HomeMy WebLinkAbout2022-06-07 Application SPR & WSP 11
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PLANNING DEPARTMENT
Community& Economic Development Division
Special Permit — Site Plan Review Application
Please type or print clearly.
1. Petitioner: Brooks School
Petitioner's Address: 1160 Great Pond Road, North Andover, MA 01845
Telephone number: 978-725-6300; p.g.la irr ) ror C >clry P c rq
2. Owners of the Land: Brooks School
Address: 1160 Great Pond Road, North Andover, MA 01845
Number of years of ownership: 1160 GPR(main campus): 90+years; 1116 GPR: 5 years
3.Year lot was created: 1160 GPR: 1941; 1116 GPR: 1992
4. Description of Proposed Project:
The project is located at Brooks School and encompasses 2 existing developed areas of campus including a boathouse area and a
faculty housing area. It involves reconstruction of the existing developed areas as follows: (i) removal of 2 existing boathouses to be
replaced with a single boathouse; (ii) removal and replacement of existing housing and improvements at 1116 Great Pond Rd: (iii)
removal of impervious driveway areas at 1116 Great Pond Rd: and with (iv) an overall reduction of impervious surfaces
5. Description of Premises: Existing developed campus of Brooks School
6. Address of Property Being Affected: 1116 and 1160 Great Pond Road
Zoning District; Residence 1
Assessors Map: 103 &90C Lot#: 26&28(Map 103); 25 (Map 90C)
Registry of Deeds: Book#: 530 &745 Page#: 290&61: RL Cert#17758
7. Existing Lot:
Lot Area (Sq. Ft): 7,500,000+/- Building Height:
Street Frontage: 3,350'+/- Side Setbacks: 30' +
Front Setback: 30' + Rear Setback: 30'+
Floor Area Ratio: <0.2:1 Lot Coverage: <5%
8. Proposed Lot(if applicable):
Lot Area (Sq. Ft): n/a Building Height:
Street Frontage: n/a Side Setbacks: 30' +
Front Setback: 30' + Rear Setback: 30'+
Floor Area Ratio: <0.2:1 Lot Coverage: < 5%
Page 3 of 4
120 Main Street, Planning Dept., North Andover, Massachusetts 01845
Phone 978,688.9535 Fax 978.688,9542 Web ww.northand'r�v rr� a, c
9. Required Lot(as required by Zoning Bylaw):
Lot Area(Sq. Ft): 87,120 Building Height: 35'
Street Frontage: 175' Side Setbacks: 30'
Front Setback: 30' Rear Setback: 30'
Floor Area Ratio: n/a Lot Coverage: n/a
10. Existing Building (if applicable):"Multiple;see plans and project narrative for detail.
Ground Floor(Sq. Ft.): #of Floors:
Total Sq. Ft.: Height:
Use: Type of Construction:
11. Proposed Building: "Multiple; see plans and project narrative for detail.
Ground Floor(Sq. Ft.): #of Floors:
Total Sq. Ft. Height:
Use: Type of Construction:
12. 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? Multiple
13. Section of Zoning Bylaw that Special Permit Is Being Requested
095-8, Parts 1-3: M5-10.7
14. 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 application as incomplete.
Petitioner's Signature":"'
&A.
Print or type name here: Paul Griffin, Chief Financial Officer
Owner's Signature:
Print or type name here: Paul Griffin, Chief Financial Officer
15. Please list title of plans and documents you will be attaching to this application.
Plans: "Campus Improvements: Boathouse & Faculty Housing, Owner: Brooks School, 1160 Great Pond Road, North
Andover, MA 01845, Permit Set"
Additional Documents: Stormwater Analysis, Memorandum in Support
Page 4 of 4
120 Main Street, Planning Dept., North Andover, Massachusetts 01845
Phone 978.688.9535 Fax 978.688,9542 Web www,nmthandoverrna.gely
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PLANNING DEPARTMENT ;U"IVE�`l
Community& Economic Development Division
Special Permit — Watershed Permit Application
Please type or print clearly.
