HomeMy WebLinkAbout2017-09-05 Planning Board Minutes Town ofNorth Andover
PLANNING BOARD
Eitan Goldberg
John Simons, Chairman
Aaron Freston
Peter Boynton �� �,
Christine Allen,Associate
Jennifer.Lnz J
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Tuesday September 5, 2017 7 P.in. 1 'reet Town Hall,North Andover„ MA 01895
1 Present: J. Simons,P.Boynton,J.Luz, E. Goldberg,A.Preston, C. Allen
2 Absent:
3 Staff Present: S. Egan, J. Enright,R. Oldham B. Wolstromer
4 t
5 J. Simons Chairman: The Planning Board meeting for Tuesday, September,5, 2017 was called to order at 7 p.m.
6
7 PUBLIC HEARINGS
8 CONTINUED PUBLIC HEARING: 1975 Salem Street: (aka 0 Salem Street),Phil Christiansen:
9 Application for a Land Disturbance Permit with construction of three detached single-family homes with site
10 grading, driveways, and service utilities.The property is located in the Residential 2 (R-2)zoning district.
1 1. R. Oldham: The Stormwater Review Consultant has signed off on the project and there are no outstanding issues.
12 A decision has been draft for review.
13 MOTION: J. Luz made a motion to close the public hearing for the Land Disturbance Permit for 1975 Salem
14 Street,North Andover, MA. P. Boynton seconded the motion. The vote was 5-0,unanimous in favor.
15 MOTION: P. Boynton made a motion to approve the Land.Disturbance Permit, as amended,for 1975 Salem
16 Street,North Andover, MA. A.Preston seconded the motion. The vote was 5-0,unanimous in favor.
17
18 CONTINUED PUBLIC HEARING: 0 Great Pond Road and 1193 Great Pond Road North Andover Solar.
1.9 LLC:Application for a Land Disturbance Permit in connection with development of 1.1 megawatt, ground-
20 mounted photovoltaic array over approximately 5 acres of a 33.26 acre parcel located across Great Pond Road
21 from the Brooks School. The property is located in the Residential 2 (R-2)Zone.
22 [Continued to the,September 19, 2017 Planning Board ineetingl
23
24 CONTINUED PUBLIC HEAiR.ING: 500 Great Pond Road North Andover Country Club .Leff Isbell and
25 Application for a Watershed Special Permit under Sections 4.136, 10.3 and 10.31 of the North Andover Zoning
26 Bylaw, The Applicant proposes construction of a patio/fire pit area with associated landscaping in the Non-
27 Discharge Zone and Non-Disturbance Zone. The project is located within the Residential 1 (R-1)Zoning District.
28 R. Oldham: The Stormwater Review Consultant has signed off on the project and there are no outstanding issues.
29 A decision has been draft for review.
30 MOTION: A.Preston made a motion to close the public hearing for the Watershed Special Permit for 500 Great
31 Pond Road,North Andover County Club,North Andover, MA. E. Goldberg seconded the motion. The vote was 4-
32 0,unanimous in favor. (J. sitz recused herseo
33 MOTION: P. Boynton made a motion to approve the Watershed Special Permit for 500 Great Pond Road,North
34 Andover Country Club,North Andover, MA. A. Preston seconded the motion. The vote was 5-0, unanimous in
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35 favor. (Associate, C. Allen voting)
36
37 CONTINUED PUBLIC HEARING: 25 Orchard Hill Road,Gracepoint Community Church,Bob Lavoie:
38 Application for a Special.Permits—Corridor Development District, Site Plan Review and Parking Reduction
39 Special Permit, under sections 8.1, 8.3, 10.3, 10.31 and 16 of the North Andover Zoning Bylaw. The Applicant
40 proposes to convert interior existing gymnasium building into a conventional church facility for worship, assembly
41 and office use.Principal exterior change consists of addition of new main entrance on easterly side of building to
42 include accessible entrance. This project is located within the CCD3 Zoning District.
