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Home My WebLink About2003-08-19 Decision SPR i Town of North Andover °Rr,, This is to certify that twenty(20)days °�,<�•° •1tio have.e!apsed from date of decision,fited Office of the Planning Department without filing of art.appeal. Community Development and Services Division Date : -v' ACC.t- o Joyce A,Bradshaw 27 Charles Street 'fowls OlerlE +,.a North Andover, Massachusetts 01845 �SS�C usE� h!V://www.townofnorthandover.com Town Planner: jwoods®townofnorthan.dover.con:t P (978) 688-9535 J.Justin Woods F (978) 688-9542 NOTICE OF DECISION AT XST: SENT USPS VIA CERTIFIED MAIL A True Copy RETURN RECEIPT REQUESTED O ` ,- Town Clerk 1160 Great Pond Road Assessors Map 90C,Lot 25& Site Plan Special Permit Assessors Map 103,Lot 2B Brooks School—Athletic Facility Registry Book 530,Page 290 The public hearing on the above referenced application was opened by the North Andover Planning Board on July 8,2003 and closed on August 5,2003. John Scott, P.E. of Rist-Frost Shumway,appeared on behalf of the petitioner,Brooks School. On August 19,2003,Nardella made, and Simons seconded, a motion to grant a Site Plan Special Permit: to allow for the construction of a one-story with mezzanine,501501 square foot athletic facility within the Residential-2 ,Zoning District, under the requirements of Section 8.3 & 10.3 of the North Andover Zoning Bylaw. This Special Permit was requested by the by Brooks School, 1160 Great fond Road,North Andover, MA, 01845. The original application, excluding revised documentation, as cited herein, was filed with the Planning Board on submitted on May 30, 2003 with subsequent submittals.on file. The applicant submitted a complete application, which was noticed and reviewed in accordance with Section 10,52 of the Town of North Andover Zoning Bylaw and MGL Chapter 40A, Section 9. The motion to approve was subject to the FINDINGS OF FACTS and SPECIAL CONDITIONS set forth in Appendix A to this' decision. ca The Planning Board voted on the motion by a vote of 4 in favor to.0 against (Phinney voted, White abstained, Schwarz not present). A special permit issued by a special permit granting authority requires a vote of at least four members of a five-member board. See MGL Chapter 40A, Section 9 and Section 10.3(5) of the Town of North Andover Zoning Bylaw. Accordingly, the Application for the Site Plan Special Permit is approved with the attached conditions. ry The applicant is hereby notified that should the applicant disagree with this decision, the applicant has the right, under MGL Chapter 40A, Section 17, to appeal to this decision within twenty days after the date this decision has been filed with the Town Clerk. - Respectfully Submitted: J n Woods,Town Planner -.- - for the North Andover Planning Board: r`J Alberto Angles, Chairman CD '_r,.- .: George White,Vice Chairman _ •--- ` Felipe Schwarz,Clerk , ;^ John Simons Richard Nardella crt Jaynes Phinney, Associate Member BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535 1160 Great Pond Road Site Plan Special Permit Brooks School—Athletic Facility August 20,2003 Page 2 of 4 Appendix A The Planning Board herein approves the Site Plan Special Permit for the construction of a one-story with mezzanine, 50,501 square foot athletic facility. This buildings 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 fled with the Planning Board on May 30, 2003. 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 MOL c.40A,sec. 9 The Planning Board snakes the following FINDINGS OF FACT as required by the North Andover Zoning Bylaws Section 8.3 and 10.3: 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 scaler 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 Iisted in Section 8.35 but requires conditions in order to be fully incompliance. The Planning Board hereby grants an approval to the applicant provided the following SPECIAL CONDITIONS are met: 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 fifteen thousand ($15,000) 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. 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. BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 REALTH 688-9540 PLAIO7 G 688-9535 1160 Great fond Road Site Plan Special Permit Brooks School—Athletic Facility August 20,2003 Page 3 of 4 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. b) The Building must have any and all fire sprinklers installed in accordance with the Massachusetts General Law s Chapter 148 Section 26. Additionally, the applicant shall sprinkle the existing hockey rink to which the proposed facility will be attached. c) 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. 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. S. Prior to the final release of security: . a) The Planning Staff shall review the site. Any screening as may be_,reasnnably 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 lon(7er than one week must be fenced off with siltation fence and covered. 4 7. In an effort to reduce noise levels, the applicant shall keep in optimum working order, through regutar maintenance, any and all equipment that shall emanate sounds from the structures or site. 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 permit shall be deemed to have lapsed after a two- (2) year period from the date August 20, 2003 on which the Special Permit was granted unless substantial use or construction has commenced. BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 68 8-953 0 HEALTH 688-9540 PLANNING 688-9535 1160 Great Pond Road Site Plan Special Permit Brooks School--Athletic Facility August 20,2003 Page 4 of 4 18. The following information shall be deemed part of the decision: A) Plan Titled: Brooks School New Athletic Facility 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: May 29, 2003 and last revised July 24, 2003, Revised February 20,2001 Sheets: C101,C201, C301- C302, C303, C401, C501, C502 B) Plan Titled: Brooks School New Athletic Facility Prepared For: Brooks School 1160 Great Pond Road,North Andover,MA 01845 Prepared By: Cannon One Center Plaza Boston,MA 02108 Scale: 1"=20' Date: May 27,2003 Sheets: L101,L201,L301, L401 (Layout&Materials, Grading,Planting&Lighting Plans) C) Plan Titled: Brooks School New Athletic Facility Prepared For: Brooks School 1160 Great Pond Road,North Andover,MA 01845 Prepared By: Cannon One Center Plaza Boston,MA 02108 Scale: 1/8"=1' Dater May-30, 2003 and last revised July 14,2003, Sheets: A101,A102,A301 &A302 D) Report Titled: Drainage Calculations Dated: May 29,2003; revised July 11, 2003 Prepared By: Rist-Frost Shumway 71 Water Street Laconia, NH 03246 Note: All 4 Plans are approved as noted except as amended in VHB's Report titled Town of North Andover Planning Board Engineering Review of Site Plan'and Watershed Special Permit for Conformance with the Town of North Andover. Zoning Bylaw and, Standard Engineering Practice (VRB No 06716.76). dated duly 30, 2003 and agreed to by the applicant at a public hearing on August 5,2003. cc: Conservation Administrator Police Chief Abutters Director of Public Works Fire Chief Assessor Health Administrator Applicant DPW Building Inspector Engineer File BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535