1. Petitioner: Brooks School
Petitioner's Address: 1160 Great Pond Road North Andover MA 01845
Telephone one number 7 -725-6300; uaf(r_w@) rp9L sschool.0rg
2.Owners of the Land: Brooks School
Address: 1160 Great Pond Road North Andover MA 01845
Number of years of ownership: 1160 GPR(main campus): 90+years; 1116 GPR: 5 years
3.Year lot was created: 1160 GPR; 1941; 1116 GPR: 1992
4. Is the lot currently on septic or sewer? Sewer
If on sewer, please provide date the sewer connection was completed: 2002
5. Description of Proposed Project:
The project is located at Brooks School and encompasses 2 existing developed areas of campus, including
a boathouse area and a faculty housing area, It involves reconstruction of the existing developed areas as
follows: (i) removal of 2 existing boathouses to be replaced with a single boathouse; 00 removal and
replacement of existing housing and improvements at 1116 Great Pond Rd; (iii) removal of impervious
driveway areas at 1116 Great Pond Rd; and with(iv)an overall reduction of impervious surfaces.
6. Description of Premises: Existing developed campus of Brooks School
7.Address of Property Being Affected: 1116 and 1160 Great Pond Road
Zoning District: Residence 1
Assessors Map: 103&90C Lot#: 26&28(Map 103); 25(Map 90C)
Registry of Deeds: Book#: 530&745 Page#: 290&61; RL Cert#17758
8. Existing Lot:
Lot Area (Sq. Ft): 7,500,000+/- Building Height:
Street Frontage: 3,350' +/- Side Setbacks: 30' +
Front Setback: 30' + Rear Setback: 30'+
Floor Area Ratio: <0.2:1 Lot Coverage: < 5%
9. Proposed Lot(if applicable):
Lot Area (Sq. Ft): n/a Building Height:
Street Frontage: n/a Side Setbacks: 30' +
Front Setback: 30' + Rear Setback: 30'+
Floor Area Ratio: <0.2:1 Lot Coverage: <5%
Page 1 of 2
120 Main Street, Planning Dept., North Andover, Massachusetts 01845
Phone 978.688.9535 Fax 978,688,9542 Web www.north,arl,cbo�verrn a,ggy
10. Required Lot(as required by Zoning Bylaw):
Lot Area(Sq. Ft): 87,120 Building Height: 35'
Street Frontage: 175' Side Setbacks: 30'
Front Setback: 30' Rear Setback: 30'
Floor Area Ratio: n/a Lot Coverage: n/a
11. Existing Building (if applicable): "Multiple;see plans and project narrative for detail.
Ground Floor(Sq. Ft.): #of Floors:
Total Sq. Ft.: Height:
Use: Type of Construction:
12. Proposed Building: "Multiple; see plans and project narrative for detail,
Ground Floor(Sq. Ft.): #of Floors:
Total Sq. Ft. Height:
Use: Type of Construction:
13. 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?Multiple
14. Section of Zoning Bylaw that Special Permit Is Being Requested
§195-4.19(B)(2)(a): §195-4.19(C)(2)(a),(b),(c),(d),(e),(O,(q): §195-10.7
15. 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
application as incomplete.
Petitioner's Sign atu re:deZ�-", AOY AwL-
Print or type name here: Paul Griffin, Chief Financial Officer
Owner's Signature: Ap^.
Print or type name here: Paul Griffin, Chief Financial Officer
16. Please list title of plans and documents you will be attaching to this application.
Plans: "Campus Improvements: Boathouse & Faculty Housing, Owner: Brooks School, 1160 Great
Pond Road, North Andover, MA 01845, Permit Set"
Additional Documents: Stormwater Analysis, Memorandum in Support
Page 2 of 2
120 Main Street, Planning Dept,, North Andover, Massachusetts 01845
Phone 978.688,9535 Fax 978.688.9542 Web www.nglhandovein,rg,,gqy
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AbutterioAbutter( ) Building Dept. ( ) Conservation( ) Zoning ( )
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TOWN OF NORTH ANDOVER
ABUTTER LIST i
REQUIREMENT: MGL 40A,Section 11 stales In part"Parties In Interest as used In this chapter shall mean the petitioner,
abutters,owners of land directly opposite on any public or private way,and abutters to abutters within
three hundred(300)feet of the property line of the pettitioner as they appear on the most recent applicable
lax list,not withstanding that the land of any such owner Is located In another city or town,the planning
board of the city or town,and the planning board of every abutting city or town."
