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Home My WebLink About2001-06-06 Peer Review TOWN OF NORTH ANDOVER PLANNING BOARD ENGINEERING REVIEW OF SITE PLAN/SPECIAL PERMIT FOR CONFORMANCE WITH THE TOWN OF NORTH ANDOVER ZONING BYLAW & STANDARD ENGINEERING PRACTICE Site Plan Title: Brook School— VHB No.: 06716.29 Headmaster/Admission Building Location: 1160 Great Pond Road Owner: Brook School, 1160 Great Pond Road,North Andover,MA 01845 Applicant: Brook School, 1160 Great Pond Road,North Andover,MA 01845 Applicant's Engineer: Rist-Frost-Shumway Engineering, P.C., 71 Water Street,Laconia, NH 03246 Original Plan Date: 02-16-01 Review Date: 03-14-01 The Applicant submitted plans and documents to VHB for review on February 23, 2001. The site plan submission was reviewed for conformance to the appropriate sections of the 1972 Town of North Andover Zoning Bylaw amended in May 2000 and standard engineering practice.The following comments note non-conformance with specific sections and question s/comments on the proposed design. 1) Section 4.136: VHB acknowledges that a portion of the campus falls within the Watershed Protection District(WPD). Without a scaleable location map,it is unclear whether the proposed Headmaster/Admission Building will fall within the WPD. VHB suspects that the proposed Headmaster/Admission Building will fall within the General Zone of the WPD. The Applicant should verify this. If so,The Applicant should submit a Special Permit application according to the requirements of this section of the Zoning Bylaw or should request a waiver from this requirement. 2) The following information is required by Section 8.3.5 and VHB offers the following comments: a) NORTH ARROW/LOCATION MAP: No location map has been provided, VHB suggests that a location map be shown at a scale of one inch equals fifteen hundred feet (I"= 1500').VHB recommends that different zones of WPD be added to location rnap for better illustration. See comment I above. b) SURVEY OF LOT/PARCEL: A waiver has been requested from preparing a boundary survey. As the development appears to be within the property limits of the Brooks School, VHB sees no reason why this waiver should not be granted. c) STORMWATER DRAINAGE/DRAINAGE BASIN STUDY: See comments below under the item 3) Drainage Review. d) LOCATION OF WALLS/SIGNS: The layout &grading plan indicates that a 6-inch wide cast-in-place concrete retaining wall is proposed at the right side of Dalsemer loom.VHB suggests that the Applicant's engineer provide details of the retaining wall. T:\0671629\d(xs\reports\0671629-review reporl.doc e) REFUSE AREAS: Are there any refuse areas proposed for this site?If so, these areas should be shown on the plans. 3) DRAINAGE REVIEW: VHB has reviewed the drainage design and calculations.The proposed drainage design is a closed drainage system that includes drain basins,catch basins drain manholes and roof drains. VHB offers the following comments regarding the proposed drainage design: a) The Applicant has requested a waiver from proposing a groundwater recharge system for the proposed Headmaster/Admission building. The Applicant claimed that the required recharge volume calculated based on the Stormwater Management Policy is extremely small (76 cubic feet). VHB agrees with the recharge volume is minimal. However we recommends that an infiltration trench be provided for proper treatment of roof runoff. b) The Applicant has included civil details related to erosion protection on sheet C4.1. It is not clear where all these details are proposed in the site.The Applicant's engineer should clarify. c) There appears to be some arithmetic errors for the pipe slopes for structure 4,7 & 11. The Applicant should verify and revise accordingly. 4) STANDARD ENGINEERING PRACTICE: VHB has reviewed the site plans for conformance to standard engineering practices. The purpose is to document the engineering and potential construction issues associated with the project. VHB offers the following comments: a) According to Architectural Access Board(AAB) section 23.2.1, at least one(1)handicap accessible space must be provided in the parking area.Furthermore,having an accessible space in this lot would provide the shortest accessible route to the Headmaster/ Admission building for a handicap person.The Applicant should refer to AAB section 232. for accessible spaces requirements. It is recommended that the applicant provide WRITTEN RESPONSES to the issues and comments contained herein. Reviewed by: Date: 1-4 Danny H. Wong,f.-I.T. Civil Engineer-H ighway and Municipal Engint-ing Checked by: 211�7 Timothy B. McIntosh, P. ..