HomeMy WebLinkAbout1990-01-16 Decision - Decision - 0 Annie Sargent School 1/16/1990 (3) MUM fflH
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Any appeal shall be filed
within (20) days after the
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date of filing of this Notice SS^CNUSft�'
in the office of the Town
Clerk. NOTICE OF DECISION
Date. . .January 16: 1990 . . . . . . . . . . .
Date of Hearin January 4, 1990
Norte Andover School Building Cojtunittee
Petition of . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Parcel 26 (Portion of) Assessors Map 038,
Premises affected . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Referring to the above petition for a special permit from the vequirements
of the . .North Andover Zoning Bylaw - Section 8.3 - Site Plan Review
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
so as to permit . . .cv�� ;t}� �qr},q{ .g .7 ,,UUO ,sc�., t, two story, sc#too ., building.
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
After a public hearing given on the above date, the Planning Board voted
CONDITIONALLY
toAPARPY1F. . . . . . . . .the . . . . . . .Site.Plan.Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
based upon the following conclitions :
CC. Director of Public Works
Board of Public Works Sighed -Q.G _fl�,
Highway Surveyor George Perna, Jr. , Chairman
Building Inspector • . • . . • . . . • . . . . . . • . . . . . • . • • . . . • • .
Conservation Commission
Board of Health John .Sa.nt4n�,. .C:I.�rk . . . . . . . . . . . . .
Assessors ,l;ric:t
Police Chief l .�7aC :zs�;tiu . . . . . . . . . . . . . . . . .
Fire Chief
Applicant .John .Q-raj1ur . . . . . . . . . . . . . . . . . . . .
Engineer
.Interested Parties . . . . . . .
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OFFICES OF: 2 °r ~own of 120 i.Ef.3i[1Irc.c t
North A]Idover
BUILDINGNORTH ANDOVE R
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HEALTH S3�" '�i DIVISION 01 ()08)68:t -6 H..3
PLANNING PLANNING & V®M UNI'R`y DE R O PM N'F
KAREN H.P. NELSON, DIRE-Cl OR
January 16 , 1990
Mr. Daniel Long, Town Clerk
Town Hall
120 Main Street
North Andover, MA 01845 Re : Site Plan Review
CalzettaParmSite
Dear Mr. Long :
The North Andover Planning Board Feld a public hearing on
November 16, 1989, in the cafeteria of the North Andover High
School upon the application of the North Andover School Building
Committee . The following members were present George Perna, Jr. ,
Chairman, John Simons, Clerk, Erich Nitzsche , John Draper and Jack
Graham. The hearing was duly advertised in the North Andover
Citizen on November 2 and November 9, 1989 and all parties of
interest were notified.
The applicants seek Site Plan Review approval under Section
8. 3 of the North Andover Zoning Bylaw. The purpose of the site
plan is to construct a 71 ,000 sq, ft. , two story school building .
The premises affected is shown on the Assessors Map 1#38 as a
portion of Parcel 26 , between Johnson street and Abbott Street on
the south and north, Marbleridge Road and Rea Street on the west
and east, containing fifteen ( 15 ) acres, more or less , in a
Residential-3 (R-3 ) Zoning District.
George Perna cautioned the audience on the purpose of the
meeting, stating Site Plan Review issues , only.
John Simons read the legal notice to open the public hearing .
A letter was received and read from Ralph Joyce .
Martin Kretsch, DiNisco Kretsch and Associates, stated that
the proposed school would hold 600 students . The building would
be 71 ,000 sq. ft. The parcel contains fifteen acres .
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Page 2 :
Martin Kretsch stated that the driving forces were :
1 . Compact approach due to wetlands, recreational space .
2 . Separation of areas -- parking - play area,
3 . Access to recreation space without disruption of school .
4 . abutters.
The access minimizes impact of the wetlands . 'There will be
sidewalks for pedestrian access . Vehicular can access from two
locations, Johnson Street and Abbott Street. The building will be
handicap accessible . The playing field will be primarily for
soccer. The Fire Department has 360 degree accessibility. The
proposed project is getting approval from the Conservation
Commission. Landscaping will be used for the buffer area . A fence
is to be put around the irrigation pond . The orchard on the site
will be used for screening. Some of the trees will be
transplanted.
George Perna stated that the sight distance on Johnson Street was
a big issue . Christian Huntress , 'Town Planner stated that the
issue was reviewed at the Technical Review Committee Meeting. Signs
will be placed warning of a school zone . George Perna still
expressed his concerns on the sight distance . He felt that there
was a problem. Mark DiSalvo stated that the driveway would be
widen to alleviate the situation .
