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HomeMy WebLinkAbout2003 DRAFT Decision SPR WITHDRAWN i Site Plan Review - Special Permit Boxford Street-Map 104D, Parcel 38 The Planning Board herein approves the Special Permit/Site Plan Review for the construction of 129,456 square foot school building. This building is located in the Residential-1 Zoning District. This Special Permit was requested by the North Andover School Department, 675 Chickering Road, North Andover, MA 01845 This application was filed with the Planning Board on August 22, 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 MGL Chapter 40A, Section 9. The Planning Board makes the following findings as required by the North Andover Zoning Bylaws Section 8.3 and 10.3: FINDINGS OF FACT: 1. The specific site is an appropriate location for the project as it is located in the Residential 1 Zone and involves the construction of a permitted use within this zone. 2. The use as developed will not adversely affect the neighborhood as a sufficient buffer has been provided. Extensive landscaping has been provided around the frontage of Boxford Street and throughout the site. The overall layout of the site has been designed to focus on the traditional architecture and provide site amenities designed at a pedestrian scale. 3. There will be no nuisance or serious hazard to vehicles or pedestrians. The applicant has demonstrated that the curb radii for the entrance/egress driveways is adequate. In addition, the project will utilize an existing trail and will maintain this trail for connectivity purposes to tie into the existing conservation land. The applicant will create a new trail at the soccer complex that will connect to Foster Street. Adequate site distances are provided as one approaches and exits on Boxford Street — there is widening as one approaches the site within the town right- of-way. 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, Hangin, 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. t 7. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The project is extending municipal water, sewer and utilities to the property to adequately address the needs of the project. Finally the Planning Board finds that this project generally complies with the Town of North Andover Zoning Bylaw requirements as listed in Section 8.35 with the exception of waivers listed in Condition 4 but requires conditions in order to be fully in compliance. The Planning Board hereby grants an approval to the applicant provided the following conditions are met: SPECIAL CONDITIONS: 1. Environmental Monitor: The applicant shall designate an independent environmental monitor who shall be chosen in consultant with the Planning Department. The Environmental Monitor must be available upon four (4) hours' notice to inspect the site with the Planning Board designated official. The Environmental Monitor shall make weekly inspections of the project and file monthly reports to the Planning Board throughout the duration of the project. The monthly reports shall detail area of non- compliance, if any and actions taken to resolve these issues 2. Construction Monitor: The applicant shall designate an independent construction monitor who shall be chosen in consultant with the Planning Department. The construction monitor must_ be available upon four (4) hours' notice to inspect the site with the Planning Board designated official. The Construction Monitor shall make weekly inspections of the project and file monthly reports to the Planning Board throughout the duration of the project. The monthly reports shall detail area of non- compliance, if any, and actions taken to resolve these issues. 3. 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 DPW, VHB and 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) The North Andover Planning Board has determined that in lieu of posting a construction bond, the Town of North Andover School Department acknowledges they shall comply with the conditions set forth in this decision. The reason for the absence of posting such a bond is that this requirement would only necessitate the allocation of funds f-om the town itself, However, the Town of North Andover School Department acknowledges that it will immediately rectify, within 48 hours, any issues that should arise during the construction process in the absence of the posting of a construction bond. 2 4. Prior to the start of construction: a) A pre-construction meeting shall be held with the applicant, Town Planner, Director of Engineering fi-om the Department of Public Works, and the designated Environmental Monitor and Construction Monitor as listed in Conditions #1 and #2. The purpose of this meeting will be to review the phasing of the development and for the applicant to submit a construction schedule shall be submitted to all at the pre-construction meeting for the purpose of tracking the construction and informing the public of anticipated activities on the site. The applicant will also discuss the proposed construction phasing and any possible road closures and/or traffic mitigation which may occur as a result of the construction. b) During construction, the site must be kept clean and swept regularly. 5. 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. c) The applicant shall adhere to the following requirements of the North Andover Fire Department and the North Andover Building Department: 1) All structures must contain a commercial fire sprinkler system, The plans and hydraulic calculations for each commercial system shall be submitted for review and approval by the North Andover Fire Department. Plans and hydraulic calculations for each commercial system must also be supplied to the Building Department. 6. 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 Planning Staff shall approve all artificial lighting used to illuminate the site. 