HomeMy WebLinkAbout1993-07-28 Decision SPR - Decision - 0 Annie Sargent School 7/28/1993 i
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TOWN OF NORTH iN D O VER
MASS :kCHU SETTS �j
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Any appeal shall be filed sr,f*�
within (20) days after the
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date of filing of this Notice 17.
in the Office of the Town T o
NOTICE OI= DECISION
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Clerk. COR�-`�, '►,� `' ,o�•P
This is W cetwenty �':".• �: .,
�Y that f20) July 28 , 1993
haw 618p from dedt of dedslan Mad Date. . . . . . . . . . . . . .
wi"r4aj!!�!PPw� •f3 J.une. .
pwisllaq. Date of Hearing qu1X . 20.,, ,1993 .
TOM CIO*
Petition o£ North .Andover. School Committee. . . . . . . . . + . . . . ` . . . . . . . . . . . . .
Premises affected Calzetta Farm Site. .. . ,Portion of .Parcel 26 .of. Assessor
Referring to the above petition for a special permit from the requirements
of the . , ,North. Andover, 'Zoning, Bylaw. _ ,Site .Plan. .Review. , .
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so as to permit the .construction, of a .71 , 000 ,sq:,ft ; ,, two, story, buildinc
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COI fter,& ab& hearing given on the above date, the Planning Board voted
DIT
APPROVE
to . . . . . . . . . . , . . „the . . .SITE PLAN .REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
based upon the following conditions :
cc: Director of Public Works Signed
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Building Inspector
Conservation Administrator Richard Nardella: Chairman
Health Agent
Assessors Jospph, .Mahoney.,. .Clerk
. . . . . . . . . . . . . . . . . . . . . . . .
Police Chief
Fire Chief Richard Rowen
Applicant
Engineer .John, .Draper . . . . . . . . . . . . . . . . . .
File
Interested Parties . . . . . .
" " " "planning B oard
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KAREN H.P. NELSON o 4 Town of 120 Main Street, 01845
Director " NORTH ANDOVER
(508) 682-6483
BUILDING
CONSERVATION sy"OH 6 DIVISION OF
HEALTH
PLANNING PLANNING & COMMUNITY DEVELOPMENT
July 28 , 1993
Mr. Daniel Long, Town Clerk
Town Building
120 Main Street
North Andover, MA 01845 Re: Site Plan Review
Johnson Street/Abbott Street
Calzetta Property - School
Dear Mr. Long:
The North Andover Planning Board held a public hearing on June
291 1993 in the Senior Center behind the Town Building, upon the
application of the North Andover School Committee, requesting site
plan approval under Section 8 . 3 of the North Andover Zoning Bylaw.
The legal notice was published in the North Andover Citizen on June
9 and June 16 , 1993 and all parties of interest were properly
notified. The following members were present: John Simons, Acting
Chairman, Joseph Mahoney, Clerk, Richard Rowen, John Draper and
George Perna, Associate Member.
The petitioners were requesting site plan approval for the
construction of a 71, 000 sq. ft. , two story building. The premises
affected is shown on the Assessors Map #37 as a portion of Parcel
26, between Johnson Street and Abbott Street on the south and
north, and 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.
Mr. Mahoney read the legal notice to open the public hearing.
Ms. Bradley told the Board that the project was previously
approved but permits had expired. The Technical Review Committee
has reviewed the project. There are no new plans or issues from
the original approval .
Martin Kretsch, Dinisco Kretsch, gave the Board an overview of
the project. The site contains 15 acres . The school will hold 650
students.
1. Compact structure to fit within the wetland area
2 . Minimal wetland crossings with replication
3 . Two story building built into slope
4 . No elevator in buildings - ramps
5. parking restricted to a certain area
6 . Two entrances to school to allow for flexibility and
eliminate congestion
7 . Retain orchard as a buffer strip
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Calzetta
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8 . Pedestrian walkways provided
9 . Buffer area with plantings - new and relocated
plants/trees - keep natural buffers wherever possible
10 . Minimal plantings around building for maintenance reasons
11. 360 degree access around building
Mr. Rowen asked if expansion of the school was possible. Mr.
Kretsch answered "no" due to the environmental concerns.
Mr. Draper questioned if sidewalks would be built on Johnson
Street. Mr. Kretsch told him that sidewalks beyond the site were
not part of the funding for this project.
Mr. Rowen expressed concerns about changed rules in who would
be bused, more children expected to walk to school currently. Mr.
Draper asked if D. P.W. would build sidewalks. Mr. Perna told Mr.
Draper that the problem of sidewalks is identified, however he did
not want to burden the project with sidewalks beyond the specific
site.
A question was raised regarding plans to widen Abbott Street.
The Planning Board needs to look at safety of proposed pedestrian
access onto Abbott Street. Mr. Kretsch told the Board that the
access came out at that place because no wetland crossing was
required. Concerns were raised about children riding bikes.
Mr. Mahoney expressed concerns about a line up of traffic out
onto Johnson Street or Abbott Street dropping off children'. Mr.
Kretsch told the Board that there was flexibility when it is built
in designating access ways as one way.
Mr. Rowen asked if there was ever a resolution of the speed
limit issue. Staff to submit recommendations to the appropriate
persons as to the posting of speed limits.
Stop signs to be added to driveways onto Johnson Street. This
will be added into the decision as a condition.
Mr. Simons asked if there were any farm elements incorporated
into the design. Mr. Kretsch stated that the school was somewhat
barn-like, and that the orchard would remain.
