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HomeMy WebLinkAboutDecision - 430 OSGOOD STREET 2/18/2004 Tomi of North A-ndover Office of the Manning Depailment Comirun.,ifty Developiinent and Services Division 27 1� a x"' x ot 'n Andover, M ass h tis ql s OI 7 5 ma a � I'vlvrhone (978)689-9,1535 Fax (978)68(8-9542 Notre Of Decision Any appeal shall be filed Within(20)days after the Date of filing this Notice In the Office of the Town Clerk , Date of Issuance: February 18,2004 Date of Hearing: January 20,2004, February 3,2004,February 17, w 2004(decision) Petition of: DiNisco Design Partnership,Limited, 87 Summer Street,Boston,MA 0221.0 Premises Affected: North.Andover High School, 675 Chickering Road,North Andover, MA, Map 84, Lot 29, Map 84, Lot 30, Map 92, Lot 2, Map 92, Lot 3, Map 94, Lot 3, Map 94, Lot 4, Map 94, Lot 5, Map 100, Lot 5. Referring to the above petition for a Modification to a Site Plan Review Special Permit. The application was determined to be complete and was noticed and reviewed in accordance with the Sections 8.3, 10.3 and 10.31 of the Town of North Andover Zoning Bylaw and MGL c.40A, sec.9 So as to allow: Amendments to the site plan special permit for revisions to playfield layouts; substituting synthetic turf for natural turf, addition of a running track, bleachers, press box/concession/toilet/storage building, field lighting and a storage building; and repaving of existing tennis courts. After a public hearing given on the above date, the Planning Board voted to APPROVE, the Site Plan Review Special Permit, based upon the attached conditions,;, Cc: Applicant Signed Engineer Julie Parrioo,Town Planner Abutters on behalf of: DPW Alberto Angles, Chairman Building Department George White,Vice Chairman Conservation Department Felipe Schwarz, Clerk- Health Department John Simons ZBA Richard Nardella James Phinney,Associate Member C§C a .I I r G71° A.F'I"I; 1 ti s"ta41-!a aG 91C 111,I;aYN6r 6818-`545 (''ON,SFs Z'VA'I IONi(gi ,'•1)5:10 3IFAL'114;1 f788-9540 V"CANNIIN(168 -9535 Site Plan Review- Special Permit-AMENDMENT 675 Chickering Road—North Andover High School The Planning Board herein approves the amendment to the Site Plan Special Permit for the construction of a 300,649 square foot high school building approved by the Planning Board on May 14, 2001. The amendment includes changes to the northern and southern playfields including the construction of a synthetic material track field complex in the northern field that will host field hockey, soccer, a high jump area and three pole vault areas. In addition, a 720 s.f. storage building, bleachers for approximately 250 people, a scoreboard and a retaining wall will be added in the northern playfield. Changes to the southern playfield include reconfiguration of the two originally proposed soccer fields to the west into one synthetic turf field to be utilized for football, soccer and lacrosse. This field will be lighted and bleachers for approximately 1200 people, a press box, a 3,615 s.£ concession stand, toilet and storage building are proposed to be constructed north of this playfield. Grading of the two fields to the east have been revised to allow for potential future softball use. Resurfacing of the existing tennis courts will be included under this Amendment to the Special Permit. This Special Permit amendment was requested by DiNisco Design Partnership, Limited, 87 Summer Street, Boston, MA 02110 for the property owned by the North Andover School Department, 43 High Street, North Andover, MA 01845, for property located at 675 Chickering Road, North Andover, MA. This application was filed with the Planning Board on December 2, 2003. The applicant submitted a complete application which was noticed and reviewed in accordance with Sections 8.3, 10.3, and 10.31 of the Town of North Andover Zoning Bylaw and MGL Chapter 40A, Section 9. 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. This Special Permit is being issued as an Amendment to the Special Permit issued on May 14, 2001 for construction of the school facility. All conditions outlined in the original Special Permit remain in effect. 2. The specific site is an appropriate location for the project as it is located within a Residential 2 Zone and the modified use is accessory to the permitted high school facility. 