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SUBJECTPARCELS LOCATION OWNER ADDRESS CITY STATE ZIP
090.C-0026.0000.0 GREAT POND ROAD BROOKS SCHOOL 1160 GREAT POND ROAD NORTH ANDOVER MA 01846
103.0-0026.0000.0 1116 GREAT POND ROAD BROOKS SCHOOL 1160 GREAT POND ROAD NORTH ANDOVER MA 01846 I
103.0.0028.0000.0 1160 GREAT POND ROAD BROOKS SCHOOL 1160 GREAT POND ROAD NORTH ANDOVER MA 01846
103.0-0126-0000.0 GREAT POND ROAD BROOKS SCHOOL 1160 GREAT POND ROAD NORTH ANDOVER MA 01846 41
PARCEL ID LOCATION OWNER ADDRESS CITY STATE ZIP i
062.0-0009.00D0.0 1439 GREAT POND ROAD OTTE,LORRAINE FRANCINE 1439 GREAT POND ROAD NORTH ANDOVER MA 01845
062.0-0024-0000.0 1408 GREAT POND ROAD YELSITS,JAMES E 1408 GREAT POND ROAD NORTH ANDOVER MA 01845
062.0 0025-0000.0 1420 GREAT POND ROAD B.J.S.REALTY TRUST 1420 GREAT POND ROAD NORTH ANDOVER MA 01845
062.0-0026-0000.0 1430 GREAT POND ROAD 1430 GREAT POND ROAD TRUST 1430 GREAT POND ROAD NORTH ANDOVER MA 01845
082.0 0040-OD00.0 1438 GREAT POND ROAD MURPHY,GERALDINE A 1436 GREAT POND ROAD NORTH ANDOVER MA 01845
062.0-0048-0000.0 BONNY LANE DONOVAN,EILEEN P 133 BONNY LANE NORTH ANDOVER MA 01845
062.0-0072-0000.0 1427 GREAT POND ROAD MELVIN,THOMAS 1427 GREAT POND RD NORTH ANDOVER MA 01845
062.0.0079-o0DO.0 34 CAMPION ROAD MC LENNAN,MATTHEW R 34 CAMPION ROAD NORTH ANDOVER MA 01845 I
062.0-0080-0000.0 48 CAMPION ROAD M.P.BARTOLOTTA REALTY TRUST 48 CAMPION ROAD NORTH ANDOVER MA 01845
062.0-0081-OOOD.0 64 CAMPION ROAD JACQUELINE K.COMISKEY 2010 64 CAMPION ROAD NORTH ANDOVER MA 01845
062.0-0082-0000.0 72 CAMPION ROAD JOHNSON,GREGORY,K. 72 CAMPION ROAD NORTH ANDOVER MA 01845
062.0-0083-0000.0 80 CAMPION ROAD GEASLEN,TAMEKA 80 CAMPION ROAD NORTH ANDOVER MA 01845 i
062.0-0084-0000.0 96 CAMPION ROAD LAZZARO HEBERT,KRISTOPHER KENNETH 96 CAMPION ROAD NORTH ANDOVER MA 01845
062.0-0085-0000.0 108 CAMPION ROAD ZHANG,SAYING 108 CAMPION ROAD NORTH ANDOVER MA 01845
082.0-0086-0000.0 120 CAMPION ROAD S.&S.SIGMAN 2014 FAMILY TRUST 120 CAMPION ROAD NORTH ANDOVER MA 01845
062.0-0087-0000.0 125 CAMPION ROAD VO,HY-TU,VAN 125 CAMPION ROAD NORTH ANDOVER MA 01845
062.0-0088-0000.0 115 CAMPION ROAD RUDDER,DANIEL R. 115 CAMPION ROAD NORTH ANDOVER MA 01845
062.0-0089-000D.0 107 CAMPION ROAD DAC,CHIEULY,THI 107 CAMPION ROAD NORTH ANDOVER MA 01646
062.0-0090-0000.0 95 CAMPION ROAD PAPAPETROS,NICHOLAS T 95 CAMPION ROAD NORTH ANDOVER MA 01845
062.0-0091-0000.0 79 CAMPION ROAD LEVIS,JOSEPH,G,JR 79 CAMPION ROAD NORTH ANDOVER MA 01845
062.0-0092-0000.0 65 CAMPION ROAD SALTER,ANDREW,J. 65 CAMPION ROAD NORTH ANDOVER MA 01845 i
090.C-0022-0000.0 BRADFORD STREET MARTIN,GARY D.TRUSTEE 179C LAKESHORE ROAD BOXFORD MA W921 f
090.C-0023-0001.0 1401 GREAT POND ROAD CLARK,AARON 1401A GREAT POND ROAD UNIT 1 NORTH ANDOVER MA 01845
090.C-0023-0002.0 1401 GREAT POND ROAD JACOBSON,MARCIE RAE 1401 GREAT POND ROAD U:2 NORTH ANDOVER MA 01845
090.0-0023-0003.0 1401 GREAT POND ROAD REILLY,JOHN V 1401C GREAT POND ROAD U-3 NORTH ANDOVER MA 01845
090.C-0023.0004.0 1401 GREAT POND ROAD CAMILO,JOSEPH A. 1401 GREAT POND ROAD,U-4 NORTH ANDOVER MA 01845
090.C-0023.0005.0 1401 GREAT POND ROAD ELIOT SHAW,LLC 1 TALL PINES DRIVE STRATHAM NH 03805
