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HomeMy WebLinkAboutMiscellaneous - 33 JOHNSON STREET NORTH ANDOVER OLDE CENTER HISTORIC DISTRICT COMMISSION CERTIFICATE OF NON-APPLICABILITY This certificate of non-applicability is issued this 2&day of November 2003 to the Town of North Andover Youth Center in regards to the property at 33 Johnson Street in accordance with Chapter 40C paragraphs 5 through 10 of the General Laws of the Commonwealth of Massachusetts as amended and the by-laws of the North Andover Olde Center Historic District Commission. This will allow the installation of a louver for the kitchen at the Youth Center Building with the plans and narrative approved at this meeting. Gn 41:45"44? eorge H. Schruender, Jr. Chairman na �D _T, r, CI"e Town of North Andover f NORTH OFFICE OF o 3� "`° tiOOG COMMUNITY DEVELOPMENT AND SERVICES _30 School Street North Andover,Massachusetts 01845 ., ` y WILLIAM J.SCOTT Ss�CMUS c Director NOTICE OF DECISION Any appeal shall be filled c within (20) days after the , date of filling this Notice in the Office of the Townrn Clerk. Date „j August ', 1998 C Date of.Hearing 61698, 779 7I/t3 Petition of North Andover Youth Center Premises affected 33 Johnson street Referring to the above petition for a special permit from the requirements of the North Andover Zoning Bylaw Section 8.3 (site plan review) so as to allow to construct a 17,550 SF youth center After a public hearing given on the above date, the Planning Board voted t0 APPROVE the SPECIAL PERMIT SITE PLAN REVIEW based upon the following conditions: Signed , CC: Director of Public Works Richard S.Rowen, Chairman Building Inspector Natural Resource/Land Use Planner Alison Lescarbeau, V. Chairman Health Sanitarian Assessors John Simons, Clerk Police Chief Fire Chief Richard Nardella Applicant Engineer Joseph V. Mahoney Towns Outside Consultant File Planning Board Interested Parties CONSERVATION-(978)688 9530 • HEALTH-(978)688-9540 • PLANNING-(978)688-9535 *BUILDINGOFFICE-(978)688-9545 • *ZONING BOARD OF APPEALS-(978)688-9541 • *146 MAIN STREET t r Town of North Andover &ORTp OFFICE OF Of 11,20 '6,100'0 COMMUNITY DEVELOPMENT AND SERVICES Mpl 384 Osgood Street *, .^, North Andover,Massachusetts 01845 WMLIAM J.SCOTT LSSA USES Director August 5, 1998 Ms. Joyce Bradshaw Town Clerk 120 Main Street No. Andover, MA 01845 Re: Site Plan Review/33 Johnson Street (Youth Center) Dear Ms. Bradshaw, The North Andover Planning Board held a public hearing on Tuesday evening, June 16, 1998 at 7:30 p.m. in the Department of Public Works Conference Room, upon the application of North Andover Youth Center, 33 Johnson Street, North Andover, MA 01845 requesting a special permit under Section 8.3 Site Plan Review of the North Andover Zoning Bylaw. The legal notice was properly advertised in the Lawrence Eagle Tribune on June 1 & June 8, 1998 and all parties of interest were duly notified. The following members were present: Richard Rowen, Chairman, Alison Lescarbeau, Vice Chairman, John Simons, Clerk, Richard Nardella, Joseph Mahoney and Alberto Angles, Associate Member. The petitioner was requesting a special permit to construct a 17,550 SF youth center. The property is located in the Residential -3 (R-3)Zoning District. Steve Foster of Dutton&Garfield was present to represent 33 Johnson Street. Mr. Foster stated that they have received money and are in the process of fund raising. Mr. Foster stated that they have met with the Historical Society and compromised with them and scaled down. Mr. Foster stated that they had Mike Howard, Conservation Administrator, on the site and that they are on ConCom's agenda for approval. Mr. Foster stated that this is a dream come true for the kids. Joel Boardman, architect, showed the Board pictures of present buildings on the property. Mr. Boardman stated that this is all town property. Mr. Boardman went over the future plans with the Board. They are planning on a putting in a 6500 SF gym, a game room, weight room and there will be seating for 100 people in the gym. There are 61 parking spaces. Mr. Nardella had concerns with the parking and asked if there was any way to construct more. Mr. Boardman stated that they are going from 44 spaces to 61. Ms. Colwell asked if the access to the Masonic Temple would change. Mr. Boardman stated that it was going to stay the way it is right now. Mr. Nardella asked who owned the lot adjacent to BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535 the field. Mr. Foster stated the he believed it was the Avery's. Mr. Boardman stated that this is a modern building with an older look to it. Mr. Simons asked if the existing building would be torn down. Mr. Foster stated that it would be. Mr. Rowen asked what their time frame was for the drainage review. Mr. Foster stated that it would be taken care of by the next meeting. Continued until July 7, 1998. The North Andover Planning Board held a regular meeting on July 7, 1998. The following members were present: Richard Rowen, Chairman, Joseph V. Mahoney, Alberto Angles, Associate Member, and John Simons, Clerk. Phil Christiansen of Christiansen and Sergi, William Scott, Director of Community Development and Joe Lynch were present to represent 33 Johnson Street. Mr. Christiansen went over the revise plans with the Board. Jim Rand of D.P.W. stated that he did not have time to write up a memo but, D.P.W. has no outstanding issues. Mr. Rowen asked if the found a location for more parking spaces. Mr. Christiansen stated that they didn't. Mr. Simons questioned on what trees will be taken down. Mr. Scott stated that the Historical Society gave them a pretty strict decision if you want to look it over. Mr. Rowen asked when they would like to start construction. W. Lynch stated that they would like to start in April. On a motion by Mr. Mahoney, seconded by Mr. Angles, the Board voted unanimously to close the Public Hearing. The North Andover Planning Board held a regular meeting on July 21, 1998. The following members were present: Alison Lescarbeau, Vice Chairman, John Simons, Clerk, Alberto Angles, Associate Member, and Richard Nardella. Continued until August 4, 1998. The North Andover Planning Board held a regular meeting on August 4, 1998. The following members were present: Richard Rowen, Chairman, Alison Lescarbeau, Vice Chairman, John Simons, Clerk, Joseph V. Mahoney, Alberto Angles, Associate Member, and Richard Nardella. On a motion by Mr. Angles, seconded by Ms.Lescarbeau, the Board voted unanimously to approve the 33 Johnson Street (Youth Center) decision as amended. Attached are the conditions. Sincerely, Richard S. Rowen, Chairman North Andover Planning Board 33 Johnson Street (North Andover Youth Center) Site Plan Review - Special Permit The Planning Board herein approves the Special Permit/Site Plan Review for the construction of a 17,550 SF youth center located in the R-3 Zoning District. This Special Permit was requested by the North Andover Youth Center, 33 Johnson Street,North Andover, MA 01845. 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 located in the Residential- 3 Zone and involves additions to existing buildings. 