HomeMy WebLinkAboutPlans - 1160 GREAT POND ROAD 4/27/2017 Ain e aj'!,.r c hip i Iiil. w t
COVER LETTER
4/27/2017
To: Merylle Chase
Town of North Andover
Zoning Board of Appeals
North Andover town Hall
120 Main Street
North Andover MA, 01845
From: Steve Scribner—Ann Beha Architects
33 Kingston St
Boston, MA, 02111
617.226.1616
Re: Brooks School Center for the Arts:
Application for a Variance—Cover Letter
At the April 11 Hearing of the Zoning Board of Appeals,the Brooks School Variance application for a height
increase was continued. The board asked for additional information, as follows:
1. Site Visit for Board Members (held 4/25)
2. Further description of the site relative to the variance sought:
a. Shape
b. Topography
c. Soil Conditions
3. Additional Documents:
a. Context information about surrounding buildings including use and height
b. Topographic drawing
c. Existing and proposed building heights as they relate to the grade (site section)
d. Site Photographs
e. Planning Board Approvals
f. Letter of Authorization
1. A site visit was held on April 25, 2017 at 8:OOam.
2. Further description of the site relative to the variance sought:
SHAPE
The proposed building will house Arts, Music, and Theater programs,which currently occupy a sloping
area at the heart of the Brooks Campus. A gymnasium, admin building, dining hall, and chapel
surround the site. It is important to the Brooks School to keep the programs in their current location;
the surrounding buildings constrain the new building on all sides. The building will be about 540'from
the nearest point of Great Pond Road, and well over 1000'from the lake. There are no neighbors
within 1000' of the building location.
33 Kingston Street I Boston, MA 021111 617.338.3000 1 www.annbeha.com
Ain e aj'!,.r c hip i liil. w t
The current theater building occupies the highest part of the site and is itself well over the zoning
height limit. Its ridge is about 7' lower than the proposed new theater ridge (and about 7' higher than
the arts portion of the new building); it also has a large cupola which is about 5.5' higher than the
highest point of the new building.
TOPOGRAPHY
The new building will occupy a portion of the property which includes a significant slope (approx. 20'
elevation change). The design team took advantage of the topography to minimize the scale of the
building as much as possible. The form has been broken into three smaller elements: arts and music
are housed in small, separate gables which occupy the highest part of the site;the theater,which
requires a 50' high fly loft, is located at the lowest part of the site. The theater floor is recessed into
the grade as much as practical to allow accessible egress.
Lowering the building enough to conform to the zoning height limit would result in the theater floor
being approximately 16' below grade at the egress door, which would require a ramp over 200' long
(including landings).
SOIL
The existing surface ground fill is underlain by a relatively impervious compact to very dense glacial till
deposit. While the ground water table has not been established, water was encountered at various
depths during preliminary explorations.
