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HomeMy WebLinkAbout2001-03-15 Application 1j 0)T E 13 I:R 1)S H A W TOWN (31-ERK W)Ull AtIDOVER 2001 JAN 5 A 11: Lt APPLICATION PACKAGE SITE PLAN SPECIAL PERMIT New Athletic Facility at Brooks School North Andover, MA Contents: Application Form Narrative USGS Map Exhibit I - Campus Map Abutters List Materials Bound Separately: Plans Drainage Calculations January 5, 2001 Prepared By: Rist-Frost-Shumway Engineering. P.C. 71 Water Street Laconia, New Hampshire 03246 Town of North Andover Planning Board Please type or print clearly: 1. Petitioner: Brooks School Address: 1160 Great Pond Road, NoXth Andover- MA 01845 Telephone Number: 978--686-6101 2. owners of the Land: Same Address: Telephone Number: Number of years ownership: 72 years If applicant is not the owner, please state interest in property: 3. Request for a Special Permit under Section 8.3 of the North Andover Zoning Bylaw to Construct a new athletic facility 4. Location of Property: 1160 Great Pond Road Zoning District: R-2 Assessors: Map: 90C Lot N.25 103, Lot 2B Registry of Deeds: Book#: 530 Page# 290 S. Existing Lot: Lot Area (Sq. Ft): 7,187,000 Building Height: varies Street Frontage; 3,500 Side Setbacks: 70' Bigelow House Font Setback. 170' Maint. Bldg-Rear Setback: 45' Boat House Floor Area Ration: o.o6 Lot Coverage: n_n9 6. Proposed Lot (if applicable): Lot Area (Sq.Ft.): same Building Height: Same- Street Frontage: Same Side Setback: Same Front Setback: Same Rear Setback: Same Floor Area Ratio: 0.07 Lot Coverage: 0. 10 7. Required Lot (as required by Zoning Bylaw); Lot Area (Sq.Ft.): 43,560 Building Height; 35' Street Frontage: 150' Side Setback: 30' Front Setback: 30' Rear Setback: 30' Floor Area Ratio: n7a Lot Coverage: n/a 8. Existing Building (if applicable): 40 existing buildings Ground Floor(Sq.Ft.) #of Floors Total Sq. Ft.; Height: Use: Type of Construction: 9. Proposed Building: Ground Floor(Sq.Ft.) 5 ,000 #of Floors 2 Total Sq. Ft.; IO2,000 Height: 40 feet Use: MSBC, Group A-3 Type of Construction: MSBC Type 2B, Protectec 10. Has there been a previous application for a Special Permit from the Planning Board on these premises? Yes If so,when and for what type of construction? Aril 1 - Construction Type 2C (steel frame, light gauge infill, unprotected) . 11. Petitioner and Landowner signature(s): Every application for a Special Permit 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 applicatio"quire e , as cited herein and in the Planning Board Rules and Re ulations may�x6sult in a dismissal by the Planning Board of this app�tion as incom fete. Petitioner's Signature: Print or type name here: Owner's Signature: Print or type name here: BROOKS SCHOOL CAPITAL BUILDING PROGRAM Narrative for Site Plan Review Application, January 2001 New Athletic Facility 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. A portion of the campus is in the Watershed Protection District for Lake Cochichewick, but the current project is outside that District. The School is conducting a major building program, intended primarily to upgrade and improve its facilities but not increase student population. The program is proceeding in stages, with each step going through the necessary permitting processes at the appropriate times. Elements in the program are: 1. The Campus Center project - a dining hall and student center 2. Replacement of the main overhead electrical service with an underground service. 