43 R. Oldham: There are no outstanding issues concerning this project.A decision has been draft for review.
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Town of North Andover
PLANNING BOARD
John Simons, Chairman .titan Goldberg
Peter Baynton Aaron Preston
Jennifer LarzChristine Allen,Associate
1Q,
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Titesday September 5 2017' 7 .m. 120 Main Street Town Hall North Andlover, MA 01845
44 MOTION: E. Goldberg made a motion to close the public hearing for a Site Plan Review&Parking Reduction
45 Special Permit for Gracepoint Community Church, 25 Orchard Hill Road,North Andover, MA. P. Boynton
46 seconded the motion,The vote was 5-0 unanimous in favor.
47 MOTION: A. Preston made a motion to approve the Site Plan.Review and Parking Reduction. Special Permit for
48 Gracepoint Community Church, 25 Orchard Hill,North Andover, M.A. E. Goldberg seconded the motion. The
49 vote was 5-0, unanimous in favor.
50
51 DISCUSSION:
52 Brooks School, 1160 Great Pond Road:
53 R. Oldham: At the Board's site visit to Brooks School for the solar project it was uncovered that the site had been
54 partially constructed-a gravel access road was completed, soil had been pushed around,there was stockpiling and
55 erosion control was in place around the perimeter.The Board assumed the work,was related to the solar project but
56 the Applicant had stated it was not. Staff reached out to Brooks School and it was found that the work was related
57 to the Site Plan Review Special Permit and.Watershed Special Permit dated March 2017 for the construction of the
58 Performing Arts Center. Over the course of abatement periods; demolition of their barn and removal of soils,their
59 construction scheduled was delayed. Brooks became concerned for the safety of the students who would be
60 arriving soon for the beginning of the school semester; foot traffic to and from that area would be detrimental to
61 student safety with trucks making constant deliveries to that location. Originally,fill was to be brought up to the
62 JV soccer field, stockpiled and graded. Brooks determined student safety to be the number one priority and used.
63 the solar site as a place to stockpile materials. We can consider three options: (1) an Insubstantial Change for the
64 establishment of a temporary stockpile location or(2)consider a Modification process where abutters are notified;
65 Brooks would be required to appear before the Board for review of the site they have disturbed or(3)stop work;
66 put everything back to its natural state-utilizing the JV soccer field as the originally approved location.
67 P. Boynton: What is the situation of the originally intended stockpiling area by the soccer field;the lake is our sole
68 supply of drinking water.
69 Pat Willow fib Senior Director of Facilities Brooks School: We are starting to grade and hydroseed the soccer
70 field in anticipation of winter. We chose to stockpile there because it's further away from the lake; it also allows
71 us to re-enter a different route to the construction site when the back fill is brought in. The material there will be
72 moved back to the soccer area approx. 3,000 yards by mid to late November.
73 Aaron Preston: Did you discuss this with your civil engineer?
74 P. Willoughby: We did have some conversations with our construction team; this was a quick decision and we
75 could not delay school. Our trucks are now tinder escort; our number one priority is the safety of our high school
76 students.
77 E. Goldberg: Why was the top soil cleared?
78 P. Willoughby: I've worked for the Arnold Arboretum and having a landscaping background,you don't want to
79 put your subsoil on top because it's not made to grow plants;you stockpile your top soil and use it for plantings.
80 North Andover soils are tough in that they don't drain very well.
81 R. Oldham: I recommend an Insubstantial Change for the temporary stockpile with conditions that a stormwater
82 review be conducted for the disturbed site and other conditions in terms of a schedule of when it will be
83 revegetated and returned to its natural state.
84 BOARD: Agreed the Insubstantial Change was a good approach.
85 J. Simons: We will review the request at our next meeting and by then you will have had the chance to go before
86 the Conservation Commission.
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Town of North Andover
PLANNING BOARD
John Simons, Chairman • ` Eitan Goldberg
P
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Peter BoyntonAaronxPreston
wUto
Jennifer Luz r Christine Allen,Associate
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Tuesday Se tuber 5, 2017k 7 .m. 120 Main Street Town.Wall North Andover MA 01845
87 701/695 Salem Street: J&M Realty, Jim Xenakis 'Not in attendance.)
88
89 Framework for.Recreational/Commercial Marijuana Zoning Bylaw:
90 Susanne Egan, Town Counsel: Your packet included a drafted framework for the Medical Marijuana Overlay
91 District. Atter you have had a chance to review the information at the next meeting we can begin to answer some
92 of the questions posed in the memo.
