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HomeMy WebLinkAbout2001-03-15 Correspondence Town of Nailh Andover Office of the Planning Departinent. 10 I Community Developnwi it and Senices Division 4 W -i Director jjjj�jrn �j(,ott, F)ivisiot 27("barles Sttw�t liddi Griffin North Andover, Massadwsetts 01845 'relephone(978)688-95 3,5 plarillhig Mrector Fax (978)688-9542 To: Planning Board From: Heidi Griffin, Town Planner Re: Site Plan Review-Brooks School Athletic Facility Date: January 11, 2001 The applicant proposes a 102,000 sf two story athletic facility to be attached with the hockey rink. My review is as follows: This proposal does not require a watershed permit as it is not in any of the applicable zones. i. NORTH ARROW/LOCATION MAP: A locus amp has not been provided. ii. SURVEY OF LOT/PARCEL: The applicant is requesting a waiver from performing a boundary survey as the parcel is so large. iii. NAME/DESCRIPTION OF PROJECT: This has been provided. iv. EASEMENTS/LEGAL CONDITIONS: No easements are proposed. V. TOPOGRAPHY: This has been provided. vi. ZONING INFORMATION: Zoning information is provided and is located on sheet CIOL The applicant has been informed by the Building Commissioner that no variances are required. vii. STORMWATER,DRAINAGE: Please see attached Outside Engineering review. viii. BUILDING LOCATION: The building is a two story building with 51,000 sf on the ground floor and 102,000 sf in total. BUILDIN0688-9545 CONSEIRVATION688-9530 111,"AIX11688-9540 PLANNV,40688-9535 ix. BUILDING ELEVATION: Building elevations are provided on sheets A 305, The building will be compatible with the architectural style of the connecting hockey rink. x. LOCATION OF PARKING/WALKWAYS: No parking is proposed in conjunction with this proposal. The applicant intends for patrons to utilize the hockey rink parking lot and the parking lot on the main road. xi. LOCATION OF WETLANDS/NOTICE OF INTENT: A Notice of Intent has been filed with the Conservation Department. xii. LOCATION OF WALLS/SIGNS: No signs are proposed. Two retaining walls are proposed for the project. Details need to be provided to VHB for review. xiii. LOCATION OF ROADWAYS/DRIVES: This has been provided. xiv. OUTDOOR STORAGE/DISPLAY AREAS: Outdoor storage is not proposed. xv. LANDSCAPING PLAN: A landscaping plan has been provided on sheet L 301. Plantings are proposed around the perimeter of the athletic facility, totaling over 100 plantings. They are proposing red maples, weeping willows,Norway spruces, flowering crabapples and greenwave yews. xvi. REFUSE AREAS: There are no refuse areas proposed for this site. xvii. LIGHTING FACILITIES: No lighting is provided with this project. xviii. DRAINAGE BASIN STUDY: This has been provided. xix. TRAFFIC IMPACT STUDY: The applicant has requested a waiver from performing a traffic study. xx. COMMONWEALTH REVIEW: N/A xxi. UTILITIES: All utilities are provided on sheets C 201 and C 202. xxii. FISCAL IMPACT: This project will not have an adverse fiscal impact on the Town. xxiii. COMMUNITY IMPACT: This project is consistent and compatible with existing nearby architecture. RFSSIVIIJIVIWAYr.$OXII,I°ia A () 2.0 E M-1, Q Date: April 29, 2003 APR 3 0 2003 Job No.; 00-4207 NOI-Trl-I AW[)0Vr;FI To; Justin Wood, North Andover Planning Department ► " ,1, John L. Scott, Rist-Frost-Shumwa Engineering, P.C. From; Y g� g� Re; Brooks School Athletic Facility Introduction On March 15, 2001 , the North Andover Planning Board issued a Notice of Decision approving a new Athletic Facility at Brooks School, 1 160 Great Pond Road. The School did not proceed immediately with construction for a variety of reasons and has recently decided to redesign the project for a reduced total floor area and other modifications. A request for extension of the Notice of Decision was denied by the Board, as the two-year term of the permit had lapsed by a short time. The Board was gracious to waive the application fee on a new application for the revised project. The Athletic Facility continues the School's recent capital improvement program. Elements in the program which have been completed are; • Utility relocation and upgrade on Service Road. • Campus Center building - a dining hall and student center. ® Maintenance Facility - replaced an old building to be demolished with this project. • Relocation and enlargement of Peabody House, a student dormitory. Preliminary Plans Herewith are the pre-application materials intended for the Town's Technical Review Committee prior to our formal application, anticipated to be filed on or before May 15, 2003. Enclosed are the following: • Existing Conditions and Demolition Plan • Building Footprint Comparison Plan - to show the relationship of the former project with the current project. • Proposed Preliminary Site Plan ® Architectural Elevations Architectural The new Athletic Center comprises approximately 50,225 square feet and incorporates several major functions into one multi-use facility. At the northwest, the largest volume is a 3-court gymnasium, which � , � -� II guru SE11-11IUMWAY Mr. Justin Wood April 