090.C-0023.0D06.0 1401 GREAT POND ROAD VEILLEUX,REBECCA 1401 GREAT POND RD U-6 NORTH ANDOVER MA 01845
090.0-0023-0007.0 1401 GREAT POND ROAD WOLFGANG,PATRICK 170 GREAT POND ROAD NORTH ANDOVER MA 01846
090,C-OD23.0008.0 1401 GREAT POND ROAD CUSCIA,RONALD,M. 34 OLD COUNTRY ROAD SALISBURY MA 01952
090.C-0023-0009.0 1401 GREAT POND ROAD HARRISON,NICOLE,B. 1401 GREAT POND ROAD U:9 NORTH ANDOVER MA 01845
090.C-0023-0010.0 1401 GREAT POND ROAD CONNELLY,DANIEL J 1401J GREAT POND ROAD U-10 NORTH ANDOVER MA 01845
090.C-D023-0011.0 1401 GREAT POND ROAD BOYD,GLENICE 1401 GREAT POND ROAD U:11 NORTH ANDOVER MA 01845
090,C-0023-0012,0 1401 GREAT POND ROAD WU,YVONNE 1401 GREAT POND ROAD,U-12 NORTH ANDOVER MA 01845
090.C-0023.0013.0 1401 GREAT POND ROAD ANDRUS,WILLIAM 1401 GREAT POND ROAD U-13 NORTH ANDOVER MA 01846
090.C-0023-0014.0 1401 GREAT POND ROAD SHEERAN,MARNIE E. 1401 GREAT POND ROAD U-14 NORTH ANDOVER MA 01845
090.C-0023.0015,0 1401 GREAT POND ROAD JACKSON,LORRAINE,F. 1401 GREAT POND ROAD U:15 NORTH ANDOVER MA 01645
090,C-0023.0016.0 1401 GREAT POND ROAD KARTSEV,MAX 1401 GREAT P014D ROAD#16 NORTH ANDOVER MA 01845
090.C-0023-0017.0 1401 GREAT POND ROAD WOLFGANG,PATRICK 170 GREAT POND ROAD NORTH ANDOVER MA 01845
090.C-0023-0018.0 1401 GREAT POND ROAD SCIONE,WILLIAM J.,JR. 1401 GREAT POND ROAD#18 NORTH ANDOVER MA 01845
090,C-0024.0000.0 1367 GREAT POND ROAD WEBB,CHARLES L 1367 GREAT POND ROAD NORTH ANDOVER MA 01845
090.C-0026-0000.0 1403 GREAT POND ROAD PATTON,ROBERT L 1403 GREAT POND ROAD NORTH ANDOVER MA 01845
090.C-0027-0000.0 1 POND STREET PETERSON,ERIC,S. ONE POND STREET NORTH ANDOVER MA 01845
090.C-0040.0000.0 1405 GREAT POND ROAD MCNAIR FAMILY HOLDING TRUST 1405 GREAT POND ROAD NORTH ANDOVER MA 01845
090.C-0041-0000.0 1407 GREAT POND ROAD BERNARDIN JR,ROBERT E 1407 GREAT POND ROAD NORTH ANDOVER MA 01845
103.0-0001-0000.0 GREAT POND ROAD BROOKS SCHOOL 1160 GREAT POND ROAD NORTH ANDOVER MA 01845
103.0-0002-0000.0 1035 GREAT POND ROAD BROOKS SCHOOL 1160 GREAT POND ROAD NORTH ANDOVER MA 01845
103.0-0003-0000.0 GREAT POND ROAD BROOKS SCHOOL 1160 GREAT POND ROAD NORTH ANDOVER MA 01845
103.0-0010-0000.0 1193 GREAT POND ROAD BROOKS SCHOOL 1160 GREAT POND ROAD NORTH ANDOVER MA 01846
103.0-0024-0000.0 1092 GREAT POND ROAD S.B.FRENCH FAMILY REALTY TRUST 1092 GREAT POND ROAD NORTH ANDOVER MA 01845
103.0-0027-0000.0 1046 GREAT POND ROAD DOWD,ANGELA M. 1046 GREAT POND ROAD NORTH ANDOVER MA 01845
103.0-0129-0000.0 GREAT POND ROAD S.B.FRENCH REALTY TRUST 1092 GREAT POND ROAD NORTH ANDOVER MA 01845
103.0-0135-0000.0 1048 GREAT POND ROAD ROCK,CAROLYN P, 1048 GREAT POND ROAD NORTH ANDOVER MA 01845
103.0-0136-0000.0 1060 GREAT POND ROAD PAPPADOPOULOS,SPIRO,C. 1060 GREAT POND ROAD NORTH ANDOVER MA 01845
LAKE COCHICHEWICK COMMONWEALTH OF MASSACHUSETTS 100 CAMPRIDGE STREET BOSTON MA 02114
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OWNER AUTHORIZATION
Brooks School,1116 &1160 Great Pond Road,North Andover(the "Properly")
I, Paul Griffin,Chief Financial Officer of Brooks School,being the record
owner of the Property referenced above,hereby state that Smolak&Vaughan
