1524
To: Town Clerk
120 Main Street
North Andover, MA 01845
From: Timothy Wong, WDG
Reference: McEvoy Field
Special Permit/ Site Plan Review Application
MESSAGE
Enclosed are documents for time stamp and submittal for Special Permit/ Site Plan Review Application
for the above-referenced project.
• (1) Special Permit Application and Memo Letter (time stamp 3 application forms)
• (1) Set of Full Size Plans
• (1) Stormwater Report
• (1) Stormwater Pollution Prevention Plan
• (1) Stormwater Operation & Maintenance Plan
Thanks,
Tim
Copies to:
N.Andover DPW,N.Andover Planning,usa Eggleton P.E.,WDG File
Wi,PmjeclsM24-Town of NOM Andover McEvoy Field\Correspondence\Transminist2013.12.6 Town Clerk Site Plan Review.doc
2013 OEC -6 Ai111: 07
�aaACNnaatfi r _
PLANNING DEPARTMENT
Community Development Division
S ecial Permit—Site Plan Review Application
Please type or print clearly.
1.Petitioner: Town of North Andover - Bruce Thibodeau, DPW Director
Petitioner's Address: 384 Osgood Street, North Andover, MA 01845
Telephone number. (978) 685-0950
2.Owners of the Land: Town of North Andover
Address: 120 Main Street, North Andover, MA 01845
Number of years of ovemership: 51 for parcel map 80; 46 for parcel map 74
3.Year lot was created: 51 for parcel map 80; 46 for parcel map 74
4.Description of Proposed Project:
Renovation of anexisting recreational facility that replaces 3 youth softball and 2 youth
soccer fields,adds field underdrain ah�d irrigation syatem,m off-street gravel perking
equia stonedust loop walkway, and a restroom / concession / storage building,replaces the play
pment with a larger playground and replaces a full basketball court with a half court
5.Description of Premises: Existing recreational facility with 3 youth softball a 2
youth soccer fields, 2 awing sets and a slide_
6.Address of Property Being Affected: 100 Chadwick street, North Andover
Zoning District: R-4
Assessors Map: 80 & 74 Lot M: 34 & 43
Registry of Deeds:Book R: unknown page#: unknown
7.Existing Lot
Lot Area(Sq. Ft): 4.7 ac ./- Building Height: 12'
Street Frontage: 391.92'at Sutton Side Setbacks: 31'
Front Setback: 175' Rear Setback: 2 front setbacks
Floor Area Ratio: NA Lot Coverage: NA
8.Proposed Lot(if applicable): NA
Lot Area(Sq.Ft): Building Height:
Street Frontage: Side Setbacks:
From Setback: Rear Setback:
Floor Area Ratio: Lot Coverage:
<:4 oi'b
1600 Osgood Street,North Andover,BIdg.20,Suite 736 Planning Dept.,Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.tovrnofnorthandaver rom
t
Waterfield Design Group
December 6,2013
Town of North Andover
120 Main Street
North Andover, Massachusetts 01845
Attention: Members of the Planning Board
Reference: Special Permit- Site Plan Review Application
Redevelopment of McEvoy Field, 100 Chadwick Street,North Andover
Dear Members of the Planning Board:
The Waterfield Design Group is submitting this Special Permit- Site Plan Review Application for
your consideration on behalf of the Town of North Andover and in accordance with requirements
cited in Sections 8.3 and 10.31 of the North Andover Zoning Bylaw. Waterfield Design has been
retained as the Town's design consultant.
Enclosed please find the following documents:
• Special Permit—Site Plan Review Application Forms and Memorandum
• 2406 size sets of Plans
• 1 Ix]7 size sets of Plans
• Stormwater Management Plans & Operation and Maintenance Plans
• SWPPP&Erosion and Sediment Control Plans
• PDF(on compact disk)of all of the above documents
• Certified Abutter's lists,certified mail envelopes and postage
A Memorandum setting forth in detail all facts relied upon and addressing each of the points outlined
in the Special Permit—Site Plan Review Instructions and Zoning Bylaw Section 10.31.
follows this application letter.
If you have any questions,please do not hesitate to contact me directly.
Very truly yours,
aLSl�2c2 a �CyP/�?£�f
WATERMELD DESIGN GROUP,INC.