Lowering the building to comply with the zoning height limit would result in the following potential
issues:
• Difficulty and cost of excavating compact till deposit
• Temporary shoring and underpinning of adjacent buildings, roads, and pathways
• Reinforcement of subgrade structure for increased loads and hydrostatic pressure
• Challenging waterproofing and water removal requirements
• No practical way to provide adequate accessible egress
3. Additional context information is provided in the submitted documents, which include:
• Aerial Photograph
• Site Section
• Additional Perspective Views
• Site Photographs
• Existing Conditions Plan
• Topography Plan
• Table of existing building surveyed heights
• Letter of Authorization
• Planning Board Approval—Site Plan Review
• Planning Board Approval—Watershed District Special Permit
33 Kingston Street I Boston, MA 021111 617.338.3000 1 www.annbeha.com
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WHITMANOBINGHAM
A S S (1) C' I A 'r E s W
510 Mechanic Street (978)537-5296
Leominster,MA 01453 FAX(978)537-1423
Brooks School- Existing Building Heights
April 2017
Highest Approximate Ground Elevations
Building Roof Approximate
Elevation North South East West Height
Auditorium 244.0± 198.5± 196.8± 197.0± 204.5± 45'±
Auditorium 254.5± 198.5± 196.8± 197.0± 204.5± n/a
Cupola Peak
Admissions 224.1+ 195.5+ 196.0+ 195.0+ 201.1+ 27'+
Danforth 234.2+ 192.0+ 192.0+ 188.0+ 194.0+ 43'+
Parapet
Wilder Dining 236.1± 195.0± 189.0± 188.0± 202.0± 43'±
Thorne 236.6± 204.0± 204.8± 204.5± 205.0± 32'±
Alumni House 231.6+ 202.0+ 201.0+ 202.0+ 202.0+ 30'+
Head of 243.0+ 202.0+ 200.0+ 200.0+ 200.0+ 43'+
School
Chapel 213.9± 188.5± 188.0± 183.0± 193.0± 26'±
Science Center 219.5+ 172.2+ 171.8+ 171.8+ 171.8+ 47'+
Classroom 230.9± 186.0± 175.5± 183.0± 182.0± 49'±
Building
Library 222.5± 188.0± 173.5± 180.0± 181.0± 42'±
Athletic Center 228.9± 185.5± 185.5± 178.5± 190.0± 44'±
• Elevations are based upon a datum consistent with the Center for the Arts project.
• Majority of ground elevations varied across building sides. Elevations shown are
approximate average grade.
REGISTERED ENGINEERS, LAND SURVEYORS&ENVIRONMENTAL PLANNERS
CIVIL SITE DESIGN•PLANNING•SURVEYING•MORTGAGE INSPECTION PLANS•ALTA SURVEYS
SEWAGE DISPOSAL SYSTEMS•SEWAGE DISPOSAL INSPECTIONS•SOIL ANALYSIS
WETLAND STUDIES•ENVIRONMENTAL SCIENCES
BROOKS SO-K)OL,NOR" hi ANDOVER, MASSA C,HUS ETTS 01845-1206
TELFPHONE�(978)7'25 6300
April 21, 2017
'To 'horn It May Concern:
Please be advised that tfie Executive Committee of the Board of Trustees of Brooks
School,which is located at 1160 Great Pond Road,authorizes Paul Griffin,Chief, Financial
Officer, to represent the School in all matters with the town of North Andover, and all of the
town committees.
Sincerely,
e7-" 1r)
2A
John R. Packard Craig J. wady
Head of School Secretary
1--3- tz V, tAev�
Steven R. Gorham Valentine Hollingsworth III
President Treasurer
rhn R. Barker Anthony H. Everets,
Vice President Trustee
Whitney Romoser Savignano Daniel J. Riccio
Vice President Trust
Ashley Wightman Scott
Trustee
Town of North Andover RECEIVED
Office of the Planning Department TOMt1 CLERK'S OFFICE
Community Development and Services Divisi"17 MAR 22 A I 1 t 4 7
120 Main Street
North Andover,Massachusetts 01845 '"Oi CS
NORTH
NOTICE OF DECISION MASSA CHB 1 5 F,I i';
SITE PLAN REVIEW
t
Any appeal shall be filed
within(20) days after the
date of filing this notice in
the office of the Town Clerk
Date: March 21,2017
Date of Public Hearing: February 21, 2017,
Marek 7, 2017, March 21, 2017
Date of Decision: March 21,2017.
Petition of: Brooks School t
1.160 Great Pond Road
North.Andover, MA 01845
1
Premises Affected: Brooks School—Arts Center
1160 Great Pond Road
North Andover,MA 01845
Referring to the above petition for Site Plan Review, according to the requirements of the North Andover
Zoning Bylaw, Sections 8.3, 1.0.3,and 1.0.31 and MGL C.40A, Sec.9
So as to allow the reconstruction of existing developed areas of the Brooks School Campus consisting of the
demolition and removing of buildings and the constructing of an art center building with associated access
ways,utilities, field and landscaped areas. The majority of the proposed work is within the General Zone with
a small portion of reconstruction of walks, parking and landscaping on the outer edge of the Non-Discharge
Zone and re-grading of an existing soccer field within the Non-Discharge and Non-Disturbance Zones, The
project is located in the Residential 1 (R-1)Zone.