LLP is hereby authorized to submit any and all applications and supporting
information for permits or approvals for the Property, or to withdraw,modify or
amend permits and applications concerning the Property,including without
limitation to be filed with the North Andover Zoning Board of Appeals,Planning
Board,Conservation Commission, Building Department or any other board,
office or department as may be necessary,in connection with the proposed
campus redevelopment and improvement projects related to the proposed
reconstruction of a boathouse and development of new faculty housing(the
"Projects"),including without limitation requests for a Variance and for a Site
Plan Review Special Permit and a Watershed Special Permit,and in connection
with or in furtherance of pursuit,negotiation,and obtaining of any further or
additional permit(s),variance(s),authorization(s),subdivisions,or any other
local,state,or federal permits,approvals, or consents necessary or desirable from
any other governing authority in connection with the use and development of
said Projects.
Dated: March 8,2022
Brooks School
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By :cam.
Name: PaV)/Gi(4 'n�
Title: Chief Financial Officer
{00220877;v1}
MEMORANDUM
To: Town of North Andover Planning Board
Owner/Applicant: Brooks School
Property: 1116 and 1160 Great Pond Road
Map 103, Parcels 26 and 28; Map 90C, Parcel 25
Date: March 31, 2022
MEMORANDUM IN SUPPORT OF APPLICATION
FOR SITE PLAN REVIEW SPECIAL PERMIT
AND WATERSHED SPECIAL PERMIT
I. INTRODUCTION
Brooks School (the "Owner" and/or "Applicant") is the owner of the Brooks
School Campus located off of Great Pond Road. The primary address for the Campus is
1160 Great Pond Road which is substantially developed with school and administration
buildings, athletic facilities, student and faculty housing, vehicular and pedestrian
access ways, parking and other facilities and improvements and also with substantial
open space and wooded areas in natural state. Approximately 5 years ago the Applicant
also acquired an adjacent residential property located at 1116 Great Pond Road which
has been added to its Campus. Portions of both 1116 and 1160 Great Pond Road are the
locus for the proposed Campus Improvement Project which is the subject of this
Application.
The project site contains approximately 7,500,000 square feet of land, in total, and
is designated on the Town Assessor's Maps as Map 103, Lots 26 and 28 as well as Map
90.C, Lot 25 (the "Property"). The Property is located within the Residence 1 (R1)
Zoning District and Watershed Protection District. The Owner is seeking site plan
review and necessary watershed special permits for the redevelopment and
reconstruction of certain existing developed areas of the Property, including for
removing and reconstructing certain buildings, access ways and landscape areas and
improvements, all as further described herein and in the plans and reports submitted
herewith. The subject lots were created prior to 1994 and portions of the Property and
project are located within the Non-Disturbance zone, the Non-Discharge zone, and the
General zone.
