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HomeMy WebLinkAbout1999-09-08 Correspondence MEMORANDUM W P�- �= C' r Ut �,h a�r EL C � TO: North Andover Planning Board FROM: Heidi Griffin,Town Planner RE: Brooks School—Proposed 23,746 square foot Dining Hall and Student Center— Site Plan Review DATE: June 21, 1999 The applicant proposes to construct a 23,746 square foot dining hall and student center where the linen building and men's building currently exist. Also, to be razed is an existing shed, pavement, fence, and abandoned sewer, water and drain line. I conducted a site visit on this project on June 21, 1999 and it appears as though the proposed site will have a minimal effect relative to drainage with the current topography and drainage system in conjunction with this proposal. Below please find my review of the project: xxiv) NORTH ARROW/LOCATION MAP: A north arrow and a location map showing surrounding roadways and land uses adjacent to the site (1"=1500'). Location Map should show at least one intersection of two existing Town roadways. A locus map has been provided. xxv) SURVEY OF LOT/PARCEL: A boundary survey conforming to the requirements of the Essex County Registry of Deeds Office. The survey shall be dated and include any revision made to the survey or site plan. Any change in the survey shall be recorded before site plan approval may be granted. A waiver has been requested so as not to require a boundary survey. xxvi) NAME/DESCRIPUON OF PROTECT: The name of the development and the names, addresses and telephone numbers of the project listing tenants, land uses, development phases, or other pertinent information necessary to evaluate the proposed development plan. This has been provided. xxvii) EASEMENTS/LEGAL CONDITIONS: Identification of casement(s) or legal encumbrances(s) that are related to the sites physical development, and a listing of any condition(s) placed upon the site by the Board of Appeals, Planning Board, Conservation Commission, or any public body or agency, with the authority to place conditions on the sites development. The above has been provided. xxviii) TOPOGRAPHY: The present and proposed topography of the site, utilizing two foot (2) contour intervals. The contours shall extend at least fifty (50) feet beyond the site boundaries by estimation of the professional submitting the plan. The topography has been provided. ZONING INFORMATION: All applicable Zoning Bylaw information shall be provided regarding the site's development. This information shall be placed in a table and list all parking, setbacks, percent of lot coverage, floor-area-ratio, number of dwelling units, total amount of square feet, size of signs and any other applicable zoning information necessary for the N proper review of the site plan by the Town Planner and Planning Board. All relative zoning information has been provided, with the exception of the Qparking requirements. The applicant is waiting to sit down with the Building Commissioner and determine what, if any parking will be required in conjunction with this proposal as the school has an overall parking plan. xxx) STORMWATER DRAINAGE: All storm water drainage control facilities utilized by the site shall be shown on the site plan. Storm water drainage calculations which support the design of the control facilities shown the plan shall be submitted to the Department of Public Works for review and approval. Calculations shall show a mitigation of run-off to zero of the 2, 10, and 100 year storm event. lam attaching the engineer's review relative to stormwater drainage. xxxi) BUILDING LOCATION: Identification of all existing and proposed structure(s) located on the site. The number of stories, overall height in feet and gross floor area in square feet of all structure shall be indicated. The proposed structure, its stories and gross floor loor area has been provided. xxxii) BUILDING ELEVATION: A drawing of the exterior of the building, as viewed from the front (street view) must be submitted. The Planning Board may request side and rear views if relevant to the Board's review. This drawing must be at least 8" x I V in size. Building elevations have been provided. xxxiii) LOCATION OF PARKING/WALKWAYS: Identification of the location of all existing and proposed parking and walkways areas, including curb cuts that will be used to access the site from adjacent roadways, or access points. The applicant is not proposing any parking at this time in conjunction with this application. xxxiv) LOCATION OF WETLANDS/NOTICE OF INTENT: All resource areas as defined in M.G.L. Chapter 131, Section 40 and the Towds Wetland Bylaw, shall be shown on the site plan. The applicant shall file a Notice of Intent with NACC concurrently with the application to the Planning Board for Site Plan Review. The applicant is not required to file a Notice of Intent with this application. xxxv) LOCATION OF WALLS/SIGNS: