HomeMy WebLinkAboutApplication - 100 CHADWICK STREET 12/6/2013 'VVWWaterfield 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
• 11x17 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,
WATERFIELD DESIGN GROUP,INC.
Christine M. Scypinski,RLA, ASLA,LEED AP
Project Manager
50 Cross Street Winchester Massachusetts USA 01890
781.756.0001 www.waterfielddesign.com
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Memorandum for Special Permit—Site Plan Review for McEvoy
McEvoy Field is an existing Town owned neighborhood park and recreational facility located atl00
Chadwick Street sandwiched between Chadwick Street to the south and Sutton Street to the north.
The approximately 4.7 acre site includes (3)youth softball and (2)youth soccer fields, a basketball
court, (2) swing sets and a small slide on a sand surface. All parking is on-street along Sutton,
Chadwick and adjacent neighborhood side streets.
The Town has determined that the facility is in need of a renovation. Fields are heavily compacted
and difficult to maintain with turf, the swings, slide and play surface are unsafe and no longer meet
ADA requirements; and the basketball court paving and goals are worn.
Diagonal (or short head-in)parking along Sutton Street continues to be an unsafe condition with
drivers backing into moving traffic that is heaviest at rush hour when it coincides with heavy field
use traffic. When the 35+/- spaces are full, drivers park on the north side of Sutton Street where
sidewalks and crosswalks do not exist. Drivers also park along Chadwick Street, a narrow and quiet
residential street. The edge of the road is rutted and mature street trees are compromised as drivers
attempt to park outside of the travel lanes and continuously compact soil at tree roots.
The existing site has a high groundwater table and highly compacted glacial till soils. Fields were
not built with an underdrainage system or an irrigation system. The entire site is enclosed with a 5'
high chain link fence. Adjacent residential properties are visually screened along the majority of the
east and west sides by vegetation located on their private properties.
A portable restroom and storage bins are located along the western side of the site. Bike racks and
walkways do not exist within the site.
We believe the proposed improvements shown in this Special Permit—Site Plan Application will
significantly improve the facility for use by the Town's youth sports groups and the surrounding
neighborhood. Proposed improvements include the following:
• Re-oriented fields to allow improved play with one stand-alone softball field and two
overlapping softball fields versus three overlapping fields and undesired orientations. A field
underdrainage and irrigation system to improve field turf,play capacity and maintenance.
New backstops,players benches and fencing. The new layout will continue to allow two
youth soccer fields overlapped on softball outfields.
• A 62-car off-street pervious gravel parking area with a one-way entry and exit driveway to
replace the dangerous 35+/- on-street impervious paved parking spaces along the south side
of Sutton Street. The parking area includes three(3)required and currently missing
accessible paved parking spaces and aisles. This off-street parking will also reduce the need
for crossing Sutton Street and parking on the north side of Sutton Street, Chadwick Street and
residential side streets. A wood guardrail with pedestrian openings located south of the
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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,pre-cast 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 stormwater 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.
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1. Encouraging the most appropriate use of land:
The redevelopment proposes improvements to the site that maintain its use as a recreational
facility. All existing fields will be improved and a new basketball half-court and playground
will be installed. Off-street parking for 62 cars with access from Sutton Street is proposed to
replace as much of the existing on-street parking as possible to reduce unsafe conditions and
traffic in residential areas. The new restroom/concession/storage building,picnic area,
perimeter walking path and landscape screening proposed will support existing recreational
uses.
We submit that the improvements to the existing recreational facility encourage the most
appropriate use of the land.
2. Preventing overcrowding of land:
The approximate 4.7 acre site has adequate space for the improvements proposed.
Providing an off-street parking area off of Sutton Street is the most efficient way to increase
safety for users while still maintaining the current number of fields. We have tried to balance
providing sufficient parking while keeping the character of the open space. The parking and
building are moderately sized to reflect the size of the facility and use anticipated.
We submit that the improvements prevent overcrowding of the land.
3. Conserving the value of land and buildings:
We submit that the improvements to fields, basketball court,playground and vehicular/
pedestrian circulation, and the addition of a new building, significantly increase the value of
the land and recreational facility.
4. Lessening congestion of traffic:
The existing on-street diagonal/head-in parking along Sutton Street creates an unsafe
condition for drivers and pedestrians, especially at evening rush hour when fields are heavily
used. On-street parking along Chadwick and other streets in the adjacent residential area also
creates an unsafe condition with increased congestion.
We submit that replacement of the on-street parking along Sutton Street with the addition of a
62-car off-street parking lot with a one-way entrance and exit drive onto Sutton Street will
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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 stormwater 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.