3. A new Maintenance Facility - to replace an existing building to be removed. 4. A new Athletic Facility - to attach to the existing hockey rink. 5. Renovations and additions to the Headmaster's House. 6. Relocation of Peabody House dormitory. Status The electric service project, the relocation of Peabody House, and the new Maintenance Facility have all been completed. The construction of the Campus Center building is nearing completion. The Maintenance Facility and Campus Center projects were previously approved by the Planning Board. The renovations to the Headmaster's House are in the early design stage. The new Athletic Facility is the subject of this application. The old maintenance building will be demolished as part of the project. Athletic Facility Project With this application, site plan approval for the Athletic Facility project is sought. Plans submitted herewith are as follows: Dwg Title BY Clot Existing Conditions and Demolition Plan Rist-Frost-Shumway Engr. C 102 Wetlands Mitigation Plan " C201 Site Utility Plan " C202 Site Utility Plan " C301 Site Grading and Drainage Plan " C401 General Civil Notes and Details " C302 Civil Details " L 101 Layout and Materials Plan Brown Sardina, Inc. L201 Grading Plan " L301 Planting Plan " L501 Lighting Plan " A305 Building Elevations Cannon Design Stormwater Most of the developed area of the campus drains into a pair of wetlands along Great Pond 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. All of the runoff from the Athletic Facility project area goes to the northerly wetland. A detention pond was created this past year on the north side of the hockey rink to meet the stormwater attenuation standards for the Maintenance Building. This pond was intended to be expanded to also serve the Athletic Facility, which is hereby proposed. Due to site constraints, the Campus Center/Dining Hall project was allowed to be constructed without on-site detention facilities to meet the peak flow attenuation standard, on the understanding that the detention facility for the Athletic Center would meet the attenuation requirements for both projects. This has been accounted for in the design. The foundation underdrains for the existing hockey rink presently discharge at a headwall near the northeast corner of the rink. The ditch from this headwall is considered part of the large natural wetland and is flagged and accepted as part of the resource area. It is proposed to use this ditch area to create a more "natural" and less obtrusive detention pond, and to mitigate by expanding the boundary of the wetland on the opposite side using the two-for-one concept. See plan C102. A new drain system for the front (south) portion of the building will be constructed. Its flow will be diverted into the detention pond, Drainage on the north side will pass through a cental deep sump hooded catch basin and the detention pond, thereby achieving the treatment standard for the