2. The use as developed will not adversely affect the neighborhood as a sufficient buffer has been provided; 3. There will be no nuisance or serious hazard to vehicles or pedestrians; 4. 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; 5. The site drainage system is designed in accordance with the Town Bylaw requirements and has been reviewed and approved by the Department of Public Works; 6. The applicant has met the requirements of the Town for Site Plan Review as stated in Section 8.3 of the Zoning Bylaw; 7. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. Finally the Planning Board finds that this project generally complies with the Town of North Andover Zoning Bylaw requirements as listed in Section 8.35 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) Prior to the endorsement of the plans by the Planning Board,the applicant must j comply with the following conditions: a) The plan must be revised to show the existing driveways to the Masonic Lodge accurately. 1 b) The final plan must be reviewed and approved by the DPW 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. MEEMMM c) A bond in the amount of must be posted for the purpose of insuring that a final as-built plan showing the location of all on-site utilities, structures, curb cuts, parking spaces,topography, and drainage facilities is submitted. The bond is also in place to insure that the site is constructed in accordance with the approved plan. As this project involves the expansion of an existing non-profit organization in North Andover at this location the Planning Board will allow an alternate form of security to be posted. The form of security must be acceptable to the Planning Department. 2) Prior to the start of construction: a) A 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. b) During construction,the site must be kept clears and swept regularly. 3) 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. c) In accordance with N.A.D.P.W. policy,this project may require 2:1 mitigation of the existing infiltration/inflow from the receiving sewer system. The mitigation may take the form of actual work performed or a fee paid to the DPW. 4) Prior to verification of the Certificate of Occupancy: 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 as referenced at the end of this decision as endorsed by the Planning Board. b) 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"Description of Work"approved by the Historic District Commission for this project as referenced at the end of this decision as endorsed by the Planning Board. 2 c) The Planning Staff shall approve all artificial lighting used to illuminate the site. All lighting shall have underground wiring and shall be so arranged that all direct rays from such lighting falls entirely within the site and shall be shielded or recessed so as not to shine upon abutting properties or streets. The Planning Staff shall review the site. Any changes to the approved lighting plan as may be reasonably required by the Planning Staff shall be made at the owner's expense. All site lighting shall provide security for the site and structures however it must not create any glare or project any light onto adjacent residential properties. d) The building must have commercial fire sprinklers installed in accordance with the North Andover Fire Department. 5) Prior to the final release of security: 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,parking spaces and drainage facilities must be submitted to and reviewed by the Planning Staff and the Division of Public Works. 6) 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 to minimize any dust problems that may occur with adjacent properties. Any stock piles to remain for longer than one week must be fenced off and covered. 7) In an effort to reduce noise levels, the applicant shall keep in optimum working order, through regular maintenance, any and all equipment that shall emanate sounds from the structures or site. 8) The hours for construction shall be limited to between 7:00 a.m and 7:00 p.m. Monday through Friday and between 8:00 a.m. and 5:00 p.m. on Saturday. 9) Any plants,trees or shrubs that have been incorporated into the Landscape Plan approved in this decision that die within one year from the date of planting shall be replaced by the owner. 10)The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 11)Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the respective utility companies. 3 12)No open burning shall be done except as is permitted during burning season under the Fire Department regulations. 13)No underground fuel storage shall be installed except as may be allowed by Town Regulations. 14)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. 15)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. 16)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. 17)This Special Permit approval shall be deemed to have lapsed after (two years from the date permit granted)unless substantial use or constructi n has commenced. Substantial use or construction will be determined by a majority vote of the Planning Board. 18)The following information shall be deemed part of the decision: a) Plan Titled: Plan of existing conditions Prepared for: North Andover Youth Center 33 Johnson Street North Andover,MA Prepared By: Christiansen& Sergi 160 Summer Street Haverhill,MA 01830 Scale: 1"=40' Date: July 2, 1998 b) Plan Titled: Plan of existing conditions Prepared for: N.A.Y.S. 33 Johnson Street North Andover,MA Prepared By: Bargmann Hendrie &Archetype 470 Atlantic Avenue, 14 FL Boston, MA 02210-2208 Scale: 1"=40' Date: May 27, 1998 C) Report Titled: Drainage Analysis and 4 Stormwater Management Prepared for: Joseph H. Hermann Youth Center North Andover, MA Prepared By: Christiansen& Sergi 160 Summer Street Haverhill, MA 01830 Date: July 2, 1998 d) Description of the Project as amended and approved by the Historic District Commission on June 2, 1998 Cc. Director of Public Works Building Inspector Health Administrator Assessors Conservation Administrator Drainage Consultant Planning Board Police Chief Fire Chief Applicant Engineer File 33 Johnson Street (Youth Center) - Site Plan Review 5 310 CMA 10.99 Form 5 r �l DEP Re No. l 242-925 4 (to de acrvxUwJ try UEVJ _ w Commonwealth Cdy.Town North Andover of Massachusetts North Andover Youth Services j Aoohcant Order of Conditions ° Massachusetts Wetlands Protection Act G.L. c. 131 , §40 and under the Town Qf North Andover' s Bylaw Chapter . 178 From NORTH ANDOVER CONSERVATION COMMISSION To North Andover Youth Services Town of North Andover (Name of Applicant) (Name of property owner) Address 33 Johnson Street Address 120 Main Street This Order is issued and delivered as follows: ❑ by hand delivery to applicant or representative on Idal�j 7 by certified mail, relurn receipirequested on AIA Idale) Phis project is located at 33 Johnson Street The property is recorded at the Registry of Nort-lharu F'c-qn-c Sock 1849, 669, 630 Page 336, 385 . Certificate(if registered) .____ ..