` Project Manager-Highway and Municipal Engineering (0 2 T:\0671629\docs\reports\0671629-review report.doc �IPWWWWNOdllll r II rr RFS Ill dddddd tltll�� Cld�ll ', Cl �/ Illl,r�l� .)Lli I011l��gg1 ull RIST-FROST-SHUMNIAY ENGINEERING, P.C. CONSULTING ENGINEERS May 9, 2001 RFS 00-4284 Ms. Heidi Griffin North Andover Planning Department 27 Charles Street RECEIVED North Andover, MA 01845 Re: Headmaster's House MAY 1 0 2001 Site Plan Review Brooks School NOWFI ANK)VP(l North Andover, MA PkANNINr,DPr'"` '1TNI1"N'r Dear Ms. Griffin: We have received the comments of your consultant, Vanasse Hangen Brustlin, Inc. (VHB),of February 16,2001, and have the following responses, using their numbering. Please note that their comments referred to the drawings originally submitted which were dated 2/16101. We are hereby submitting an all-new plan package. Basically, we moved the parking lot in response to the desires of the Board of Trustees, and have addressed VHB's comments, and those of the Board at our meeting of April 17, 2001. 1. Attached is a partial campus plan at a scale of 1"= 300'which shows the zone boundaries of the Watershed Protection District. As you can see, our project is well within the General Zone. The distance to the lake is 1,090 feet. We request a waiver from submitting a Special Permit application for the following reasons: a. Nothing related to the construction or use of the building will tend to degrade the lake. b. The revised building will be very similar in size to the existing building. c. Until recently the current building served in part as the school dining hall. That function has moved to the new Campus Center building which is not in the Watershed Protection District. Therefore, the current project will substantially reduce the peak occupancy of the building. In short, it will be a less intense use. 2.a. We have added a locus map to the plans. 2.d. A wall section is attached. "ATER STREET * LACONIA, NH-03246 * TELEPHONE 603.524-4647 * FAX 603.528-7653 * rfs@rfsengineering.com RFSSH'6MWAi Ms. Heidi Griffin May 9, 2001 North Andover Planning Department RFS 00-4284 Re: Headmaster's House Page 2 Site Plan Review Brooks School North Andover, MA 3.a. We have added an infiltration dry well on the main roof leader, so the first 76+ cubic feet of water is available for groundwater recharge. Excess water will be carried into an existing drain. 3.b. We have added erosion protection locations to the plans. 3.c. The arithmetic errors have been corrected. 4.a. Two handicapped parking spaces are indicated on drawing L1. They are marked "H/C", and are located closest to the building entry. We look forward to meeting again with the Board on May 22, 2001. Sincerely, RIST-FROST-SHUMWAY ENGINEERING, P.C. ,\ Yt!( Ov-, Jo L. Scott, P.E. 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VARIES a o°o CAST IN PLACE CONCRETE RETAINING WALL °010 ° a ° ° COMPACTED COURSE CRUSHED So 6° o�°°O o o 111�11�1 GRAVEL MIN. 12"BEHIND WALL °0 -1I E III �I I b a° Z ° ° a °O KEY FOOTING CONTINUOUS p°op ° ° e °°p0 ; °; % °0 #4 REBAR @ 12"O.C.CONTINUOUS , -0 ° e�°. 6° e +-6. ° to (3) #4 REBAR CONTINUOUS &- a 1211 °° e n, ° �°•Q III�fl I�lllk i=11I-1I I= COMPACTED OR UNDISTURBED SUBGRADE I�II� $:j El F--ill I 1i1 I ICI I l �i i �i i- if RETAINING WALL @ DALSEMER ROOM SCALE:3/4"=1'-0' El❑ SUPPLEMENTAL INFORMATION scale:3/4"=1'-0" ref. dwg. ❑❑ PERMIT RESUBMISSION date:04I17101 L4 Saucier+ Flynn, Ltd. BROOKS SCHOOL-HEADMASTER'S pro!. no.: 000607 drawing # Landscape Architects ANDOVER, MASSACHUSETTS drwn. by:CRM 5KL-100 Transportation Land Development Environmental Services m Imagination innovation enemy Creating results for our clients and benefits for our cornrnu Ili ties May 22,2001 EatutascIl�tz�€ra1z3zttlr,'r2, I2 .c. Ref: 06716.29 Ms.Heidi A.Griffin Town Planner Community Development&Services Town of North Andover 27 Charles Street North Andover,MA 01845 Re. Brooks School—Headmaster/Admission Building Site Plan Review North Andover,MA Dear Heidi, Vanasse Hangen Brustlin,Inc. (VHB)has received Rist-Frost Shumway's written response letter(dated 5-9-01) to our Engineering Review for the above referenced project. It appears that all of VHB's comments have been adequately addressed and VHB's concerns in this matter have been satisfied. No further engineering review is required at this time. If you have any questions or concerns,please call me at your convienence. Very truly yours, VANASSE HANGEN BRUSTLIN,INC. Timothy B.�Clnttsh,P.E. Project Manager—Highway&Municipal Engineering cc: John L.Scott-Rist-Frost Shumway Engineering,P.C. 101 Walnut Street Post Office Box 9151 Watertown, Massachusetts 02471-9151 Tr\0671629\dots\fetters\Brooke-headmaster-approv-052201.doc 617.924.1770 a FAX 617.9241.2286 email: info@vhb.com www.vhb.com