HomeMy WebLinkAbout2003-08-19 Application SPR APPLICATION PACKAGE
SITE PLAN SPECIAL PERMIT
New Athletic Facility
at
Brooks School
North Andover,Massachusetts
Contents:
Application Form
Narrative
USGS Map
Campus Map
Abutters List
Operation and Maintenance Plan for Stormwater Controls
Material Bound Separately:
Plans
Drainage Calculations
May 29, 2003
Prepared by:
Rist-Frost-Shumway Engineering. P.C.
71 Water Street
Laconia, New Hampshire 03246
See Section 8:3 of the North'Andover Zonrtig Bylaw for.mate,ilaetiled inf&matlgri e
Town of North Andover Planning Mffd,PEIVED
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PLANNING DEP'ARTikN-r
Please type or print clearly:
1. Petitioner: Brooks School
Address: 1160 Great Pond Rd.,North Andover, MA 01845
Telephone Number: 978-686-6101
2. Owners of the Land: Same as above ; ,
Address: -;
Telephone Number:
Number of years ownership: 74 years i,
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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.
3. Location of Property: 1160 Great Pond Road
Zoning District: R-2
Assessors: Map: 90C Lot#25 &Map 103,Lot 2B
Registry of Deeds: Book#: 530 Page#290
5. Existing Lot:
Lot Area (Sq. Ft): 7,187,000 Building Height: Varies (40 existing bldgs)
Street Frontage; 3,500 Side Setbacks: 70'Bigelow House
Font Setback: 170'Maint. Bldg. Rear Setback: 45'Boat House
Floor Area Ration: 0,06 Lot Coverage: 0.09
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: 1.50' Side Setback: 30'
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Front Setback: 30' Rear Setback: 30'
Floor Area Ratio: NIA Lot Coverage: NIA
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.): 46,243 # of Floors: 1, with mezzanine
Total Sq. Ft.: 50,501 Height: 42'— 6 �/a" a1f.
Use: MSBC Group 1B Type of Construction: MSBC Type 2B, Protected
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? March
2001 —previous design for athletic facility; April 1999—Campus Center Dining Hall---
construction type 26 (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 application requirements, as cited herein
and in the Planning Board Rules and Regulations may result in a dismissal by the
Planning Board of this applic 'on as incomplete.
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Petitioner's Signature: -� 6
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Print or type name here: James R. Pugh
Owner's Signature:
Print or type name here:
NARRATIVE
for
Site Plan Review Application
New Athletic Facility
Brooks School
North Andover, MA
May 29, 2003
Introduction
On March 15, 2001, the Not Andover Planning Board issued a Notice of Decision approving a
new Athletic Facility at Brooks School, 1160 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.
Plans
The following plans for the redesigned project are submitted:
No. Title Prepared by
C101 General Notes, Civil Trade Notes, Legends, Linetypes,
and Abbreviations RFS
C201 Existing Conditions and Demolition Plan "
C301 Site Grading and Drainage Plan "
C302 Site Grading Cross Sections "
C303 Infiltration System and Detention Pond Details "
C401 Site Utility Plan "
C501 Erosion Protection Details "
C502 Civil Details "
L102 Layout and Material Plan Brown-Sardina
L201 Grading Plan "
L301 Planting Plan "
L401 Photometrics Plan "
A101 Ground Floor Plan Cannon Design
A102 Mezzanine Floor Plan "
A301 Exterior Elevations "
A302 Exterior Elevations and Building Sections "
Architectural
The new Athletic Center comprises 50,225 square feet of floor area and incorporates several
major functions into one multi-use facility. At the northwest, the largest volume is a 3-court
gymnasium, which is set approximately 10 feet below grade on the uphill side. Immediately
adjacent to the 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 walls will be constructed
of cast-in-place concrete retaining walls foundation, metal studs, rigid insulation and Hardiplank
shingles for sidewalls.
The flat roof areas over the locker rooms will be a conventionally framed 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 gently curving driveway between the rink parking lot and Service
Road will provide vehicular access to the main entry. 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. All refuse
collection will be inside the building - no outside dumpsters or containers will be associated with
the project.
Most of the developed area of the campus drains into a pair of wetlands along Great Pond Road,
on either side of Service Road. The northerly wetland drains to Sperrys Pond in Boxford,while
the southerly wetland drains into Lake Cochichewick. These wetlands are entirely on school
property. All of the runoff from the Athletic Facility project area goes to the northerly wetland,
and so the project is entirely outside the Watershed Protection District overlay zone. See
watershed boundary plan.
Stormwater
The general stormwater management concept from the original project will remain, though
specific locations of catch basins, yard drains, manholes, and pipe are different. The Notice of
Intent approved in May 2001 remains in effect till May 2004. Plans for the current project and
required supporting calculations and data have been submitted to the Conservation Commission
for review and approval, in accordance with their Order of Conditions.
