HomeMy WebLinkAboutDecision - 1160 GREAT POND ROAD SPR 3/21/2017 f
r RECEIVED
Town of North Andover
TOWN CLERKS OFFICE
• Office of the Planning Department
Community Development and Services iii� .:120 Main Street = s
.47 k :.
AM I I
North Andover,lftssac iuset s 01845 TOWN OF -
NORTH ANDOVER
NOTICE )DECISION SS S
Sf'E PLAN REVIIEW
Any appeal shall be fded This is Lo"WY fat t"flr 0 days
witbin(20)days after the hM alaPad*OM date of dslon,filed
ftu4 Ung of are appeal, •
date.of filing this notice in Dam Eel
the office of the Town n Clerk %k))W- t 8mdsha
Date: March 21,2017 1
Date of Public Hearing; February 2 1,2017,
March 7,2017,Marcy 21,2017
Date oecfa:larch 2112017
Petition of: Brooks Sohool
1160 meat Pond Road
Now Andover,MA 0 1845 P, IL Co
Premises.erected: Brooks School—Axts Ce wr 0 -— — 01? a
1160 Qreat Pond Road
North Andover,MA 0184
Refening to the above petition for Site Flan Review, wording to the requirements of the North Andover
Zoning Bylaw,Sections 8.3, 1 103,and 10.31 and MGL C.40A, See.
So as to allow the reconstruction of exi ng developed areas of the Brooks School Campus consisfing of the F
demolition and removing of building's and the o art tag of an art outer building with associated amass
ways,utilities,field and landsoaped areas.The majority oft the proposed work is within the General Zone with
small potion of reconstruction of vaW, pang and landscaping on the outer edge of the Non-Discharge
Zane and re-grading of as exisfing soar field Nvithin the Non-Discha g and Non-Distance Zones. 'h
rojed is located 1n tie Residenflal 1(R"1)Zone*
After a public ing given ven on the above date, and upon a motion by Peter Boynton and a 2�4 by Lie
l udrioki,to APPROVE, as amended, Site Plan Review Special Permit with the following ndition
imposed on the projed by a vote of 4 in favor and 0 against.
0o bb f of the North Andover Phoning Board
John Simons,Chan
Lynne R d icki
Lora MeS erry
Y 4 Peter Boynton
� 4 F
w,
e- +'.
* + Y y
l. 9 -V9163
The P1g Board herein APPROVES, a amended, a Site Flan Review Special Pert to allow for�
reconstruction of existing developed mvu of the Brooks School Corpus consisting of the demolWon and
removing of buildings wd the constmoting of an a t center building with associated a cows ways, utilitios,
field and landseap d areas. The majority of the proposed work is vim the General Zone with a small
portion of reconstruefion of va s,pang and landscaping on the outer edge of the Non- lse ar a Zono and
re gad g of an existing soceer field withW the Noy-Discharge and Ion-bane Zones.The project is
located the Residential I (RA Zone.The public hearing on the above referenced application was opened
on February 21,2017, closed by the Nordi Andover Planning Board on March 21,2017. The applicant
submitted an ap lion, which was noticed and reviewed in accordance with Section 4.136, 8.3, 10.3, and
10-31 of the Town of Now Andover Zoning Bylaw and MGL C. 0A,-See. 9. The motion to approve w
subject to the FDIDINGS of FACTS and S ECUL CoNDM NS set forth in this decbfom
The Plomning 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 Applicants hereby notified that should the Applicant disagm with this decision, the Applicant has the.
right, under MGL Chapter 40A, Sermon 17,to appeal to this decision within twenty days after the date this,
decision has been wed w6 the Town Clerk.
In accordance with 4.136 the Planning Board maker,the ceding that the intent of the Bylaw, as weft as its
specific crlter'i ► are met. This declslo . speed all r sad by the Planning Board makes the f0owing
FINDINGS OF FACT$
1) The specific:site is an appropriate location for the pro"ect as it is located are the existing Brooks
School campus 'in the Residential I (R-1)Zon g District and consists of construction of an ad center
building with associated aceess 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,gra g of an
existing soccer field within the Non-Diseharge and Nora-Disturbance Zones,The Applicant has filed
for a Watershed Special Permit;
3) The Appllat 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 aew arts center has been
simated in a location that will have the least mount ofvisual 'impact on the neigAborhood as possible.
The building will he located in the center of the existing campus, close to Dining Hall and Student
Center and the Danforth Squash and Rowing buildwgs and will not be visible from most abutting
properties.
5 There will be no nuisance or serious bawd to vehicles or pedestrians. The overall layout of the site
has been designed to be M* Corporated into the existing school campus, and will utilize existing parking
as well as traffic entrances and exits to the site.