After a public hearing given on the above date, and upon a motion by Peter Boynton and a 2"d by Lynne
Rudnicki, to APPROVE, as amended, a Site Plan Review Special Permit with the following conditions
imposed on the project by a vote of 4 in favor and 0 against,
On beh f of the North Andover Planning Board
John Simons, Chairman
Lynne Rudnicki
Lora McSherry
Peter Boynton
The Planning Board herein APPROVES, as amended, a Site Plan Review Special Permit to allow for the
reconstruction of existing developed areas of the Brooks School Campus consisting of the demolition and
removing of buildings and the constructing of an art center building with associated access ways, utilities,
field and landscaped areas. The majority of the proposed work is within the General Zone with a small
portion of reconstruction of walks,parking and landscaping on the outer edge of the Non-Discharge Zone and
re-grading of an existing soccer field within the Non-Discharge and Non-Disturbance Zones. The project is
Iocated in the Residential 1 (R-1) Zone. The public hearing on the above referenced application was opened
on February 21, 2017, and closed by the North Andover Planning Board on March 21, 2017. The applicant
submitted an application, which was noticed and reviewed in accordance with Section 4.136, 8.3, 10.3, and
10.31 of the Town of North Andover Zoning Bylaw and MGL C.40A, Sec. 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.
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) The specific site is an appropriate location for the project as it is located on the existing Brooks
School campus in the Residential 1 (R-1)Zoning District and consists of construction of an art center
building with associated access ways, utilities, field and landscaped areas, and with associated
drainage and site improvements.
2) The majority of the proposed work is within the General Zone with a small portion of reconstruction
of walks, parking and landscaping on the outer edge of the Non-Discharge Zone and re-grading of an
existing soccer field within the Non-Discharge and Non-Disturbance Zones, The Applicant has filed
for a Watershed Special Permit.
3) The Applicant has applied for a Height Variance from the North Andover Zoning Board of Appeals.
4) The use as developed will not adversely affect the neighborhood as the new arts center has been
situated in a location that will have the least amount of visual impact on the neighborhood as possible.
The building will be located in the center of the existing campus, close to Dining Hall and Student
Center and the Danforth Squash and Rowing buildings and will not be visible from most abutting
properties.
5) There will be no nuisance or serious hazard to vehicles or pedestrians. The overall layout of the site
has been designed to be incorporated into the existing school campus, and will utilize existing parking
as well as traffic entrances and exits to the site.
6) Adequate and appropriate facilities will be provided for the proper operation of the proposed use.
The building is currently serviced by town water and sewer.
7) A notice of the public hearing was sent to all abutters within 300 feet of the project. The Applicant
Brooks School—Arts Center
Site Plan Review
March 21,2017
Page 2 of 6
presented the project at the public hearing and answered all questions and addressed all issues raised
by the Planning Board.
8) The stormwater management plan has been reviewed by the Town's outside stormwater peer review
consulting engineer, Eggleston Environmental. (See email correspondence from L. Eggleston dated
March 6, 2017.)
9) The Applicant stated the soil disposal for the excavation for the proposed development that is
anticipated to generate approximately 6,200 cubic yards of excess excavated material consisting of
the existing fill and natural soils will be re-used within the school property at the existing soccer field
for regrading. McPhail Associates will be retained to continuously monitor the excavation and
segregation of materials during the construction period. In the event that any excavated soils which
are malodorous, or which exhibit visual and/or olfactory evidence of petroleum or any other
suspicious materials become evident, they will be segregated and stockpiled separately from other
soils. These soils will then be sent to an off-site laboratory for testing and analyses. (See memo from
McPhail Associates dated March 1,2017.)
