HomeMy WebLinkAbout1989-10-05 Recorded Decision CCRC P BbBIOG BO�BO �ANIFLONG
TOWN OF NORTH ANDOTER .Or ANi7NC.V
1{OTH 0VER
MA$ SACHUSETT $ 4 '89
befiled
AnY�ppe8�
within(2 rrthe VfflM Clark
4MOM •tWS NOTICE OF DECISION
00
-in the the Town Go
Date.RNRK 3,.1969 ...._........
�s,a �ion�fUd
Date o-f Hearing ..SVt
Petition of ,Sawel.s..Ba�er� and SdYgepood.Life care.inc......................
Premises affected .-Fast.side of Osgood Street ..
Referring to the above petition for a Bpecisl-permit from the requirements
of the . . .Narth.l*d9v".$oaiAS. G j9ppf3vap.
conditions for approval of Specials Section 1:1.3,Pm Proand Section 13,
so as to hermit C= resj Care Retirement tenter
Ue'bbnsWL&Udn'df a''c oa"tia *.!i'ikte'til���'++!++��`c"tbt;"
ry
................................................................................... cn
w
After a public hearing given on the above date, the Planning Board voted w
Conditionally
to the s ial.perni............. ^ti
cc,
c.rti
� based upon the following conditions: 3)
Director Public r CC. actor a# c Works signed
Board of Public Works
Highway Surveyor Geor a Jz; Chairoa.
Building Inspector p� /• �• .•.•.
Board of Health Jobs Simons. Clerk... ....
Conservation COsaissioa •••••�••••
Assessors Erich Hitzsche
Police Chief •• ••••••••••••••••••
Fire.Chief Paul Hedstrae
Applicant ..................................
Engineer
File, Interested Parties 'planning Board
8K 4323 PG 336
OFFICES OF. Town of 120 Mein Street
North Andover
BU[IDING,
NORTH ANDOVER Massachusetts 01845
CONSERVATION �� (508)682.8481
HEALTH DtVIS10N OF
PLANNING ,
PLANNING &COMMUNITY DEVELOPMENT
KAREN H.P.NELSON,DIRECTOR
October 5, 1989 }
Mr. Daniel Long, Town Clerk
Town Hall
120 Main Street
North Andover, MA 01B45
Re: Eugewoed Li-fe Care
Special Permits under
S-e-ction 8.3, 'Site Plan
Review; S-ection 13,
dorrti-nuin-g Care
Retirement 'Cent-er;
Section 11.3, Planned
Development District
DEar Mr. Long:
The North Andover Planning anard held a public_hearing ern July
27, 1989 in the Town Hall, Li.bra:ry/Conference Room, 0:i, the applications
of Samuel S. -Rogers and Edgewood -Life Care, 1 Johnson street, -i,3rth
Andover, MA. The hearing was duly advertised in the North Ansiover
Citizen cn July -6 and July 13, 198-9 and all parti-es od interest -were
notified. .The following members were present and viotin-g: George Pe-rna,
Chairman; John Simons, Clerk; Erich Nitzsche, Jack Graham and Paul
Hedstrcm.
The petitioner is rezluesting Special Termits uncle; Section -10.3;
Section 10.3-1, Section 11.3 and Sector. 13 of the North Andover Zoning
By-law as they relate to a Continuing Care Retirement Center and Section
8.3, Site Plans Review. The pur_pose of the the Site -Plan is to
construct a building 125,812 sq. ft. , three (3) story, 250 dwelling
units, 4-5 bed long term nursing facility of a Continuing Care
Retirement Center on 6=2.29 acres, more of less on the east -side of
Osgood Street in a Residential-1 (R-1) and Residential-2 (R-2) zoning
District and Watershed Overlay District.
John Simons read the legal notices to open the public hearl-ngs.
on the special permits. John Simons stated that there -were several
letters and other,/correspondencE in the _file for public inspection.
George Perna asked Chris Huntress to comment on the
application. Chris stated' that the applicant had been be-fore the
Technical Review Committee and that a n-umber of issues were re-solved.