Identification of the location, height and materials to be used for all retaining walls and signs located on the site. Signs will be reviewed using the guidelines set forth in Section 6.7 (H) of the Zoning Bylaw. It does not appear the applicant is proposing any additional signage and/or retaining walls. At the most, the applicant indicated to me that he may put up a plaque/wall sign on the building itse f xxxvi) LOCATION OF ROADWAYS/DRIVES: Identification of all right-of-ways and driveways including the type of curb and gutter to be used, and their dimensions. Distances to all the nearest roadways and/or curb cuts shall be shown for both sides of any streets which is adjacent to the site. The plan conforms to this requirement. xxxvii) OUTDOOR STORAGE/DISPLAY AREAS: Identification of the location and type of outdoor storage and display areas on the site. The applicant is not planning on proposing any type of outdoor storage or display areas. xxxviii)LANDSCAPING PLAN: Identification of the location and landscape schedule of all perimeter and interior landscaping, including but not limited to proposed paving materials for walkways, fences, stonewalls and all planting materials to be placed on the site. In addition, all existing trees over 12 inches DBH, to be saved or removed shall be shown on the site plan. Any landscaping required by the Town Bylaws shall be indicated on the site plan in tabular form showing the amount required and the amount provided. A landscaping plan has been provided. The applicant will be planting a total of 16 trees and 103 shrubs (to be planted in flats of 50 plants each) all of various species. This plan more than adequately addresses the landscaping requirements. xxxix) REFUSE AREAS: Identification of the location of each outdoor refuse storage area, including the method of storage and screening. All refuse areas must be fully enclosed. There is a refuse area denoted on the plans, however it does not appear to have a method of storage or screening. xx) LIGHTING FACILITIES: Identification of the proposed illumination, indicating the direction and the degree of illumination offered by the proposed lighting facilities, including an example of the light fixture to be used. There are approximately 13 lighting facilities provided, and a photometric plan has also been provided to demonstrate the manner the lighting will work with their footcandle readings. xxi) DRAINAGE BASIN STUDY: A detailed hydrology study for the site. Included in this study is the proposed storm water run-off rates into the existing drainage system and its potential down-stream impact on the existing drainage system. Please refer to the Town Engineer's report attached. xxii) TRAFFIC IMPACT STUDY: Identification of existing traffic levels, along with the expected traffic impacts to occur based upon the proposed project. Projects which access state highways, a traffic impact study shall be filed with MEPA concurrently with the Planning Board review. A copy of the MEPA study shall be filed with the application to the Planning Board. A traffic study has not been provided nor is one required at this time. xxiii) COMMONWEALTH REVIEW: Any information required and submitted to any agency of the Commonwealth, shall be filed with the Planning Board upon the initial submission of the project for Board review. I have not received copies of any information required and submitted to the Commonwealth. xxiv) UTILITIES: All utilities, including water line locations, sewer line locations and profiles, and storm drainage systems; While on my site visit, it appeared that some utilities were not located on the plans. xxv) FISCAL IMPACT: Projections of costs rising from increased demand for public services and infrastructure; provisions of benefits from increased tax revenues, employment and infrastructure improvements; and impacts on adjacent property values. I have riot received a fiscal impact study nor do I think one is necessaryfor this project. xxvi) COMMUNITY IMPACT: Analysis of the project's impact on the surrounding neighborhood in terms of architectural consistency, pedestrian movement and overall character; impacts on nearby historic structures or site; and an evaluation of the proposed project's consistency and compatibility with existing local and regional plans. A community impact study is not proposed, however the applicant should demonstrate that the proposed building has a architectural consistency that relates to the remainder of the school campus. GENERAL COMMENTS I have asked the applicant to place a note on the plan certifying that the property is not located within the Watershed District, as a portion of this property is located within the Watershed District. I would also recommend conditions be placed regarding construction operation times. If the applicant has addressed all outstanding engineering comments,I will draft up a decision for the next meeting.