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HomeMy WebLinkAbout2022-06-07 Recorded Site Plan Review Special Permit Decision - Boathouse & Faculty Housing Bk -17-506 Pgl83. #16559 • ,. 07-13-2022 @ 08 : 02a Town of North Andover -� Office of the Planning Department z. :' ?': .. t,r Community Development and Services Divistoni 120 Main Street North Andover,Massachusetts 01845 NOTICE OF DECISION SITE PLAN REVIEW SPECIAL PERMIT This is certify that twenty(20)days Any appeal shall be filed have elapsed from date of decision within(zO)days after the without filing of an eat. Date ar date of filing this notice in Carta Dawn rre the office of the Town Clerk Town Clerk Date; June 7,2022 Date of Public Hearing: April 26,2022,May 3,2022,May 24,2022,June 7,2022 Date of Decision; June 7,2022 Petition of; Brooks School 1160 Great fond Road North Andover,MA 01845 Premises Affected: Brooks School 1160/1116 Great Pond Road M •J�• 600 k P-44C 2`/o North Andover,MA 01845 �jGd j� � t'AG 6f Map 103,Lots 26&28 Referring to the above petition for Review of a Site Plan Review Special Permit,according to the requirements of the North Andover Zoning Bylaw,Article 8 part 3 Site Plan Review,and Article 10 Section 195-10.7 and MGL C.40A,Sec.9 So as to authorize the removal of existing boathouses to be replaced with a single boathouse(the"Boathouse Project"), removal and replacement of existing housing and improvements at 1116 Great Pond Road, and removal of portion of impervious driveway areas at 1116 Great Pond Road(the"Faculty Housing Project"). The Project also includes improving and extending the access drives and walkways,constructing a remote toilet facility, and landscape improvements. Work is proposed within the General, Non-Discharge, and Non- Disturbance Buffer Zones of the Watershed Protection District.The project is located in the Residential 1 (R 1)Zone. After a public hearing given on the above date,and upon a motion by J.Simons and a 2nd by A.Koenig to APPROVE a Site Plan Review Special Permit, as amended, with the following conditions unposed on the Project by a vote of 5—0,unanimous in favor or the application. 6 141 On behalf%f the North Andover Planning Board Eitan Goldberg,Chairman John Simons Alissa Koenig /I ATTEST.• �SAUue Copp . Town Clerk Brooks School Bk 17506 Pg18 4 #16 5 5 9 1160& 1116 Great Pond Road Map 103,Lots 26&28 SPR Special Permit-boathouse-faculty housing Peter Boynton Kelly Cormier The Public Hearing on the above referenced application was opened on April 26,2022 and closed by the North Andover Planning Board on rune 7,2022.A Site visit was conducted on May 24,2022. On June 7, 2022, upon a motion made by J. Simons and a second by A. Koenig to APPROVE, as amended,a Site Plan Review Special Permit to authorize the removal of 2 existing boathouses to be replaced with a single boathouse (the "Boathouse Project'), removal and replacement of existing housing and improvements at 1116 Great Pond Road,and removal of a portion of impervious driveway areas at 1116 Great Pond Road(the"Faculty Housing Project"). The Project also includes improving and extending the access drives and walkways, constructing a remote toilet facility, and landscape improvements. Work is proposed within the General,Non-Discharge,and Non-Disturbance Buffer Zones of the Watershed Protection District. The project is located in the Residential I (R-1)Zone. This Special Permit was requested by Brooks School, 1160 Great fond Road,North Andover,MA 01845 on March 31,2022. The Applicant submitted a complete application,which was noticed and reviewed in accordance with Article 8,Part 3 Site PIan Review and Article 10,Section 195-10.7 of the 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 this decision. The Planning Board vote was 5—0,unanimous,in favor. A special permit issued by the special permit granting authority requires a vote of at least four members of a five-member board. 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. The Planning Board makes the finding that the intent of the Bylaw,as well as its specific criteria are met. This decision specifically stated by the Planning Board makes the following FINDINGS OF FACT: 1) The Project is located within an extremely environmental sensitive area and in close proximity to Lake Cochichewick, the Town's sole drinking water supply; however, the final design includes the implementation of Best Management Practices that reflect extensive discussions between the Town, the Town's stormwater peer review consultant, and Applicant to ensure the continued protection of Lake Cochichewick and the safety and welfare of the residents of North Andover. 