Clifford Elias, representing Samuel -S. Rogers and Ed-gewood Irife
Care, presented the Board with two separate packa5=e3: 1) large loose
leaf book, called the Informat.4on Boo-k; 2) a memorandum package for
official recor-ds of this application. The Board accepted the packages.
i
Page 2T
Mr. Elias asked that the Board visit the site and 1060 Osgood.,
Street where a model of the proposed is being displayed.
The major difference in this application from the preliminary
syplans is the location of the access road. There will be town water and
town sewer by the developer. Sixteen acres of the proposed project will
be disturbed. A new traff-ic study has been done with minimal impact.
The proposed will be done in two phases:
1. health center and dwelling units
2. last two building nearest the lake, the pool and the
auditorium.
The cost -per unit will be around $190,000 with monthly
maintenance fees from $900 to $1400.
Some of the parking will be underground, 132 spaces and 236
spaces above ground for a total of 368 parking spaces. One hundred
seventy five (175) people have signed up already with sixty percent
(60%) North Andover residents. Mr Elias presented the Board with
samples of agreements.
Chris Huntress spoke on the circulation of the traffic 'flow.
Erich -Nitzsche stated that a workshop would be appropriate on the
proposed project. Erich suggested a site walk t9 view the access road.
The Board wil-1 meet on Saturday, July 29, 1989 at 8:-00 a.m. at 1060
Osgood Street.
John Simons commented on looking at the scale model in
conjunction -With -the massing. Paul Hedstrom asked if a Form A Plan
existed, was -it a legal lot of record. Mr. -Elias said, "no, not yet. "
. George Perna asked for public input. Erich Wodlinger, attorney
representing the Rockwell's, gave the Board a letter on issues his
client wanted addressed:
1. access issues to be addressed as a subd-ivision
2. drainage
3. public utilities for abutting owners
4. emergency access to be maintained
5. landscaping and screen-ing to be done carefully.
Mr Wodlinger asked that the concerns be made part -of the
conditions.
George Perna questioned why the access road was moved. Clifford
Elias- stated that there were two reasons for the access road being moved:
1. conservation
2. safety
Attorney Arthur Hughes, representing the Mary Charles Estate.
expressed concerns similar to those expressed by Eric Wodlinger,
attorney for the Rockwell's.
A motlDn was made by Paul Hedstrom to continue the public
:searing unt__ lcust 10, 19$9 and set up a workshop. The mot_oz as
__ r c... :•1 ---...a... _..=:r.s�ausiY aav
Page 3:
The Planning Board held a regular meeting on August 10, 1989 in
the Town Hall, Library/Conference Room. The following members were
present: George Perna, Chairman;Erich Nitzsche, Jack Graham and Paul
Hedstrom
Erich Nitzsche read a letter from Chris Huntress to Clifford
Elias. Clifford Elias stated that the Planning Board visited the site
on July 29, 1989 as well as the office to see a scale model of the
proposed project.
Mr. Elias stated that the Special Permit for a common driveway
has been filed and the Form A Plan will be tiled on August 11, 1989.
Members of the Planning Board expressed concerns on the
following:
1. Screening of parking
2. safety of intersection
3. traffic
A discussion took place between members of the Planning Board on
setting up workshops. Some members expressed the need for them, others
did not see the need.
George Perna went over a letter from Choate, Hall & Stewart,
attorneys for abutters, on issues and whether they were relative to
planning or not, that letter is available in the file for inspection.
A motion was made by Paul Hedstrom to continue the public
hearing until August 24, 1989 and direct the planner to draft a
decision. The motion was seconded by Jack Graham and voted unanimously
by those present.
On August 24, 1989 the Planning Board held a regular meeting in
the Town Hall, Library/Conference Room. The following members were
present: George Perna, Chairman; John Simons, Clerk; Erich Nitzsche and
Jack Graham.
Abutters expressed concerns with crossing the access road.
A discussion took place on drainage. Mitigation of run-off will
incorporate all off site flow to the 100 year storm event. Other issues
discussed were: the common driveway access to the farm being used;
security issues; agreements with trustees.
