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HomeMy WebLinkAboutDecison - 196 MAIN STREET 2/18/1998 - BK 5043 PG 166 Town of North Andover M�*� OFFICE OF +°••j°' °:��o 1� COMMUNITY DEVELOPMENT AND SERV110ES 30 School Street AIUM wn,LLaM J.scoT►' North Andover,-Massachusetts 01841 Alm ��•° �.,�IRr�M.� ss,asN° W Director NOTICE OF DECISION MMc 2� s o r` o..f-c ca �iQm� Any appeal shall be filled a IAit i�'`a'elea �0 within-(20) days after the ,, zC't date of=_filling-this-NoUce in the Office-of the Townes Clerk. a Date February 18, 1998 Date of Hearing 1/20/98, 2/3/98, 2/17/98 �Petitlon Of 196 Main street 's - gays C/O Roman Catholic Archdiocese of Boston Premises affected 196 xain Street Referring to the above petition for a special permit from the MAY 5190 P412:53 requirements of the Nor ng By av S +can A_ so as to allow a 13,722 SF 1 floor church with mezzanine constructed of wood and .a 15,430 SF school constructed of wood with 2 floors and a basement After a public hearing given on the above date, the Planning Board voted to APPROVE the Special Permit- Site Plan Review based upon the following conditions: Signed 2 CC: Director-of Public Works Richard S.Ro_w_en,Chairman Building Inspector Natural Resource/Land Use Planner Alison Lescarbeau,V. Chairman Health Sanitarian Assessors John Simons,Clerk Police Chief Fire Chief Richard Nardella Applicant Engineer Joseph V. Mahoney Towns Outside Consultant File Planning Board Interested Parties CONSERVATION=(9M 60 953o ° HEALTH-(9746W9540 ° PLANNING-(979)-6W9535 "BUILDINGOPPICE-(9M 6569ms • 'ZONING BOARD OF APPEALS-(97E)611-9541• *I"MAIN STREET Town of North Andover OFFICE OF 3r°.� ° °s�o0L COMMUNITY DEVELOPMENT AND SERVICES p 30 School Street + "s North Andover,Massachusetts 01845 sswcMus WILLIAM J.SCOTT Director February 20, 1998 Ms.Joyce Bradshaw Town Clerk 120 Main Street No.Andover,MA 01845 Re: Site Plan Review/196 Main Street(St.Michael's Parish& School) Dear Ms.Bradshaw, The North Andover Planning Board held a public hearing on Tuesday evening, January 20, 1998 at 7:30 p.m. in the Department of Public Works Conference Room,upon the application of St. Michael's Parish&School,196 Main Street,North Andover,MA 01845 requesting a special permit under Section 8.3 Site Plan Review of the North Andover Zoning Bylaw. The legal notice was properly advertised in theNorth Andover Citizen on December 31, 1997&January 7, 1998 and all parties of interest were duly notified. The following members were present: Richard S. Rowen,Chairman,John Simons, Clerk,Alberto Angles,Associate Member and Joseph V. Mahoney. Kathleen Bradley Colwell,Town Planner was also present. The petitioner was requesting a special permit to allow a 13,722 SF 1 floor church with mezzanine constructed of wood and a 15,43.0 SF school constructed of wood with 2 floors and a basement. The property is located in the Residential-4(R4)Zoning District. John Simons read the legal notice to open the Public Hearing. Angelo Petrozzelli,of Design Partnership Architects,Inc.,Father Keyes and Bill McLeod of Andover Consultants were present to represent St.Michael's School and Church. Mr. Petrozzelli stated that they are looking to start construction in late March. Mr.Petrozzelli stated that there will be 6 classrooms upstairs and downstairs as well as a computer room. They would like to erect a traffic light on Main Street in front of the church.Mr.Petrozzelli stated that the Fire Chief preferred a flashing yellow light, as there is a traffic issue on Sunday mornings. Mr.Petrozzelli stated that they are planning to tear down the red school in June and start construction for the church. Mr.Petrozzelli stated that they would like to have the school completed in September of 1998 and the church completed in April of 1999. They are proposing to use the existing pole lights on the property. In the new church there will be a day chapel and BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688.9535 the existing chapel. They are planning to do CCD classes in the lower level of the church. They would like to have the whole project completed by the year 2000. The Board had some questions regarding the parking lots. Mr.Petrozzelli stated that he has filed new plans with fewer islands than required. Ms. Colwell stated that at the TRC meeting the Fire Department had concerns with the safety of the children. Mr.Mahoney asked if the children are running into the road and if there was a need for the gate across the parking lot. Mr.Petrozzelli stated that he would personally not like to see the gate. The Board agreed that the parking lot islands could be eliminated in the area of the proposed child play area but not-in other locations. Ms. Colwell asked about the storm water. Mr.Rand stated that the present system works but he can't give the Board a final recommendation until he receives more information.. Mr.Rand does not foresee any problems. Mr-McLeod stated thatthere is no increase in runoff it is just restructuring. Mr.Mahoney asked when they think they will have the information regarding the storm water to the