2) The proposed redevelopment results in a net reduction in impervious surface of approximately 8,270 SF. The Boathouse Project is located substantially within the Non-Disturbance Zone,and the Faculty Housing Project is located substantially within the Non-Discharge Zone and the General Zone of the Watershed Protection District.The Project is located in the Residential 1(R 1)Zone. 3) The Project has been reviewed by the Town's Stormwater Review consultant, Horsley Witten,and with the application of erosion control measures and modifications to the drainage and stormwater management designs,the consultant concluded that there will not be significant degradation to the quality or quantity of water in or entering Lake Cochichewick, The Site drainage system and stormwater management design are designed in accordance with the Town Bylaw requirements and Best Engineering and Management Practices. (See correspondence from Horsley Witten dated April 25,2022 and May 2,2022 and response comments from Anthony Cleaves,P.E.,Whitman&Bingham Associates,dated April 29,2022) Brooks School Bk 17506 Pg185 #16559 1160& 1116 Great Pond Road Map 103,Lots 26 &28 SPR Special Permit-boathouse-faculty housing 4) With respect to the building footprint and gross floor area of various buildings being added and removed, there is a net 4,222 SF reduction in footprint and a net 2,902 SF reduction in gross poor area proposed for the combined Projects. 5) By reducing impervious area and moving the boathouse further from the edge of Lake Cochichewick Horsley Witten Group has concluded that the Applicant is improving existing conditions. 6) The Applicant has clarified that approximately 42 trees greater than 10 inches in diameter will be removed as part of the proposed Projects. The Applicant intends to plant 53 trees. 7) Fertilizers are limited to those which are either organic or slow-release nitrogen and phosphorous-free, non-organic pesticides and herbicides use are prohibited,and the use of coal tar-based pavement sealants is prohibited.In addition to the Covenant that was previously recorded in 2004,the Applicant incorporated this condition as a deed restriction and a copy of the recorded deed has been submitted to the Planning Department and included in the file. 8) The Project has been satisfactorily reviewed by the Fire Department(confirming email Lt.Kilcoyne dated April 7,&May 25,2022)and the DPW Operations Manager,Tim Willet(memorandum dated April 22, 2022).Whitman&Bingham Associated has provided response comments dated May 3,2022. 9) A Notice of Intent was filed with the Conservation Commission. 10) The Applicant was granted a variance pursuant to Town of North Andover Zoning Bylaws, Section 195- 4.19.C.2 for construction of a new permanent structure in the Non-Disturbance Zone of the Watershed Protection District and Section 4,20.E to allow for an expansion of up to 55%of gross floor area of the replacement structure in the R-1 Zoning District for the purpose of construction a new boathouse structure. 11) On March 2,2022 the Board of State Examiners of Plumbers and Gas Fitters held a remote board meeting where they deliberated on and voted unanimously to grant the variance request from 248 CMR, Section 10.10 (18) b(lb), on condition of the Applicant providing to the Board a letter from the Department of Environmental Protection indicating that the extension of sewer lines to the boathouse Site is prohibited. On March 10, 2022, the board received a letter from the Department of Environmental Protection confirming the above. 12) Overall traffic patterns are maintained with no significant increased traffic anticipated,and improved to relocate faculty housing access to existing internal drives and away from wetland resource areas with removal of impervious driveway at 1116 Great Pond Road. 13) On May 24,2022 the Board conducted a site.The Project engineer and landscape architect provided an overview of structure locations and proximity to the Lake,topography,proposed trees to be removed,and meadow area, 14) The speck Site is an appropriate location for the proposed use and structure as the proposed use is allowed and consistent with the current use. The Site design compliments the surrounding use and provides for sufficient traffic and circulation improvements. 