10) The "Lakeview Farms Barn", built in 1871, a 100 year old structure will follow the demolition
process as set forth in the Town Bylaw and carried out by the Building Commissioner and Historic
District Commission.
11) The Applicant will file and Request for Determination of Applicability (RDA) with the Conservation
Commission concerning the regrading of the soccer field which is within 100 feet of a wetland.
12) The North Andover Police Department have reviewed the project and finds that there are no concerns
other than the possible need for a Construction Detail if heavy traffic entails. (See email
correspondence from Lt. Lanen dated January 31, 2017.)
13) The Fire Department has reviewed the proposed project and the turn analysis and stated that they will
do a field check prior to installation of any curbing. (See email correspondence from Chief McCarthy
dated February 22, 2017.)
14) Department of Public Works and the Engineering Department have no concerns with respect to water
and sewer and engineering. (See email from Time Willett and John Borgesi dated February 21,2017.)
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
PERMIT DEFINITIONS:
a) The"Locus"or"Site"refers to the approximately 166 acre parcel of land on a portion of
Assessors Map 103,Parcels 28 and 90C also known as 1160 Great Pond Road,North
Andover,Massachusetts.
b) The"Plans"refer to the plans prepared by Whitman&Bingham Associates, A.T.Leonard&
Associates and AnnBeha Architects entitled`Brooks School Center for the Arts 1160 Great
Pond Road,North Andover, MA 01845", dated January 13, 2017 and revised February 2,
2017,February 7,2017 and March 1, 2017.
c) The "Project" refers to the reconstruction of existing developed areas of the Brooks School
Campus consisting of the demolition and removing of buildings and the constructing of an art
Brooks School—Arts Center
Site Plan Review
March 21,2017
Page 3 of 6
center building with associated access ways, utilities, field and landscaped areas. The
majority of the proposed work is within the General Zone with a small portion of
reconstruction of walks, parking and landscaping on the outer edge of the Non-Discharge
Zone and re-grading of an existing soccer field within the Non-Discharge and Non-
Disturbance Zones.The project is located in the Residential I (R-1)Zone.
d) The"Applicant"refers to Brooks School, the applicant for the Site Plan Review.
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.
15) The Applicant shall make sure the fill being removed from the Site is non-hazardous and follow
all Federal, State and local regulations if there is any hazardous fill found on the Site.
16) The soil that is removed from the construction site for the regrading of the soccer field and the
process of establishing vegetation shall be by way of organic or slow release nitrogen fertilizers.
Any new lawn and landscaped areas should be constructed in such a manner as to minimize the
maintenance that is required, e.g. the soil should be well aerated, it should have a minimum of 6-
inches of topsoil and, where possible, native vegetation should be planted to minimize the need
for fertilizer and watering.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT
17)No construction activities authorized by this Decision shall be commenced until the Applicant has
received a Height Variance from the Town of North Andover Zoning Board of Appeals and the
20 Day Appeal Period has ended, as required by the Town of North Andover's Zoning Bylaw
Table 2 Summary of Dimensional Requirements specific to the height of the proposed building.
A recorded copy of the approved Zoning Board of Appeals Decision shall be provided to the
Planning Department.
18) The developer shall provide the Planning Department with copies of permits, plans and decisions
received from all North Andover Land-Use Boards.
19) The Applicant will get the appropriate approvals from the Building Commissioner and the
Historic District Commission in terms of the demolition of the"Lakeview Farms Barn".
20) Two (2) copies of the signed, recorded plans and decision must be delivered to the Planning
Department.
21) A performance guarantee bond of ten thousand dollars ($10,000.00) 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.
22) In consultation with the Planning Department,the Applicant shall designate an independent
construction monitor.The monitor shall read,sign,and return to the Planning Department the Letter
of Agreement for Independent Monitors.The monitor shall make weekly inspections of the project,
provide monthly reports to the Planning Department,and detail any areas of non-compliance and
corrective actions.The monitor will also provide reports following heavy rain events.The monitor
must also be available upon notice to inspect the Site accompanying a Planning Department
designated official.