—�_ The Notice of intent for this project was tiled on August 7, 1998 (date) The public hearing was closed on 9/16/98 (dale) Findings T,-,P North Andover Conservation Commission has reviewed the above-reler-iced tJolice of Intent and pians and has held a public hearing on the pro)ecl. Based on the information 24a laele Ic the NACC at this time, the —�I.D.M _ has delerrnined Ihat the area on which the orccosed work is lobe deme is significant to the fcilm-ling interesls in accorc, . v.ith the Presumptions of Significa ce g Jo in the re ulalrons for each Area Sub)ect to Proiectrgn Under the n. L�8 JV Recreation Act (check as appropriate): Ch. 178: Prevention of Erosion & Sedimentation Ch. 178X Wildlife t inin shellfish �' control (X Lrtnd c.,r to g i Public water sup�.ty � Flood co i 0 Private water supply ( Storm damage prevention ] Fisheries Crcund water supply L4 Prevention of pollution Protection of wildlife habitat- Total abitatTotal Fiiinc Fee Submitted $525.00 State Share —1250.00 City/7own Share �275 ('.': lee In r,xccss al 'S 2:5) Total refund Due S CilylTcwn Portion S Slate Portion S ('/z total) (Yz total) DEP FILE#242-925 Therefore, the North Andover Conservation Commission(hereafter the "NACC") hereby finds that the following conditions are necessary, in accordance with the Performance Standards set forth in the State Regulations, the local ByLaw and Regulations, to protect those interests noted above. The NACC orders that all work shall be performed in accordance with said conditions and with the Notice of Intent referenced below. To the extent that the following conditions modify or differ from the plans,specifications or other proposals submitted with the Notice of Intent,the conditions shall control. GENERAL CONDITIONS 1. Failure to comply with all conditions stated herein, and with all related statutes and other regulatory measures,shall be deemed cause to revoke or modify this Order. 2. This Order does not grant any property rights or any exclusive privileges;it does not authorize any injury to private property or invasion of property rights. However,the NACC, agent of the NACC or the Department of Environmental Protection(DEP) reserves the right to enter and inspect the property at all reasonable gimes until a Certificate of Compliance is issued, to evaluate compliance with this Order of Conditions, the Act(310 CMR 10.00), the North Andover Wetland ByLaw and Regulations, and may require any information, measurements, photographs, observations, and/Or materials, or may require the submittal of any data or information deemed necessary by the NACC for that evaluation. Further, work shall be halted on the site if the NACC, agent or DEP determines that any of the work is not in compliance with this Order of Conditions. Work shall not resume until the NACC is satisfied that the work will comply and has so notified the applicant in writing. 3. This Order does not relieve the permittee or any other person of the necessity of complying with all other applicable federal,state or local statutes ordinances,by-laws or regulations. 4. The work authorized hereunder shall be completed within three years from the date of this order. 5. This Order may be extended by the issuing authority for one or more periods of up to one year each upon application to the issuing authority at least thirty days (30) prior to the expiration date of the Order (Refer to Section VIII(p.15) of the North Andover Wetland Regulations). CAWinword\00CU42-925.doc 3 NACC I0/8/98 DEP FILE #242-925 6. The NACC reserves the right to amend this Order of Conditions after a legally advertised public hearing if plans or circumstances are changed or if new conditions or information so warrant. . 7. Where the Department of Environmental Protection(DEP) is requested to make a determination and to issue a Superseding Order, the Conservation Commission shall be a party to all agency proceedings and hearings before the Department. 8. The conditions of this decision shall apply to, and be binding upon, the applicant, owner, its employees and all successors and assigns in interest or control. These obligations shall be expressed in covenants in all deeds to succeeding owners of portions of the property. 9. The term"Applicant' as used in this Order of Conditions shall refer to the owner, any successor in interest or successor in control of the property referenced in the Notice of Intent, supporting documents and this Order of Conditions. The NACC shall be notified in writing within 30 days of all transfers of title of any portion of property that takes place prior to the issuance of a Certificate of Compliance. 10. The proposed work includes: Construction of a youth center building and associated appurtenances within the Buffer Zone of a Bordering Vegetated Wetland(310 CMR 10.55) NOTE: This is a re-development project as defined under the "DEP Stor awater Management Policy". 11. The work shall conform to the following(except as noted in the remainder of this document where revisions may be required): Notice of Intent filed by: North Andover Youth Services DATED 8-7.98 Plans prepared by: Christiansen&Sergi,Inc. Entitled"Plan of Existing Conditions" DATED REV 9-15-98 Sheets 1 through 3 Report prepared by: Christiansen&Sergi,Inc. Entitled"Operations&Maintenance Plan? NOT DATED 12. The following wetland resource areas are affected by the proposed work: Buffer Zone to Bordering Vegetated Wetland(BVW). These resource areas are significant to the interests of the Act and Town ByLaw as noted above. These resource areas are also significant to the recreational and wildlife CAWinword\00CV42-925.doc 2 NACC 10!8!98 DEP FILE #242 - 925 interests of the ByLaw. The applicant has not attempted to overcome the presumption of significance of these resource areas to the identified interests. 13. The NACC agrees with the applicant's delineation of the wetland resource areas on the site as shown on the plans dated referenced herein. Prior to the issuance of a Certificate of Compliance, the applicant will submit a plan showing the site's wetland delineation at a scale identical to the Town wetland map for this location. 14. The NACC finds that the intensive use of the upland areas and buffer zone proposed on this site will cause further alteration of the wetland resource areas. In order to prevent any alteration of wetland resource areas a twenty five foot(25') No-Disturbance Zone and a fifty foot(501 No-Construction Zone shall be established from the edge of the adjacent wetland resource area except where otherwise indicated on the plans referenced and approved herein. The Conservation Administrator and/or other agents of the NACC do not have the authority to waive these setbacks as established under the local bylaw. No disturbance of existing grade, soils or vegetation is permitted in the No-Disturbance zone. (See Appendix 5 of the local Regulations). 15. There shall be no increase in the post development discharges from the storm drainage system or any other changes in post development conditions that alter the post development watershed boundaries as currently depicted in the Notice of intent and approved by this Order of Conditions, unless specifically approved in writing by the Commission. 