15) Because of the unique characteristics of the Site the use as developed will not adversely affect the neighborhood.The Project provides appropriate building,landscaping and screening set back from the adjacent residential properties. The character of the architectural style of the proposed building addition will complement the architectural style of the existing buildings and surrounding campus. Accordingly,the proposed uses are well suited for its proposed location. Brooks School Bk 17506 Pg18 6 #16 5 5 9 1160& 1116 Great Pond Road Map 103,Lots 26&28 SPR Special Permit-boathouse-faculty housing 16) There will be no nuisance or serious hazard to vehicles or pedestrians. The proposed development provides for clear separation of pedestrian and vehicular traffic and will not create a hazard for either. 17) The Project is adequately and appropriately serviced by municipal water,municipal sewer and other utilities that adequately address the need of the Project. Sufficient capacity exists within the municipal system to accommodate the proposed project's water and sewer needs which are not changed. The Faculty Housing Project eliminates and existing subsurface (septic system and the new housing units will be connected to existing sewer service onsite. There is a remote toilet facility proposed to be located outside of Zone A,in order that sewer lines or improvements will not be further extended within the zone. 18) The meadow area as shown on the Plan will be retained. 10) It has been represented by the Applicant that the boathouse will be outfitted to ensure future conversion to electric motors(as noted in the Lake Coehichewick Access Study Committee Final Report,dated May 20, 2002)will be accommodated for. 20) There is no reasonable alternative location outside the General,Non-Disturbance,and the Non-Discharge Zones for any discharge,structure or activity. The,Planning Board also makes a specific finding that the use is in harmony with the general purpose and intent of the North Andover Zoning Bylaw.Upon reaching the above findings,the Planning Board approves this Special Permit based upon the following SPECIAL CONDITIONS: 21) Permit Definitions: a) The"Locus"or"Site"refers to the approximately 80.3 acres of land on a portion of Assessors Map 103,Parcels 26&28, also known as 1116& 1160 Great Pond Road,North Andover,Massachusetts. b) The"Plans"refer to the plans prepared by Whitman&Bingham Associates a division of Haley Ward,A.T.Leonard&Associates and Olson Lewis+Architects,and Cube 3 entitled"Campus Improvements:Boathouse&Faculty Housing",dated March 23,2022 and revised to May 17, 2022. e) The"Project"refers to the removal of 2 existing boathouses to be replaced with a single boathouse (the "Boathouse Project"), removal and replacement of existing housing and improvements at 1116 Great Pond Road,and removal of a portion of impervious driveway areas at 1116 Great Pond Road (the "Faculty Housing Project"). The Project also includes improving and extending the access drives and walkways, constructing a remote toilet facility, and landscape improvements. Work is proposed within the General,Non-Discharge,and Non-Disturbance Buffer Zones of the Watershed Protection District.The project is located in the Residential 1(R 1)Zone. d) The"Applicant"refers to Brooks School, 1160 Great Pond Road,North Andover,MA 01845, the Applicant for the Site Plan Review Special Permit. e) The"Project Owner"refers to the person or entity holding the fee interest to the title to the Locus from time to time,which can include but is not limited to the Applicant,developer,and Owner 22) Throughout all lands,tree cutting shall be kept to a minimum in order to minimize erosion and preserve the natural features of the Site. 23) Per the Department of Public Works: Brooks School 1160& 1116 Great Pond Road Bk 17506 Pgl 8 7 #165 5 9 ` Map 103,Lots 26&28 SPR Special Permit-boathouse-faculty housing a) The water main shall be 8-inch diameter CLDI pipe. b) A water connection fee of$1,000 per line shall be charged to the Applicant. c) The new water line most pass leakage and bacteria testing before activation. d) The sewer main shall be 8-inch diameter SDR PVC pipe. e) A sewer connection fee of$1,000 per service shall be charged to the Applicant. f) The new sewer main must pass pressure and mandrel testing prior to activation. 24) The Boathouse and Faculty Housing Planting Plan shall include all native species. 25) The PIanning Director shall approve any changes made to these Plans, Any changes deemed substantial by the Planning Director would require a Public Hearing and Modification by the Planning Board. PRIOR TO LAND DISTURBANCE and/or ISSUANCE OF A BUILDING PERMIT 26) A performance guarantee bond of ten thousand dollars ($10,000.00) made out to the Town of North Andover must be posted to insure that the construction,erosion control, measures, and performance of any other condition contained herein will take place in accordance with the plans and the conditions of this decision and to ensure that the as-built plans will be submitted. 