remaining portion of the project, along with general pavement sweeping. To meet the groundwater recharge standard, underground infiltrators are proposed which will pick up a portion of the roof runoff from the new building. Drainage calculations are included herein. Other Permits As portions of the project are within the wetland buffer zone, a Notice of Intent application has been Bled with the Conservation Commission. Meetings with Town officials have indicated that no zoning variances are required. Parkin As the functions within the new building are now taking place in other buildings on campus (particularly Danforth.Gymnasium), there will be no increase in staff, student population, or visitors associated with the project. Therefore, no increase in parking will be necessary. In August 1999, Rist-Frost-Shumway Engineering, P.C. prepared a Campus-wide Parking Report which was submitted to the Town for review. It showed that parking on campus is now sufficient, and at the completion of the capital program will be further augmented and improved. The report was well received, At no time in the past has any event at the school resulted in cars needing to park off campus or along public roads. The reconfiguration of the parking lot at the hockey rink will result in a loss of four spaces. However, the new west and north entrances to the new facility will mean the existing parking lot on the west side of Main Road will be convenient to the Athletic Facility, Its 94 spaces far exceeds the slight loss in the rink lot. It is felt that parking - not only for this project, but also campus-wide - is well in hand. Waiver of Boundary_Survey The project is located near the center of the School's 165-acre property. The nearest part of the project to adjacent property (the r.o.w. of Great Pond Road) is over 200 feet distant. It is requested that the requirement for a boundary survey be waived. Waiver of Traffic Stud For the same reason that no increase in parking will be necessary (see above), there will be no increase in traffic associated with the Athletic Facility project. While the hockey rink will continue to be rented for off-campus users (no change in policy), the Athletic Facility will be reserved for exclusive use by the School and visiting athletic teams. It is requested that the requirement for a traffic study be waived. Fiscal Im act Demand for added public services will be negligible. The campus is already connected to the Town water and sewer systems. No off-campus upgrading or new construction of these public utilities is required. The project will have no impact on tax revenues, as the School is exempt from property taxes. The Athletic Facility 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 Athletic Facility is entirely consistent with the long-established campus and surrounding neighborhood, � V �/ I�'/��_ 11,�f` �f i E' \J�`.� E ii,���C�/7''�'�r{�� ` �l'• b u�, y�Y •`. �f .j[ .i .�I..._�f '1'�' �-l�� r / '� ��' I�)��! 4 _ � �� `:�I � 1•gg •�� _� �> '•,� +,�� Sc? 