23) Fertilizers are limited to those which are either organic or slow-release nitrogen and phosphorous-
free,non-organic pesticides and herbicides use are prohibited,and the use of coal tar-based pavement
Brooks School—Arts Center
Site Plan Review
March 21,2017
Page 4 of 6
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sealants is prohibited. In addition to the Covenant that was previously recorded in 2004,the
Applicant shall incorporate this condition as a deed restriction and a copy of the recorded deed
shall be submitted to the Planning Department and included in the file.
DURING CONSTRUCTION
24) Dust mitigation must be performed weekly, or more fiequently as directed by the Director of
Planning,throughout the construction process.
25) Any stockpiling of materials (dirt, wood, construction material, etc.) must be shown on a plan and
reviewed and approved by the Planning Staff. Any approved piles must remain covered at all times
and fenced off to minimize any dust problems that may occur with adjacent properties.
26) It shall be the responsibility of the Project Owner to assure that no erosion from the construction site
shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways,
except as normally ancillary to off-site sewer or other off-site construction. Off-site erosion will be
a basis for the Planning Board making a finding that the project is not in compliance with the plan;
provided, however, that the Planning Board shall give the developer written notice of any such
finding and three(3)days to cure said condition.
27) In an effort to reduce noise levels, the developer shall keep in optimum working order, through
regular maintenance,any and all equipment that shall emanate sounds from the structures or site.
28) 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.
29) All applicable erosion control measures must be in place and reviewed and approved by the Planning
Department,
PRIOR TO RELEASE OF THE PERFORMANCE BOND
30) The Applicant must submit a letter from the architect and engineer of the project stating that the
building, landscaping, lighting and site layout substantially comply with the plans referenced at the
end of this decision as endorsed by the Planning Board.
31) A final as-built plan showing final topography, the location of all on- site utilities, structures and
drainage facilities must be submitted to the Planning Department.
32) The Planning Board must by a majority vote make a finding that the Site is in conformance with
the approved plan.
GENERAL CONDITIONS
33) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation.
34) Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the
respective utility companies.
35) The hours for construction shall be limited to between 7:00 a.m. and 5:00 p.m. Monday through
Friday and between 8:00 a.m. and 5:00 p.m. on Saturday.
36)No open burning shall be done except as is permitted during burning season under the Fire
Department regulations.
37)No underground fuel storage shall be installed except as may be allowed by Town Regulations.
38) 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.
Brooks School—Arts Center
Site Plan Review
March 21,2017
Page 5 of 6
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39) Any action by a Town Board, Commission, or Department, which requires changes in the plan or
a design of the building, as presented to the Planning Board, may be subject to modification by the
Planning Board.
40) Any revisions shall be submitted to the Director of Planning for review. if these revisions are
deemed substantial,the developer must submit revised plans to the Planning Board for approval.
41) Pursuant to the North Andover Zoning Bylaw Section 10.31.3, this Special Permit shall be
deemed to have lapsed after March 21,2019(two years from the date the permit is granted),
exclusive of the time required to pursue or await determination of any appeals, unless substantial Y
use or construction has commenced within said two-year period or for good cause as determined
by the Planning Board.