16. This document shall be included in all construction contracts, subcontracts, and specifications dealing with the work proposed and shall supersede any conflicting contract requirements. The applicant shall assure that all general contractors, subcontractors, and other personnel performing the permitting work are fully aware of the permits terms and conditions. Thereafter, the contractor will be held jointly liable for any violation of this Order resulting from failure to comply with its conditions. 17. The owners of the project and their successors in title, in the event they proceed to alter areas subject to the Commission's jurisdiction under the order, agree that the Order does not in itself impose upon the Town any responsibility to maintain the proposed drainage system and that said Town shall not be liable for any damage in the event of failure. By acceptance of this Order, the owners agree to indemnify and hold harmless to the Town and its residents for any damage attributable to alterations undertaken on this property pursuant to the Order. Issuance of these Conditions does not in any way imply or certify that the site or downstream areas will not be subject C:\winword1C0C1242-925.@oc 3 NACC 1018198 DEP FILE#242-925 to flooding, storm damage or any other form of water damage. Maintenance of the drainage system,if accepted by the Town as part of a public way, becomes the responsibility of the Town. 18. Issuance of these Conditions does not in any way imply or certify that the site or downstream areas will not be subject to flooding, storm damage or any other form of water damage. PRIOR TO CONSTRUCTION 19. No work shall be undertaken until all administrative appeal periods from this Order have elapsed or, if such an appeal has been filed, until all proceedings before the Department or Court have been completed. 20. This Order shall be recorded by the applicant at the Registry of Deeds immediately after the expiration of all appeal periods. No work shall be undertaken until the Final Order has been recorded in the Registry of Deeds or the Land Court for the district in which the land is located, within the chain of title of the affected property. In the case of recorded land, the Final Order shall also be noted in the Registry's Grantor Index under the name of the owner of the land upon which the proposed work is to be done. In the case of registered land, the Final Order shall also be noted on the Land Court Certificate of Title of the owner of the land upon which the proposed work is to be done. The recording information shall be submitted to the North Andover Conservation Commission on the form at the end of this Order prior to commencement of the work. Any Order not recorded by the applicant before work commences may be recorded by the NACC at the applicant's expense. 21. A sign shall be displayed at the site not less than two square feet or more than three square feet in size bearing the words"Massachusetts Department of Environmental Protection, File Number 242-925." 22. Any changes in the submitted plans caused by the applicant, another Board's decision or resulting from this Order of Conditions must be submitted to the NACC for approval prior to implementation. If the NACC finds said changes to be significant, the NACC will call for another public hearing(at the expense of the applicant). Within 21 days of the close of said public hearing the NACC will issue an amended or new Order of Conditions. Any errors found in the plans or information submitted by the applicant shall be considered as changes. The proposed project may be still under review by other local or state boards or agencies. This may result in changes to the project plans or wetland impacts. If any such changes occur a revised plan CAWinword\00CU42-925.doc 4 NACC 14/8/98 DEP FILE #242 -925 and an explanation of the revisions shall be submitted to the NACC for review and approval prior to the start of construction. No work shall begin on a project until written approval has been granted by the NACC. 23. It is the responsibility of the applicant, owner, and/or successor(s) to ensure that all conditions of this Order of Conditions are complied with. The project engineer and contractors are to be provided with a copy of this Order of Conditions and referenced documents before commencement of construction. 24. Prior to any work on-site the applicant shall submit to the NACC for approval a sequencing plan for construction and erosion and sedimentation control with supporting pians and details as appropriate. Prior to any work commencing on-site,the applicant shall submit to the NACC for approval, a detailed sequence of construction, including the construction of compensation and retention areas, and revegetation to be completed before other work begins on-site. 25. Wetland flagging shall be checked prior to start of construction and shall be re-established where missing so that erosion control measures can be properly placed and wetland impacts can be monitored. The proposed limit of work shall be shall be clearly marked with stakes or flags and shall be confirmed by the NACC. Such markers shall be checked and replaced as necessary and shall be maintained until all construction is complete. Workers should be informed that no use of machinery, storage of machinery or materials, stockpiling of soil, or construction activity is to occur beyond this line at any time. All flags used for the above purposes shall be of a color different from other flagging used on the site. 26. A row of staked hay bales backed by trenched siltation fence shall be placed between all construction areas and wetlands. The erosion control barrier will be properly installed and placed as shown on the plans approved and referenced herein and shall be inspected and approved by the NACC prior to the start of construction and shall remain intact until all disturbed areas have been permanently stabilized to prevent erosion. All erosion prevention and sedimentation protection measures found necessary during construction shall be implemented at the direction of the NACC. The NACC reserves the right to impose additional conditions on portions of this project to mitigate any impacts which could result from site erosion, or any noticeable degradation of surface water quality discharging from the site. For example, installation of erosion control measures may be required in areas not shown on the plan(s) referenced in this Order of Conditions. Should such installation be required by the NACC, they shall be installed within 48 hours of the Commission's request. CAWmword\00C\242-925.doc 5 NACC I0f8/98 DEP FILE #242 -925 27. The applicant shall have on hand at the start of any soil disturbance, removal or stockpiling, a minimum of twenty (20) hay bales and sufficient stakes for staking these bales (or an equivalent amount of silt fence). Said bales shall be used only for the control of emergency erosion problems and shall not be used for the normal control of erosion. 