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HomeMy WebLinkAboutNORTH ANDOVER SCHOOL DEPT V40 01 O D 6 ti 0 0 Tri ti rT LAM* It lb C0C"w"VWPC. , 4 A 21"9 XV), 12 F11 4 0 4'ro D ACH PLANNING DEPARTMENT f1i AS 7 Community Development Division 1600 Osgood Street North Andover, Massachusetts, 01845 SITE PLAN REVIEW Date: December 18,2008 Date of Public Meeting: December 2, 2008 Petition of- North Andover School Department North Andover,MA 01845 Premises Affected: North Andover Modular Pre-K School Chickering Road North Andover,MA 01845 Referring to the above petition for Review of a Site Plan,according to the requirements of the North Andover Zoning Bylaw,Sections 8.3, 10.3,and 10.31 and MGL C.40A,Sec.9 So as to allow the construction of a 13,000 sq. ft. modular building on existing school property, adjacent to the Atkinson School and the Middle School, with associated drainage, landscaping and parking improvements in the Residential 4 District. After a public meeting given on the above date,the Planning Board recommended approval of the attached conditions imposed on the project. Although the School Department is exempt from the requirement to apply for a Site Plan Review Special Permit, The North Andover School Committee did voluntarily submit the appropriate documentation, including site plans, to the North Andover Planning Board, so that the Planning Board could review the documents and provide comments related to parking, stormwater management, landscaping and location of the building. On#half'ofthe No Andover Planning Board John Simons,Chaifmw Richard Rowen Timothy Seibert Michael Walsh Courtney LaVolpicelo North Andover School Department Site Plan Special Permit—Construction of Pre-K School Building with Stormwater Management Improvements The Planning Board herein APPROVES the construction of a 13,000 sq. ft. modular building on existing school property, adjacent to the Atkinson School and the Middle School, with associated drainage, landscaping and parking improvements. The project is located on Chickering Road in North Andover, Massachusetts, 01845, in the Residential 4 (R4) District. This Special Permit was requested by the North Andover School Department The application was filed with the Planning Board on November 4,2008. The public meeting on the above referenced application was opened on December 2, 2008, and closed by the North Andover Planning Board on December 2, 2008. The applicant submitted an application, which was noticed and reviewed in accordance with Section 8.3, 10.3,and 10.31 of the Town of North Andover Zoning Bylaw and MGL C.40A,Sec.9. The Planning Board makes the following findings as required by the North Andover Zoning Bylaws Section 8.3 and 10.3: FINDINGS OF FACT: 1) The specific site is an appropriate location for the project as it is located in the Residential 4 (R-4) Zoning District and consists of the construction of a 13,000 sq. ft. modular building on existing school property, adjacent to the Atkinson School and the Middle School, with associated drainage, landscaping and parking improvements; 2) The use as developed will not adversely affect the neighborhood as the building 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 approximately 100 ft. from Chickering Road and will be screened by significant existing tree cover; 3) 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; 4) A new landscaping plan has been proposed which provides plantings along the front of the building, as well as in front of the visitor/accessible parking area and circular driveway at the entrance to the building. All plantings and screening depicted on the approved plans referenced herein shall remain in perpetuity over the life of the project; 5) 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. The Division of Public Works has reviewed the application, utilities, and drainage and stormwater management plan and deemed them to be adequate. The applicant has agreed to make specific changes to the stormwater management plan as requested by the town engineer. (See letter from E.Willis dated November 25,2008 and reply from Ben Gary dated December 1, 2008) 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 Jly in compliance. The Planning Board hereby grants an approval to the applicant provided the fwi4 conditions are met: 3>Bc -� SPECIAL CONDITIONS: -- 1) Permit Definitions: 2 North Andover School Department Site Plan Special Permit-Construction of Pre-K School Building with Stormwater Management Improvements A) The "Plans" refer to the plans prepared by Marshal Gary LLC, 687 20 Cabot Road, Concord, MA 01801 entitled "North Andover Modular Pre-K School, North Andover, MA", dated November 3, 2008, consisting of Sheets L-1 through L-7, along with floor plans and elevations by Tappe Associates,dated 10/31/08. B) The "Project" refers to the construction of a 13,000 sq. ft. modular building on existing school property, adjacent to the Atkinson School and the Middle School, with associated drainage, landscaping and parking improvements. C) The "Applicant" refers to the North Andover School Department, the applicants for the Special Permit. D) 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. 2) PRIOR TO THE START OF CONSTRUCTION A)An updated site plan shall be provided to the Planning Office, showing the changes to be made to the stormwater management system as outlined in the letter from town engineer E. Willis and applicant's engineer B. Gary,referenced above. B) 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. C) All applicable erosion control measures must be in place and reviewed and approved by the Planning Department. D) Yellow"Caution"tape must be placed along the limit of clearing and grading as shown on the plan. The Planning Department must be contacted prior to any cutting and or clearing on site. E) A pre-construction meeting must be held with the developer,their construction employees,Planning Department and Building Department (and other applicable departments) to discuss scheduling of inspections to be conducted on the project and the construction schedule. E) The developer shall provide the Planning Board with copies of permits, plans and decisions received from all North Andover Land-Use Boards. 3) PRIOR TO THE ISSUANCE OF A BUILDING PERMIT A) Three(3)copies of the signed,recorded plans must be delivered to the Planning Department. 4 DURING CONSTRUCTION A) Dust mitigation must be performed weekly, or more frequently as directed by the Town Planner, throughout the construction process. B) 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 3 North Andover School Department Site Plan Special Permit—Construction of Pre-K School Building with Stormwater Management Improvements and fenced off to minimize any dust problems that may occur with adjacent properties. C) It shall be the responsibility of the developer 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 ten days to cure said condition. D) 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. 6) AT COMPLETION OF CONSTRUCTION A. 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. Alternatively,the applicant and/or property owner may provide a bond, determined by the Planning Board, to cover the full amount of the landscaping materials and installation if weather conditions do not permit the completion of the landscaping prior to the use of the building. B) The Planning Staff shall review the site. Any screening as may be reasonably required by the Planning Staff will be added at the Project Owner's expense. C) 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 the Planning Department. D) Once the building has been in full operation for at least 30 days,the applicant shall meet with the Town Planner, the Police Dept, as well as other pertinent town departments to review the use of the parking spaces on the site as well as the traffic patterns on site. 7) GENERAL CONDITIONS A) Any plants,tree,shrubs, or fencing that have been incorporated into the Landscape Plan approved in this decision that die or fall into disrepair must be replaced by the project owner in perpetuity. B) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. C) Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the respective utility companies. D) 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. E) No open burning shall be done except as is permitted during burning season under the Fire Department regulations. F) No underground fuel storage shall be installed except as may be allowed by Town Regulations. 4 North Andover School Department Site Plan Special Permit—Construction of Pre-K School Building with Stormwater Management Improvements G) 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 H) 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. I) Any revisions shall be submitted to the Town Planner for review. If these revisions are deemed substantial,the developer must submit revised plans to the Planning Board for approval. J) The following information shall be deemed part of the decision: Plan titled: Site Plan&Existing Conditions Plan North Andover Modular Pre-K School North Andover,Massachusetts 01845 Prepared for: North Andover School Department North Andover,MA 01845 Prepared by: Marshall/Gary LLC 20 Cabot Road Woburn,MA 01801 Scale: l"=40' Date: November 3,2008 Sheets: L-1 through L-7 cc: Town Departments Applicant Engineer Abutters Assessor 5