A motion was made by John Simons to close the public hearing and
take the -matter under advisement. The motion was seconded by Erich
Nitzsche and voted unanimously by those present.
On September 7, 1989 the Planning Board held a regular.meeting
in the Town Hall Selectmen's Meeting Room. The following members were
.present: George Perna, Chairman; John Simons, Clerk and Erich Nitzsche.
Jack Graham and Paul Hedstrom were absent.
Page -4:
A copy of a draft decision was distributed to the Board
members. The Board is to review the draft decision and vote on at the
September 21, 1989 meeting.
On September 21, 1989 the Planning Board held a regular meeting
in the Town Hall, Selectmen's Meeting Room. The following members were
present: George Perna, Chairman; John Simons, Clerk; Erich Nitzsche and
Paul Hedstrom, Jack Graham was absent.
The Board members added to the draft that all relevant approvals
must be obtained prior to issuance of a building permits. Incorporated
into the decision will be concerns of D.P.W. which are addressed in a
letter from Bill Hmurciak, D.P.W. Covenants will be attached.
Easements granted to the Trustees of the Reservation.
Housekeeping, in the language, was done on Conditions #5,
Condition #17, and Condition "# 20.
Motion was made by Paul Hedstrom to approve the Special Permit
drafts for Site Plan Review under Section 8.3; Section 13, Continuing
Care Retirement Center; and 11.3, Planned Development Districts perdiscussion and drafts as marked up and directing the Planner, Chris
Huntress to put in final form as discussed. The motion was seconded by
Erich Nitzsche and voted unanimously by those present.
A list of those conditions are attached.
Sincerely,
PLANNING BOARD
George Perna, J�
Chairman
CC: Director of Public Works
Board of Public Works
Highway Surveyor
Conservation Commission
Building Inspector
Board of Health
Assessors
Police Chief
Fire Chief
Applicant
Engineer
File
CQG9Wegn LIFECARE.
SPECIAL PERMIT FOR A CONTINUING CARE RETIREMENT CENTER (CCRC),
iN0D3PLtN0NED'D11.30ANDN13 OFTTHET NORTH DANDOVERZDNINGNBYLAWDER �CTIONS
The Planning Board makes the following findings regarding this
Special Permit as required by sections 10.31 10.31, 11.3 and 13
of the Zoning Bylaws'
1. The proposed use and site design for this lot are
appropriate, due to it's location in Town.
8. Adequate vehicular and pedestrian access into the surrounding
site has been provided.
3. The landscaping plan as shown and revised, meets the
requirements of section 6.4 of the Zoning Bylaws.
4. ,The site drainage system is designed in accordance with the
Town Bylaw requirements.
6. The applicant has met the requirements of the Town for Bite
Plan Review as stated in Section 8.3 of the Zoning Bylaw.
6. Adequate and appropriate facilities will be provided for the
proper operation of the proposed use.
The Planning Board finds under Sections 8.35, 10.3, 10.31, 11.3
and 13 (CCRC and PDD) of the Zoning Bylaw that the proposed site
plan generally complies with the Town Bylaw requirements but
requires minor conditions in order to be completely in compliance
with Town Bylaws.
Finally, the Planning Board finds that this proposal complies
with the Town of North Andover Bylaw requirements so long as the
following conditions are complied with. Therefore, in order to
fully comply with the approval necessary to construct the
facility as specified in the Special Permit before us, the
Planning Board hereby grants a Special Permit to the applicant
provided the following conditions are met:
(1) The project may contain 192 congregate housing units without
• the use of the open space bonus or the affordable housing
bonus.
(2) If the project takes advantage of the open space bonua, then
it may contain 221 congregate housing units.
(3) If, in addition to the open space bonus, the applicants wish
to construct more than 221 units, then the project may
contain up to 250 units upon the payment to the Town of
r 8K 4323 PG 341
North Andover the funds referenced in section 13.6(a) of the
Zoning Bylaw. In no event shall there be units in excess of
250.