93 J. Luz: As we consider this, are we studying one location or are we looking at general entire area(s)of the town?
94 S. Ega : Currently there is a moratorium on marijuana use and zoning until November if 2018,
95 E. Goldberg: We should deal with both; 1600 Osgood is important, however our authority and responsibility is
96 much broader. I have yet to hear why medical and recreational are treated differently. I would like to see a map
97 that shows where the schools are,residential districts,parks, etc.I think we'll find the area we can zone is very j
98 small. There is also a timing issue,if we don't put any zoning into place by June of 2018 licenses can be issued.
99 J. Simons:, ley characteristics we have to manage are the location;where you put the use, the number of
100 permutations of the use we would allow; cultivation, retail, manufacturing and the pharmaceutical/laboratory use,
101 and the intensity of the use,maximum size, dimensional setbacks etc. Planning should take a version of the
102 zoning map and do an overlay of information.
103
104 1600 Osgood Street/MMOD Discussion Hooks Johnston
105 D. Leary: Identified the name of the business as the Massachusetts Innovation.Works/Center for Advanced.
106 Cannabinoid Research. Our team will be comprised of three areas: Industry Research&Development, Incubator
107 Ventures Team and Basic Applied Research. We have a growing list of companies that want to become a part of
148 this effort.
109 J. Simons: I really want to know why this hasn't happened yet in.California.
110 D. Learv: Every state approaches this differently;there's no other state that has this structure available;the timing
111 is just right for this to happen here. With regard to some of the other outstanding questions from the last meeting-
112 Water consumption: wells have been reconditioned and stress tested, Initial results showed one produced more
113 than it was rated for when installed and the other produced less that when it was installed. Overall, we have more
114 than enough water we can produce on site for our cultivation watering system; one well produced 83 gallons per
115 minute;the other was 23 gallons per minute. Cultivation requirements are .I l gallons per square foot per day.
116 There are two forms of recapture;there is more water than we actually require on site. The existing wells are 75-
117 80 ft. deep.
118 J. Simons: Where do you get your scale of economy from?
119 D.Learv. Automation, we will partition Building 30 and hope to have 6 fully automated grow rooms per floor.
120 Our intent is to use larger grow rooms(the largest grow room exists in Colorado at I I 4 sq. ft.)"these could be
121 that size or smaller. Reviewed estimated buildout costs for a 1.1 million square foot project. The building is dual
122 fed;I will provide energy usage statistics at the next meeting. We are proceeding with a peer review process.
123 R, Oldham: What do you mean with regards to peer review?Where in Colorado is the 114K SF growing room?
124 D. Learv: We tools a tour with the Building Inspector, Economic Development Director and Fire Department 1
125 representative to discuss with them our project.We are hoping to engage in a peer review process and to star
126 working hand in hand and to report directly to the Building Inspector and to the State Fire Marshal's office. We
127 welcome the opportunity to evaluate our water testing, odor mitigation plan, security plan, etc.with Planning.1
128 cannot disclose where that facility is.
129 P. Boynton: What's the sensitivity to that?
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Town o f"North Andover
PLANNING BOARD
John Simons, Chairman E"itan Goldberg
Peter Boynton Aaron Preston
Jennifer Luz
«f"% Christine Allen,Associate
Tuesday Se member 5 2017k 7 p.m. 120 Main Street Town Hall North Andover MA 01845
130 D. Lea rn: l will talk to our legal team to see if we can elaborate further.
131 S Egan: The question is whether that was permitted under their land use regulations?
132 E.Kowtoniuk Consultant ADS Ventures Govt Relations: We think it's appropriate to adopt the adult use
133 cannabis bylaw as an overlay district rather than to rezone the property because there are existing tenants in use in
134 the building, and for businesses who want to site on the property. hi terms of the timeline,to keep the momentum
135 of the project going, and to protect the Town's interest,we think it best to consider the bylaws in short order
136 walking through the regulatory process at the state level; the regulations must be promulgated by March 15"'
137 Public notice at an open meeting has a 21 day requirement;there is an additional 14 day notice on top of that for
138 communities(total 35 days)which goes directly to the DI-ICD and the MMA to make sure cities and towns have
139 time to weigh in on the forthcoming regulatory scheme. There will be an appetite to geographically disperse these
140 hearings throughout the State. Walking back from March 15, 2018 is February 8"' but we anticipate it will be
141 before that due to the multiple hearing requirement. Clearly the regulations won't be available in.November
142 because a comprehensive draft needs to occur.The statute is very prescriptive;they'll be focusing on retail sites
143 and we like your placcholder approach.