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W7 1SA OYNLR-ApNa:-1 YEI.SITS, 3AHE� OMNEk-ADDR-1 1408 ORfAT POND ROAD OWNER-SIHTE 41$45 mtk-NAIK-2 MEN YELSITS OYkfR-CITY HOR114 ANDOVfR I)PNER-lIP PARCI:I ID: 2101062.0.0025-0000.0 SALE DAIS: 0000 941 PARCEL LAST UPDATED : 10i 6/91 oVgR-FjA1E-1 8.3.8. RCALIY TRUSI OYNER-ADOR-i 1420 ORM POND A00 i)NTHER-11P 01845 O4REII•N1NE-2 IARIARA J SAORNOCA1. OWNER-CITY NORTH ARDOVEk TR 0WHER-51ATE HA JyPfEL Idi 2101062,a•aa2b JflaO.O 9(f OATt: 0000 [lit POACEE LAST UPDAT0 101 6/97 44EP,-4014E-1 Mi►KKOE. MEL 04NER-ADDR-1 1440 MAI POND ROAD ONKA-STATi KA 09041-VANE-t CARI MARCHBE OWNER-CITt NORTH ANDOVER OWNER lip 01845 PARCEL 10: 2101067,0-0040-000.0 BALE DATi; 0666 PARCEL LAST UPDATED ' 1129191 OWNER-HOK-I MURPHY, OERALDIHE A OWNER-ADDR-1 1438 OREAT POND ROAD OWNER-STAIE NA OYNER-94K[-2 4NNCR-01Y 10111 ANDDVER f)1(NIR-i19 0045 PAROL 10: 210/062.0-0079-0000.. HALF OATf; 0000 uia PARCEL LA;II UPDAfil; : 9650A NA OI4NER-komi-7 HrJANETAN.MC LENNAN 0FN[R-CITR 1 S4RORT►+ION ANDOVER 014NER-1TFTE a1945 PARCEL TD: 2i41fl62.0-40$0-006G.G SALE OAT(: 00 9UP PARCEL tA51 UPDATED : �i 5196 GWITER-NAME-1 BARTOLOTTA, MANY PAT INNIR-ADOR-1 40 CANPIOd POWs OWNER-11P 01845 PKIA 1WHER-CITY 9OR18 AHOOVTR Kgtk-NAMt-2 OVK[R-STALE HA 12/21/2000 13: 58 97B7256215 BUSINESS PAGE 03 FROM : NORTH ANDE3UEcR ASSESSORS OFFICE FOXA NO. 97�7 613q 3211 Dec. 20 2000 134:33PM PQ pRr,l.ISTi jyp;Sgl;Alltit.II' VIJK PARCEI ifs: 2I�1U62.D �aa1-DD�f,.� sA1.E DATE: 006t i-A81 UPDA',b) : 1012504 ill pAAT.E1. ORl1EA pt)OR-1 64 CAMPIOR AOA0 pUHfR-STiiTi NR O4NiAT Rik-I O50u, CHAAI.EO A isgE<TN AHOOVfR �rNER-lIP OlO4J ok(R-RRNE•2 susili1F C DOWNEY wHE11-CITY r1ARtEl iD: 1101062.0 00$2�0000.0 SALE DAM 0000 txl PGaCEi EAST UPDATED : 1Ij29194 HA {)MNER�iIAIdE-1 kURPMY, DAH1El J OWNER-ADDR-L 72 CAMPION ROAD OIINER-S1AIE 0T815 DVWFR-WAKE-2 CHARL011E 5 MURPHY (IN#ERyCITT NORTH ONDnvE& OWNER-11R PARCEL 10: 7.I4!Ob2.0.0483'OOOG.O BRIE WE: 0006 s ox PARCtt LAS1 UPDkIfD : 5/ 509 OkkE<R-wok£-I 130800, 3AC4UELINf OWNER-ADDR-1 90 CAMPION ROAD OWNER-3TATf hA urHEA->rpHE-2 O14NER-r:ITY dOR1t1 ARDOVER �IWNEA-Iip 01845 PARCEL M 2I01062.0-008+-0000.0 SALE OAT[: 0000 tut PARCEL LAST UPDATED : 11!n/99 �1ftbER-WANE i ,i i A REALTY 1RUS1 OWsIR-RDDR-1 y6 CAIIPIDN ROAD OWNER-ITa 0tda5 OWC R-w4ME-2 JAMES ANNE LACO(IRS ORNfR-CITY HORTH ANDOVEP E, 1R OkNERITATE MA PARCEL ID: SALE DATE: 0000 +1*+ PAACEL LAST UPDA MI 0I31/94 00fk-VANE•I #OWTUPOLI, SARBARA P 09NER-ADDR-1 108 i`.AMPIDN ROAD 014mfR-atATE HA OvkER-RANE-2 UNER-MY NORIK ANDOVER OwIU-219 01W PARCEL I1): 2101062.0-OW-0006.0 ULf, DATE: 0006 *09 PARCEL LAST (1P0ATf0 1?? 2/99 OWNER-ImE-1 K1I0,HELi. 8RIAH J OWNER-ADDR-1 120 CAMPION ROAD OWKER-SIAIE i4p tTW#E8-IIAHE-2 0HTIA 9 MIH RfLL OMHFR-CITY ROBIN ANDOVIR Owt1ER-lip b184S 12/21/2000 13: 58 9787256215 BUSINESS PAGE 04 FROM ' NORTH nNDOVER ASSESSORS C3F"F!CE FAX NO. : 978 6a8 3�11 Dec. 20 2PJ00 04;33P19 PS 2ARfEL 3Alt Dhit: 0006 ss PpRCEt LAST iJPO(3w yA 3WNER H�Nf-t STDDOK�D; RICNARD OWNER-ADDRI1 t25 CAMPION ROAD ovNER- TAOWNER-STATE OtET4 OMNlR•fEAKE-'r OkxER-CITY NORTHANDOYiR ------------------------ PARCEI Jbi 2101062.0-000-0000.E SALE OATS: 0000 10 PARCEL LAST 11POATET1 9127199 OdNERyAME-1 90xO1AR. tlfTk 01iNfR•wE1Y-1 INTHtAVE OWNER-STATE RA ORNDOa OYNER-IIP 01845 OYWEti*TIANE•2 iAam !D: 210I062,6-0041.00 .O iW DATE: 0000 44V PARCEi t-AST U9041FO 14j 6197 ,iA 04NER•WANE-1 00HOVAH, m lEt c OWNER OI1 A- T s 1 NORTH 33 RANDW R 690-11P Or Y LANE 7E 01$44 CR-BANE-2 EILEEN P DONOVAN �cllIIY Pigott ID, 2 0/062.0.0012.