42) The following information shall be deemed pant of the decision:
Plan titled: Brooks School Center for the Arts
1160 Great Pond Road
North Andover,Massachusetts 01845
Prepared for: Brooks School
1160 Great Pond Road
North Andover,MA 01845
Prepared by: Whitman&Bingham Associates,A.T, Leonard&Associates and AnnBeha
Architects
33 Kingston Street
Boston,MA 0211
Scale: 1'-20"
Date: January 13,2017 and revised February 2,2017, February 7,2017 and March 1,2017
Plan titled: Brooks School Center for the Ants(Exterior Elevations)
1160 Great Pond Road
North Andover,Massachusetts 01845
Prepared for: Brooks School
1160 Great Pond Road
North Andover, MA 01845
Prepared by: AnnBeha Architects
33 Kingston Street
Boston,MA 0211
Date: December 21,2016
Stormwater Analysis
Prepared for: Brooks School
Prepared by: Whitman&Bingham Associates,LLC
Dated: January 13,2017
Soil Disposal Recommendations
McPhail Associates Memo
Dates March 1,2017
cc:
Applicant
Abutters
Brooks School—Arts Center
Site Plan Review
March 21,2017
Page 6 of 6
p���� 'r %�. Town of North Andover i f ° :
Office of the Planning DepartmentTovo� li
Community Development and Services Division �� ,22 �:
120 Main Street
47
North Andover,Massachusetts 018450 ;a fli
NOTICE OF DECISION I" ,6°��
WATERSHED DISTRICT SPECIAL PERMIT
Any appeal shall be filed
within (20) days after the
date of filing this notice in
the office of the Town Clerk
Date: March 21, 2017 j
Date of Public Hearing: February 21,2017,
March 7, 2017, March 21,2017
1
Petition of: Brooks School
1160 Great Pond Road
North Andover, MA 01845
Premises Affected: Brooks School--Arts Center
1160 Great Pond Road
North Andover,MA 01.845
Referring to the above petition for Review of a Watershed Special Permit, according to the requirements of
the North Andover Zoning Bylaw, Sections 4.136, 10.3,and 1.0.31 and MGI:,C.40A,See. 9
So as to allow the reconstruction of existing developed areas of the Brooks School Campus consisting of the
demolition and removing of buildings and the constructing of an art center building with associated access
ways,utilities,field and landscaped areas. The majority of the proposed work is within the General Zone with
a small portion of reconstruction of walks, parking and landscaping on the outer edge of the Non-Discharge
Zone and re-grading of an existing soccer field within the Non-Discharge and Nan-Disturbance Zones. The
project is located in the Residential 1 (R-1)Zone.
After a public hearing given on the above date, and upon a motion by Lynne Rudnicki and a 2"d by Peter 1
Boynton, to APPROVE, as amended, a Watershed Special Permit with the following conditions
imposed on the project by a vote of in favor and 0 against.
On behalf the North Andover Planning Board
John Simons, Chairman
Lynne Rudnicki
Lora McSherry
Peter Boynton
The Public Hearing on the above referenced application was opened on February 21, 2017 closed by the
North Andover Planning Board on March 21,2017.
On March 21, 2017, upon a motion made by Lynne Rudnicki and seconded by Peter Boynton to
APPROVE, as amended, a Watershed Special Permit to allow the reconstruction of existing developed
areas of the Brooks School Campus consisting of the demolition and removing of buildings and the
constructing of an art center building with associated access ways, utilities, field and landscaped areas.
The majority of the proposed work is within the General Zone with a small portion of reconstruction of
walks, parking and landscaping on the outer edge of the Non-Discharge Zone and re-grading of an
existing soccer field within the Non-Discharge and Non-Disturbance Zones. The project is located in the
Residential 1 (R-1) Zone. This Special Permit was requested by Brooks School, 1160 Great Pond Road,
North Andover, MA 01845 on January 17, 2017. The Applicant submitted a complete application, which
was noticed and reviewed in accordance with Section 4.136, 8.3, 10.3, and 10.31 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.
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) The project is located within an extremely environmental sensitive area and in close proximity to
Lake Cochichewick, the Town's sole drinking water supply; however, the final design includes the
implementation of Best Management Practices that reflect 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.
2) The majority of the proposed work is within the General Zone with a small portion of reconstruction
of walks, parking and landscaping on the outer edge of the Non-Discharge Zone and re-grading of an
existing soccer field within the Non-Discharge and Non-Disturbance Zones. The project has been
reviewed by the Town's Stormwater Review consultant, Eggleston Environmental, and with the
application of erosion control measures and modifications to the drainage and stormwater management
designs, the consultant concluded that there will not be significant degradation to the quality or quantity
of water in or entering Lake Cochichewick. The site drainage system and stormwater management
design are designed in accordance with the Town Bylaw requirements and Best Engineering and
Management Practices. (See email correspondence from L.Eggleston dated March 6,2017.)