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 3 shall provide security for the site and structures however it must not create any glare or project any light onto adjacent residential properties. c) The commercial fire sprinkler systems must be installed in accordance with referenced standard NFPA 13D and in accordance with 780 CMR, Chapter 9 of the Massachusetts State Building Code. Certification that the systems have been installed properly in accordance with the above referenced regulations must be provided fioin both the North Andover Fire Department and the North Andover Building Department to the applicant. The applicant must then provide this written certification to the North Andover Planning Department. d) All sewer line extension work must be completed, inspected and approved by the Department of Public Works. The applicant must then provide this written certification to the North Andover Planning Department. e) The pedestrian and bicycle pathway as depicted on the plans must be constructed and approved, through a site inspection, by the Town Planner. 7. Prior to the final release of security: a) The Planning Staff shall review the site. Any screening as may be reasonably 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. 8. 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 tunes to minimize any dust problems that may occur with adjacent properties. Any stock piles to remain for longer than one week must be fenced off with siltation fence and covered. 9. In an effort to reduce noise levels, the applicant shall keep in optimum working order, through regular maintenance, any and all equipment that shall emanate sounds from the structures or site. 10. 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. 4 11. 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. 12. The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 13. Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the respective utility companies. 14. No open burning shall be done except as is permitted during burning season under the Fire Department regulations. 15. No underground fuel storage shall be installed except as may be allowed by Town Regulations. 16. 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. 17. 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. 18. Any revisions shall be submitted to the Town Planner for review. 1f these revisions are deemed substantial, the applicant must submit revised plans to the Planning Board for approval. 19. This Special Permit approval shall be deemed to have lapsed after November 25, 2003 (two years fiom the date permit granted) unless substantial use or construction has commenced. Substantial use or construction will be determined by a majority vote of the Planning Board. 20. The following waivers have been requested and granted by the North Andover Planning Board until submission of final design documents; a. Waiver to Section 6.6 of the Town of North Andover Zoning Bylaws for providing signage and lighting. b. Waiver to Section 8.3.5c, drawings to be stamped by a certified architect, landscape architect and/or civil engineer, The drawings prepared are stamped by a mechanical engineer, C. Waiver to Section 8.3.5.e.xii Wall Sign Details. d. Waiver to Section 8.3.5.e.xiii Access Drive Section ..... a waiver is granted for submitting the grading plans for the access drive sections. e. Waiver to Section 8.3.5.e.xxi Utilities -- Box-ford Street Sewer Extension a waiver is granted from providing stationing and offset information for the Boxfoard Street Sewer Extension. 5 F 1 f. Waiver to Section 8.3.6.a.ii.c — a waiver is granted for the sewer extension permit, narrative description, design calculations and further design development of the Boxford Street Sewer Extension. g. Waiver to Section 7.1 is granted for providing a profile drawing of the site drive. 20. The following information shall be deemed part of the decision: Plan Titled: North Andover High School, North Andover, Massachusetts Prepared For: North Andover School Department 675 Chickering Road, North Andover, MA 01845 Prepared By: DiNisco Design Partnership, Limited 87 Summer Street Boston, MA 02110 Scale: Varies, typically 1"=80' Date: July 15, 2003, revised September 19, 2003 Sheets: 1.1.4-1.1.12 (Site Plan Review, Layout & Materials, Grading Planting Plan, Site Details) 1.2.1-1.2.2 (site utilities) 1.3.1-1.3.3 (sedimentation & erosion control & stormwater drainage plans) E-1-E-2 (Site Lighting Calculation Plan) cc: Applicant Engineer File 6 11/29/ D03 14 Ds FAx Y . . . 121007 �L_> -Ulao I call-v Waiver to Section 8.3.6.a.ii.c — a waiV6r• is granted ' for the sewer etensi4n permit, narrative description; cesigu calculations end farther design developiuent'df the Bbxford,Street Sewer Extension, • �]fTai rer.to Section.7:1' is.gxa�iied for prow, iding a,pzof le:drawing of the site Saw 20. ' The; fallouring info�cmatioi� shall be.deemed part of the-decision; t =' y to Ao' n-�`itled: School,-North Andover, M ssachusetts Prepared Tox: North Andover Sphool'Depart rent •675.Checkering Load, North Andover, MA 01845 Prepared By: DiNisco Design Partnership, Limited 87 Summer Street Boston, MA 02110• t• Scale: 'Curies,typically 1" ' Date: , July 15, 2003,revised September 19, ZC103 1-1.4-1.1.12 (Site Plan Review, Layout &Materials, Grading Planfing-PI ,'Srte-Dctai&) - 1 2.l-'1•.2.2 (site utilities) 133.(sedimentation & erosion control'& stormwater :'draiiaage plebs) ' cc: Appficant SOT Engineer File y .. _ L - 1 , 00 IT jr -. - •s^ ':' .. ..•.,` •fir + "l,` �' ., •'` < ... s ` Y,�. ,.s,•rr,a._ r' '�3' f j: r."�:ct••.5 � 7` ••5-'�•'7• t`,u="• ;. ^ ^. •.. ,i =?_ �S-••�y.--' e_r{••r ter.% .i 4Ur � -r'•:-fr.. r"L:�•: .{r _ :r's • •jr•. y •iY^•r,�`i e...Y 1'�'� '�� �'` S' •Y•'•.' - ..F J f`: •�;L +-S �f•u .�' •f .S, s.S h. - {'i .rv' s,• - > 'tr �� Lam-; ''if..`,id•ro ref- •f •j' �..err <• .i;i �,�'%- ii;•, . _ ' �-•-•�f s. i.{y •• •.�a •��� .s. . . am. � ''� .:i.. °'i.. :7' � ..-. .- �• .. .e 7.�i�s"�;�'..r.r".ti•a.�.';`.�.r... -. ._.�• _ •�_ ^" .�5�. � _is-, .... _ ..- ..