DPW. Mr.McLeod stated probably in 3-4 weeks. Mr. Simons asked when would the Board have a construction schedule. Mr.Petrozzelli stated as soon as he meets with the contractor. Mr. Simons asked what kind of lighting is in the parking lot for the church. Mr.Petrozzelli stated that they are proposing down lights to illuminate the parking lot. Continued until February 3, 1998. The North Andover Planning Board held a regular meeting on February 3, 1998. The following members were present:Richard Rowen,Chairman Alison Lescarbeau,Vice Chairman,John Simons, Clerk,Richard Nardella and Joseph Mahoney&Alberto Angles,Associate Member. Kathleen Bradley Colwell, Town Planner was also present. Angelo Petrozelli,Bill McLeod of Andover Consultants and Father Keyes were present to represent St.Michael's Parish&School. Mr.Petrozelli stated that they have spoken to the Fire Chief and they have come to an agreement to put up a traffic light for the crosswalk with a flashing the yellow light. Chief Dolan felt that in case of an emergency,it would be difficult for the fire trucks to slow down at a red light. Ms. Colwell stated that DPW had comments regarding the net increase of impervious surface. Mr.McLeod stated that they are planning to remove some pavement in the rear of the school so there will be no net increase of impervious surface. Mr.McLeod will get revised plans to DPW as soon as possible for final review. Mr.Rowen asked if the drainage went to the same location for both sites. Mr.McLeod stated that the schools drainage goes out to Main Street where they will be placing another catch basin and the church's drainage goes out to the rear of Water Street. Ms. Colwell asked what their plans were for the chain link gate. Mr.Petrozelli stated that they are not going to put one in but they are going to put up a sign prohibiting the entry of cars during certain hours. Bps 50413 PG 169 Ms. Colwell asked if they had a construction sequence. Mr.Petrozelli went over the construction sequence with the Board. Ms. Colwell stated that the Planning Department received a letter from Bob Nicetta,the Building Inspector,stating that there was a sufficient amount of parking. Ms. Colwell stated that the Board can't close the Public Hearing without DPW `s approval for the drainage. Ms. Colwell stated that she would draft a decision for the next meeting. Continued until February 17, 1998. The North Andover Planning Board held a regular meeting on February 20, 1998. The following members-were present:Richard Rowen,Vice Chairman,Alison Lescarbeau,Vice Chairman,John Simons,Cleric,Richard Nardella and Joseph Mahoney. Kathleen Bradley Colwell,Town Planner was also present. Angelo Petrozelli was present to represent St.Michael's Parish& School. Ms. Colwell stated that she received a letter from Jim Rand stating that the revised plans were O.K. Mr.Petrozelli questioned whether the bond would be waived. Ms. Colwell suggested to the Board that they could do a surety bond. The Board agreed to allow the applicant to submit$3,000 cash bond and$10,000 bond in a form acceptable to the Planning Board. Mr.Petrozelli also had concerns about the 2:1 mitigation in the decision,he felt it did not have any concerns to this project. Ms. Colwell stated that we will keep it in the decision but,it is up to DPW to see if it is in their policy. On a motion by Mr.Mahoney, seconded by Mr.Nardella,the Board voted unanimously to close the Public Hearing. Attached are the conditions. Sincerely, Richard S.Rowen,Chairman North Andover Planning Board BK 5043 PG 170 196 Main Street(St.Michael's School and Church Additions) Site Plan Review-Special Permit The Planning Board herein approves the Special Permit/Site Plan Review for the construction of a 13,722 SF addition to the existing church and a 15,430 SF addition to the existing school located in the R-4 Zoning District.This Special Permit was requested by Father Paul T.Keyes,Pastor,St.Michael's Parish, 196 Main Street,North Andover, MA 01845. This application was filed with the Planning Board on December 19, 1997. 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-4 Zone and involves additions-to existing buildings. 2. The use as developed will not adversely affect the neighborhood as a sufficient buffer has been provided; 3. There will be no nuisance or serious hazard to vehicles or pedestrians. A pedestrian cross walk with flashing yellow light will be constructed; 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 Department of Public Works; 6. The applicant has met the requirements of the Town f6r 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. 