3) The Applicant stated the soil disposal for the excavation for the proposed development that is anticipated
to generate approximately 6,200 cubic yards of excess excavated material consisting of the existing fill
and natural soils will be re-used within the school property at the existing soccer field for regrading.
McPhail Associates will be retained to continuously monitor the excavation and segregation of materials
during the construction period. In the event that any excavated soils which are malodorous, or which
exhibit visual and/or olfactory evidence of petroleum or any other suspicious materials become evident,
they will be segregated and stockpiled separately from other soils. These soils will then be sent to an off-
site laboratory for testing and analyses. (See memo from McPhail Associates dated March 1,2017.)
Brooks School—Arts Center
Watershed Special Permit
March 21,2017
Page 2 of 5
4) The specific Site is an appropriate location for the proposed use and structure.
5) Because of the unique characteristics of the Site the use as developed will not adversely affect the
neighborhood. The overall impact(traffic,noise, generation of pollution) of the proposed
development is very minimal.
6) There will be no nuisance or serious hazard to vehicles or pedestrians. The proposed development
provides for clear separation of pedestrian and vehicular traffic and will not create a hazard for either.
Proper signage and vehicle controls (curbs, roadways and parking areas) will be provided. Specific
safety mechanisms (signs, striping and surfacing) will be installed where pedestrian and vehicular
traffic coincides.
7) Adequate and appropriate facilities are provided for the proper project.
8) There is no reasonable alternative location outside the General,Non.-Disturbance,and the Non-Discharge
Zones for any discharge,structure or activity.
The Planning Board also makes a specific finding that the use is in harmony with the general purpose and
intent of the Noah Andover Zoning Bylaw. Upon reaching the above findings,the Planning Board approves
this Special Permit based upon the following SPECIAL CONDITIONS:
9) Permit Definitions:
a) The"Locus" or"Site"refers to the approximately 166 acre parcel of land on a portion of
Assessors Map 103,Parcels 28 and 90C also known as 1160 Great Pond Road,North
Andover, Massachusetts.
b) The "Plans" refer to the plans prepared by Whitman & Bingham Associates, A.T. Leonard &
3 Associates and AnnBeha Architects entitled `Brooks School Center for the Arts 1160 Great
Pond Road, North Andover, MA 01845", dated January 13, 2017 and revised February 2,
9
2017,February 7, 2017 and March 1,2017.
c) The "Project" refers to the reconstruction of existing developed areas of the Brooks School
a Campus consisting of the demolition and removing of buildings and the constructing of an art
center building with associated access ways, utilities, field and landscaped areas. The
majority of the proposed work is within the General Zone with a small portion of
reconstruction of walks, parking and landscaping on the outer edge of the Non-Discharge
Zone and re-grading of an existing soccer field within the Non-Discharge and Non-
Disturbance Zones. The project is located in the Residential 1 (R-1)Zone.
d) The "Applicant" refers to Brooks School, the applicant for the Watershed District 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
10) The Applicant shall make sure the fill being removed from the Site is non-hazardous and follow all
Federal, State and local regulations if there is any hazardous fill found on the Site.
11) Throughout all lands,tree cutting shall be kept to a minimum in order to minimize erosion and preserve
the natural features of the site.
12) The Planting Plan shall include all native species.
Brooks School—Arts Center
Watershed Special Permit
March 21,2017
Page 3 of 5
13) The soil that is removed from the construction site for the regrading of the soccer field and the process of
establishing vegetation shall be by way of organic or slow release nitrogen fertilizers.Any new lawn and
landscaped areas should be constructed in such a manner as to minimize the maintenance that is required,
e.g.the soil should be well aerated, it should have a minimum of 6-inches of topsoil and,where possible,
native vegetation should be planted to minimize the need for fertilizer and watering.