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10. Reducing the probability of losses resulting from floods:
With the proposed improvements,there will be a reduction in peak stormwater runoff and
total volume. We submit that the improvements will reduce the probability of losses resulting
from floods.
11. Reserving and increasing the amenities of the Town:
We submit that the proposed improvements to McEvoy Field will significantly increase the
amenities of the Town.
Zoning Bylaw Section 10.31—Conditions for Approval of Special Permit
1. The specific site is an appropriate location for such a use,structure or condition:
McEvoy Field is an existing recreational facility that is in need of renovation. The proposed
improvements are in scale with the surrounding neighborhood,provide increased safety with
an off-street parking area and provide added play value and landscape screening for residents.
2. The use as developed will not adversely affect the neighborhood:
The proposed improvements will not adversely affect the neighborhood but in contrary, will
have a number of positive impacts.
During a public meeting held on November 6, 2013 specifically for the surrounding
neighborhood,the proposed improvements received overwhelming support. The proposed
off-street parking near Sutton Street,the restroom/concession/storage building,improved
playgrounds with expanded play activities, a half versus full basketball court and a perimeter
walkway loop were all fully supported.
A website survey targeting the neighborhood was conducted in the week following the public
meeting to further guide the design of the playground.
Stormwater runoff will be controlled with new underdrains, grassed swales,pervious paving
and a bio-retention rain garden that infiltrate and direct stormwater runoff to the street
drainage system.
Landscape screening will be improved with new evergreen and shade trees along abutting
residential properties and an added open space with street trees will serve to separate and
partial screen the parking area along Sutton Street.
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3. 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.
5. 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 10.31.
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PLANNING DEPARTMENT
Conirnunity Development Division
Pei°tP t — Sfte .Plan Review lientio
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 ownership: 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 an existing recreational facility that replaces 3 youth softball and 2 youth
soccer fields,adds a field underdrain and irrigation system,an off-street gravel parking
area, a stonedust loop walkway, and a restroom / concession / storage building,replaces the play
equipment 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 & 2
youth soccer fields, 2 swing sets and a slide.
6.Address of Property Being Affected: 100 Chadwick Street, North Andover
Zoning District: R-4
Assessors Map: 80 & 74 Lot#: 34 & 43
Registry of Deeds: Book#: 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:
Front Setback: Rear Setback:
Floor Area Ratio: Lot Coverage:
1600 Osgood Street,North Andover,61dg.20,Suite 2-36 planning}Dept.,Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Well ���uar,tab�nc�nr,rtl:anc(�ver�.�crm
9.Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.Ft): NA Building Height: 3 s
Street Frontage. NA Side Setbacks: Is'
Front Setback: 30' Rear Setback: NA
Floor Area Ratio: NA Lot Coverage: NA
10.Existing Building(if applicable): NA
Ground Floor(Sq.Ft.): #of Floors:
Total Sq.Ft.: Height:
Use: Type of Construction:
11.Proposed Building:
Ground Floor(Sq.Ft.): 259 #of Floors: 1
Total Sq. Ft. 2 s 9 Height: 12'
Use: Restroom,concession, Type of Construction: precast concrete prefabricated with
storage wiring and plumbing
12.Has there been a previous application for a Special Permit from the Planning Board on these premises?
If so,when and for what type of construction?
13.Section of Zoning Bylaw that Special Permit is Being
Requested 10.31 and 8.3
14.Petitioner and Landowner signature(s):
Every application for a Special Permit shall be made on this form, which is the official form of the Planning Board. Every
application shall be filed with the Town Clerk's office. It shall be the responsibility of the petitioner to furnish all supporting
documentation with this application.The dated copy of this application received by the Town Clerk or Planning Office does
not absolve the applicant from this responsibility. The petitioner shall be responsible for all expenses for filing and legal
notification. Failure to comply with application requirements, as cited herein and in the Planning Board Rules and
Regulations may result in a i missal by the Planning Board of this application as incomplete.
Petitioner's Signature: Z f —
Print or type name here::Brut . Thibodeau PE DPW Director
Owner's Signature:
Print or type name here Bruce D. Thibodeau, PE, DPW Director
15.Please list title of plans and documents you will be attaching to this application.
Special Permit - Site Plan Review Application Letter and Memorandum
24x36 size sets of Plans titled 'Redevelopment of McEvoy Field'
11x17 size sets of Plans titled 'Redevelopment of McEvoy Field'
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
1600 Osgood Street,North Andover,Bldg.20,Suite 2-36 Plonning Dept.,Mossudusetts 01845
Phone 978.688.9535 Fox 978.688.9542 Web vrv'rle.townofnorthandover.corn