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Home My WebLink About2000-04-04 Application `;��. jwuuuuii° III N APPLICATION PACKAGE. FOR SITE PLAN REVIEW Relocation of Peabody House Brooks School North Andover, Massachusetts March 2, 2000 Contents Application Form Narrative USGS Sheet Exhibit 1 Campus Map Building Elevations - Cannon Architects Overview Plan, 1" = 50' (in pocket) Drainage Area Plan (in pocket) Drainage Calculations (with separate index) Rist-Frost-Shumway Engineering, P.C, 71 Water Street Laconia, New Hampshire 03246 603-524-4647 Fax 603-528-7653 jn 00-4231 Town of Forth Andover Planning Board S:, A Y Please type or print clearly. 1. Petitioner: Brooks School Address: 1160 Great Pond Road North A MA G1845 Telephone number: (978) 725-6212 2, owners of the Land: same Address: Telephone number: Number of years of ownership: 72 wears 3. Location of Property: 1160 Great Pond Road Zoning District:�R-1 , with WPD overlay Assessors: v1ap: 90C Lot #: 25 and Map 103, Lot 28 Registry of Deeds: Book #:: 530 Page :: 290 4. Existing Lot: Lot Area (Sq.Ft.): 7,187,000 Building Height: Varies Street Frontage: 3,500 Side Setbacks: 70' B.Lgew House Front Setback: 240' Hock, ey Rink Rear Setback: house Floor Area Ratio: .06 Lot Coverage: _ng �. Proposed Lot: Lot Area (Sq.Ft.): Same Building Height: gnmp Street Frontage: Same_ Side Setbacks: Same Front Setback: Same Rear Setback: game Floor Area Ratio: Same Lot Coverage: Same 6. Required Lot (as required by Zoning Bylaw): Lot Area (Sq.Ft.): 87,120 Building Height: Street Frontage: 175' Side Setbacks: 3n t Front Setback: 30' Rear Setback: 301 Floor Area Ratio: N/A Lot Coverage: _ N/A 7. Existing Building: Ground Floor (Sq. Ft.): 38 existing bldg4 of Floors: Total Sq. Ft.: on campus Height: Use: Type of Construction: $. Proposed Building: (Relocated Peabody House) Ground Floor (Sq. Ft.): 4555 # of Floors: 2 Total Sq, Ft.: 8600 Height: 3.— Use: Dormitory with 2 faculty Type of Construction:Wood Frame; fully sprinklered residences 9. Petitioner and Landowner signature(s): Every application for Site Plan Review shall be made on this form which is the official form of the Planning Board. Every application shall be filed with the Town Clerk's Office. It shall be the responsibility of the petitioner to furnish all supporting documentation with this application. The dated copy of this application received by the Town Clerk or Planning Office does not absolve the applicant from this responsibility. The petitioner shall be responsible for all expenses for filing and legal notification. Failure to comply with application requirements, as cited he xn the Planning Board Rules and regulations may result in a dismiss y the PI g Board of this application as incomplete. Petitioner's Signature: Print or type name here: Bruce Wallin, tuAin M Owner's Signature: Owner Print or type name here: BROOKS SCHOOL CAPITAL BUILDING PROGRAM Narrative for Site Plan Review Application March 3, 2000 Relocation and Additions to Peabody House Introduction Brooks School is a private boarding school located on Great Pond Road in North Andover. See Exhibit I for an overall campus map. Most of the property is zoned R-2, and a portion of the campus is in zone R-1 in the Watershed Protection District for Lake Cochichewick. The School is in the midst of a major building program intended primarily to upgrade and improve its facilities but not increase student population. The program will continue to proceed in stages, and each step will proceed through the necessary permitting processes at the appropriate times. Elements in the program are: 1. The Campus Center/Dining Hall project - a dining hall and student center. 2. Replacement of the main overhead campus electrical service with an underground service. 3. A new Maintenance Facility - to replace an existing building to be removed. 4. A new Athletic Facility - to attach to the existing hockey rink 5. Renovations and additions to the Headmaster's House. b. Relocation of the Peabody House dorm and the small Manual Training building. 7. Upgrading underground campus utilities. Status of the Building Pro ram The Campus Center/Dining Hall project has received Planning Board approval and construction is about to begin. The electrical service construction was completed in the fall of 1999. The Maintenance Building received Planning Board and Conservation Commission approval, and construction has recently begun. The Peabody House project is the subject of this application. The Athletic Facility and utility upgrade projects are in the planning stage. The other program elements await commencement of design. Peabody House Project With this application, site plan approval for the Peabody House project is sought. Plans submitted herewith are as follows: Dwg Title By C1 Existing Conditions and Demolition Plan Rist-Frost-Shumway Engr. C2 Site Grading, Utility, and Layout Plan " C3 General Notes and Civil Details " C4 Civil Details " Architectural Elevations Cannon Architects Peabody House is a two story structure presently located just north of the new Campus Center/Dining Hall near the intersection of Main Street and Service Road in the heart of the campus. The north and south wings of the building were originally