Site Plan Review and Watershed Special Permit Memorandum -- Planning Board
{00223334;v4}
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II. PROPOSED PROJECT
The Applicant proposes a redevelopment of two existing and previously
developed areas of the campus, as follows: (1) Applicant seeks to remove and replace
two existing boathouses located on 1160 Great Pond Road with a single boathouse that
will be located further away from the lake and wetland resource areas than the existing
structures as they presently exist (the "Boathouse Project"); and (2) Applicant seeks to
remove the existing residence being used as faculty housing located on 1116 Great Pond
Road and to replace it with new faculty housing (the "Faculty Housing Project"). In
addition to the removal and replacement of structures, the Boathouse Project and
Faculty Housing Project will also include appurtenant structures and improvements, all
as shown on the plans, including improved access drives, a remote toilet facility,
landscape improvements, resulting in an overall reduction of impervious surface, and
such other features and improvements as further detailed and depicted in the plans. An
existing impervious driveway located on 1116 Great Pond Road will also be removed,
altogether, with access to the faculty housing to be provided from nearby internal
driveways.
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. The combined projects reduce the overall development of
impervious areas while also moving developed surfaces further away from wetland
resource areas and Lake Cochichewick. In total, there will be a substantial net reduction
in impervous surfaces with the Boathouse and Faculty Housing project improvements
resulting in a net reduction in impervious surface of approximatley 8,255 SF. The details
of impacts to impervious surfaces within the watershed district zones are summarized
as follows:
Total Project Watershed surface changes:
Area Gravel surface Impervious
Non-Disturbance Zone +100 -2,816
Non-Discharge Zone +71 -13,848
General Zone +1,286 +8,409
Total +1,457 -8,255
Site Plan Review and Watershed Special Permit Memorandum -- Planning Board
{00223334;v4}
2
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 floor area proposed for the combined projects, with the existing
and proposed totals broken down as follows:
Existing Proposed Existing Proposed
Footprint Footprint GFA GFA
Boathouse Project 3,028 SF 3,770 SF 4,234 SF 6,520 SF
Faculty Housing 8,204 SF 3,240 SF 11,668 SF 6,480 SF
Project
Total 11,232 SF 7,010 SF 15,902 SF 13,000 SF
The proposed project is consistent with and creates no increased burden on the
Property or any other resources than the existing development of the site, as the
proposed project is replacing and improving existing facilities and infrastructure and
involves services that are already currently provided at the Property:
• The project is appropriately situated within the Property to coincide with
existing conditions;
• No substantial additional parking needs are expected and parking is to occur at
the same locations as existing and with new spaces added as shown on the plans;
• No additional Town services are expected or anticipated, but it is noted that the
project will provide for substantially improved fire/safety access to the
boathouse areas;
• Abutting properties will not be negatively affected;
• 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;
• Pedestrian patterns are maintained and, in areas, improved within the site;
• Outdated facilities and infrastructure are being removed and replaced with new,
more energy efficient construction in keeping with the architectural character of
Brooks School;
Site Plan Review and Watershed Special Pennit Memorandum -- Planning Board
{00223334;v4}
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The proposed project also is intended to minimize significant degredation of
water quality and quantity by:
• working within existing developed areas;
• limiting the amount of added impervious surfaces and removing more
impervious surface than being newly introduced;
• moving structures and impervious surfaces further away from wetland resources
and the lake and improving water quality controls;
• continuing the use and implementation of the Brooks School Fertilization
Program.
All of the forgoing are decribed in further detail in the plans and reports
submitted with the filing and will be reviewed and discussed in greater detail before
the Board.
The proposed project strives to continue to preserve and accent the pastoral
nature of the Brooks School campus and maintain the village charater and the density of
the campus core. The project encourages open vistas and open space, continued
modernization of facilities including removal of dated structures, and improved safety.
III. REQUIRED RELIEF
Based upon our preliminary review of the proposed improvements, and the
discussions of the Applicant and other project team members with Planning and
Community Development staff, we have determined that the following relief is
required from the Planning Board under the North Andover Zoning Bylaw ("NAZB"):
a. Site Plan Review Special Permit (Pursuant to NAZB, §195-8, PART 1,
PART 3 and §195-10.7); and
b. Watershed Special Permit (Pursuant to NAZB, §195-4.19(B) and (C), and
§195-10.7).