14) The Planning Director shall approve any changes made to these plans. Any changes deemed substantial
by the Planning Director would require a Public Hearing and Modification by the Planning Board.
PRIOR TO ISSUANCE OF A BUILDING PERMIT
15) 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.
16) No construction activities authorized by this Decision shall be commenced until the Applicant has
received a Height Variance from the Town of North Andover Zoning Board of Appeals and the 20
Day Appeal Period has ended, as required by the Town of North Andover's Zoning Bylaw Table 2
Summary of Dimensional Requirements specific to the height of the proposed building. A recorded
copy of the approved Zoning Board of Appeals Decision shall be provided to the Planning
Department.
17) In consultation with the Planning Director,the Applicant shall designate an independent construction
monitor. The monitor shall read, sign, and return to the Town Planner the Letter of Agreement for
Independent Monitors. Upon the start of site work the monitor shall make weekly inspections of the
project(any suspension in monitoring due to inactivity on the site shall be pre-approved by the Town
Planner), provide monthly reports to the Planning Department, and detail any areas of non-
compliance and corrective actions. The monitor will also provide reports following heavy rain events.
The monitor must also be available upon notice to inspect the site accompanying a Planning
Department designated official.
18) All erosion control measures as shown on the plan must be in place and reviewed by the Planning
Director.
19) Fertilizers are limited to those which are either organic or slow-release nitrogen and phosphorous-free,
non-organic pesticides and herbicides use are prohibited, and the use of coal tar-based pavement sealants
is prohibited. In addition to the Covenant that was previously recorded in 2004, the Applicant shall
incorporate this condition as a deed restriction and a copy of the recorded deed shall be submitted
to the Planning Department and included in the file.
PRIOR TO RELEASE OF THE PERFORMANCE BOND
20) The Applicant must submit a letter from the architect and engineer of the project stating that the building,
landscaping, lighting and Site layout substantially comply with the plans referenced at the end of this
decision as endorsed by the Planning Board.The Applicant must also submit a letter from a professional
engineer certifying that there are no illicit connections to the storm drainage system.
21) The Planning Board must by a majority vote make a finding that the Site is in conformance with the
approved plan.
Brooks School—Arts Center
Watershed Special Pennit
I March 21,2017
Page 4 of 5
GENERAL CONDITIONS
22) No open burning shall be done except as is permitted during burning season under the Fire Department
regulations.
23) The Contractor shall contact Dig Safe at least 72 hours prior to commencing excavation.
24) 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.
25) Pursuant to the North Andover Zoning Bylaw Section 1031.3 this Special Permit approval shall be
deemed to have lapsed March 21, 2019 (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.
26) This decision must be filed with the North Essex Registry of Deeds. The following information is
included as part of this decision:
Plan titled: Brooks School Center for the Arts
1160 Great Pond Road
North Andover, Massachusetts 01845
Prepared for: Brooks School
1160 Great Pond Road
North Andover,MA 01845
Prepared by: Whitman&Bingham Associates,A.T. Leonard &Associates and AnnBeha
Architects
33 Kingston Street
Boston, MA 0211
Scale: 15-20"
Date: January 13, 2017 and revised February 2,2017,February 7, 2017 and March 1,
2017
Plan titled: Brooks School Center for the Arts(Exterior Elevations)
1160 Great Pond Road
North Andover,Massachusetts 01845
Prepared for: Brooks School
1160 Great Pond Road
North Andover, MA 01845
Prepared by: AnnBeha Architects
33 Kingston Street
Boston,MA 0211
Date: December 21,2016
Stormwater Analysis
Prepared for: Brooks School
Prepared by: Whitman&Bingham Associates,LLC
3 Dated: January 13,2017
h
Soil Disposal Recommendations
McPhail Associates Memo
Dates March 1,2017
cc:
Applicant
Abutters
Brooks School—Arts Center
Watershed Special Permit
March 21,2017
Page 5 of 5