(4) The architectural style and design of the CCRC shall be of
colonial design, in wood frame or lap siding construction
consistent with the style and design of the nearby Sdgewood
Farm buildings.
(5) All concerns raised by the DPW in the July 27, 1989 letter
from Mr. William Hmurciak, as listed below, must be properly
addressed and all relevant material must be submitted to,
and approved by DPW prior to the Planning Board endorsing
the record plans.
a. Show entire water main and crossing utilities on the off
site plan.
b. The method of crossing the mill pond is not acceptable.
The existing culverts at the pond crossings are not shown
correctly on the plan. The water main as designed will
block the culverts.
C. The existing 12'r water main stub at Pleasant Street is a
plugged bell, therefore no dresser coupling is needed.
d. Change the method of connection to existing water main on
Harkaway Road and to Millpond units 47 and 53. Add a 12"
gate valve an the north side of Harkaway Road.
e. The existing 5" water main on Stevens Street should be
eliminated. The services to house 9 120 and 135 should be
connected to the new 12" main and the proposed cross
connection at the 6" dead and may be eliminated.
f. Show 100 foot stationing on the plan.
g. The 18" - 1/8 bends at station 18 + 90 are not necessary.
h.- The connection to the existing 8" water main on Osgood
Street at the project entrance shall be an S" x 8"
tapping sleeve and valve. A 12" stub and gate valve
should be provided for future extension in a northerly
direction.
i. Maximum distance between sswer manholes is 300 feet.
�. Provide profiles of on site roadway and utilities.
k. Show all utilities on one sits plan.
1. The domestic water services should be connected to the
looped IV water main wherever possible.
BK . 4323 PG 342
m. Show details of utility crossings under buildings.
n. The number of bends used in the 12" water main should be
kept to a minimum.
o. Show rims and inverts on drainage plan.
p. Provide detail sheets of roadway and drainage facilities.
q. The design of drainage from areas B-i-A and B-1-S does
not consider the potential for reduction of effective
flow area of catch basins during adverse conditions.
r. Provide data showing the projected water consumption and
projected average daily sewage flow for the community.
s. A D.E.P. D.W.P.C. sewer system extension permit must be
obtained prior to sewer construction.
t. Provide a plan for phased construction and erosion
control.
(6) All existing trees of greater than 12" Diameter with 25' of
the existing tree line shall be shown and labelled on the
site plan.
(7) The following material has been reviewed by the Planning
Board and staff in this Public hearing process and shall be
considered as part of this decisions
(1) Packet entitled: EDDEWOOD LIFE CARE, A CONTINUING
CARE RETIREMENT CENTER FOR THE
TOWN OF NORTH ANDOVER.
(2) Packet entitledt MEMORANDUM OF LAW AND FACT8,
presented by Samuel S. Rogers and
Edgewcad Life Care, Inc.
(e) The Special Permit granted under section 8.3 (Site Plan
Review) of the Zoning Bylaw for this site, shall also be
deemed as part of this decision.
The following plans shall be deemed as part of the decisions
Plans Entitleds Town of North Andover Massachusetts. Stevens
Street Proposed Water and Sewer Facilities.
Dated: June 5, 1989
Drawn By: OCG Associates Inc.
Plans Entitled: Topograghic Plan, Dated 12/29/88
Plan of Land, North Andover MA, Dated 4/11/89
23
PG 343
,µme
wr
Site Plan (Project), Dated 6/5/89
Project Planting and Lighting.Plan, Dated 6/2/89
Site Plan (Entry), "Dated 4/27/89
Site Plan (Project),,Dated ,4/27/89
Grading and Drainage Plan YEntry)q .Dated 4/27/89
Grading and Drainage Plan (Prdjoct), 'Dated
4/27/89
Plans Drawn Byi Earl R. Flansburgh a Associates Inc.
Plan prepared fort Edgewood Life Care Inc.
cce Director of Public Works fir,
Board of Public Works
Highway Surveyor
Building Inspector
Board of Wealth '
Assessors
Conservation Commission `
Police Chief
Fire Chief
Applicant
Engineer ht
File " z
w
fL a