27) Two (2) copies of the signed, recorded decision and Plans must be delivered to the Planning Department. 28) The Applicant shall provide a Site Safety Plan(NTPA 241 plan)to the North Andover Fire Department upon selection of General Contractor. 29) The Applicant shall provide a signed version of the Illicit Discharge Statement two weeks prior to the beginning of any land disturbance. 30) The Applicant will provide copies of all Decisions,Notification,and Orders of Conditions from the North Andover Conservation Commission. 31) In consultation with the Planning Director,the Applicant shall designate an independent environmental monitor. The monitor shall read, sign, and return to the Town Planner the Letter of Agreement for Independent Monitors. Upon the start of site work the monitor shall make weekly inspections of the Project(any suspension in monitoring due to inactivity on the Site shall be pre-approved by the Town Planner),provide monthly reports to the Planning Department,and detail any areas of non-compliance and corrective actions.The monitor will also provide reports following heavy rain events.The monitor must also be available upon notice to inspect the Site accompanying a Planning Department designated official. 32) A detailed 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. 33) All erosion control measures as shown on the plan must be in place and reviewed by the Planning Director. 34) A pre-construction meeting must be held with the developer, their construction employees,Planning Department and other applicable departments,to discuss scheduling of inspections to be conducted on the Project and the construction schedule. DURING CONSTRUCTION 35) Any stockpiling of materials(dirt,wood,paver 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 and fenced off to Brooks School Bk 17506 Pg188 #16559 1160 & 1116 Great Pond Road Map 103,Lots 26&28 SPR Special Permit-boathouse-faculty housing minimize any dust problems that may occur with adjacent properties. It shall be the responsibility of the developer to assure that no erosion from the construction Site shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways, except as normally ancillary to off-site construction. 36) It shall be the responsibility of the Project Owner to assure that no erosion from the construction Site shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways, except as normally ancillary to off site sewer or other off-site construction. Off-site erosion will be a basis for the Planning Board making a finding that the Project is not in compliance with the plan.;provided,however, that the Planning Board shall give the developer written notice of any such finding and three(3) days to cure said.condition. 37) In an effort to reduce noise levels,the developer shall keep in optimum working order,through regular maintenance,any and all equipment that shall emanate sounds from the structures or Site. PRIOR.TO CERTIFICATE OF OCCUPANCY 38) The Applicant must submit a letter from the architect and engineer of the Project stating that the building, landscaping,lighting and Site layout substantially comply with the plans referenced at the end of this decision as endorsed by the PIanning Board.The Applicant must also submit a letter from a professional engineer certifying that there are no illicit connections to the storm drainage system. 39) An As-Built Plan for water and sewer shall be submitted to the Department of Public Works, PRIOR TO RELEASE OF TIfIE PERFORMANCE BOND 40) A final as-built plan showing the final location of all on-site structures,curb cuts,parking spaces and drainage facilities, including invert elevations of all storxnwater structures,must be submitted to the Planning Department.The as-built must be provided in paper form as well as in SDF.(Standard Digital File)format. 41) The Planning Board must by a majority vote make a finding that the Site is in conformance with the approved plan. GENERAL CONDITIONS 42) Any plants,tree,shrubs,or fencing that have been incorporated into the Planting PIans approved in this decision that die or fall into disrepair must be replaced by the Project Owner in perpetuity. 40)The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 41)All Gas, Telephone, Cable and Electric utilities to serve this Project shall be installed underground as specified by the respective utility companies, except for so called "green utility boxes" as may be required by the utility companies. 42)The hours for construction shall be limited to between 7:00 a.m.and 5:00 p.m.Monday through Friday and between 8:00 a.m.and 5:00 p.m.on Saturday. 