6 Adequate and apprpate facilities will be provided for the proper operation of the proposed use.
The building is candy serviced by town water and sewer.
7) A notice of the public hearing was sent to all abutters wig 300 feet o -the project. The Applicant
Brooks School—Axm Center
Site Play.Review
March 21,2017
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presented the project at the publio hearing and answered all questions and addressed all issues raised
y the Plying Board.
8) The stonnwater management plan has been reviewed by the 'o 's outside stormwater peer review
cowulting engineer, Eggleston Environmental, (See email correspondence from L. Eggleston dated
March 6.2017.)
9) The Applicant stated the soli 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 d in g the construction pe od, 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 he sent to an off-site laboratory for testing and analyses, (See memo from
Mcaid Associates dated March 1,2017)
1 The "Lakeview Fps =V% hilt in 1971, a 100 year old structure will follow the demolition
,
process as set forth in the Town Bylaw and carded out by the Building Commissioner and Historic
District Com i si nt
11 The Awp licani t will ffle and Request for Determination of Applicability (RDA) with the Conservation
Commissi on,eoneen ng the regrading of the soccer field which is within 100 feet of a wetland.
i 2 The North Andover Police Department have reviewed the project and flmds that there are no concern
other than the possible need for a Construction Detail if heavy traffic entails. (See email
correspondence fun Lt,Lanen dated January 31,2017.
1 The Fire Department has reviewed the proposed project and the tum analysis and stated that they will
do a field oh�ok prior to installation of any ourb g. (See email corres onde .ce from Chief McCoy
dated February 22,2017)
1Department of Public works and the Engineering Department have no concerns with respect to water
and sewer and enweer g. (See email from'fie Willett and John l orgesi dated February 21,2017.
Finally the lane' Board ids that this project generally complies wM the Town of forth Andover
Zoning Bylaw requirements listed a Section 8.3.5, but refixes conditions in order t e foilin
compliance. The PImming Board hereby grants an approval to the applicant provided the following
conditions are met.
SPECS COND IONS
ROW DEFEKMONS,
a The"Locus"o "%W refe s to the approximately 166 acre pareei of land on a portion of
Assessors lap t ,Parcels 28 and 90C also known as 1160 Great Fond Toad,Mort
Andover,Massachusetts.
b) The"Plans"refer to the plans prepared by Whitman&Bingharn Associates,A.T.Leonard�
Associates and Are a Architects entitled"Brooks School Center for the Axts 1160 Great
Pond Road,North Andover,MA 0 1 ",slated January 13,2 017 and revised February 2,
2017,Fabntary 7,2017 and March I,2017,
c The." rojeeV refers to the r000nstraction of existing developed areas of the Brooks Soh of
Campus consisting of the demolition and removing of buildings and the constructing of an art
Brooks School—Arts Center
Site Plan Review
March 21,201
Page 3 of
center buildg with associated access gays, utilities, "geld and landscaped areas. The
majonty of the proposed work 's 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 th ra the Non-Discharge and Non-
isturhanoe Zones.The project is located in the Residential I Zone.
d The:" pplican 'refers to Brooks School,the applicant for the Site Plan Review.
e The "Pro,eot vm ',refers to the person or entity hold" the fee interest to the tit1c to the
Locus from time to time, which can ix ei de but is not limited to the applicant, developer,and
oer.
1 The AppRoant 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 hamdous fill found on the Site.
1 The soil that is removed from the coast ction 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 now lam and landsoaped areas should be constructed in such a m=ner as to minimize the
maintenance that i required, e.g, the soil should be well aerated, it should have a minimum of -
i c es of topsoil and, where possible, taati a vegetation should be plauited to xa mnftbi a the need
for fertilizer and watering.
PRIORTO ISSUANCE OF A BUMDING PERMT
17)No construefion activities authored by this Decision shall be commenced until the Applicant has
'eceived 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 Tovm of Forth Andover's Zoning rlaw
Table 2 Summary of Dimensional Requirements specific to the height of the proposed building.
recorded copy of the approved Zen g Board ofAppeals Decision shall be provided to the
Plug Department.
1 The developer shall provide the Planning Department with copies of po-%r nits,plans and decisions
received from all Forth Andover Land-Use Boards,
l The Applicant will get the appropriate approvals from the Building Commissioner and the
Historic.District Commission in terms of the demolition of the 4"Lakeview Farms Barn".
2 Two 2 copies of the signed, recorded puns and decision must be delivered to the Planning
Department.
21 performance guarauto bond of ten thousand dollars $1 , . made out to the Town of
North Andover must be posted to i�um that the conmc ion, 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 lam g Departrnen the A.pplimt shall designate ata independent
construction monitor.The monitor shall read,sign,,and reWm to the is -d g Deparftnent the Utter
ofAgreement for Jndependent Monitors.The monitor shall make e ld-y inspections of the project
provide money reports to the Plug Department and detail any areas of non-compliance and
corrective actions.The monitor will also provide reports followm' g heavy rain events.The monitor
Kraut also be available upon notice to inspect the Site accompanying a Planning D epee t
designated official.