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 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. Prior to the endorsement of the plans by the Planning Board,the applicant must comply with the following conditions: 1 BK 5043 PG 171 a) The plans must be revised as follows: i) The sliding gates and chain link fence proposed for the center of the school parking lot must be removed from the plans. Alternate methods of protecting the school children while playing in the parking lot must be provided such as the posting of signs. ii) A yellow flashing light and pedestrian crosswalk must be added to the plans with the appropriate curb cuts to allow pedestrians to cross Main Street between the church and the school building. iii) Two landscaped islands must be added to the school parking lot outside of the play area. The Planning Board has agreed to waive the construction of the landscaped islands in the parking lot adjacent to the school which will also serve as a play area for the children. iv) The play area behind the school must be revised to show a reduction in pavement per discussions with the DPW to provide an overall reduction in impervious surface. b) A construction site plan for the construction of the addition to the church must be submitted to the Planning Department for review and approval. The plan must show the proposed location of construction trailers, stockpile areas,and areas to be fenced and secured. c) The final plan must be reviewed and approved by the DPW 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. d) A bond in the amount of ten thousand($10,000)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. As this project involves the expansion of an existing non-profit church currently in North Andover at this location the Planning Board will allow an alternate form of security to be posted. The form of security must be acceptable to the Planning Department. e) A"cash'bond in the amount of three thousand($3,000)dollars must be posted to cover any emergencies that may occur during the removal of the existing school building and construction of the new school and church. As this site is very visible to the public and is located on Main Street in 2 BK 5041" PG 172 downtown North Andover the Planning Board deemed it necessary to have a cash bond available to access directly should any emergencies arise. This bond will take the form of a check made out to the Town of North Andover which be will placed into an interest bearing account. 2. Prior to the start of construction: a) 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. b) During construction of the addition to the school,the existing school site must be enclosed with construction fence and secured as presented to the Planning Board and shown on a plan titled"Site Plan of Land in North Andover,Mass., Scale: V=40',prepared by Andover Consultants Inc., 1 East River Place,Methuen,Mass,01844,received by the Planning Board on January 30, 1998. c) During construction,the site must be kept clean and swept regularly. 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. 4. In accordance with N.A.D.P.W.policy,this project may require 2:1 mitigation of the existing infiltration/inflow from the receiving sewer system. The mitigation may take the form of actual work performed or a fee paid to the DPW. 5. 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 3 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. c) The building must have commercial fire sprinklers installed in accordance with the North Andover Fire Department. 6. 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. 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. 7. 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 longer than one week must be fenced off and covered. 8. 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. 9. 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. 10. 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. 11. The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 12. Gas,Telephone,Cable and Electric utilities shall be installed underground as specified by the respective utility companies. 13. No open burning shall be done except as is permitted during burning season under the Fire Department regulations. 4 14. No underground fuel storage shall be installed except as may be allowed by Town Regulations. 15. 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. 16. 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. 17. 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. 18. This Special Permit approval shall be deemed to have lapsed after February 20, 2000(two years from 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. 19. The following information shall be deemed part of the decision: Plan Titled: Topographic Survey of Land in in North Andover,MA Prepared for: St.Michael's Parish 196 Main Street North Andover,MA Prepared By: Andover Consultants Inc. 1 East River Place Methuen,MA.01844 Scale: 1"=40' Date: December 18, 1997 Sheets: X-1 Site Plan X-2 Landscaping Plan A-1 Floor Plan Elevation(school) A-4 Elevations(church) Prepared for: St.Michael's Parish 196 Main Street North Andover,MA Prepared by: Design Partnership Architects Inc. Three Washington Square Suite 400 Haverhill,MA 01830 Scale: 1"=40' 5 BK 5043 PG 175 Date: 12/18/97 Cc. Director of Public Works Building Inspector Health Administrator Assessors Conservation Administrator Drainage Consultant Planning Board Police Chief Fire Chief Applicant Engineer File 196 Main Street(St.Michael's) -Site Plan Review 6