28. A check payable to the Town of North Andover shall be provided by the selected general contractor in the amount of$5,000 which shall be in all respects satisfactory to Town Counsel, Town Treasurer, and the NACC, and shall be posted with the North Andover Town Treasurer through the NACC before commencement of work. Said deposit of money shall be conditioned on the completion of all conditions hereof, shall be signed by a party or parties satisfactory to the NACC, and Town Counsel, and shall be released after completion of the project, provided that provisions, satisfactory to the NACC, have been made for performance of any conditions which are of continuing nature. The applicant may propose a monetary release schedule keyed to completion of specific portions of the project for the NACCs review and approval. This condition is issued under the authority of the local ByLaw. 29. The applicant shall designate a professional Wetland Scientist as an "Erosion Control Monitor" to oversee any emergency placement of controls and regular inspection or replacement of sedimentation control devices. The name and phone number of the erosion control monitor must be provided to the NACC in the event that this person has to be contacted, due to an emergency at the site, during any 24-hour period, including weekends. This person shall be given the authority to stop construction for erosion control purposes. The erosion control monitor will be required to inspect all such devices and oversee cleaning and the proper disposal of waste products. Cleaning shall include removal of any entrapped silt. At least once during each week in which construction activities occurs on-site and for as long thereafter as ground remains unstabilized, the applicant shall submit a written report from the erosion control monitor to the NACC certifying that, to the best of his/her knowledge and belief based on a careful site inspection, all work is being performed in compliance with this Order of Conditions. The erosion control monitor must visually inspect all sedimentation/erosion control measures and assume responsibility for their maintenance on a weekly basis and that they are functioning as intended. In addition, all wetland resource areas must be visually inspected for siltation, turbidity, and/or other water quality impacts. 30. Prior to construction, the applicant shall permanently mark the edge of the existing "No-Disturbance Zone"with fourteen (14) signs or markers C:1Winword\00C1242-925.doc 6 NACC 10/8/98 DEP FILE #242-925 spaced evenly every forty feet(401incorporating the following text: "Protected Wetland Resource Area". This will designate their sensitivity and assure no further inadvertent encroachment into the wetland. These permanent markers are subject to review and approval by the NACC. The applicant shall instruct all agents to explain these markers to buyers/lessees/landscapers and all persons taking over the property from the applicant. 31. Once these above mentioned pre-construction requirements are complete, the applicant shall contact the Conservation Office prior to site preparation or construction and shall arrange an on-site conference with an NACC representative,the contractor,the engineer,wetland scientist and the applicant to ensure that all of the Conditions of this Order are understood. This Order shall be included in all construction contracts, subcontracts, and specifications dealing with the work proposed and shall supersede any conflicting contract requirements. The applicant shall assure that all contractors, subcontractors and other personnel performing the permitted work are fully aware of the permit's terms and conditions. Thereafter, the contractor will be held jointly liable for any violation of this Order of Conditions resulting from failure to comply with its conditions. The applicant or contractor shall notify the NACC in writing of the identity of the on-site construction supervisor hired to coordinate construction and to ensure compliance with this Order. A reasonable period of time shall be provided as notice of the pre-construction meeting (e.g. 72 hours). DURING CONSTRUCTION 32. IMPORTANT: Immediately upon completion of the building foundation, and prior to further construction activities associated with the site,the applicant shall complete a plan prepared by a Registered Professional Land Surveyor(R.P.L.S.) which accurately depicts the foundation location and it's proximity to wetland resource areas as approved under this Order of Conditions. Said plan shall be submitted to the Conservation Administrator for approval. 33. Upon beginning work, the general site contractor shall submit written progress reports every month detailing what work has been done in or near resource areas, and what work is anticipated to be done over the next period. This will update the construction sequence. 34. All catch basins shall contain oil/gasoline traps, and it shall be a continuing condition of this order,even after a Certificate of Compliance is issued, that the oil/gasoline traps in the catch basins be maintained. All catch basins CAWinword\00C\242-925.d0c 7 NACC 10/$198 DEP FILE #242- 925 shall be free of all accumulated silt and debris before a Compliance is issued and the owner or his/her agent shall so specify in the request for Compliance. 35. The sewer lines on the site shall be tested for water tightness in accordance with North Andover DPW standards. 36. Any fill used in connection with this project shall be clean fill,containing no trash, refuse, rubbish or debris, including but not limited to lumber, bricks, plaster, wire,lath, paper, cardboard, pipe, tires, ashes, refrigerators, motor vehicles or parts on any of the foregoing. 37. No exposed area shall remain unfinished for more than thirty(30) days, unless approved by the NACC. 38. No regrading in the buffer zone shall have a slope steeper than 2:1 (horizontal: vertical). Slopes of steeper grade shall be rip-rapped to provide permanent stabilization. 39. There shall be no stockpiling of soil or other materials within twenty-five (25) feet of any resource area. 40. Washings from concrete trucks, or surplus concrete, shall not be directed to, any drainage system, or wetland resource area. 41. All waste generated by, or associated with, the construction activity shall be contained within the construction area, and away from any wetland resource area. There shall be no burying of spent construction materials or disposal of waste on the site by any other means. The applicant shall maintain dumpsters (or other suitable means) at the site for the storage and removal of such spent construction materials off-site. However, no trash dumpsters will be allowed within 50'of areas subject to protection under the Act or local ByLaw. 42. Accepted engineering and construction standards and procedures shall be followed in the completion of the project. 