-0000.0 SALE DAIS: 000, ::xx OApGf.1 011 UPDATED : Rj 81:91 = OUYtR�ADUR-1 1421 4901 POND ROAD OHAER-STATE NA OYYER-;VA44E•L 0 tjP1EH. OANIfL ,. 4Tt845 E3WMEA-NA�f-2 I#ARttARET J OVIEN 4NIl(R-t'.ITY NORTR AMDOVER OWNER IIA DARCEL TD: 210I010.C-0024-0000.0 SALE OATS; 0000 PARCEL LAST UPDATER : 121114100 40R-NINE-1 mfc, Room J OWNER•ADOR-1 P D 0O?; 161 OWAIR-STATE AE 01INER-NANE-2 LYk3iE f 5EP.10 OWNER-oily WEST K1WNE8ONK OWNER-lip 04044 ---------------------------- PARCEL ID: 2101090.E-0025.0000.0 SALE OA1E: 0000 PARCEL LASI !)POVIO : 4/ 1/94 OWNER-NA4H BROOKS 6000l OWNER-ADDR-1 ORFAT POND RDAO 04HER-S W E '!A OVNER-NAKF-2 4 WNEP-oily NORTH ANDWA 04HER-119 01645 tPbRGl331# MASSACNU3ETTS DOR PARCEI LISTING' 12120100 t�A6E d r �.rr a.ne 12/21/2000 13: 58 9787256215 BUSINESS PAGE 05 F ROM : NORTH ANDOVER ASSESSORS OFF]Crm FAX NO. 9-tS 600 3211 Dec. 20 2000 04:34PM P6 asPpRLTI Wu kffilltD : lul blq! 04HEa-NOK-1 RATTOk. R08ERT l 07N k R-ADDR-I 140E 0A W POND ROAD paNER-!I4 018t3 OwgQ-NA.T4f-'l JOAII t EAMNIF pIINER CTTY HORTH ANDOVER 9ORM ID; 2I0I094.f-0427-b000.G SAIf DATE: 0000 tit PARCEL LAST UPDATED DWHER-CITY mil-UNE-1 STOKE HOu3E FARM R(A OWKE.R^BANE•? ON, TR Nor B41(FCRt1Ra ITY 1051 k2 1}MNfa-ADOR-1 2Jo "SILL wam WEE QVRER-STDVNER-STATE OiRB' 00-4ME-2 HENRY W k RUTH G HAS PARCEL ID; 2101090-C-0041-0000,0 SALE DATE: 0000 11194 PAOUL LAST UPDATEO : 121 3/99 OYHER-MAMIE-t uns. N10AEL M OWNER-004•1 t407 GREAT POND R00 O%RER-STATE hA 01fMEA-WiNf-2 AAMINE 0 KANIS 0WNER-CITY IIORTH ANDOVER 404ER-i1P 01845 0ARCE1 'sD: 210.1090.C--0040-0000.0 SALE. DATE; 0000 tttt PARCEI LAST UPOAT#b : 611510� OMMER-MAPE-1 KIRKILES. .T01 5 J 000-00 R-t 1405 &BEAT POND ROAD OWNER-STATE MA OYHER-9411E-2 JFAN M KIRKILES 0HER-cill NORTH ANDOVER OWHER-IIP Oi845 PARCEL ID: 210/103.0.OGi4-Oi00.0 Utf DATi: 000ti Mt PARCEL LAST WP AUD : L/11194 01119-MANE-i BROOKS 5CHOOL. IN(: OMNFR-ADDR-I 1160 MAT POND ROAD ObNFA-STATE MA 0VM#R-HANE 2 0MN1R-CE1Y NGAiN ANDOV#R ONNER-110 01845 PkRCEI iD: 210/103.44002-0000.0 DAIS DATE: 0040 tot PORCEL LAST 11PDAIED : 41 4/94 AMIIfR-VANE-1 0000 UNOOL OWNER-kDDR-1 1160 MAT POND ROAD Ok#ER-STATE hA OYNEA_YA]SE•2 OMN{R-city NORTH ANDOVER OWNEA-Hp OIRaS +PARCLISI+ hA53ACHUU TTS DOR PARCEL H STIN& 12120/00 hlat 5 060f.(T. lDt 210lL03.G•0025-0000.G SALE DATE: 0000 .. hllnf� ,dal 110N M n • i91 0000 12/21/2000 13:58 9787256215 BUSINESS PACE 05 'FROM : NORTH ANDOVE:R ASSESSORS OFFICE FAX N©. : 979 688 3211 Dec. 20 2000 04:35PM P7 !lYHtlt-990'l b1L Jtstr. jM11i M1 utnuiu nou & ,• • E�HhFR isD �9da JWNEP-iiANE•? SAHIIHo � BEAESfR ONHER-+'lip NOP1H AHOOVER sHitCEt {D' '1101103.0-8125-4004.�) 9ALE DATE, 0000 :lt 9AAC[t LAST 00A M ; 029191 OWNER-STATE Mir U11HfP+11AMF-1 RLAMR, MH A OWiIfR-ADDA•i 1116 RflfaT PORE) ROADDO EifR-!1P 01645 OViff AME-2 SAHDRA m 6tAESER nHftER-Gilt 4RtN AMD4I+ER PARCEL lb: SALE DAU: 0000 1144 PAVEL LAST UPDA110 ; 0 4194 D19H{R•90E-1 RROOR: SCHOU OWNER-AMR-1 1160 GAFAT POND ROAD OWNER-STATE MA G1HER•a&�{-? awig-CiIY ROM A09YER D�HfEi-iIV diSdS *PAVLl8[r NASSACHUSf'i19 DOR PARCEL 0SYM. PAY 6