HomeMy WebLinkAbout2007-06-27 Decision Site Plan Review NORTH q
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2001 JUN 27 AM I I` 55
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PLANNING DEPARTMENT NORTH ;�;,;{�` ,.
Community Development Division
1600 Osgood Street
North Andover, Massachusetts, 01845
This
is to certify
om date of daGslon,filed
NOTICE OF DECISION without filing f an ap �' °l days
have elapsed
Date �
Any appeal shahl be filed `�w 0l rrra Shaw
within (20)days after the
date of filing this notice in
the office of the Town Clerk
Date: June 27,2007
Date of Hearing: May 1, 2007, June 5, and
June 26, 2007
Date of Decision: June 26, 2007
Petition of: Brooks School T� I i t..�.�vi 4- i. r 2 S,t3 2-';?:2 it 4 12 y
1160 Great Pond Road 11 7 T t.8—2 0 0 7 a t. .t. N `g 9 Ct
North Andover,MA 01845
Premises Affected: Brooks School,1160 Great Pond Road,Assessors Map 90C,Parcel 25 and
Map 103,Parcel 28.
Referring to the above petition for a Site Plan Special Permit from the requirements of the North Andover
Zoning Bylaw,Sections 8.3, 10.3,and 10 31 and MGL C.40A,Sec. 9
So as to allow., the construction of a(+ )29,447 sq. ft. Science Building, 12 ft.x 20 ft. greenhouse structure,
"atenior landscaped courtyard, installation of drainage and storm water management system, 2 additional
parking spaces,installation of underground utilities,construction of detention pond and outlet structures, and
limited grading work within the Residential 2(R2)Zoning District.
After a public hearing given on the above dace,and upon a motion by John Simons and 2'd by Jennifer Kusek
to APPROVE the Site Plan Special Permit as amended and based upon the following conditions. Vote was
unanimous 4-0..
On behalf of the North Andover Planning Board
Richard Nardella,Chairman
John Simons,Vice-Chairnm
Richard Rowen
Jennifer Kusek
A'I"P ST:
A True Copy
l Town Clerh ���1�
Brooks School, 1160 Great Pond Road
Map 90C,Parcel 25&Map 103,Parcel 28
Site Plan Special Permit-Construction of Science building and greenhouse
The Planning Board herein APPROVES the Site Plan Special Permit to construct a 29,447 sq. ft. Science
Building, 12 ft. x 20 ft. greenhouse structure,interior landscaped courtyard, installation of drainage and storm
water management system,2 additional parking spaces,installation of utilities,construction of detention pond
and outlet structures, and limited grading work. The project is located at 1160 Great Pond Road, North
Andover, Massachusetts, 01845, Map 90C, Parcel 25 and Map 103, Parcel 28 in the Residential 2 (R2)
Zoning District. The parcels total approximately 7,187,000 s.f. with frontage on Great Pond Road, This
Special Permit was requested by Brooks School, 1160 Great Pond Road, North Andover MA 01845. The
application was filed with the Planning Board on March 16, 2006. The public hearing on the above
referenced application was opened on May 1,2007 and closed by the North Andover Planning Board on June
5, 2007. The applicant submitted a complete application, which was noticed and reviewed in accordance
with Section 8.3, 10.3,and 10.31 of the Town of North Andover Zoning Bylaw and MGL C.40A, See. 9.
The Planning Board makes the following findings as required by the North Andover Zoning Bylaws
Section 8.3 and 10.3:
FINDINGS OF FACT:
1) The specific site is an appropriate location for the project as it is located in the Residential 2 (R2)
Zoning District and consists of the construction of a 29,447 sq. ft. Science Building, 12 ft. x 20 ft.
greenhouse structure, interior landscaped courtyard, installation of drainage and storm water
management system, 2 additional parking spaces, installation of utilities, construction of detention
pond and outlet structures, and limited grading work. The proposal is a function of the capital
improvements and designed to harmonize with the existing campus architecture and natural landscape
and incorporates green and energy efficient technologies into the design. The project is located at the
southern end of the campus and will not visually impact the surrounding properties.
2) The use as developed will not adversely affect the neighborhood as a sufficient buffer has been.
provided. The overall layout of the site has been designed to focus on traditional architecture and
provide site amenities designed at a pedestrian scale.
3) There will be no nuisance or serious hazard to vehicles or pedestrians. The proposal will have a
negligible impact on pedestrian safety and vehicular circulation within the site as the project will not
add additional vehicle trips to the site. The intent of the project is to add additional science classroom
space for the current student population and employees of the School. The project will not result in
the increase in enrollment or staff.
4) The landscaping and lighting plans approved as part of this plan meet the requirements of Section 8.4
as amended by the Planning Board of the North Andover Zoning Bylaw. The lighting plan consists
of shielded downcast lighting that has been arranged to provide adequate safety for students and
employees and shall not impact abutting properties. The landscaping has been placed so as to
maintain and enhance the appearance of the campus and site.
