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Home My WebLink About1999-09-08 Decision Town of North Andover tAORTH Or F ICE OF 0 COMMUNITY DEVELOPMENT AND SERVICES i 27 Charles Street North Andover, Massachusetts 01845 WILLIAM J. SCOTT SSACH 5 Director (978)688-9531 Fax (978)688-9542 NOTICE OF DECISION Any appeal shall be filled within (20) days after the 2 date of filling this Notice r",W) C�)C-):,C) 01 in the Office of the Town Clerk. n Date: September 8, 1999 -rM > Date of Hearing: 7/6/99, 9/7/99 Petition of: Brooks School Premises affected: 1160 Great Pond Road Referring to the above petition for a special permit from the requirements of the: North Andover Zoning Bylaw Section 8.3 so as to allow: to construct a 23,746 SF dining hall and student center. After a public hearing given on the above date, the Planning Board voted to: APPROVE the: Site Plan Review—Special Permit based upon the following conditions: Signed -&- 'Co-t6&u6- CC: Director of Public Works Alison M. Lescarbeau, Chairman Building Inspector Natural Resource/Land Use Planner John Simons,Vice Chairman Health Sanitarian Assessors Alberto Angles,Clerk Police Chief Fire Chief Richard S.Rowen Applicant Engineer Richard Nardella Towns Outside Consultant File Planning Board Interested Parties BOARD OF APPEALS 688-954 1 BUILDING 688-9545 CONSERVATION 688-9530 BEAM 688.9540 PLANNING 688-9535 08/30/99 f' 1160 Great Pond Road (Brooks School) ' Site Plan Review- Special Permit The Planning Board herein approves the Special Permit/Site Plan Review for the construction of a 23,746 SF dining hall and student center. Brooks School, 1160 Great Pond Road,North Andover, MA 01845, requested this Special Permit on June 8, 1999. The Planning Board makes the following findings as required by the North Andover Zoning Bylaws Section 8.3: FINDINGS OF FACT: l. The specific site is an appropriate location for the project as it is located on the campus of the existing Brooks School. 2. The use as developed will not adversely affect the neighborhood as the project is located in the center of the existing Brooks School campus. 3. There will be no nuisance or serious hazard to vehicles or pedestrians. 4. The landscaping approved as a part of this plan meets the requirements of Section 8.4 as amended by the Planning Board, of the North Andover Zoning Bylaw. 5. The site drainage system is designed in accordance with the Town Bylaw requirements. 6. The applicant has met the requirements of the Town for Site Plan Review as stated in Section 8.3 of the Zoning Bylaw. 7. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The facility will be connected to the municipal sewer system in the Town of Andover. Finally the PIanning Board finds that this project generally complies with the Town of North Andover Zoning Bylaw requirements as listed in Section 8.35 but requires conditions in order to be fully in compliance. The Planning Board hereby grants an approval to the applicant provided the following conditions are met: SPECIAL CONDITIONS: 1) Prior to the endorsement of the plans by the Planning Board, the applicant must comply with the following conditions: 1 TO-A Tl--A m-.....l_..0..1.....1N ...a....i.... 08/30/99 -a a) The final plan must be reviewed and approved by the engineering consultant, and the Town Planner and subsequently endorsed by the Planning Board. The final plans must be submitted for review within ninety days of filing the decision with the Town Clerk.. b) A bond in the amount of eight thousand ($8,000) dollars must be posted for the purpose of insuring that a final as-built plan showing the location of all on-site utilities, structures, curb cuts, parking spaces, topography, and drainage facilities is submitted. The bond is also in place to insure that the site is constructed in accordance with the approved plan. As this project involves the expansion of an existing non-profit organization in North Andover at this location the Planning Board will allow an alternate form of security to be posted. The form of security trust be acceptable to the Planning Department. 