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Home My WebLink About1999-11-19 Application SPR RECEIVED JCYCE; BRADSHAW TOWN CLERK Town of forth Andover lannxn oar w TIi ANDOVE R nnw:,anUznmsmmrr.»nssssmma ,•m,ar,,.cogro;;;;r::::',g'::i;;/mnrnr;;;r;;;m;l;;v;;;rr;;nrrf,.�„rr„m„r„m„r,±l�n+mag3'.,.�,soe ,°,rim;msoram;gnM;;nvy,.,lr,;;�;;,rr�vrrr�mrji-lmrrry+;rp� Please type or print clearly. 1. Petitioner: gooks school Address: 1160 Great Pond Telephone number: (978) 725-6212 2. Owners of the Land: same Address: Telephone number: Number of years of ownership: 71 years 3. Location of Property: Zoning District: R-2 Assessors: Map: 9oG Lot #: 25 and Map 103, Let 28 Registry of Deeds: Book #:: 530 Page ':: 290 4. Existing Lot: Lot Area (Sq.Ft.): 7,187,000 Building Height: varies Street Frontage: Snn Side Setbacks: 70' Ljgelow House Front Setback: 240' Hockey Rink Rear Setback: 45' Boat House Floor Area Ratio: .05 Lot Coverage: 08 5. Proposed Lot: Lot Area (Sq.Ft.): same Building Height: same Street Frontage: same Side Setbacks: same Front Setback: ay me- Rear Setback: same Floor Area Ratio: .06 Lot Coverage: .09 6. Required Lot (as required by Zoning Bylaw): Lot Area (Sq.Ft.): 43,560 Building Height: 35' -- Street Frontage: 150' Side Setbacks: 30' Front Setback: 30' Rear Setback: 30' e H Floor Area Ratio: N/� Lot Coverage:� /A_ -- 7. Existing Building: Ground Floor (Sq. Ft.): 39 existing bldgs# of Floors: Total Sq. Ft.: Height: _-- Use: Type of Construction: S. Proposed Building: Ground Floor(Sq. Ft.): 6,800 # of Floors: t Total Sq. Ft.: 6,80.0 Height: 34 -0T' Use: Equipment & Vehicle Maintenance Type of Construction: Pre-engineered metal bldg; steel truss roof framing. 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 cite n in the Planning Board Rules and regulations may result in a di -sal by the P1 ng Board of this application as incomplete. Petitioner's Signa ure: Print or type name here: Bruce Wall'n, Business Manager Owner's Signature: Print or type name here: BROOKS SCHOOL CAPITAL BUILDING PROGRAM Narrative for Site Plan Review Application, 9/99 Submission Two - Maintenance Building Introduction Brooks School is a private boarding school located on Great Pond Road in North Andover. See Exhibit I for an overall campus map, The property is zoned R-2, and a portion of the campus is in the Watershed Protection District for Lake Cochichewick, The School is planning a major new building program over the next several years, intended primarily to upgrade and improve its facilities but not increase student population. The program will proceed in stages, and each step will proceed through the necessary permitting processes at the appropriate times. Elements in the program are: I. 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. 6. Relocation of the Peabody House dorm and the small Manual Training building. See Exhibit 2 for the general locations of the program elements on campus. Status The Campus Center/Dining Hall project has been submitted to the Planning Board and is in the latter stages of Site Plan Review. It is on the agenda for the September 7, 1999 hearing for its second appearance before the Board. The electrical service construction is under way and will be completed this fall. The Maintenance Facility is the subject of this application. The Athletic Facility is in the conceptual planning stage, and the other program elements await commencement of design, Maintenance Facility Pro'ect With this application, site plan approval for the Maintenance Facility project is sought. Plans submtted 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 Sketches PH Design Architecture Stormwater Most of the developed area of the campus drains into a pair of wetlands along Great Pond Road, The northerly wetland drains to Sperrys Pond in Boxford, while the southerly wetland drains to the lake. These wetlands are entirely on school property. The downstream portion of an existing closed system crosses diagonally southwest to northeast across the project site, draining into the north wetland. Part of this system will be replaced, as it is beneath the footprint of the new building, Rain falling on the existing site east of the catch basins in the above system runs off into the south wetland which drains into the lake. Facilities involving vehicular maintenance are prohibited from the Watershed Protection District