5) The applicant has met the requirements of the Town for Site Plan Review as stated in Section 8.3 of
the Zoning Bylaw;
6) Adequate and appropriate facilities will be provided for the proper operation of the proposed use.
The new Science Building and greenhouse will be serviced by town water and sewer. The Division
of Public Works, and the outside consulting engineer, Vanasse, Hangen Brustlin, Inc, have reviewed
the application, utilities, and drainage and storm water management plan and deemed them to be
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Brooks School, 1160 Great Pond Road
Map 90C,Parcel 25 &Map 103,Parcel 28
Site Plan Special Permit-Construction of Science building and greenhouse
adequate.
Finally the Planning Board finds that this project generally complies with the Town of North Andover
Zoning Bylaw requirements as listed in Section 8 3.5, 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) Permit Definitions:
A) The "Locus" refers to the 7,187,000 sq. ft. parcel of land with land fronting on Great Pond Road
as shown on Assessors Map 90C, Parcel 25 and Map 103, Parcel 28, and also known as 1160
Great Pond Road,North Andover,Massachusetts.
B) The "Plans" refer to the plans prepared by Architerra Inc., 68 Long Wharf, Boston, MA 02110
entitled `Brooks School New Science Building", dated March 16, 2007, revised 4/5/07, and
consisting of Sheets A0.00,A2.01,A2.02,C0.01,C0.02, C2.01,C3.01, C3.02,C4.01, L1.00,L2,00,
L3.01,L3.02,14.00,Lighting Plan.
C) The "Project" or `Brooks School, 1160 Great Pond Road" refers to the construction of a 29,447
sq. ft. Science Building, 12 ft. x 20 ft. greenhouse structure, interior landscaped courtyard,
installation of drainage and storm water management system, 2 additional parking spaces,
installation of utilities, construction of detention pond and outlet structures, and limited grading
work.
D) The"Applicant"refers to Brooks School, 1160 Great Pond Road,North Andover,MA 01845, the
applicants for the Special Permit.
E) The"Project Owner"refers to the person or entity holding the fee interest to the title to the Locus
from time to time,which can include but is not limited to the applicant, developer,and owner.
2) The developer shall designate an independent Environmental Monitor who shall be chosen in
consultation with the Planning and Community Development Staff. The Environmental Monitor
must be available upon four (4) hours notice to inspect the site with the Planning Board designated
official.
3) The applicant shall designate an independent construction monitor who shall be chosen in
consultation with the Planning Department. The construction monitor must be available upon four(4)
hour's notice to inspect the site with the Planning Board designated official. The construction
monitor shall make weekly inspections of the project and file monthly reports to the Planning Board
throughout the duration of the project. The monthly reports shall detail area of non-compliance, if
any, and actions taken to resolve these issues.
4) Prior to the Endorsement of the Plans by the Planning Board, the Applicant MUST comply with the
following conditions:
A) The final plans must be reviewed and approved by the DPW and the Planning Department and be:
endorsed by the Planning Board. The final plans must be submitted for review within ninety (90).
days of filing the decision with the Town Clerk.
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Brooks School, 1160 Great Pond Road
Map 90C,Parcel 25 &Map 103,Parcel 28
Site Plan Special Permit-Construction of Science building and greenhouse
B) The final site drainage system must be designed in accordance with the Town Bylaw
requirements and reviewed by the Division of Public Works. 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. Written confirmation of said review and
approval by the Department of Public Works must be submitted to the Planning Department.
S) PRIOR TO THE START OF CONSTRUCTION
A) A detailed 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) All applicable erosion control measures must be in place and reviewed and approved by the Planning
Department.
C) It shall be the responsibility of the developer to assure that no erosion on the site shall occur which
will cause deposition of soil or sediment upon adjacent properties or public ways,except as normally
ancillary to off-site sewer or other off-site construction. Off-site erosion will be a basis for the
Planning Board making a finding that the project is not in compliance with the plan; provided,
however, that the Planning Board shall give the developer written notice of any such finding and tern
days to cure said condition.
D) Yellow"Caution"tape must be placed along the limit of clearing and grading as shown on the plan.
The Planning Department must be contacted prior to any cutting and or clearing on site.
E) A pre-construction meeting must be held with the developer, their construction employees,Planning
Department and Building Department (and other applicable departments) to discuss scheduling of
inspections to be conducted on the project and the construction schedule.
E) The developer shall provide the Planning Board with copies of permits, plans and decisions
received from all North Andover Land-Use Boards.
F) A bond in the amount of ten thousand dollars ($10,000.00) shall be posted for the purpose of
insuring that a final as-built plan showing the location of all on-site structures. The bond is also
in place to insure that the site is constructed in accordance with the approved plan. This bond
shall be in the form of a check made out to the Town of North Andover. This check will then be
deposited into an interest bearing escrow account.
b) PRIOR TO THE ISSUANCE OF A BUILDING PERMIT
A) Three(3) copies of the signed,recorded plans must be delivered to the Planning Department.
B) One certified copy of the recorded decision must be submitted to the Planning Department.