3) Ferdlizers are meted to those which are either organic or slow-release nitrogen and phosphorous-
free,non-orgy io pesticides and herbicides use are prohibited,and the use of coal tar-based pavement
Brooks School—Arts Center
site Man Re
March 21,2017
Page 4 of
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sealants is prohibited.In addition to the Covenant that was previously recorded'n 2004,the
A pha►t shah incorporate this condition,as a deed restriction and a copy of the recorded deed
shaH he submitted W the PlanWng Department and included in the fie.
DEG-CONSTRUCTION
24 Dust mitigation must be performed weeldy, or more frequently as ducted by the Director-of
Plannin&throughout the construction process.
2 Any stoc pilh g of materials (dam wood, constmetlon material, etc.) must be shown-on a plan a�d
reviewed and approved by the ftmning Sty'. Any approved piles must remain covered at all tomes
and fenced off to rn'nm" iw any dust problems that may occur with adjacent properties.
26) It shW1 be the respon ib i y of the Project Owner to assure that no erosion from the eonstmetion she
shall occur which Will cause deposition of soil or sediment upon adjacent properties or public ways,
except as normally ancillary to off-site serer or other off-site eon i n. Off-site erosion will be
a basis for the Planning Board making a ceding that the project is not in complianoe with the plan;
provided, however, that the Planning Board shall give the developer mitten notice of any such
mding and three 3)days to cure sa"d condition.
.
2 an effort to reduce none levels, the developer shah keep in optimum working order, through
regular mMaWnanoe,any and ah equipment that shall emanate sounds from the stmotares or site.
4
2 A detailed constmetion schedule shall be submitted to the Plying Staff for the purpose of
traoking the construction and informing the public of anticipated activities on the site.
2 All applicable erosion control measures must be in place and reviewed and approved by the Plug
ep�et.
PRIOR TO RELEASE of TBE PERFORMANCE BOND
3 0 The Applicant must submit a letter from the architect and engineer of the project Ming 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.
3 A final as-built plan sh r x final topographer,the location of all on- site utilities, stmdures and
drainage facilities must be submitted to the Planning Department.
ment.
32 'the Planning Board must by a majority vote make a fording that the Site is in conformance with
the approved plan.
GENERAL CONDMONS
3 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 s eoified by the
respective utility companies.
35) The hours for conduction shall be limited to between 7:00 a.m. and ; o p.m. Monday through
gh
Friday and between : 0 a*m.and 5: 0 p.m,on Saturday.
3 No open burning shall be done a eept as is pennit ed during b`ming season under the Fire
epartiftent regulations,
3 )No underground fuel storage shad be installed except as may be allowed by Town Regulations.
3 The provisions of this conditional approval shad 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 2 t,2017
Page 5 of 6
Bk 15046 Pg182A #9163
39 Any action by a Town Board, Commission, or Depattment,which requires changes in the plan or*
design of the building, as presented to the Amming 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 substaatial,the developer must submit revised plans to the Planning Board for approval.
1 Pursuant to tho North Andover Zo 'ng Bylaw Section 10.3 1.3,this Special Permit shall be,
deemed to have lapsed after March 21,2019{two years ftom the date the permit is granted),
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 or for good cause as determined
by the Planning Board.
2 The 'ollowing information shall be deemed part of the decision:
Plan titled: Brooks School Centex for the Arts
1160 Get Pond Road
North Andover,Massaehuseft o 1845
'repared for: gooks School
1160 Q at Pond Road
Nosh Andover,MA 01845
Prepared : V&tman&Bm" Shwn Associates,A.T.Leonard&Associates and As h
A.reWtec
33 Kingston Street
Boston,MA 0211
s wee V- "
Date: January 13,2017 and revised Februtay 2,2017,Febmwy 7,2017 and March 11 2017
Plan titled Brooks School Center for the Arts(Exterior Elevations)
110 Qvat Pond Road
North Andover,Massachusetts 01 4
Prepared for# Brooks School
1160 meat Pond Road
Forth Andover,MA 1845
ire ed : AnnBeha Architects
3 Kingston.Street
] osW ,MA 0211
Date; December 21,201
Storm rat r Analysis
Prepared for, Brooks School
Prepared : WNt .an&Bingham Associates,LLC
Dates: January 13,2017
Soil Dispomd Recommendations
McPhail Associates Memo
Dates March 1,201
CO."
Applicant
Abutters
Brooks School—Arts Center
Site Play.Review
March 2112017
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