Members of the Planning Board asked about lighting in the
area, sidewalks on Johnson Street and Abbott Street and
accessibility after hours . Martin Kretsch stated that the parking
lot would have lights but the plans do not show lighting for the
roadway into the property. Dr. George Blaisdell spoke on security
systems being placed within the school .
Martin Kretsch stated that the building was handicap
accessible by a ramp.
Russell Deroches , 517 Johnson Street, commented on the sight
distance and three different speed limits , 25, 30, and 35 m. p . h.
Mr. Deroches also commented on dogs that Mr. Calzetta owns and that
a fence should be around the perimeter of the school .
Thomas Burkhardt, 356 Abbott Street, expressed his concerns
about car parking on Abbott Street and the possibility of
approximately 50 new homes in the area . Mr. Burkhardt also spoke
on tieing into the sewer. Erich Nitzsche stated that it was a
forced main system and it was not feasible to tied into such a
system. Mr. Burkhardt spoke on landscaping in the soccer field
area, planting evergreens .
Connie Calzetta, Johnson Street, asked where the sewer
connection would be . Hartin Kretsch said the sewer would connect
at Marbleridge Road and Johnson Street.
e
Page 3:
Mrs . Mary Leary, 338 Abbott Street, expressed her concerns
about the soccer field, the location of which abuts her property .
Her concern was the possibility of someone breaking her bay window .
Joan St. Jean, Abbott Street, spoke to the Board on busing
students . George Perna reassured her that safety was a big issue
and that Abbott Street was safer than Johnson Street. Mrs . St. Jean
asked about water for the school . Martin Kretsch stated that a
looped system would be used, with water coming from two locations .
Thomas Burkhardt asked the Board about a traffic study for
Abbott Street.
Ralph Joyce commented on the letter he had sent to the
Planning Board and wants the Town to come up with off site
improvements. George Perna stated that dialogue to be done on off
site construction, an overall plan for Abbott Street.
A motion was made by John Simons to continue the public
hearing to two weeks, November 30 , 1989 . The motion was seconded
by Jack Graham and voted unanimously by the members . A site visit
took place on Friday, November 17 , 1989 .
On November 30, 1989 the Planning Board held a regular meeting
in the North Andover Middle School Cafeteria . Present at the
meeting were George Perna, Chairman, John Simons , Clerk Erich
Nitzsche and John Draper. Jack Graham was absent.
John Simons read a list of concerns and issues to be
addressed.
1 . Sight distance along Johnson Street.
George Perna wants to visit the site with a bus . Dr.
Blaisdell and Mark DiSalvo to set up the bus
arrangements.
2 . Lighting Plans were shown to the Board, plus the type of
lighting and fixtures to be used .
3 . Crosswalks were shown on the plans .
4 . Abutters concerns - Parking along Abbott Street.
Christian Huntress, Town Planner, stated that there would
be no parking signs along Abbott Street.
5 . Old entrance to the farm was drawn on the plans .
6 . Buffer area to be white and red pines .
Martin Kretsch showed the plans of the proposed sewer, being
a forced main.
Thomas Burkhardt, Abbott Street, expressed three concerns :
1 . Buffer zone - would like a fence installed also .
2 . Problems of urination in the woods .
3 . why the large field - all purpose .
Page 4 :
Dr. Blaisdell stated that 600 students would be using the
field as a play area. There would be no lights on the playing
area.
A motion was made by John Simons to close the public hearing
and take the matter under advisement. Dick Heller, Abbott Street,
expressed his concern of the character of the area changing . The
motion was seconded by John Draper and voted unanimously by those
present.
On December 21, 1989 the Planning Board held a regular meeting
in the Town Hall , Selectmen ' s Meeting Room. present at a
discussion on the Thomson School were George Perna, Chairman, John
Simons, Clerk, John Draper and Jack Graham. Erich Nitzsche was
absent.
Christian Huntress, Town Planner told the Board that the
remaining issues will be addressed in a workshop. Those issues
were :
1 . drainage
2 . sewer.
Christian Huntress stated that he has received comments from
Erich Nitzsche on the drainage and comments from Bill Hmurciak,
Department of Public Works . John Simons read the comments from the
D. P. W.
The Board reviewed the draft decision .
John Draper expressed concerns about students walking along
Johnson Street to get to school . Mark DiSalvo spoke on off site
improvements where it relates to the school . lie said that the
issue should be taken up and addressed by the Planning Department .
Christian Huntress, Town Planner, was asked by the Board members
to check with Karen Nelson, Director of Planning and Community
Development on addressing off site issues at all schools . Jack
Graham will represent the Board when a committee is formed to study
sidewalks .
The Board discussed, in length, traffic in the area of Johnson
Street, Marbleridge Road and Abbott Street.