Christine M. Scypinski,RLA,ASLA,LEED AP
Project Manager
50 Cross Street Winchester Massachusetts USA 01890
781.756.0001 w .waterheiddesignxom
t
7 Waterfield Design Group
parking area to prevent all but emergency&maintenance vehicle access to the site. Two
gated vehicle entries—one off of Chadwick and a new one off of the Sutton Street parking
area to allow improved access for emergency vehicles and police surveillance.
• A new and expanded ADA compliant playground with updated play equipment and a wood
fibar safety surface to replace the existing equipment,improving safety,play value,and
reducing maintenance costs.
• A pervious stonedust perimeter walkway to access all facilities on-site and provide a
jogging/walking loop.
• A pre-fabricated,precast concrete restroom/concession/storage building to replace the
portable toilet and storage bins with two uni-sex restrooms,a small dry goods and beverage
concession area, and an adequately sized storage room. A small paved picnic area adjacent to
the building with a bike rack and benches. The building location and height meets all setback
and height requirements.
• A new basketball half-court to replace and relocate the full-court which is not longer desired
by the neighborhood. The new court will reduce impervious area and increase safety with its
location near Sutton Street and existing street lights.
• A stormwater bio-retention raingarden installed between the building/picnic area and
playground to infiltrate runoff from new impervious areas and stormwater swales and to
convey and infiltrate stomwater from the underdrainage system and site to the stormwater
system in Sutton Street,increasing stormwater quality and reducing volume.
• New street trees along Sutton Street,shade trees and evergreen trees to improve visual
screening for adjacent residential properties and separate parking from Sutton Street with a
green space.
• A new entry sign at the off-street parking driveway entry and 10' off Sutton Street which is
consistent in size,color,style and material with other Town facility signs.The existing sign
will be relocated to the Chadwick Street pedestrian entrances to welcome residents and
identify the park.
CPA funding for this project was approved by Town Meeting in 2013.Additional funding will be
requested at the 2014 Town Meeting,therefore,the submission includes a number of proposed
Alternates for bidding the project in Spring of 2014, before Town Meeting has taken place,with the
hope that funding is approved.
Below,we have addressed each of the points outlined in the Special Permit—Site Plan Review
Instructions and Zoning Bylaw Section 10.31.
3111
L
Y�lC T I Waterfield Design Group
significantly increase safety and reduce congestion along Sutton Street, Chadwick Street and
within the adjacent neighborhood.
5. Preventing undue concentration of population:
We submit that the improvements proposed will not impact the concentration of population.
6. Providing adequate light and air:
We submit that the improvements proposed will not negatively impact the provision of light
and air.
7. Reducing the hazards from fire and other danger:
We submit that the addition of the off-street parking area and change in layout of facilities
dramatically reduces hazards and danger by providing access for emergency vehicles and
police surveillance from Sutton Street. The existing emergency/maintenance access at
Chadwick Street will also be maintained. Required lights at the building doors are proposed
with motion sensors which will further increase surveillance capacity and reduce danger.
8. Assisting in the economical provision of transportation,water,sewerage,schools,parks
and other public facilities:
The improvements proposed will provide a safe off-street parking area and improved capacity
for this actively used recreational facility. The proposed gravel parking area in lieu of a
paved area will reduce costs and increase sturnwater quality and quantity control.
The addition of a moderately sized pre-fabricated,precast concrete restroom/concession/
storage building will benefit users significantly and keep maintenance low.
The proposed playground and the addition of field underdrainage and field irrigation systems
will reduce field and playground maintenance requirements and improve play capacity.
9. Controlling the use of bodies of water, including watercourses:
We submit that the improvements proposed will not negatively impact bodies of water or
watercourses.
51PagC
L
vYJ_7C7I Waterfield Design Group
I There will be no nuisance or serious hazard to vehicles or pedestrians:
We submit that existing nuisance and hazards to vehicles and pedestrians will be significantly
reduced with the proposed off-street parking area.
4. Adequate and appropriate facilities will be provided for the proper operation of the
proposed use:
We submit that with the proposed improvements,the recreational facility will provide much
more appropriate facilities than exists today. The addition of a restroom/storage/
concession building, field underdrainage and irrigation systems,off-street pervious parking
and walkways, and new playgrounds will more fully support the recreational uses of this site.
S. The Special Permit Granting Authority shall not grant any Special Permit unless they
make a specific finding that the use is in harmony with the general purpose and intent
of this Bylaw.
We submit that the proposed improvements to McEvoy Field,as described above,are in
complete harmony with the general purpose and intent of Zoning Bylaw Section 10.3 i.
71Paec