The Board questioned if there would be lights in the field.
Mr. Kretsch stated that there would be no lights in the field.
There will be no lights that will shine off site.
Questions were raised on the existing pond and impenetrable
fence. A 6 ' chain link fence will be placed around the fence. Mr.
Kretsch was asked the depth of the pond. He did not have a
definitive answer.
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Calzetta
The size of the "all purpose field" will be 165 'x3501 , and not
solely used for soccer.
Mr. Rowen asked about an enclosed canopy.
The question of water and sewer on Abbott Street was raised.
The answer was they will be pumped from school to corner of
Marbleridge and Abbott Streets.
On a motion by Mr. Draper, seconded by Mr. Mahoney the Board
voted to close the public hearing.
Staff to draft a decision for the next meeting. A site visit
will be scheduled.
On July 20, 1993 the Planning Board held a regular meeting.
The following members were present: Richard Nardella, Chairman,
Joseph Mahoney, Clerk, Richard Rowen, and John Draper.
Mr. Nardella said that a site visit was taken on July 10th.
Mr. Rowen expressed concerns about the path out to Abbott
Street, barriers to slow down pace of students, possibly posts.
(This to be added to the decision)
A large tree on left hand side of pathway needs to be removed
for visibility.
Graham Copeland and Marilyn Doyle, members of the School
Building Committee, were present.
There are spaces for 13 buses . There will never be more than
13 . There will be no drop-offs or pick-ups, this must be monitored
by the school.
There was a further discussion on drop off and pick up of
students.
Mr. Draper had discussed sidewalks.
Planning board to recommend to Board of Selectmen that ,
sidewalks be constructed along Johnson Street. This to be added to
the decision.
On a motion by Mr. Draper, seconded by Mr. Mahoney, the Board
voted to approve the draft decision as amended.
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Calzetta
Attached are those conditions the Board approved.
sincerely,
North Andover Planning Board
Richard Nardel a, Chairman
cc: Director of Public Works
Building Inspector
Conservation Administrator
Health Agent
Assessors
Police Chief
Fire Chief
Applicant
Engineer
Fire
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9
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 requested by the North Andover School Committee
for the construction of a 71, 000 square foot school located at
the Calzetta Farm site on Johnson and Abbott Streets 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 .
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. )
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6 . The Applicant has met the procedural requirements of the
Town' s Special Permit process as found in section 10. 3 of the
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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:
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SPECIAL CONDITIONS:
1. The final plans shall include the following in one packet:
a. Site Plan
b. Building Elevations
I C. Detail sheets
d. Profile sheets
e. Landscape plan
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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 . Prior to Construction:
a. 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.
b. All revisions which are herein required shall be placed
upon the final plans.
C. 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.
d. The applicant shall inform the Town Planner prior to
any cutting of vegetation on the site. The Town
Planner and/or Tree Warden will walk the edge of
clearing.
3 . Prior to verification of the Building Permit (FORM U) :
a. The applicant shall receive DPW approval for the curb-
cut.
b. The applicant shall receive a written determination
from the Conservation Commission Administrator that all
work under their jurisdiction is being satisfactorily
performed and maintained.
c A walking path shall be constructed along the Abbott
V/ 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.
4 . Prior to verification of the Certificate of Occupancy:
a` The applicant shall erect a blinking traffic light at
w........ 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.
b. All buildings shall have commercial fire sprinklers
installed.
C. This site shall have received all necessary
permits and approvals from the North Andover Board of
Health and the Massachusetts Department of Education.
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.
e. The applicant shall receive a written determination
from the Conservation Administrator that all work under
their jurisdiction is being satisfactorily performed
and maintained.
f. 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 401 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 61 tall or taller upon planting.
9- The large tree on the left hand side of the pathway
leading out to Abbott Street needs to be removed as it
impairs visibility.
Barriers of some sort, possibly wooden posts, need to
be placed at the opening of the pathway out to Abbot
Street to slow down the pace of the students entering
onto Abbott Street at that point.
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.
j . A buffer shall be planted between the play fields and
the abutting residential houses. That buffer shall
consist of Hemlock and Spruce trees and shall run the
entire length of the play fields.
Ci) "No Parking" signs shall be placed along Abbott Street.
- Per Order N.A. P. D. Safety Officer.
DCrosswalks shall be painted at appropriate locations at
all roads immediately surrounding the Calzetta Farm
site.
M. All grading, including the play field, shall be in
accordance with the Planning Board Rules and
Regulations.
5. The Abbott Street entrance must be limited to bus traffic
only during the beginning and ending of the school day.
Parents must enter from Johnson Street to pick up and drop
off students. The Planning Board is concerned that without
this condition cars will be backed up onto Abbott Street
creating a traffic hazard. The School Committee must
monitor the traffic situation and make any adjustments it
believes are necessary to alleviate traffic problems.
&. 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. 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.
12 . 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 .
13 . 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.
14 . As a part of this approval the Planning Board would like to
emphasize the importance of constructing sidewalks along
Johnson Street and urges the Board of Selectmen to put the
construction of sidewalks along Johnson as a high priority.
The following plans are considered to be a part of this approval:
Plans Entitled: North Andover Public Schools
Calzetta Farm Site
Dated: 1 May 190
Scale: 1 ' = 40 '
Sheets: L-1 to L-13 , SU-1 to SU-4 , E-1 to E-1
cc: Director of Public Works
Building inspector
Health Agent
Assessor
Conservation Administrator
Police Chief
Fire Chief
Applicant
Engineer
File