Christian Huntress was directed by the Board to go over the
draft decisions incorporating issues discussed. The issues on
drainage and sewer will be addressed at a workshop . The final
decisions to be ready for the Board to act upon on January 4 , 1990 .
On January 4 , 1990 the Planning Board held a regular meeting
in the Town Hall, Selectmen' s Meeting boom. The following members
were present and voting George Perna, Jr. Chairman, John Simons ,
Clerk, Erich Nitzsche and John Draper. Jack Graham was absent.
Christian Huntress, Town Planner asked the Board to review the
draft decisions . He asked the Board to review Condition ##19 on
both sites. To that condition, the Planning Board will also have
to be satisfied.
u-
Page 5 :
Erich Nitzsche had previously asked for revised drainage
plans . He has not seen those plans to date . dark DiSalvo stated
that he would see to it that those plans were supplied to the
Planning Board.
The Board took a few minutes to review the draft decisions .
George Perna asked that throughout the decisions the word
applicant be used instead of owner.
Condition #5 , Calzetta Farm Site , the word prior shall be
added.
Condition #20, the Board discussed the language . Adding to
the draft, the applicant shall provide safe and adequate
access and egress to both Abbott Street and Johnson Street.
Condition #21 , lighting plan, shall be approved by the Town
Planner, to be added.
Condition #23, buffer area, needs more detail and reviewed by
the Planning Board.
Condition #26 , walking path along Abbott Street, to be 4 . 5 '
aide with gravel base of 6" , to be approved by the Town
Planner. The path shall meet the Rules and Regulations with
regard to grade and drainage .
Condition #27 , all grading including the play field shall be
completed in accordance with the Planning Board Rules and
Regulations.
Condition #28, any changes to the plans will be brought back
to the Planning Board for approval under a modification .
Mark DiSalvo questioned #5 ► regarding tree cutting and asked
if it was above what is proposed . Christian Huntress explained and
added to the condition, in accordance with the approved plans .
Mark DiSalvo questioned Condition #1.3 regarding screening .
George Perna told Mark that reasonable screening was necessary for
the site .
Christian Huntress stated that Condition #14 and Condition #19
were similar and that 14 could be taken out as 19 is more
inclusive .
Mark DiSalvo questioned filing the plans with the Registry of
Deeds. He stated that after submitting the plans to the
Massachusetts Board of Education, the plans may change . George
Perna stated that any changes made to the plans before the planning
Board presently will have to come back before the Board for
modification.
Page 6 :
A motion was made by John Draper to accept the Site Plan
Review approval as amended for the Calzetta Farm Site in North
Andover. The motion was seconded by Erich Nitzsche and voted
unanimously be those present.
Sincerely,
PLANNING BOARD
Geor g e ern ��� "
, r
Chairman
CC : Director of Public Works
Board of Public Works
Highway Surveyor
Building Inspector
Board of Health
Conservation Commission
Assessors
Police Chief
Fire Chief
Applicant
Engineer
File
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CALZETTA FARM, SCHOOL SITE, NORTH ANDOVER
Conditional Site Plan Review Approval .
FINDINGS OF FACT:
The Planning Board makes the following findings regarding this
Site Plan Review application as required by sections 8 . 3 and
10. 31 of the Zoning Bylaws:
1. The proposed use and site design for this lot are
appropriate, due to it' s location in Town.
2 . Adequate vehicular and pedestrian access into the surrounding
site has been provided.
3 . The landscaping plan as shown meets the
requirements of section 8 .4 of the Zoning Bylaws.
4 . The site drainage system is designed in accordance with the
Town Bylaw requirements.
( Upon satisfying condition # 18 }
5. The applicant has met the requirements of the Town for Site
Plan Review as stated in Section 8 . 3 of the Zoning Bylaw.
(with the addition of conditions listed herein. )
6. The Applicant has met the procedural requirements of the
Town's Special Permit process as found in section 10. 3 of the
North Andover Zoning Bylaw.
The Planning Board finds under Section 8 . 35 of the Zoning Bylaw
that the proposed site plan generally complies with the Town
Bylaw requirements but requires minor conditions in order to be
completely in compliance with Town Bylaws.
Finally, the Planning Board finds that this proposal complies
with the Town of North Andover Bylaw requirements so long as the
following conditions are complied with. Therefore, in order to
fully comply with the approval necessary to construct the
facility as specified in the Site Plan Review application before
us, the Planning Board hereby grants an approval to the applicant
provided the following conditions are met:
SPECIAL CONDITIONS:
1. The final plans shall include the following in one packet:
a. Site Plan
b. Building Elevations
C. Detail sheets
d. Profile sheets
e. Landscape plan
f. Plan showing phasing of construction activities and
erosion control methods.
g. Drainage analysis
h. off site utilities
i. Lighting plan and details
j . Sign details
All plans shall be on 24" x 36" sheets
2 . All revisions which are herein required shall be placed upon
the final plans prior to endorsement and filing with the
North Essex Registry of Deeds.