43) No open burning shall be done except as is permitted during burning season under the Fire Department regulations. 44) The owner shall apply to the Board of Health for the appropriate dumpster permit,if needed. Brooks School 1160& 1116 Great Pond Road Bk 17506 Pgl 8 9 #16 5 5 9 Map 103,Lots 26&28 SPR Special Permit-boathouse-faculty housing 45) The provisions of this conditional approval shalt apply to and be binding upon the Applicant, its employees and all successors and assigns in interest or control. 46) 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. 47) Any revisions shall be submitted to the Planning Director for review. If these revisions are deemed substantial, the developer roust submit revised plans to the Planning Board for approval using the process outlined in Section 195-8.17(Revision to Approved Site Plan)of the Zoning Bylaw. 48) Pursuant to the North Andover Zoning Bylaw Section 195-10.7(3)this Site Plan Review Special Permit shall be deemed to have lapsed after June 7,2024(two years from the date the permit is granted), exclusive of the time required to pursue or await determination of any appeals,unless substantial use or construction has commenced within said two-year period or for good cause as determined by the Planning Board. 49) This decision must be filed with the North Essex Registry of Deeds. The following information is included as part of this decision: Plan titled: Campus Improvements: Boathouse&Faculty Housing Prepared for: Brooks School 1160 Great Pond Road North Andover,MA 01845 Prepared by: 'Whitman,&Bingham Associates a division of Haley Ward,A.T.Leonard& Associates,Olson Lewis+Architects,and Cube 3 510 Mechanic Street Leominster,MA 01453 Scale: 1"-30) Date: March 23,2022,Revised to May 17,2022 Stormwater Management Report Prepared for: Brooks School, 1160 Great Pond Road Prepared by: Whitman&Bingham Associates,a division of Haley Ward 510 Mechanic Street Leominster,MA 01453 Dated: March 23,2022 Operation&Alxaintenance Plan Prepared for: Brooks School, 1160 Cheat Pond Road Prepared by: Whitman&Bingham Associates,a division of Haley Ward 510 Mechanic Street Leominster,MA 01453 Dated: March 23,2022 Stormwater Analysis Prepared for: Brooks School, 1160 Great Pond Road Prepared by: Whitman&Bingham Associates,a division of Haley Ward 510 Mechanic Street Leominster,MA 01453 Dated: March 23,2022 Brooks School Bk 17506 P919O #16559 1160& 1116 Great fond Road Map 103,Lots 26&28 SPR Special Permit-boathouse-faculty housing cc: Applicant Abutters CaMPUS Improvements: Faculty Boathouse k Fac a. Owner: Brooks School 1160 Great Pond Road North Andover,MA olm WL Permit Set Revision I Town Review Update, March 23,2= I May 17,2021 Desiall-Team ................. ............ Laadicapf Architect: .......... A.T.Leonard&Associates Landscape Architecture I pianninq Drawing List 6?SJ—ffXRIMd- —-------...... ---- Cover Shea 003111016E 1.0.00 ProjedNotes 1.1,00 Boathouse overall Plan Mill Exqln"r L0.01 rro*t Area Camptis Map U.01 Boathouse Demolition plan ,1.1.02 Boathouse La &b1aterials Plan Whinnan&Bingham AssodaK LLC EXI.01 Existing Couditions Plan-13oathouse, 1.1.03 A DIVislan of Hatey Ward,Inc. Boathouse Grading Plan 510medeekshe EXT.02 ExW"tIQg:Conditions Plan-Faculty Housing L1.04 Boathouse Punting plan t"m1v",MkG149 EX1.03 Existiol;conditions Plan-Facul ty Housing 0,65 BoathouseSML E*ft Plan Al PloorPlaw&Remote Toilets ECI.00 Brosion Control Plan-Boathouse A2 BXtff1GrZeVatb0I19 "athouss: EC1,01 ErosionChnitrol Plan-Fiscally Housing A3 Rxterjor View ECLOZ Erosion Control Plan-Faculty Housing OLSON Olson tgwis+Arch[tects -LEWIS+ ITfAsSmer EC2.01 Erosion Control Notes&Details Faculty thnising: MAheAM KA,01944 L2.00 'Fuetiftymusfiigoversll plan C2.01 SUeUdityPilan-Boathouse L2.Df Faculty Housing Demolition Plan U-02 Site Utility Plan-FAMILY Housing L2.02 Faculty Housing Layout&Materials Plan td mal site Utility Details 1.2.0 Faculty Housing Guiding Plan architect.Facuily Nonlog. PV L2.G4 Faculty Hatift Punting Plan Cube 3 1.2,05 Faculty Housing Site Lighting plan 3MmJeQ&SU(%S*c337 Ft 1.2106 Faculty Housing Sifi. •Lwtftg Pu, Lwaihcq�Kk OMM A-tot Floor Plana U1 A-tot ExtedorElftatiom 0 0) Details: L3.00 Site Details M01 site Details LIP L3,02 sibe Details rn U1 Bk; 17 92:, #16559 CD - vAll f I as gx if Ivia. iFIJI VA I 9 I lit r .i N .f W J • N N N '� 11 fix III I ally $ �.14 Is lids fit d N w •/ W J w d N N N N LS f Ir p a ¢ a y N N N .1 N N Y W J N d N N ;fib ��R�• ��a �� : ��e� ,p SRI .131 It fill !j 11 1 I till 1 SE 1 1 11 fig # ; i 11 _.... .........__-..............._ —— — — — _........._.... 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