2) Prior to the start of construction: a) A construction schedule shall be submitted to the Planning Staff for the purpose of tracking the construction and informing the public of anticipated activities on the site. b) During construction, the site must be kept clean and swept regularly. c) Any stockpiling of materials (dirt, wood, construction material, etc.) must be shown on a plan and reviewed and approved by the Planning Stag, Any approved piles must retrain covered at all tithes to minimize any dust problems that may occur with adjacent properties. Any stock piles to remain for longer than one week must be fenced off and covered. d) In an effort to reduce noise levels, the applicant shall keep in optimum working order, through regular maintenance, any and all equipment that shall emanate sounds from the structures or site. 3) Prior to FORM U verification (Building Permit Issuance): a) The Planning Board must endorse the final site plan mylars and three (3) copies of the signed plans must be delivered to the Planning Department. b) One certified copy of the recorded decision must be submitted to the Planning Department. 4) Prior to verification of the Certificate of Occupancy: 2 a tin n_,.,.+n..�a n__.i m„__�__o_L_.,�� _,+„_„i,.» „.._.,..._• i 08/30/99 a) The applicant must submit a letter from the architect and engineer of the project stating 1 that the building, signs, landscaping,lighting and site layout substantially comply with the plans as referenced at the end of this decision as endorsed by the Planning Board. b) The building must have commercial fire sprinklers installed in accordance with the North Andover Fire Department. c) The applicant shall submit a"Master Drainage Plan"which will incorporate future construction and its impact on the existing drainage system currently being utilized by Brooks School and will depict any proposed drainage for the school. 5) Prior to the final release of security: a) The Planning Staff shall review the site. Any screening as may be reasonably required by the Planning Staff will be added at the applicant's expense. b) A final as-built plan showing final topography, the location of all on- site utilities, structures, curb cuts, parking spaces and drainage facilities must be submitted to and reviewed by the Planning Staff and the Division of Public Works. 6) The hours for construction shall be limited to between 7:00 a.m. and 5:00 p.m. Monday through Friday and between 8:00 a.m. and 5:00 p.m. on Saturday. 7) Any plants, trees or shrubs that have been incorporated into the Landscape Plan approved in this decision that die within one year from the date of planting shall be replaced by the owner, 8) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 9) Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the respective utility companies. 10)No open burning shall be done except as is permitted during burning season under the Fire Department regulations. 11)No underground fuel storage shall be installed except as may be allowed by Town Regulations, 12)The provisions of this conditional approval shall apply to and be binding upon the applicant, its employees and all successors and assigns in interest or control. 13)Any action by a Town Board, Commission, or Department, which requires changes in the plan or design of the building, as presented to the Planning Board, may be subject to modification by the Planning Board. 3 08/30/99 14)Any revisions shall be submitted to the Torun Planner for review. If these revisions are deemed substantial, the applicant must submit revised plans to the Planning Board for approval. 15)This Special Permit approval shall be deemed to have lapsed after (AlOboL (two years from the date permit granted) unless substantial use or corlstrLiction has commenced. Substantial use or construction will be determined by a majority vote of the Planning Board. 16)The following information shall be deemed part of the decision: a) Plan titled: Application for Site Plan Review— Special Permit Brooks School 1160 Great Pond Road North Andover,MA 01845 Brooks School Dining Hall and Campus Center Prepared by: Rist—Frost- Shumway Engineering Laconia, New Hampshire Sheets: A4.1 A4.2 C1.1 C1.2 C2.1 0.1 -� C3.2 C3.3 L1.0 L2.0 L3.0 L4.0 Dated: April 30, 1999 b) Report Titled: New Campus Center/Dining Hall Brooks School North Andover, MA 01845 Drainage Calculations Prepared by: Rist—Frost- Shumway Engineering Laconia,New Hampshire Dated: June, 1999 4 cn �_..,.. n__a n__a !77•.....L_P_L_�El ..:a...•.5..» .....-...-- 08/30/99 Cc. Director of Public Works Building Inspector Health Administrator Assessors Conservation Administrator Drainage Consultant Planning Board Police Chief Fire Chief Applicant Engineer File 1160 Great Pond Road (Brooks School) - Site flan Review 5