7) DURING CONSTRUCTION
A) Dust .mitigation must be performed weekly, or more frequently as directed by the Town Planner,
throughout the construction process.
B) Any stockpiling of materials (dirt, wood, construction material, etc.) must be shown on a plan and.
4
Brooks School, 1160 Great Pond Road
Map 90C,Parcel 25&Map 103,Parcel 28
Site Plan Special Permit-Construction of Science building and greenhouse
reviewed and approved by the Planning Staff. Any approved piles must remain covered at all times
and fenced off to minimize any dust problems that may occur with adjacent properties.
C) In an effort to reduce noise levels, the developer shall keep in optimum working order, through
regular maintenance,any and all equipment that shall emanate sounds from the structures or site.
8) PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY
A) The applicant must submit a letter from the architect and engineer of the project stating that the
building, landscaping, lighting and site layout substantially comply with the plans referenced at the
end of this decision as endorsed by the Planning Board. Alternatively, the applicant and/or property
owner may provide a bond, determined by the Planning Board, to cover the full amount of the
landscaping materials and installation if weather conditions do not permit the completion of the
landscaping prior to the use of the parking area.
B) The Planning Staff shall approve all artificial lighting used to illuminate the site. All lighting
shall have underground wiring and shall be so arranged that all direct rays from such lighting falls
entirely within the site and shall be shielded or recessed so as not to shine upon abutting
properties or streets. The Planning Staff shall review the site. Any changes to the approved
lighting plan as may be reasonably required by the Planning Staff shall be made at the owner's
expense.
C) The applicant shall adhere to the following requirements of the North Andover Fire Department
and the North Andover Building Department: All structures must contain a commercial fire
sprinkler system. The commercial fire sprinkler systems must be installed in accordance with
referenced standard NFPA I3D and in accordance with 780 CMR, Chapter 9 of the
Massachusetts State Building Code. Certification that the systems have been installed properly in
accordance with the above referenced regulations must be provided from both the North Andover
Fire Department and the North Andover Building Department to the applicant. The applicant must
then provide this certification to the North Andover Planning Department.
9) PRIOR TO THE FINAL RELEASE OF ALL SECURITY AND ESCROWED FUNDS
A) The Planning Staff shall review the site. Any screening as may be reasonably required by the.
Planning Staff will"be added at the Project Owner'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 the Planning Department.
10) GENERAL CONDITIONS
A) Any plants, tree, shrubs, or fencing that have been incorporated into the Landscape Plan approved
in this decision that die or fall into disrepair must be replaced by the project owner in perpetuity.
B) Snow removal shall be maintained in accordance with the current facility management plan,
C) There shall be no dumpsters or outside storage of materials/refuse on site. All materials/refuse to,
be stored inside of the building.
D) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation.
5
Brooks School, 1160 Great Pond Road
Map 90C,Parcel 25&Map 103,Parcel 28
Site Plan Special Permit-Construction of Science building and greenhouse
E) Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the
respective utility companies.
F) 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.
G) No open burning shall be done except as is permitted during burning season under the Fire
Department regulations.
H) No underground fuel storage shall be installed except as may be allowed by Town Regulations.
1) 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.
J) Any action by a Town Board, Commission, or Department, which requires changes in the plan of
design of the building, as presented to the Planning Board, may be subject to modification by the
Planning Board.
K) Any revisions shall be submitted to the Town Planner for review. 1f these revisions are deemed.
substantial,the developer must submit revised plans to the Planning Board for approval.
L) This Special Permit approval shall be deemed to have lapsed after June 26, 2009 (two years from
the date permit granted), exclusive of the time required to pursue or await determination of any
appeals, unless substantial use or construction has commenced within said two-year period or for
good cause. For purposes of this development,the developer shall be deemed to have undertaken
substantial use or construction if the developer has begun renovation of the existing structures.
M) The following information shall be deemed part of the decision:
Plan titled: Brooks School New Science Building
Prepared for: Brooks School
1160 Great Pond Road
North Andover,MA 01845
Prepared by: Architerra Inc.
68 Long Wharf
Boston,MA 02110
Scale: 1"=20'
Date: March 16,2007,revised 4/5/07
Sheets: A0.00,A2.01,A2.02,C0.01,C0.02, C2.01, C3.01,C3.02, C4.01,L1.00,L2.00,
L3.01,L3.02,14.00.
Plan titled: Drainage Calculations for New Science Building
Prepared for: Brooks School
1160 Great Pond Road
North Andover,MA 01845
Prepared by: Rist-Frost-Shumway Engineering,P.C.
Laconia,New Hampshire
Post Development Drainage Analyses Revised May 1,2007
6
Brooks School, 1160 Great Pond Road
Map 90C,Parcel 25&Map 103,Parcel 28
Site Plan Special Permit-Construction of Science building and greenhouse
Scale: 1"40'
Date: 3/15/07 revised 4/30/07
Sheets: Drawings 1 &2
co: Town Departments
Applicant
Engineer
Abutters
Assessor
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