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Home My WebLink About2001-06-06 Decision Site Plan Review t Town of North Andover of tyORTh {TbtP rs � Office of the Planning Department Community Development and Services Division William J. Scott Division Director ^Pq^r�p 27 Charles Street �SSAcr+us Heidi Griffin North Andover Massachusetts Telephone(978)688-9535 Planning Director Fax(978) 688-9542 Notice of Decision Any appeal shall be filed � �; Within 20 days after the Date of filing this Notice 6" > ' In the Office of the Town CDcn c j .O r�c CD �x� Clerk Fri'"'r P_ Date: June 6, 2001 0_ Date of Hearing: April 17,2001 & June 5, 2001 Petition of. Brooks School 1160 Great Pond Road North Andover, MA 01845 Premises affected: 1160 Great Pond Road-Brooks School-Headmasters& Admissions Building. Referring to the above petition for a special permit from the requirements of the North Andover Zoning,Bylaw Sections 8.3, 10.3 and 10.31 and M.G.L. c.40A, see.9. So as to allow: the construction of a two-story 11,980 sf headmaster admission facility. After a public hearing given on the above date, the Planning Board voted to APPROVE the Special Permit for Site Plan Review, based upon the following conditions: Signed IL44e�4 Alison Lesearbeau, Chairman CC: Applicant John Simons, Vice Chairman Engineer Alberto Angles, Clerk Abutters Richard Nardella DPW Richard Rowen Building Department Conservation Department Health Department ZBA BOARD OF APPEALS 688 9541 BUILDINGS 688-9545 CO\SERVATIO\r 688-9530 HEALT11 688-9540 PLANS IIN0 688-9535 Site Plan Review - Special Permit 1160 Great Pond Road —Brooks School—Headmasters & Admissions Building The Planning Board herein approves the Special Permit/Site Plan Review for the construction of a two-story 11,980 square foot headmasters admission facility. This building is located in the R-2 Zoning District. This Special Permit was requested by Brooks School, 1160 Great Pond Road, North Andover, MA 01845. This application was filed with the Planning Board on February 16, 2001. The applicant submitted a complete application which was noticed and reviewed in accordance with Sections 8.3, 10.3, and 10.31 of the Town of North Andover Zoning Bylaw and MGL c.40A, sec. 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 R-2 Zone and involves the construction of permitted uses within this zone. 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. 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 and has been reviewed and approved by the Outside Consulting Engineer, Vanasse, Hanging Brustlin,Inc.; 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 North Andover. Finally the Planning 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 1, Prior to the endorsement of the plans by the Planning Board, the applicant must comply with the following conditions: a) The final plan must be reviewed and approved by 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 three thousand ($3,000) 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 fit organization in North Andover, at this location the Planning Board will allow an alternate form of security to be posted. The form of security must be acceptable to the Planning Board. 2. Prior to the start of construction: a) During construction, the site must be kept clean and swept regularly. b) 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. 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: a) The applicant must submit a letter from the architect and engineer of the project stating that the building, signs, landscaping, lighting and site layout substantially comply with the plans referenced at the end of this decision as endorsed by the Planning Board. 2 g b) The applicant shall adhere to the following requirements of the North Andover Fire Department and the North Andover Building Department: 1) All structures must contain a commercial fire sprinkler system. The commercial fire sprinkler systems must be installed in accordance with referenced standard NFPA 13D 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. c) All fighting 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. All site lighting shall provide security for the site and structures however it must not create any glare or project any light onto adjacent residential properties. 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. Specifically after the detention pond is completed, the Town Planner will review the site and any screening as may be reasonably required by the Town Planner 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. Any stockpiling of materials (dirt, wood, construction material, etc.) must be shown on a plan and reviewed and approved by the Planning Staff. Any approved piles must remain covered at all times 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 with siltation fence and covered. 7. 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 8. The hours for construction shall be limited to between 7:00 a.m. and 7.00 p.m. Monday through Friday and between 8:00 a.m. and 5:00 p.m. on Saturday. 9. 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. 10. The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 11. Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the respective utility companies. 12. No open burning shall be done except as is permitted during burning season under the Fire Department regulations. 13. No underground fuel storage shall be installed except as may be allowed by Town Regulations. 14. 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. 15. 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. 16. Any revisions shall be submitted to the Town Planner for review. If these revisions are deemed substantial, the applicant must submit revised plans to the Planning Board for approval. 17. This Special Permit approval shall be deemed to have lapsed after a y 1p [,, . 9 p co, (two years from the date permit granted) unless substantial use or construction has commenced. Substantial use or construction will be determined by a majority vote of the Planning Board. 18. The following information shall be deemed part of the decision: Plan Titled: Brooks School Headmaster's & Admission Offices & Headmaster's House Prepared For: Brooks School 1160 Great Pond Road,North Andover, MA 01845 Prepared By: Rist--Frost Shumway 71 Water Street Laconia, NH -03246 Scale: 1"=20' Date: February 16, 2001, revised April 9, 2001, Revised May 9, 2001 4 Sheets: C1.1, C2.1, C3.1, C4.1-C4.2, L1, L2, L3, L4, A.3-1, A.3-2 cc: Applicant Engineer File i S