3. The modified use of the playfields as developed will not adversely affect the neighborhood. Landscaping is provided and no additional parking spaces have been created as a result of the modifications to the playing fields. 4. There will be no nuisance or serious hazard to vehicles or pedestrians. The modification did not require an additional traffic review study nor has the access/egress drives to the site been substantially altered. 1 5. The landscaping approved as a part of this plan meets the requirements of Section 8.4 as amended by the Planning Board,of the North Andover Zoning Bylaw; 6. The modified site drainage system is designed in accordance with the Town Bylaw requirements and has been reviewed and approved by the Outside Consulting Engineer,Vanasse, Hangin, Brustlin, Inc. 7. The applicant has met the requirements of the Town for Site Plan Review as stated in Section 8.3 of the Zoning Bylaw. 8. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The project is extending municipal water, sewer and utilities to the property to adequately address the needs of the project. Finally the Planning Board finds that the project modifications 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 the modification approval to the applicant provided the following conditions are met: SPECIAL CONDITIONS: 1. Prior to the endorsement of the revised plans by the Planning Board, the applicant must comply with the following conditions: a) The final plan must be reviewed and approved by the DPW, VHB and the Town Planner and subsequently endorsed by the Planning Board. The final plans must be submitted for review within ninety days of filing the decision with the Town Clerk. 2. Prior to FORM U verification (Building Permit Issuance): a) The Planning Board must endorse the final site plan mylars and three (3) copies of the signed plans must be delivered to the Planning Department. b) One certified copy of the recorded decision must be submitted to the Planning Department. 3. The outdoor lighting facilities associated with southern playfield must be constructed in accordance with the approved referenced plan sheets, SKZ-1.20 and SKZ-1.20A. The lights shall not cast glare onto any residential premises or onto any portion of a way so as to create a traffic hazard. 4. Any signage plans must conform to Section 6, Signage and Outdoor Lighting 2 Regulations of the Town of North Andover Zoning Bylaw and must be approved by the Building Department. In no way is the applicant to construe that the Planning Board has reviewed and approved signage plans, associated with either the playfields or the concession stand, for Zoning Compliance, as that is the jurisdiction of the Building Department. 5. Prior to verification of the Certificate of Occupancy(concession stand): a) The applicant must submit a letter from the architect and engineer of the project stating that the building, signs, landscaping, lighting and site layout substantially comply with the plans referenced at the end of this decision as endorsed by the Planning Board. 6. The applicant must continue to retain the services of an Environmental and Construction Monitor as outlined in the original Special Permit and monthly reports shall be submitted to the Planning Department throughout the construction duration of the project. 7. Upon completion of the installation of the outdoor light structures associated with the southern playfields, the Planning Department must be contacted to arrange a night visit to review and confirm the lighting does not cast a glare onto residential premises or onto any portion of a way so as to create a traffic hazard. 8. Any action by a Town Board, Commission, or Department, which requires changes in the plan or design of the building, as presented to the Planning Board, may be subject to modification by the Planning Board. 9. Any revisions shall be submitted to the Town Planner for review. If these revisions are deemed substantial, the applicant must submit revised plans to the Planning Board for approval. 