43. During and after work on this project, there shall be no discharge or spillage of fuel, or other pollutants into any wetland resource area. If there is a spill or discharge of any pollutant during any phase of construction the NACC shall be notified by the applicant within one(1) business day. No construction vehicles are to be stored within 100 feet of wetland resource areas, and no vehicle refueling, equipment lubrication, or maintenance is to be done within 100 feet of a resource area. CAWinword\OOC\242-925.doc 8 NACC 10/8/98 DEP FILE#242-925 AFTER CONSTRUCTION 44. No underground storage of fuel oils shall be allowed on any lot within one- hundred (100)feet of any wetland resource area. This condition shall survive this Order of Conditions and shall run with the title of the property. This condition is issued under the authority of the Town's Wetland protection ByLaw. 45. Fertilizers utilized for landscaping and lawn care shall be slow release, low- nitrogen types (<5%), and shall not be used within 25 feet of a resource area. Pesticides and herbicides shall not be used within 100 feet of a wetland resource area. This condition is issued under the authority of the Town's Wetland Protection ByLaw and shall remain in perpetuity. 46. No road salt, sodium chloride, or other de-icing chemicals shall be used on paved surfaces, and any arrangement for snow removal shall so stipulate due to the importance of the site and wetlands. Permanent signs designating "No-Snow Stockpiling Zones" shall be displayed in prominent locations by the designated site contractor subject to review and approval by the NACC. 47. Upon completion of construction and grading, all disturbed areas located outside resource areas shall be stabilized permanently against erosion. This shall be done either by loaming and seeding according to SCS standards. If the latter course is chosen, stabilization will be considered complete once vegetative cover has been achieved. 48. Upon completion of the project the applicant shall submit the following to the Conservation Commission as part of a request for a Certificate of Compliance: a. A letter from the applicant requesting a Certificate of Compliance. b. The name and address of the current landowner. c. The name and address of the individual/trust or corporation to whom the compliance is to be granted. d. The street address and assessor's map/parcel number for the project. e. The DEP file number. f. A written statement from a Registered Professional Civil Engineer of the Commonwealth certifying that the work has been conducted as shown on the plan(s) and documents referenced above, and as conditioned by the Commission. g. An"As-Buil' plan prepared and signed and stamped by a Registered Professional Civil Engineer and a Registered Professional Land CAWinword\00C\242-925.doc 9 NACC 10/8/98 DEP FILE #242 -925 Surveyor of the Commonwealth, for the public record. This plan will include: ➢ "As-Built' post-development elevations of all drainage& stormwater management structures constructed within 100 feet of any wetland resource area. ➢ "As-Built" post-development elevations and grades of all filled or altered wetland resource areas including the encompassing buffer zone which is regulated as a wetland under the local wetland bylaw. ➢ Distances from structures to wetland resource areas. Structures include (but are not limited to) septic systems, additions, fences, sheds, stone walls, pools, retaining walls, and approved decks. ➢ A line showing the limit of work and the extent of existing erosion control devices. "Work" includes APY disturbance of soils or vegetation. ➢ Location of all subsurface utilities entering the property. 49. The following special conditions shall survive the issuance of a Certificate of Compliance (COC) for this project: ➢ 25' No-Disturbance Zone and a 50' No-Construction Zone shall be established from the edge of adjacent wetland resource areas except in those locations approved under DEP#242-925. Future work within 100' of existing wetland resource areas will require a separate filing with the NACC (refer to Section XI (page 18) of the Regulations for performance standards within these zones)The Conservation Administrator and/or other agents of the NACC do not have the authority to waive these setbacks as established under the local ByLaw; ➢ Maintenance of catch basins (Condition#34); ➢ Discharge or spillage of pollutants (Condition#43); A Prohibition of underground fuels (Condition#44); ➢ Limitations on the use of fertilizers, herbicides,road salts, de- icing compounds and pesticides (Conditions #45& #46). CAWinword\OOC\242-925.doc 10 NACC 10/8/98 DEP FILE#242-925 ➢ The attached "Stormwater Operations and Management Plan", including Best Management Practices. No additional filings will be required to conduct maintenance of the above referenced system and plan CAWinword\000242-925.doc 11 NACC 10/8/98 242-925 Issued By: NORTH ANDOVER CONSERVATION COMMISSION Sig es: 1100, e14 This Order must be signed by a majority of the Conservation Commission On this 7th day of October 19 98 ,before me personally appeared Albert P. Manzi, Jr. to me known to be the person described in and who executed the foregoing instrument and acknowledged that he/she executed the same as his/her free act and deed. Notary Public My commission expires The applicant,the owner,any person aggrieved by this Order,any owner of land abutting the land upon which the proposed work is to be done,or any ten residents of the city or town in which such land is located,are hereby notified of their right to request the Department of Environmental Protection to issue a Superseding Order,providing the request is made by certified mail or hand delivery to the Department with the appropriate filing fee and Fee Transmittal Form as provided in 310 CMR 10.03(7)within ten days from the date of issuance of this Determination. A copy of the request shall at the same time be sent by certified mail or hand delivery to the Conservation Commission and the applicant. If you wish to appeal this decision under the Town Bylaw, a complaint must be filed in Superior Court. A RECEIPT FROM THE REGISTRY OF DEEDS MUST BE SUBMITTED TO THIS OFFICE SHOWING THAT THIS ORDER OF CONDITIONS HAS BEEN RECORDED AT THE NORTH ESSEX REGISTRY OF DEEDS. Detach on dotted line and submit to the NORTH ANDOVER CONSERVATION COMMISSION prior to commencement of work To:NORTH ANDOVER CONSERVATION COMMISSION Issuing Authority Please be advised that the Order of Conditions for the project at File Number 242- 9 2 5 has been recorded at the Registry of Deeds,Essex North District and has been noted in the chain of title of the affected property in accordance with General Condition 8 on 19 If recorded land,the instrument number which identifies this transaction is If registered land,the document number which identifies this transaction is Signature Applicant NORTH ANDOVER OLDS CENTER HISTORIC DISTRICT COMMISSION Certificate of Appropriateness This certificate of Appropriateness is issued this 2nd day of June, 1998 to Community Center Inc. and the Joseph N. Hermann Youth Center Inca For 33 Johnson Street in accordance with Chapter 40C of the