3 . All Planning Board Order of Conditions are to be placed upon
the recorded Definitive Plan, ( Cover Sheet ) prior to
endorsement and filing with the Registry of Deeds.
4 . The applicant shall receive DPW approval for the curb-cut
prior to receiving a permit to build for any structure
located on this site
5 . Tree cutting shall stay in accordance with the approved plans
and shall be kept to a minimum throughout the project in
order to reduce erosion and preserve the natural features of
the site. Therefore, in addition to deciduous street trees
every fifty feet along both sides of the entry drive, one
tree shall be planted for every 400 square feet of area
cleared for the roadway outside of the 40 ' right of way which
shall be delineated on the plan. The trees shall be a mix of
evergreens as approved by Planning Board Staff, and will be
6 ' tall or taller upon planting. The applicant shall inform
the Town Planner prior to any tree cutting on site.
6. The contractor shall contact Dig Safe at least 72 hours
prior to commencing any excavation.
7 . Gas, Telephone, Cable and Electric utilities shall be
installed as specified by the respective utility companies.
8 . All catch basins shall be protected and maintained with hay
bales to prevent siltation into the drain lines during
construction.
9 . No open burning shall be done except as is permitted during
burning season under the Fire Department regulations.
10. No underground fuel storage shall be installed except as may
be allowed by Town Regulations. Any existing tanks which are
not going to be used by the proposed school shall be removed
in accordance with the NAFD regulations
11. All buildings shall have commercial fire sprinklers
installed prior to the issuance of the Certificate of
Occupancy, per order NAFD.
12 . Prior to a Certificate of Occupancy being issued for any
structures, this site shall have received all necessary
permits and approvals from the North Andover Board of
Health and the Massachusetts Department of Education.
13 . Prior to a Certificate of Occupancy being issued for any
structures, the site shall be reviewed by the Planning
Board. Any additional screening as may be reasonably required
by the Planning Board shall be added at the owners expense.
14 . Prior to the Building Permit being issued, and again prior to
occupancy the applicant shall receive a written determination
from the Conservation commission Administrator that all work
under their jurisdiction is being satisfactorily performed
and maintained.
15. Any Plants, Trees or Shrubs that have been incorporated
into the Landscape Plan approved in this decision, that die
within one year from time of planting shall be replaced by
the applicant.
16. A final set of plans shall be drawn with regard to the
conditions contained herein. The Plans shall be submitted to
and approved by the Planning Board prior to endorsement and
filing with the North Essex Registry of Deeds.
17 . 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 .
18 . Prior to the Board' s endorsement and filing of the record
plans with the North Essex Registry of Deeds the applicant
shall satisfy the North Andover Division of Public Works and
the Planning Board with regard to all site drainage and off
site utilities
19 . Prior to a certificate of Occupancy being issued for any
structure on this site the applicant shall erect a blinking
traffic light at the intersection of the entry drive and
Johnson Street. The applicant shall also provide safe and
adequate access and egress on both Abbott and Johnson Street.
20. All outside lighting found within the site shall be down cast
and not project into adjacent properties. Lighting Details
shall be approved by the Town Planner prior to the Planning
Board signing the record plans.
21. The existing farm vehicle entrance found along Abbott Street
shall be planted with trees so as to eliminate the
possibility of vehicular access but allow pedestrians to
enter the site at that point.
22 . A buffer shall be planted between the playfields and the
abutting residential houses. That buffer shall consist of
Hemlock and Spruce trees and shall run the entire length of
the playfields.
23 . "No Parking" signs shall be placed along Abbott Street. Per
Order N.A.P.D. Safety Officer.
24 . Crosswalks shall be painted at appropriate locations at all
roads immediately surrounding the Calzetta Farm site.
25 . A walking path shall be constructed along the Abbott Street
side of the property. The intent is to have the path pulled
in off the street and into the school property. The path
shall be a minimum of four and one half (4 . 5) feet in width
with a gravel base of at least six (6) inches. Location of
the path shall be approved by the Town Planner prior to a
building permit being issued. The path shall meet the
requirement of the Planning Board Rules and Regulations with
regard to grade and drainage.
26 . All grading, including the playfield, shall be in accordance
with the Planning Board Rules and Regulations.
27 . Any changes on the plans required by a Town Board or State
Agency may be subject to Modification under Chapter 41 by the
Planning Board.
cc: Director of Public Works
Board of Public Works
Highway Surveyor
Building Inspector
Board of Health
Assessors
Conservation Commission
Police Chief
Fire Chief
Applicant
Engineer
File