10. Upon Completion of the Project: a) The Planning Staff shall review the site. Any screening as may be reasonably required by the Planning Staff will be added at the applicant's expense. b) A final as-built plan showing final topography, the location of all on- site utilities, structures, curb cuts, playfields, parking spaces and drainage facilities must be submitted to and reviewed by the Planning Staff and the Division of Public Works. 3 11. 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. 12. The following information shall be deemed part of the decision: Application Package including: DiNisco Design Partnership Limited Hand Delivered Letter Dated 02 December 2003, including Attachment 1: Table of Contents, Attachment 2: Application for Site Plan Special Permit, Attachment 3: Memorandum (29 October 2003), Attachment 4: Rendered Site Plans, Attachment 5: Letter from Rick Rice to North Andover Building Department, Attachment 6: Request to Amend the Conservation Commission Order of Conditions (24 October 2003), Attachment 8: Certified Abutters List, Attachment 9: Previous Site Plan application; Plans Titled: North Andover High School Athletic Complex,North Andover, Massachusetts Prepared For: North Andover School Department 675 Chickering Road,North Andover, MA 01845 Prepared By: DiNisco Design Partnership,Limited 87 Summer Street Boston, MA 02110; & Gale Associates, Inc.,Engineers, Architects Planners, 163 Libbey Parkway, Weymouth,MA 02819 Scale: Varies,typically I"=30' or 1"=40' Sheets: SKZ-1.1-1.1A(North Fields-Layout, Materials &Planting plan) (Dated 1/20/04 & 1/6/04; SKZ-1.2. (North Fields-Grading&Erosion Control Plan)(Dated 1/20/04); SKZ-1.3(North Fields-Utility Plan) (Datedl/20/04); SKZ-1.4 (North Fields-Drainage Layout Plan)(Dated 1/20/04); SKZ-1.5(South Fields-Layout, Materials &Planting Plan)(Dated 11/24/03); SKZ-1.6 (South Fields-Grading&Erosion Control Plan)(Dated 1/20/04); SKZ-1.7)South Fields-Irrigation Layout Plan) (Dated 11/24/03); SKZ-1.8 (South Fields- Utility Plan) (Dated 11/24/03); SKZ-1.9 (South Fields-Drainage Layout Plan) (1/20/04); SKZ-1.10(Details Sheet) (Dated 1/20/04); SKZ-1.11(Details Sheet) (Dated 1/20/04); 4 SKZ-1.12(Details Sheet) (Dated 11/24/03); SKZ-1.13(Details Sheet) (Dated 11/24/03); SKZ-1.14(Details Sheet) (Dated 11/24/03); SKZ-1.15(Details Sheet) (Dated 11/24/03); SKZ-1.16(Bleacher Layout Sheet)(Dated 11/24/03); SKZ-1.17(Bleacher Detail Sheet) (Dated 1/20/04); SKZ-1.18 (Bleacher Foundation Plan) (Dated 11/24/03); SKZ-1.19 (Bleacher Detail Sheet) (Dated 11/24/03); SKZ-1.20 (Lighting Layout Plan&Details) (Dated 11/24/03); SKZ-1.20A(Lighting Level Plan) (Dated 11/24/03); SKZ-1.21 (Tennis Courts Existing Conditions and Demolition Plan) (Dated 11/24/03); SKZ-1.22 (Tennis Courts Layout& Grading Plan)(Dated 11/24/03); SKZ-1.23 (Tennis Court Detail Sheet)(Dated 11/24/03); SKZ-3.1 (Floor Plans)(Dated 10/24/03); SKZ-3.2(Exterior Elevations)(10/24/03); 1.3.7(Stormwater Drainage Plan-North) (Dated 1/25/02); 1.3.8 (Stormwater Drainage Plan-Middle) (Dated 1/25/02); 1.3.9 (Stormwater Drainage Plan-South) (Dated 12/14/01); 1.3.10(Stormwater Drainage Plan-North) (Dated 12/14/01); 1.3.11 (Stormwater Drainage Plan-North) (Dated 12/14/01); Report Titled: Revised Stormwater Management Design& Stormwater Runoff Calculations for the Proposed Athletic Field Revision, Revised January 6, 2004; Prepared By: Schofield Brothers of New England, Inc. 1071 Worcester Road Framingham, MA 01701, in cooperation with Gale Associates Inc., 163 Libbey Parkway Weymouth, MA 02189; Report Titled: North Andover High School Proposed Athletic Complex Stormwater Management Design and Runoff Calculations; Revised Report, October 24, 2003, prepared by Gale Associates, Inc. 163 Libbey Parkway, Weymouth, MA 02189; Letters/Correspondence/Reviews: VHB review letter addressed to Ms. Julie Parrino, Planning Director, dated January 13, 2004 (6 pages); 5 Schofield Brothers response letter addressed to VHB dated January 22, 2004 (10 pages including Modified Post Development Conditions Watershed Map dated 1/20/04); Memorandum prepared by Dale Harris of Gale Associates addressed to Ms. Julie Parrino, Planning Director, dated January 23, 2004 (4 pages); VHB final review letter addressed to Ms. Julie Parrino, Town Planner, dated January 27, 2004 (1 page); cc: Applicant Engineer File 6 } r.