General Laws of the Commonwealth of Massachusetts as-amended and the by-laws of the North Andover Olde Center Historic District Commission. This will allow the demolition of the white building and the Red Barn and the building of a new Youth Center at the site with the fans and Narrative approved at this ting. FOR AGAINST Ge r e H. Schrue er, Jr Chairman 0007Z Ka a ob rt Steve Martha Larson Lesli pkins arry Aznoi Patricia Hayw Patricia Long Jesn-02-98 11 : 15A P -02 Project Narrative North Andover Youth Services Building June 1, 1998 INTRODUCTION The project consists of a new two building facility housing the North Andover Youth Services and a rebuilt historic schoolhouse,which will house the thrift shop,a community meeting room and storage spaces. The youth center has a total area of 15,500 square feet, The gymnasium portion is a 6,504 square foot single story building. The administrative and program portion is housed in a three-story building designed to look similar in style to the white schoolhouse:. `1 Z( The two story plus basement rebuilt school house has a"foot print of tis by 0' The thrift shop utilizes 850 square feet and the community room 750 square feet. Storage space is located on the second level. The basement will be used for NAYS equipment storage. The total area of the schoolhouse is 2,000 square feet. When completed,new and rebuilt structures will provide a total of 17,550 square feet of space. The project also includes an outdoor meeting space created by the assemblage of buildings. SUBMISSION The submission of drawings for this Historic Commission meeting includes the following: Existing conditions survey site plan Site guidelines drawing Proposed site plan First floor plan Second floor plan Front elevation and cross-section Side and rear elevations Rebuilt schoolhouse elevations Perspective of courtyard space A CSI format outline specification is also submitted. DESCRIPTION OF THE PROJECT SITE WORK The new NAYS facility will utilize the existing grades of the site to the maximum extent passible. The new structures are located as far back from Johnson Street as possible given the constraints of the wetlands, balifield, playground and existing pathways. This will reduce their visual impact upon the town green. The parking lot located between the white schoolhouse and the Masonic Lodge will be enlarged. The lot will accommodate 61 spaces (45 are presently provided). There: will be a new off street drop-off area serving the Thrift Shop and the Youth Center. All new parking lot work will be asphalt blended into the existing paving. Curbs will be constructed to match existing while allowing for handicapped accessibility. Circulation paths within the site branch off from the existing lines of travel. Surfaces will consist of asphalt. with bluestone dust pressed into the surface coat to simulate the appearance of stone dust paths without the . attendant maintenance. 'There will be some areas of brick trim within the path system. In the courtyard space a planter will be constructed containing trees and a built-in bench. The courtyard will be graded so as to enable a small ramp to be constructed providing access to the ,schoolhouse". Paths will connect the youth center with the parking lot,the playground,ballfield,and the Town's sidewalk along Johnson Street. Page 1 of 4 File name:rcrverlll)61/adminlmise/iiltro.doc Jun-02-98 11 : 1SA P . 03 Project Narrative North Andover Youth Services Building June 1, 1998 he new drop-off arca. In case of emergency, there is Service and delivery to the programs will be off of t p g fire department access around all sides of the buildings. Open areas of the site will be grassed to blend in with the existing site treatment. The outdoor basketball court will be rebuilt,as the new facility will encroach upon the existing court. While the baseball field will not need to be moved, the backstop will be moved closer to home plate, well within the allowable dimensional guidelines. The existing playground will remain untouched although new paths will connect it with the youth center and the new outdoor oriented toilet facilities. Site drainage will be accommodated via surface drainage to drywells. Water run-off from roofs will be collected and directed to drywells or drained to daylight. Site utilities will be brought to the site underground from Johnson Street. Town water and sewer service will be provided. Utility companies will provide electricity,telephone and gas. LANDSCAPE PLANTING The extent of landscaping will be determined later on in the project depending upon how the construction budget and fundraising efforts coincide. At a minimum, the center courtyard planter will be planted with shrubs and trees. Mechanical equipment located at grade will be shielded with shrubs. The landscape plan will be presented to the historic commission when it is formulated. WHITE SCHOOL HOUSE The existing white schoolhouse,which currently houses NAYS, will be rebuilt with a new foundation in its existing location. While the building will be modernized to meet current code requirements and the basement will be deeper to allow for storage, the outside appearance will be essentially unchanged. A S�Aa wt� fieldstone-clad foundation will be the base for a 1 white clapboard structure. Wood trim, clapboard f exposure and details will match existing ones as closely as possible. 5 wnon�5i/�. Ou� Windows will generally match the existing 2 over I double hung windows. At the two ends of the building the first floor window area will be expanded for the thrift shop facing Johnson Street and for the community room facing the wetlands at the rear of the property. The expanded window will be an elongated versioeof the typical 2 over I window. 'There will be 34 windows in the building. The side elevation facing the youth center(south)will receive a new handicapped accessible ramp, which will be obscured behind a clapboard parapet wall. The north elevation will have a rebuilt entry to allow service access to the thrift shop. At the rear of the building a shed bulkhead will allow access to the basement for storage of NAYS equipment. In order to fit within the existing grades and allow handicapped access from the drop off area to the youth center the bulkhead will be accessed from the top,roughly at elevation 202. The bulkhead is designed to fit within the fieldstone base of the building and has a shed roof. RED BARN The existing red barn will be demolished. Roughly in its place,a new gymnasium/multi-purpose room will be constructed. This 6,500 square foot room will be constructed with a gable roof to look similar to a typical New England barn. The red will be "British Red" which is a softer color calling less attention to itself than the typical red barn. In order to further diminish the impact of the building the trim will be painted out with the siding. S /Y2_ fi w.e S as #p As ewer W 1 04VWS Page 2 of 4 File name:strvcr/I%1/adminlmirc/intro.doc Jun-02-98 11 : 16A P.04 Project Narrative Notch Andover Youth Services Building June 1, 1998 The barn will be 34 feet tall to