In addition, because the replacement boathouse structure is located within the
Non-Disturbance zone, a variance is required from the North Andover Zoning Board of
Appeals ("ZBA"). The variance has been applied for and a hearing on that matter is
pending before the ZBA. The Property and project is also under the jurisdiction of the
North Andover Conservation Commission, and requires additional separate filing with
North Andover Conservation Commission which has also been made and is pending.
Site Plan Review and Wateished Special Permit Memorandum -- Planning Board
{00223334;v4}
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IV. SITE PLAN REVIEW AND SPECIAL PERMIT CRITERIA
The project meets the criteria described under the NAZB, including as follows:
A. SITE PLAN REVIEW CRITERIA
a. Conformance with all appropriate provisions of the Zoning Bylaw.
The proposed uses are allowed and are a continuation of existing uses.
The project also conforms to all dimensional criteria.
b. Protection of abutting properties from detrimental site characteristics.
The Project provides appropriate building setbacks and buffers from the
adjacent properties. The adjoining properties will not be negatively
impacted by the proposed Project, in as much as the use is an existing and
allowed use, setbacks to abutting properties are being maintained, and
substantial landscape improvements and impervious surface reductions
are proposed to mitigate any impacts for the benefit of nearby and
surrounding residential uses and to best protect the watershed for all
residents.
ENVIRONMENTAL
a. Protection of unique or important natural, historic or scenic features.
There will be no adverse impacts to natural, historic or scenic resource
areas. The project has been designed to improve areas closest to natural
resources by reducing and/or removing existing developed areas,
restoring them with vegetation, to ensure that there is no adverse impact
to any nearby wetland resource areas as a result of the Project. As
outlined, this includes a net reduction of impervious surfaces.
b. Adequacy of proposed methods of refuse disposal.
The Property includes existing disposal area which will adequately handle
the continuing needs of the Property.
C. Ability of proposed sewage disposal and water supply systems within
and adjacent to the site to serve the proposed use.
The existing Property is connected to the municipal water and sewer
systems which are available. Sufficient capacity exists within the
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municipal system to accommodate the proposed project's water and
sewer needs which are not changed. The Faculty Housing Project
eliminates an 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, and
which facility has already been approved by State Plumbing Code
Variance.
d. Adequacy of the proposed drainage system within and adjacent to the
site to handle the increased runoff resulting from the development.
The proposed work has been designed with a reduction of impervious
surfaces and coincides with existing stormwater patterns and systems.
Therefore, no negative stormwater impacts are expected from this
redevelopment. Please refer to the Plans and Stormwater Report
submitted with Applicant's application for additional information.
e. Provision of adequate landscaping, including the screening of adjacent
residential uses, provision of street trees, landscape islands in the
parking lot and a landscape buffer along the street frontage.
Existing mature vegetation to be maintained and substantial landscape
improvements proposed. See Plans.
f. Adequacy of the soil erosion plan and any plan for protection of steep
slopes, both during and after construction.
The Applicant will install and maintain any necessary erosion and
sedimentation controls to avoid impact to any adjacent properties during
construction and until stabilization of new landscaping. See Plans for
detail.
g. Protection of adjacent properties by minimizing the intrusion of
lighting,including parking lot and building exterior lighting.
No adverse impacts from existing conditions. See plans.
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h. The proposed development must not present a demonstrable adverse
impact on the surrounding area resulting from excessive noise, dust,
smoke, or vibration which are higher than levels now experienced from
uses permitted in the surrounding area.
The proposed use is consistent with previously existing uses already in
operation at the site. The Project layout has been designed to ensure that
there will be no long-term impact on the surrounding area from excessive
noise, dust, smoke or vibration.
DESIGN
a. Buildings shall be located with respect to setbacks placement of parking
landscaping and entrances and exits with surrounding buildings and
development.
The proposed site plan conforms to the required building setbacks, and
placement of parking, landscape, entrances or exits for this site are either
preexisting or with respect to any new placement of such improvements
will not interfere with any surrounding buildings of another adjacent use.
b. The buildings shall relate harmoniously to each other in architectural
style, site location and building exits and entrances.
The architectural style of the proposed new structures has been designed
in a manner to complement the architectural style of the existing buildings
at campus and will complement the neighboring residential properties.
An architectural plan is included as part of the Plans.