of Lake Cochichewick by the Town Zoning Bylaw, To positively avoid any runoff from this site finding its way to the lake, the grading of the proposed facility is designed so all runoff is directed into a closed system directed across Service Road into the north wetland. Grading is such that even if the closed system was clogged or overflowing, runoff would sheet flow across the Service Road northerly, thus avoiding the south wetland entirely even in extreme conditions. To meet the treatment standard of the stormwater management regulations, hooded catch basins are proposed to trap oil and grease, and a "Downstream Defender" vortex treatment device to reduce suspended solids. To meet the groundwater recharge standard, infiltration trenches are proposed to pick up most of the roof runoff. . As for the Dining Hall project submitted earlier, there is no room to construct an effective detention facility dedicated solely to the Maintenance Building project. Instead, it is proposed to defer meeting the runoff attenuation standard until the Athletic Facility is constructed, There is more than enough room to construct a detention pond behind the existing hockey rink (see exhibit 2)to handle the combined attenuation requirements of these three projects together. Even if the Athletic Facility is never built for whatever reason, a detention pond could be constructed in that location to handle the attenuation necessary for the Dining Hall and Maintenance Building projects. Since the parking lot and some of the drainage pipe is located within 100 feet of the wetlands boundaries, a Notice of Intent will be filed with the North Andover conservation Commission. Drainage calculations are included herein. All new system elements convey the 25-year storm as per Town DPW requirements. Parking A campus-wide parking study was recently prepared and submitted to the Town which contains a proposed overall parking plan coordinated with the capital building program. The parking proposed for the Maintenance Building actually exceeds the net increase proposed in that plan by 5 spaces. Utilities A new electric transformer will be placed adjacent to the building as part of the underground service project. Water supply will be tapped into the existing main on the Service Road. Since the building is lower than the main campus sanitary sewer pump station, the building plumbing will drain to an internal pump pit, and a 2" force main will convey building wastewater off site southwesterly to the gravity sewer just above the main campus pump station. The exiting 6" force main from the main pump station must be relocated as part of the project, as a portion of it is beneath the building footprint. 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. These will be augmented with two light poles on each side of the building for security and safety. 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 Boundary Survey 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 (the r.o.w. of Great Pond Road) is over 150 feet distant. It is requested that the requirement for a boundary survey be waived. Waiver of Traffic Study The new facility takes the place of an existing facility located nearby, 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. The Maintenance Building will replace an old structure in poor condition and is designed to be much more pleasing in appearance, it will thus enhance the appearance of the campus, Any effect on adjacent property values would be expected to be positive, Comm unity The proposed project is entirely consistent with the long-established campus and surrounding neighborhood. .............. .... . \ (� JlJ��`` �� it:�� ,` tip •y-. \)'�«Ire •.� 1� 1 _ �� Nm� 1I. I J' \�. _�_ ._� � I ,`i. .� l. 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'�I � r. � ��J� .;� �� f�� ,r f�.�.f c RI l �.t �!s !El� i�� trf�slfilFitlili.�� 5}' Ilil!c+t4tl,l ?3� 1 ,lii?IiErnkfid-lif} l �1 ti ' u 11sr��rIs EXHIBIT I. BROOKS SCIIOOL .. .............. ......................................... .. . PLAYING 11 11 \ NIETLANDS FIELDS Q HOGKEY ARENA �' h 7 REf.ONFIbtIRED a GO. ;6 t" NENt IF AR A.TKLETIG GENTS, a �TAT 1 pf a e � i f c PROPOSED' ` r TENNIS DINW6 { Q DANFORTH >4AL ' bYMNASHIM Qa TRfVNMb a O Hd a y a a G4-1 BROOKS SCHOOL ATHLETIC CENTER BOWIE GRIDLEY ARCHITECTS P.L.L.C. PROPOSED Ev WASHINGTON D.C. SITE PLAN {IUNF I449 EXHIBIT 2