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Home My WebLink About1999-09-08 Application joy Town of North Andover Planning Board hM 8 12 .'!�4 i"'If Please type or print clearly. 1. Petitioner: Brooks School Address: 1160 Great Pond T(oad. t�jorth Ando 01r, MA 01849 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* 1160 Great Pond Bond Zoning District: 1t-2 Lot 9: 25 and trap 103, Lot 28 Assessors, ?vfap: 90C Registry of Deeds: Book 530 Page 9:: 290 4. Existing Lot: Lot Area (Sq.Ft.): 7,187,000 Building Height: Varies Street Frontage: inn Side Setbacks: 70' Bigelow 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.): -.2.a-me Building Height: sake Street Frontage: same Side Setbacks: same Front Setback: same 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: 351 Street Frontage: 1501 Side Setbacks: 30 f - Front Setback: 301 Rear Setback: 30'_ Floor Area Ratio: -X41L- Lot Coverage: N/A_ 7. Existing Building: Ground Floor(Sq. Ft.): 39 existing bldgs# of Floors: Total Sq. Ft.: Height: Use: Type of Construction: 8. Proposed Building: Ground Floor(Sq. Ft.): 11,846 #of Floors: _ Total Sq. Ft.: _ 23,746 Height: 50 Use: DiningHall and stu center Type of Construction: 2c — steel frame, light gage infill, unprotected 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 herein and in the Planning Board Rules and regulations may result in a di� sal-by the PI g Board of this application as incomplete. Petitioner's Signature: —Q L-- Print or type name here: Bruce wall Owner's Signature: Print or type name here: f BROOKS SCHOOL CAPITAL BUILDING PROGRAM Narrative for Site Plan Review Application, 4/99 Introduction Brooks School is a private boarding school located on Great Pond Road in North Andover. See Exhibit 1 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 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: l. 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 Athletic Facility - to attach to the existing hockey rink. 4. A new Maintenance Facility - to replace an existing building to be removed. 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. The first purpose of this application is to introduce the building program to the Planning Board so this and succeeding applications can be seen as a progressive series rather than as stand-alone projects. Status At the present time, the Campus Center/Dining Hall project is nearing completion of the design phase. The electrical service construction will commence in mid-June. The Athletic Facility is in the conceptual planning stage. The other program elements await commencement of design. Campus Center/Dining Hall Project With this application, site plan approval for the Campus Center/Dining Hall project is sought. Plans submitted herewith are as follows: Dwg Title BI A4.1 Elevations Centerbrook Architects A4,2 Elevations " C1.1 Existing conditions Plan Rist-Frost-Shumway Eng. C1.2 Demolition Plan " C2.1 Site Utility Plan " C3.1 General Civil Notes and Details " C3.2 Civil Details " C3.3 Civil Details " L 1.0 Landscape and lighting Plan Saucier & Flynn, L.A. L2.0 Photometrics Plan " L3.0 Grading Plan " L4.0 Landscape Details " Stormwater Most of the developed area of the campus drains into a pair of wetlands along Great Pond Road, separated by the Service 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 terrain for the dining hall project drains via a closed system running easterly on Service Road into the northerly wetland. Wetland boundaries were mapped by Norse Environmental and the Conservation Commission has accepted them. The project is situated in a busily developed area. The net increase in impermeable area is 10,000 square feet. New catch basins and storm drains will connect to the existing storm drains on Service Road which lead to the wetland. A vortex separator is proposed to meet the stormwater treatment standard and infiltration chambers are proposed to pick up some of the roof runoff to meet the groundwater recharge standard. The water table in the vicinity of the proposed chambers is 4.5 to S feet below existing grade, and soils are hydrologic group B. See Drainage Calculations. There is no room to construct an effective detention facility dedicated solely to the dining hall 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 the two 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 Campus Center project. The Conservation Commission accepted this proposal. 