Runoff from the west half of the gym roof and from a portion of the lower flat roof will be
directed into infiltration chambers to meet the groundwater recharge standard of the Mass DEP
stormwater regulations. The chambers for the gym roof runoff will be located on the slope
adjacent to Main Road in the rear of the Facility; those for the flat roof will be located in the
lawn area near the main entry. As agreed with the Town in 1999, the infiltrators will be sized to
accommodate the impermeable area of the Maintenance Building as well as that of the Athletic
Facility. The peak flow attenuation standard will be met by enlarging the existing detention pond
in the rear of the hockey rink (which was built for the Maintenance Facility project in 1999), and
constructing an additional detention pond on the east side of the rink. The overall impermeable
area for the new Athletic Facility is less than for the original project, so the size of the new pond
is proportionately smaller. The ponds are situated to avoid any wetland encroachment, and are
designed to drain completely after rain events. Two vortex separators - one for the north side
drains, and one for the south side - will be installed to meet the water quality treatment standards.
Drainage calculations show the pre- and post-development performance of the storrwater
systems in the 1, 2, 10, 25, and 100-Year storms, and include calculations for the recharge
standard and the treatment standard.
Utilities
The campus water supply consists of a network of mains connected to the Town system. Flow
tests conducted in 2001 indicate that a simple 6-inch connection to the main on Service Road is
sufficient to feed the fire suppression sprinkler system for the Athletic Facility without need of a
fire pump.
Sanitary sewers on campus flow to a central pump station located south of the project site near
the Danforth Gym. A force main directed northerly from that pump station discharges to Town
gravity sewers on Great Pond Road near the main entrance to the School. The Athletic Facility
will connect to the existing School gravity sewer network on the front (south) side via a new
force main.
The original project called for heat to be provided via the campus steam system. The
configuration of the redesigned facility would entail an excessively long and difficult steam
connection, so heat will be provided through a natural gas-fired system. A buried gas service line
will extend into the building from the gas utility mains already on campus.
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Parking
As the functions within the new building are 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 is now sufficient, and at the
completion of the capital improvement 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 north (rear) entrance 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 campus-wide, is well in hand.
Waivers
The project is located in the midst of the existing developed area of the 165-acre campus. The
nearest part of the project to adjacent property (the no.w. of Great Pond Road) is several hundred
feet distant. It is requested that the requirement for a boundary survey be waived.
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.
These two waiver requests were approved by the Town for the original project.
Fiscal Impact
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.
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Community Impact
The Athletic Facility is entirely consistent with the long-established campus and surrounding
neighborhood.
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EXHIBIT 1
BROOKS SCIiOOL-
ABUTTERS TO BROOKS SCHOOL 5-20-03
Alan R. &Janet McLennan Mary, Pat& Ricia Bartolotta Charles A. & Susan C. Downey
34 Campion Rd 48 Campion Rd 64 Campion Rd
North Andover, MA 01845 North Andover, MA 01845 North Andover, MA 01845
Daniel J. &Charlotte S. Murphy Thornton M. and Joanna M. J &A Realty Trust
72 Campion Rd Woodworth James &Anne Lacourse
North Andover, MA 01845 80 Campion Rd 96 Campion Rd
North Andover, MA 01845 North Andover, MA 01845
Barbara P. Montopoli Brian J. & Cynthia B. Mitchell Richard Stoddard
108 Campion Rd 120 Campion Rd 125 Campion Rd
North Andover, MA 01845 North Andover, MA 01845 North Andover, MA 01845
James E. & Karen Yelsits B.J.S. Realty Trust Charles L. &Allyson Webb
1408 Great Pond Road Barbara J. Sadrnoori, TR 1367 Great Pond Road
North Andover, MA 01845 1420 Great Pond Road North Andover, MA 01845
North Andover, MA 01845
Carol & Mel Marchese Richard D. Brown John & Sandra Blaeser
1430 Great Pond Road N Andover/Boxford Devel. LLC 1116 Great Pond Rd
North Andover, MA 01845 4 Crest Drive North Andover, MA 01845
Methuen, MA 01844
Geraldine A. Murphy Jean M. &James J. Kirkiles Robert E. Bernardin
1438 Great Pond Road 1405 Great Pond Road Judith A. Normandin
North Andover, MA 01845 North Andover, MA 01845 1407 Great Pond Road
North Andover, MA 01845
Joan L. Laramie& Robert L. Patton Stone House Farm Realty Trust#2 TKY Nominee Realty Trust
1403 Great Pond Road Henry W & Ruth C. Nason U-1
North Andover, MA 01845 276 Washington Street 1401 Great Pond Road
West Boxford, MA 01885 North Andover, MA 01845
Linda D. Campbell John V. Reilly Ruth C. Sullivan
U-2 U-3 U-4
1401 Great Pond Road 1401 Great Pond Road 1401 Great Pond Road
North Andover, MA 01845 North Andover, MA 01845 North Andover, MA 01845