C. Screening shall be provided for storage areas, loading docks, dumpsters,
rooftop equipment, utility buildings and similar features.
Existing areas are screened.
d. Electric,telephone, cable t.v., and other such lines and equipment must
be placed underground.
See Plans for more detailed information.
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e. Demonstrate that the scale, massing and detailing of buildings are
compatible with those prevalent in the surrounding area.
The proposed addition is designed to respect the scale and style of the
existing improvements at the site. Please refer to the attached architectural
renderings for additional detail.
TRAFFIC/PARKING
a. The location and number of curb cuts shall be minimized to reduce
turning movements, and hazardous exits and entrances.
The location and number of curb cuts is appropriate for the proposed use
and are already existing. The driveways have been designed to provide
improved internal site circulation. The fire/safety and handicapped access
is substantially improved.
b. Provision for access to adjoining properties shall be provided as
appropriate.
Project designed to enhance and improve internal site access between lots
and relies upon existing access to Great Pond Road.
C. Driveways shall be located opposite each other wherever possible.
See plan.
d. Joint access driveways between adjoining properties shall be
encouraged.
As depicted on the Site Plans, onsite circulation substantially improved.
e. Internal circulation and egress shall provide for traffic safety.
Internal circulation has been designed to substantially improve traffic
safety.
For the reasons described above and in the supporting documentation and Site
Plans described above, the Applicant respectfully requests the Board to vote to grant
Site Plan Approval of the Project.
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B. WATERSHED SPECIAL PERMIT CRITERIA
The Project complies with all criteria for a special permit pursuant to NAZB,
§195-4.19(B) and (C),for the reasons described in the project narrative above and in the
supporting documentation and Plans submitted herewith, and as will be reviewed and
further discussed upon hearing. As such, the Applicant respectfully requests the Board
to vote to grant Site Plan Approval of the Project.
C. SPECIAL PERMIT APPROVAL CRITERIA (�195-10.7)
Subject to obtaining the requested variance and relief from the ZBA, the project
satisfies the criteria under the NAZB:
a. The specific site is an appropriate location for such a use, structure or
condition.
As the proposed uses are allowed and consistent with current existing
uses. The site design compliments the surrounding use and provides for
sufficient traffic and circulation improvements.
b. The use as developed will not adversely affect the neighborhood
character.
Again, the property use is existing, both as to the Boathouse Project and
the Faculty Housing Project. 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. The proposed improvements provide
substantially better protection to wetland resource areas and to the
watershed. Accordingly, the proposed uses are well suited for its
proposed location.
C. There will be no nuisance or serious hazard to vehicles or pedestrians.
Driveways have been located to utilize existing internal access and to
substantially improve fire/safety access to the lake. Site improvements
have been designed to maximize on-site and off-site safety.
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d. Adequate and appropriate facilities will be provided for the proper
operation of the proposed use.
The project is adequately and appropriately serviced by necessary
facilities and utilities to adequately address the needs of the Project.
e. The use is in harmony with the general purpose and intent of this
Zoning Bylaw.
In addition to the reasons described herein and as shown on the Plans and
other information submitted as part of the review process, the proposed
use is in harmony with the general purpose and intent of this Zoning
Bylaw for the following reasons. First, the location of the proposed Project
is substantially a continuation of existing uses. Second, the project allows
for substantial improvement to access, for increased safety, enhanced
protection of the watershed and resource areas, and the Project will
substantially enhance the aesthetics of the Property with new building
design, landscaping and screening. Further, the project, as shown on the
Plans, and will comply with the NAZB subject to obtaining the requested
relief from the ZBA. For these reasons, all of the proposed improvements
and enhancements noted herein are in harmony with the general purposes
and intent of the North Andover Zoning Bylaw.
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V. REQUEST FOR APPROVAL
For the above reasons, and as are included in the materials submitted and which
will be further discussed upon hearing, the Owner respectfully requests that the
Planning Board make the required findings and conditions described under the North
Andover Zoning Bylaw, and grant the Owner's request for a Special Permit for Site Plan
Approval and Watershed Special Permit.
Respectfully submitted,
Brooks School
By their attorneys,
Brian G. Vaughan, Esq.
Smolak & Vaughan LLP
East Mill, 21 High Street, Suite 301
North Andover, Massachusetts 01845
Tel. (978) 327-5217
Fax (978) 327-5219
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