29, 2003 North Andover Planning Department RFS 00-4207 RE: Brooks School Athletic Facility Page 2 is set approximately 10 feet below grade on the uphill side. Immediately adjacent to this gym is a two- story fitness/training and storage area at the south side of the building. A one-story supporting facility for locker rooms and shower/toilets is set between the gymnasium and the existing ice rink at lower level. The south end of the new facility contains the main circulation space, wrestling area, and electrical and mechanical rooms. The new building construction will be designed in full compliance with the 6"' edition of the Massachusetts State Building Code. The new facility involves several structural systems. The 3-court gymnasium and adjacent two-story fitness area will be a pre-engineered metal roof building. Exterior wall will be constructed of cast-in- place concrete retaining walls foundation, metal studs, rigid insulation and Hardiplank shingle side for sidewalls. The flat roof areas over locker rooms will be conventionally frarned structure with composite metal deck roof and rigid insulation and single-ply roofing. Site The building will have one main entry on the front (south) side facing Service Road, which will be at the upper(main) level. A minor entry on the lower level will be tucked into the corner where the new building meets the hockey rink. A gently curving driveway between the rink parking lot and Service Road will provide vehicular access to the main entry. Plantings will be compatible with those of the new Campus Center directly adjacent across Service Road. Access to the rear(north) of the building (mainly for athletes and staff using the outdoor fields for fall and spring sports and for visitors using the Main Road parking lot) will be similar to the concept of the original project. Stormwater The general stormwater management concept will remain, though specific locations of catch basins, yard drains, manholes, and pipe will be significantly altered. The Notice of Intent approved in May 2001 remains in effect until May 2004. Plans for the current project and required supporting calculations and data will be submitted to the Conservation Commission for review and approval, in accordance with the Order of Conditions. Runoff from the gym roof will be directed into infiltration chambers to meet the groundwater recharge standard of the Mass DEP stormwater regulations. The chambers will be located on the slope adjacent to Main Road in the rear of the Facility. The peak flow attenuation standard will be met by enlarging the existing detention pond in the rear of the hockey rink and constructing an additional detention pond on the east side of the rink. These ponds will also account for the added impermeable area associated with the Campus Center and Maintenance Facility projects, as agreed with the Town as part of the permit processes for those projects. The overall impermeable area for the new Athletic Facility is less than the original project, so the size of the new pond is expected to decrease proportionately. The ponds are ' ~ RIFS, ---�����MWAY Mr. Justin Wood April 29/ 20O3 North Andover Planning Department RFS 00'4207 RE: Brooks School Athletic Fod\ih/ Page situated to avoid any wetland encroachment. Two vortex separators - one forthe north side drains and one 6orthasouth side - vvill be installed to meet the water quality treatment standards. Size and location of the separators may change. Final drainage calculations will be submitted with the formal application for Site Plan Review. Utilities The campus water supply consists of o network of mains connected to the Town system. Flow tests conducted in 2000 indicate that o simple 6-inch connection to the main on Service Road is sufficient to feed the fire suppression sprinkler oywtemn for the Athletic Facility without need nfn fire pump. Sanitary sewers on campus flow to a central pump station located south of the project site near the Danforth Gym. Afnvom main directed northerly from that pomp station discharges to Town gravity sewers on Great Pond Road near the main entrance fo the School. The Athletic Facility will connect tothe existing School sewer network on the front (south) side. Heat for the Facility will ba provided via o connection tm the campus centnzI steam system. /\vault in Service Road directly opposite the main entrance was placed in 7000 anticipating the Athletic Facility project. Direct buried steam supply and condensate return lines will be installed. It is important to note that this project does not increase the cornpoo population, but rather is on upgrade of existing facilities. It therefore does not represent on increased burden on town utilities (or other public services), and no off-campus upgrading of public utilities should be required. Par"in As the functions within the now building one now taking place in other buildings on campus (particularly Danforth Gym), 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 prepared a Campus Parking Report which was submitted to the Town for review. It showed that parking on