Lillian M. Fiore Marci G. Bourassa Nancy M.Woad
U-5 U-6 U-7
1401 Great Pond Road 1401 Great Pond Road 1401 Great Pond Road
North Andover, MA 01845 North Andover, MA 01845 North Andover, MA 01845
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ABUTTERS TO BROOKS SCHOOL 5-20-03
Judith Mangan Megan R. McCarthy Daniel J. Connelly
U-8 U-9 U-10
1401 Great Pond Road 1401 Great Pond Road 1401 Great Pond Road
North Andover, MA 01845 North Andover, MA 01845 North Andover, MA 01845
Thisbe G. Comins Rose LT Vanderwalle Cheryl L. Thurrott
U-11 U-12 U-13
1401 Great Pond Road 1401 Great Pond Road 1401 Great Pond Road
North Andover, MA 01845 North Andover, MA 01845 North Andover, MA 01845
Mary Anne Ziemba Kathleen M. Kinsky TR Francis E. Gurrie
U-14 U-15 U-16
1401 Great Pond Road 1401 Great Pond Road 1401 Great Pond Road
North Andover, MA 01845 North Andover, MA 01845 North Andover, MA 01845
Joseph S. Fiori Margaret Lopiano
U-17 U-18
1401 Great Pond Road 1401 Great Pond Road
North Andover, MA 01845 North Andover, MA 01845
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OPERATION AND MAINTENANCE PLAN
Post-Development Stormwater Controls
for the
New Athletic Facility
at Brooks School
Stormwater treatment controls for this project consist of pavement sweeping and a pair of Y
"Downstream Defender" stormwater treatment units. There are also deep sump catch basins, an
infiltrator installation, and two detention ponds, none of which are not counted towards meeting
the removal standard but which remove some sediment and so must be maintained nonetheless.
Their maintenance is included herein.
Brooks School is the owner of the control devices and is responsible for their operation and
maintenance.
Pavement Sweeping. All hard surfaced areas on the Athletic Facility site, including drives,
parking areas, sidewalks, and plazas should be mechanically swept at least monthly of .
accumulated dirt and debris. School maintenance personnel will perform this task with the
power sweeper owned by the School.
Hooded Dee Sum Catch.Basins The hood will trap oils and greases by floatation. These
should be removed via vacuum prior to removal of sediment and be kept separate. The sediment
should be removed via vacuum. Disposal should be to a publically-owned landfill, or other
appropriate disposal site which complies with federal and state standards.
Frequency of the sump vac operation is best determined in the field after installation. During the
fast year, the basins should be inspected bimonthly for accumulation. When sediment depth
reaches 1 foot, the contents should be removed.
The local Rooter Man franchise, 12 East Dracut St.,Methuen,MA 01844 will perform this task
for the school.
Downstream Defenders. Tle sump vac should be used to remove captured sediment and
floatables. Access ports are located in the top of the manhole. The floatables access port is
above the outer annular space between the dip plate and the manhole wall, where floatables are
retained. The sediment removal access port is located directly over the hollow center shaft which
Ieads to the sediment storage facility below the vortex chamber. Floatables and oil should be
removed prior to the removal of the sediment.
The frequency of the sump vac procedure is best determined in the field after installation.
During the first year of operation, the units should be inspected every 3 months to determine the
rate of sediment and floatables accumulation. A probe can be used to determine the level of
solids in; the sediment storage facility. This information can then be used to establish a
maintenance schedule. When sediment depth has accumulated to 1.5 feet, or floatables depth
reaches b inches, whichever occurs first,the contents should be removed by sump vac.
Although a small amount of water is removed along with the pollutants during the clean out
process, the units are typically not completely dewatered. A Downstream Defender with 1.5 feet
sediment depth removes 400 gallons of water in the process. Disposal should be to a publically-
owned landfill or other appropriate disposal site which meets federal and state standards.
The same contractor will perform the vacuum work as for the catch basins.
Detention Ponds. Sediment will gradually accumulate in the bottom of the ponds,even though
there are effective sediment removal devices upstream. Every year or two, the sediment should
be scraped out by machine and disposed of as for catch basin sediment. School maintenance
j personnel will perform this task.
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Infiltrators are provided for groundwater recharge, which pick up runoff from a portion of the
roof area of the Athletic Facility. Inspection ports are located on the first unit in each group.
Every six months, a measurement should be taken at each port of the vertical distance from
bottom:to grade, and a log kept. If and when sediment accumulation reaches 12", the infiltrators
will be excavated, the sediment removed, and the infiltrators reset or replaced. Since the water
entering will be clean roof runoff, not much accumulation is expected.
Notification. At intervals dictated by the Town, the measurement logs of the catch basins,
infiltrators,Downstream Defenders, and detention ponds shall be forwarded to the North
Andover Conservation Commission.
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