144
145 Master Plan Update
146 J. Enright. The Master Plan Advisory Committee is in the process of formalizing the communication strategy,
147 marketing material, and structure of the first Public Forum. A draft of the Existing Conditions report should be
148 received within a week. This draft will be forwarded to the Board and the Committee for review and comment.
1.49 The town website has been updated to include a tab for the Master Plan Advisory Committee. The tab links to a
150 webpage that will include the agendas,minutes, reports and communications published by the Committee.
151
152 MINUTES APPROVAL
153 MOTION: E. Goldberg made a motion to approve the August 1.5, 2017 minutes. P. Boynton seconded the
154 motion. The vote was 5-0,unanimous in favor.
155
156 ADJOURNMEi NT
157 MOTION: E. Goldberg made a motion to adjourn the meeting. The motion was seconded by P. Boynton, The
158 vote was 5-0, unanimous in favor. Meeting adjourned @ 9:15 p.m.
159
160 MEETING MATERIALS: Planning Board Meeting Agenda September 5,2017;DRAFT Planning Board Minutes August
161 15,2017; Continued Public Hearing, 1975 Salern Street: aka 0 Salem Street Phil.Christiansen: 170307_Salem Street 1975-
162 Land Disturbance DRAFT,LOCUS,SHEETI 170820, SI-IEET2_170820, SHEETS 170820,SHEET"4_170820; Continued
163 Public Hearin 0 Great Pond Road and 1193 Great Pond Road North.Andover Solar LLC:20170731 Brooks Solar Visual
164 Study—Interactive PDF,LOCUS, Site Plans—Revised 201708; Continued Public Ifearing 500 Great Pond Road North
165 Andover Country Club,Jeff Isbell and John Morin: 170815_Great Pond Road 500 NACC-WSP DRAFT,LOCUS, Site flan
166 8-3-17; Continued Public Hearin 25 Orchard Hill Road Gracepoint CommunityChurch Bob Lavoie: 1.70815 Orchard Hill
167 25_Gracepoint Church—DRAFT,LOCUS, Site Plan;Brooks School Perf.Arts Center, 1160 Great Pond Road:Photos-
168 Stockpile IMG_5538,IMG-5539,IMG_5540,IMG-5541,IMG`5542,IMG_0254,IMG_0255,IMG_0256,IMG_0257,Final
169 Plan Set, Site Plan RECORDED,Watershed RECORDED;701/695 Salem Street J&M Jim Xenakis: LOCUS,701 As Built,
170 695-701 Salem Street Elevations, 695-701 Salem Street Conceptual Plarr2,2.0030723 SITE PLAN WAIVER„ 199701.09
171 DECISION 701; 1600 Osgood Street/MMOD Discussion Hooks Johnston: Walkthru 090717(1),The Deck Rev 2,The Deck
172 Rev 2 Edits,Innovation Center Supporting Handout, 1600 Osgood Discussion 090517;Framework for
173 Recreational/Commercial Marijuana Zoning Bylaw:Thurston County WA marijuana reqs, Section 8.3 Site Plan.Review
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Town of North Andover
PLANNING BOARD
Jahn Simons,
Chairman • • Eitan Goldberg
• �,,� �� Aaron Preston
Peter Boynton 1������5���'���'�� .
�t�F l Chr•is^tine AIlen,Associate
Jennifer Luz f
1
TuesdaV September S 201 "r p.xn. 120 Main Street Town HaIC North Andover MA 01845
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174 Special Permit, Section 8.12 MMCaD,Merino re Framework Marijuana Zoning Bylaw, General Lary c.941,Framework for
175 Recreatiomalcommrerciall Marijuana Bylaw,Chapter 55 of Acts of 2017 marijuana statute.
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