2 Several elements of the existing drainage system in the project area are substandard as to pipe size, depth of cover, and carrying capacity. The proposed drainage system corrects these deficiencies in addition to providing groundwater recharge and treatment. All new system elements convey the 25-year storm as per town DPW requirements. The new portions connect to the existing Service Road drain near the Maintenance Building. The sections downstream from there to the outfall cannot quite carry the 25-year storm. This can be corrected by adding a new 24-inch pipe across the rink parking lot leading to a new outfall (see sketch in Drainage Calculations). If it were built now, cover would be too shallow. The rink parking lot will be reconstructed as part of the athletic facility (see Exhibit 2). It is proposed to raise the parkin; lot to provide adequate cover for the new pipe, and to install it when the parking lot is rebuilt. In the meantime, the system will be no more substandard than it is at the present time. Parking As the functions within the new building (dining hall, student center, campus store, etc.) are now taking place in other buildings on campus, there will be no increase in staff, student population, or visitors associated with the project. Therefore, no increase in parking will be necessary. Approximately 12 existing parking spaces will be temporarily eliminated - see drawing C 1.2 Demolition Plan. There is no place near the immediate site to replace them directly as part of the Campus Center/Dining Hall construction contract. These will be restored during construction of the Athletic Facility, which will include reconstructing two existing parking lots and constructing a new one (see exhibit 2). In the near future, the School will be preparing a campus-wide parking study for consideration of Town authorities. Waiver of Boundary Survey The project is located in the center of 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 400 feet distant. It is requested that the requirement for a boundary survey be waived. Waiver of Traffic Studv For the same reasons that no increase in parking will be necessary (see above), there will be no increase in traffic associated with the Campus Center/Dining Hall project. It is requested that the requirement for a traffic study be waived. 3 Variance for Building Height The Campus Center/dining Hall building height will be 50 feet, as measured using the criteria in the Zoning Bylaw. The maximum building height permitted in zone R-2 is 35 feet. The proposed building is set into the existing hillside with on-grade entrances to both the upper and lower levels. The upper level appears as a one-story structure from the main street of the campus viewing the front entrance. The dimension from finished grade to the roof ridge on the front elevation is 35'-10". The tallest portion of the structure is the rear elevation. There are several existing buildings larger and taller than the proposed Campus Center/Dining Hall including two adjacent structures. The Auditorium and the Danforth gymnasium. The new building is sized and proportioned to fit comfortably within the New England village context and residential feel of both the Brooks School campus and the surrounding neighborhood. Accordingly, a variance from the building height requirement is requested. Fiscal Impact Demand for added public services will be negligible. The campus is already connected to the Town water and sewer systems. No upgrading or new construction is required. The project will have no impact on tax revenues. as the School is exempt from property taxes. The Campus Center/Dining Hall will be a high quality building which will enhance the appearance of the campus. Any effect on adjacent property values would be expected to be positive. Community Impact The Campus Center/Dining Hall is entirely consistent with the long-establish campus and surrounding neighborhood. 4 � JJ� �^ ,l`�fr• �1 }� ' `—� ( ;� ' .� '�ri- '}, � 1 i '.,t � �; ` ii �W� - � - `��' � ��'�• � .i" �3,u � �,�• � .;. gym. �,ti�)�._� v_i ��,' � �' � � ,, �s �( ��1 � � ({�� , ,, y, �� !� •({ �ti= \_ 11 .� �} 1! { Jry �r-• I� 1 \.. � r �l - /, �,i 1 r ,'•_ o I I �1 �� '_� 1 . �\�) q��7 � ' 1' � ��, 1, ��.1 � } !i ,�� ', ` r' �. ) �, n •; air �'�i } _� �' �� ! 1' I �, ' t� j �,� t-,�-„_ � C 4 �A �� I � � � � � I`I �>�� r �,� ;�� (� �yr �' I�� I��1 � � ��' �7�� s q -- {� �� I{ � �I ' •� jr I'. `!n / MW - I '1 I _I \� >) ! �• I f- y:� -.i e{ ,I.t• ! { 5.'p •�� t�E � '.1 + ,w��" �\', ~tom �• •t { t, �. 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E { ��l 't A�i l ��r } ,E,(hDslilt , 1f(„�•�i+tF�i. ;j �-f; i. t �! Srilli<Ellf:;inkt !i�rl(y_?!AIIIrl ASii�}St EXHIBIT 1 B ROOKS SC[COOL- \� C ' ii ii � l/ , , i 11 , posse I