campus io now sufficient, and otthe completion of the capital improvement program, parking will be further augmented and improved. The report was well received. Atno time in the past has any event ot the school resulted in cars needing to pork off-campus or along public roads. The reconfiguration cf the parking lot ot the hockey rink will result/no loss cf four spaces. However,the new north (rear) entrance will mean the existing parking lot onthe west side of Main Road will be convenient to the Athletic Facility. Its 94 spaces far exceed the slight loss in the rink lot. |fiufelt that parking, not only for this project but commpue-wide, is well in hand. RFSU210104 SH UIW WAY Mr. Justin Wood April 29, 2003 North Andover Planning Department RFS 00-4207 RE: Brooks School Athletic Facility Page 4 Waivers The Planning Board granted waivers regarding boundary survey and traffic study in 2001, and these waivers will again be requested. JLS:rlr JLS\42071North Andover PIn9.JWood.042903.m.wpd cc: John Trovage, Brooks School Bob Peterson, Cannon Tom Regan, Regan Associates Town of North Andover Office of the Planning Department Community Development and Services Division ' 27 Charles Street &"" °�� North Andover, Massachusetts 01845 Planning Director: woods@townofnorthandover.com P (978) 688-9535 J.Justin Woods http://www.townofnorthandover.com F (978) 688-9542 Technical Review Committee Report TO: Technical Review Committee Standing Members Health Department FROM. I Justin Woods,Planning Director/TRC Chair CC: RE: Technical Review Committee Meeting May 8,2003. DATE: May G,2003 On May 8,2003,we have a Technical Review Committee(TRC)Meeting at 10:OOAM at the Town Hall Conference Room. Enclosed with this memo,please find existing condition and preliminary plans for an athletic facility at Brooks School. We will begin at 1.0:00am and finish by 10:45am. i HOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 14EALT14 688-9540 11I,ANNING 688-9535 TOWN OF NORTH ANDOVER DIVISION OF PUBLIC WORKS 384 OSGOOD STREET NORTH ANDOVER, MASSACHUSETTS 01845-2909 J. WILLIAM HMURCIAK, DIRECTOR, P.E. ThnothyJ. Willett op �o pr aRa Telephone (978) 685-0950 Water Superintendent o= °nm Fax (978) 688-9573 MEMO SSAC"05 To: Justin Woods,Town Planner From: Jack Sullivan, Director of Engineering Re: TRC Review---Brooks School Athletic Facility Date: 5/8/03 I The Division of Public Works has reviewed the above referenced plan and has the following comments. 1) The proposed backflow preventor for the fire sprinkler system must be reviewed and approved by Dennis Bedrosian, Superintendent at the Water Treatment Plant, 420 Great Pond Road, 978- 688-9574. 2) A fire hydrant should be provided at the facility. The location should be coordinated with the Fire Chief. 3) The proposed site grading on the westerly side of the facility appears to be a 2:1 slope. If there is a need for emergency vehicles to access this side of the building a paved access way should be provided. 4) There will be water and sewer connection fees associated with this project. The applicant should contact Timothy Willet, Water& Sewer Superintendent, 384 Osgood Street, 978-685- 0950. 5) The proposed drainage system will be evaluated by the Town's engineering consultant upon final plan submission to the Planning Board CM, CoMfn nOQff_1Pn@@V R SH UMW" MEMO Date: May '14, 2003 Job No.: 00-4207 To: Jack Sullivan, Engineering Director, North Andover Dept. of Public Works From: John L. Scoff, Rist-Frost-Shumway Engineering, P.C. Re: New Athletic Facility, Brooks School As requested at the Technical Review Committee meeting of May 8, 2003 on the above project, we are forwarding information on hydrant flow tests conducted on the campus of Brooks School, 1160 Great Pond Road. Enclosed is a one-page report from Artec Sprinkler Corp., a Table of Equivalent Fire Flows prepared by our firm, and a print of a campus map indicating the locations of the tests. RECEIVED JLS:dr ASW20ANorth Andover.DPW.051403.m,wpd MAY 1 5 2003 Enclosures NORTH At1I1')6,d4'­'_,Y'I PLANNING tab cc: Justin Woods, North Andover Planning Dept. (w/out enc.) John Trovage, Brooks School (wl enc.) Tom Regan, Regan Associates (wl enc.) rIr-,CEIVED U2 0 W-0- RFSSHUMWAY MAY 1 6 2003 MVII PFF7751 I I 1,19r.1 I MEMO Date: May 15, 2003 Job No.: 00-4207 To: Jack Sullivan, Engineering Director, North Andover Dept. of Public Works From: John L. Scott, Rist-Frost-Shumway Engineering, P.C.60" Re: New Athletic Facility, Brooks School Yesterday I sent you hydrant flow test results taken at Brooks School in 1999. 1 had forgotten that a newer round of tests had been taken in January 2001, subsequent to the construction of the Dining Hall. Those test results are attached hereto. The fourth test ("Flow at Dining Hall, Gauge at Hettinger House") flows the hydrant close to the new Athletic Facility. We would consider these tests to be more valid than the '99 tests. JLS:rlr JLS\4207\North Andover.DPW.051503.rnmpd Attachments cc: Justin Woods, North Andover Planning Dept. (w/out enc.) John Trovage, Brooks School (w/ enc.) Tom Regan, Regan Associates (w/enc.)