the top of the gable end. There will be 26 windows in this structure. They are primarily 2'-8" square windows with a 2 over 2 divided light pattern. Two large barn doors will fully retract allowing the multi-purpose room to open to the courtyard and the ballficid. There is bleacher seating for l00 people in the gym. As a defense against wear and tear from snow and maintenance vehicles as well as grafitti,or the base of the barn will be concrete masonry unity. This base will be 24 inches high at the front and the back. On the more hidden sides of the building the block will go up to 8 feet high. In addition to protective qualities the block base reduces the scale of the building facades. YOUTH CENTER BUILDING The third building of the complex is the NAYS administrative and program building. The building is 35 feet to the top of the gable roof with a foot print of roughly 33 by 77 feet. It is clad in clapboard stained �rwhite to match the surface hue of the red barn and the�c of the white schoolhouse. The vouth center 5 uses the same windows as does the red barn and the schoolhouse with the exception of a "storefront" to(Of pattern at the main entry. There are 50 windows in this building, 38 of which are the schoolhouse double hung type. WINDOWS There are a total of 110 windows on the project. The window frames are metal clad wood with true divided lights. The glass is clear, "low E" type. The cladding will be white. The trite surrounding the windows will be 4" cedar, stained to match the siding color. , the-t-4111 will be p1la-iffled ;_6 -gusark4lao siding At the entry to the Youth Center,the window system will be smaller paned storefront windows that are intended to match historic town center windows such as seen at public spaces surrounding the green. DOORS Exterior doors will be hollow metal for durability except for the main entry doors which will be clad aluminum designed to match the color and detail of the clad window system. Doors set into the exterior facades will generally be painted out to match the surface of the material into which they are set. The large barn doors are wood, 9 panel doors, painted to match the color of the barn with white trim. Behind the barn doors are roll down metal weatherproof doors. 7744 s eleoo/ A4 v t e- dpp rs po/l b.v- %x. �q!A ss pp"e4t4'h Y,C. 8 Id i 3/yt 9/�ts3 ROOFS AND ACCESSORIES All of the gable roofs of the buildings will be asphalt shingled. The three tab, 25 year shingles will be black color with black sand finish. The transitional roofs which cover the main entry and the rear entry of the youth center building will be I" standing seam, lead coated copper metal roofs. (The lead coated copper weathers pewter gray in a flat patina.) Roof gutters and down spouts will be lead coated copper or aluminum kynar finished to match the lead coated copper. Flashing and drip edges will be colored to match the lead-coated copper if in fact they are not lead-coated copper themselves. Roof penetrations will consist mainly of two brick chimneys. One serves the NAYS white building boiler_ The other serves the rebuilt schoolhouse. The chimney brick will be"Williamsburg Rustic",orange brown in color. They will project approximately 10 feet above the adjacent roof area and total approximately 38 feet off of the ground. Page 3 of 4 File name:server/Ml/admtalmisdntradoc Jun7Q2-98 11 : 16A P. 05 Project Narrative North Andover Youth Services Building June 1, 1998 Other roof penetrations will consist of plumbing vents and exhaust vents from the toilets and kitchenettes. Thcsc will be colored to match the roof. There will not be any penetrations through the one story metal roofs. FOUNDATION TREATMENT The old school house will have afield stone clad concrete foundation. The red barn will have a concrete block foundation line. The new white building will have a 4"to 8"exposed concrete foundation set behind the clapboard siding. SIGNAGE Signage: program has not yet been formulated. This will be brought to the attention of the historic commission when it is designed. /U -..., r Page 4 of 4 File name:server/1961/admin/miselintro.doc Bargmann Hendrie GENERAL NOTES Archetype 1 DIMENSIONS ARE INDICATED TO THE 470 Atlantic Avenue 2210 FACE OF STUDS OR CMU UNLESS Boston, MA 0 - Tei: (617) 350-045050 OTHERWISE NOTED Fax: (617) 350-0125 / 2 M,0, IS FROM CENTERLINE TO /- CENTERLINE OF MASONRY JOINT Joseph N. Hermann Youth center Johnson Street North Andover, MA 01845 /- North Andover Youth Services 33 Johnson Street North Andover, MA 01845 EN ' ``, MECN• '213 2 2 \ \ /-/ /- /'/ I' Q6 - Second Floor Plan , pF , 2 ' 2Q MSEC , , , L 1 \ April 6, 1999 Dote of Issue: 201 Q1 '' Construction D N Documents PROGRESS Scale: Drawn By: 1961.00 C961o102.dwg , - - 0 Project Number: CAD File: 1 • A- 1 02 Copyright 1999 Bargmann Hendrie + Archetype L Bargmann Hendrie GENERAL NOTES + 1 DIMENSIONS ARE INDICATED TO THE Archetype FACE OF STUDS OR CMU UNLESS OTHERWISE NOTED 470 Atlontic Avence \ Boston, M 0 2 M.O. IS FROM CENTERLINE TO 350 CENTERLINE OF MASONRY JOINT " Tel: (617) 3 Fax: (617) 350-0150-010 25 Joseph N. Hermann Youth Center 1 Johnson Street North Andover, MA 01845 01\\ \� North Andover \ Youth Services 33 Johnson Street I North Andover, MA 01845 1 ,t1 \ \ \ ` wE\GNB R�• 1 \ `,, � RGOM � ` 11 1 1 v \ 1 \ \ UP \ \ N \ EN II w 1 \ a 1 \ OR Q 9 (j, v s \ \ 1 112 I Q) i z r ------------ ------------------------------- ---------- Q) --, - � 1 ;- LEXISTING U o ° o L BUILDING P NOT IN First Floor ,� CONTRACT i g — 116 102 Plan r \ 1 115 \ I \ r I I ` I I \ \ I I Pn\I�� V\ I i • 1 L I I I \ \\ r I I " + 1 I I I I � I \1 / I,r - I 1? r I + I I Up I I � i r I I I I I r , I I L 1 i1 April 6, 1999 i I Date of Issue: \ Construction Documents PROGRESS -'' i I' Description: I r I 1 • Drawn By: I I 1961.00 C961o101.dwa 1 j ' Project Number: CAD File: 1 I r I 1 i r r I I i I I f r I I t I I --------------------------------- ----- - ----------- Am101 • • Copyright 1999 Sargmonn Hendrie + Archetype Bargmann Hendrie + Archetype ASPHALT SHINGLE ROOF 470 Atlantic Avenue Boston, MA 02210 Tel: (617) 350-0450 Fax: (617) 350-0125 Joseph N. -------------------------------- ----------------------- ------------------------------------------------------------- --- - _ Hermann -_.. __ :. _: _. :: - _ _ - _ :.: .:- u _._ _ _ ___ . _ _ C� __ _ _ -- - _ _ [�J C� _ ! - -=- -== _ Johnson Street _. 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ELEVATION) CLAPBOARD SIDING COLOR WHITE z NORTH ELEVATION 3 SOUTH ELEVATION CLAPBOARD SIDING COLOR RED 41 v 0 Building ASPHALT SHINGLE ROOF Elevations F = 227'-4" ----------- ._.._ _-._ .. ..._ _..__._. . _.._._._..._--` --. -�r -- - � - _ _ _ - - .. :. -: .. :. -:. _ - -- - - .. - -.... ---- _.. _ __ _.. n _. _ _. .. - xr a -- - _ . . -- - .-- --- _ - __ _- : -_..it ._:_-_- _..__ _ _.'__ _ -- _ ::_- _: :-:. = __ - - --- _ :.__ ___- F : :::.. _ ..._.. :: _. :___ :: _- - _ _�_�_ C - _- -..:_:.-- --.--.. _. C _: -_ C _:_ _'.._ C =_-:__::.__ C -.--- C - =- C .. _- _ :::. ._:_ --: - - - - O ._ _ __.- - - --._... 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