separate structures with basements. Later the middle portion was constructed which tied everything together into one building. There is no basement under the middle portion. The north and south wings are faculty residences and the middle portion is a student dormitory. Peabody House must be moved to make room for the Athletic Facility project. It will be set on a new concrete foundation at the west end of Service Road beyond the Hettinger House garages, just to the south of Russell House. Hettinger and Russell are also dormitories with faculty residences. The new building will have a full basement, accessible from the rear yard. The distance of the move is about 1000 feet - see site locus plan for the relationship of the existing location to the new one. The project also includes separating the structure in two places and inserting two symmetrical additions. The total building floor area will increase from 7150 sq ft to 8600 sq ft. The additional space allows for upgrading egress to meet the building code and for larger common areas for students. Stormwater The new site is located in the Watershed Protection District, whereas the existing site is not. Although there will be an increase in roof area due to the additions, there will be significantly more pavement removed at the old site than added at the new site, resulting in a net decrease in impermeable surface area. Thus the post-development peak rate of stormwater runoff from the campus will be less than the pre-development rate. For the same reason, post-development groundwater recharge will exceed pre-development recharge. Thus the peak attenuation standard and the recharge standard are naturally met. To meet the treatment standard, a hooded catch basin to trap oil and grease will be installed adjacent to the new driveway. Flow will be directed from that basin through a"Downstream Defender" vortex treatment device to reduce suspended solids. The effluent will daylight to a grassy Swale adjacent to the proposed athletic fields south of the site. (The proposed site plan for those fields has been submitted to the Town for determination of permitting requirements). Drainage calculations are included herein. Parkin A campus-wide parking study was prepared in 1999 and submitted to the Town which contains an overall parking plan coordinated with the capital building program. Four new parking spaces are planned for the use of the faculty at the new Peabody House location, whereas the existing Peabody House has no specifically dedicated parking spaces. Utilities A new pad-mounted electric transformer will be placed adjacent to the building as part of the underground service project. Also as part of that project, a new natural gas main will provide fuel for heating. The existing steam system in the building will be converted to gas-fired boilers. Water supply will be tapped into the existing main in the area. Hydrant flow tests indicate adequate delivery for a gravity sprinkler system to be retrofitted. The two sanitary sewer service lines from the building will connect easily by gravity to the existing 8-inch sanitary sewer running behind the new location. This sewer connects ultimately with the town collection system. New street lights will be placed in a straight line along the north side of the Service Road as part of the underground service project. The last two lights will be on the site of the relocated Peabody House. The poles and fixtures will be the same as for the Dining Hall project - the School has adopted these as the campus-wide lighting standard. Waiver of Bounda Surve The project is located on the School's 165-acre property on the west side of Great Pond Road. The nearest portion of the project to adjacent property is over 1000 feet distant. It is requested that the requirement for a boundary survey be waived. Waiver of Traffic Sty This project is basically the relocation of an existing building. There will be no new staff or students associated with the project, and thus no increase in traffic. It is requested that the requirement for a traffic study be waived. Fiscal Impact Demand for added public services will be negligible. The campus is already connected to the Town water and sewer systems. No off-campus upgrading of those systems or new infrastructure construction is required. The project will have no impact on tax revenues, as the School is exempt from property taxes. Given the distance to neighbors and the nature of the project, it is reasonable to expect that the Peabody House relocation will have no effect on adjacent property values. Community Impact The proposed project is entirely consistent with the long-established campus and surrounding neighborhood. ......... . ....... hh ..............................................................ii. ell -.�, t✓kl /1lIV �'• +Ir` +) 'i• \�J It ,L� I � � io11N• ,. ', � +I ti � ._1_ .�! 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Lake Cachichewick •� U 'r >� F :r i, �;�� ;I• c a I.� �FrEt rr�' a•�Hi + , 14< L - '� I . ; S��F �I �,til F I i ! .7 E , ,I ��ji•� �i �i`i n ► i I (I l t��,,�.,�fli.��.�� i�}�1� Sf� � r I fi ...f7�'�I� s•. .1�!��1 ' EXHIBIT 1 - BROOKS SCHOOL, ......................................................................... .