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HomeMy WebLinkAbout2020-09-15 Recorded Decision Site Plan Review Special Permit So. Entrance Relocation Doc: 123 ,730 12-21-2020 1: 02 Ctf#: 17758 Town of North Andover Office of the.Planning Department , Community Development and Services Divisiop 120 Main Street North Andover,Massachusetts 01845 ` ! NOTICE OF DECISION SITE PLAN REVIEW SPECIAL PERMIT Any appeal shall be Sled om*w"M dot* �an e9De� �o�o within(20)days after the y,�gwut WQ date of Sling this notice in Reid the office of the Town Clerk �Cwx Date: September 15,2020 Date of Public Hearing: April 16,2020, August 18,2020,September 1,2020,and September 15,2020 Date of Decision: September 15,2020 Petition of: Brooks School 11;60 Great Pond Road North Andover,MA 01845 Premises Affected: Brooks School. 11.6011116 Great Pond Road North Andover,MA 01845 Map 103,Lots 26&28 Referring to the above petition for Review of a Watershed 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.404 Sec.9 So as to authorize the phased redevelopment and reconstruction of certain existing developed areas of the Site, including relocation ofthe south Entrance,removal and reconstruction of buildings,access ways and landscape areas,improvements and installation of new drainage improvements and associated landscaping.The majority of the proposed work is within the General Zone with a small portion of reconstruction of walks,parking and landscaping on the outer edge of the Non-Discharge and Non-Discharge Zones.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 21d by K.Cormier, to APPROVE a Site Plan Review Special Permit,as amended,with the following conditions imposed on the Project by a vote of 5—0,unanimous in favor or the application. On behaof the North Andover Planning Board Eitan Goldberg,Chairman John Simons Aaron Preston Peter Boynton Kelly Cormier ATTM Zb.ra C1er1t .. M. PAUL IANNUCCILLO, REGISTER ESSEX NORTH REGISTRY OF DEEDS E-RECORDED Brooks School Doc: 123 1160& 1116 Great Pond Road Map 103,Lots 26&28 Site Plan Review Special Permit The Public Hearing on the above referenced application was opened on April 14,2020 and closed by the North Andover Planning Board on September,15,2020.A Site visit was conducted on August 21,2020. On September 15,2020,upon a motion made by J.Simons and a second by X Cormier to APPROVE, as amended,a Site Plan Review Special Permit to authorize the phased redevelopment and reconstruction of certain existing developed areas of the Site, including relocation of the South Entrance, removal and reconstruction of buildings,access ways and landscape areas,improvements and installation of new drainage improvements and associated landscaping.The majority of the proposed work is within the General Zone with a small portion of reconstruction of walks,parking and landscaping on the outer edge of the Non-Discharge and Non-Discharge Zones.The Project is located in the Residential 1 (R-1)Zone. This Special Permit was requested by Brooks School, 1160 Great Pond Road,North Andover, MA 01845 on March 5, 2020. The Applicant submitted a complete application,which was noticed and reviewed in accordance with Article 8, Part 3 Site Plan 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 majority of the proposed work is within the General Zone with a small portion of reconstruction of walks,parking and landscaping on the outer edge of the Non-Discharge and Non-Discharge Zones.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 3,2020,August 31,2020 and email Sept. 1,2020). 4) The removal and relocation of the south entrance increases the hydraulic separation of impervious surface to the Lake. The Project results in a net reduction in impervious surface allowing for more potential of stormwater infiltration. The Project areas are greater than 800-ft from the Lake and include water quality improvement practices to treat new and existing impervious surfaces.The Project engineer has certified that these design components will protect Lake Cochichewick from any significant degradation of the quality and quantity of water in or entering the bake,due to this Project. Brooks School Doc: 123 1160&1116 Great Pond Road Map 103,Lots 26&28 Site Plan Review Special Permit 5) Fertilizers are limited to those which are either organic or slow-release nitrogen and phosphorous-five, 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. 6) The Project has been satisfactorily reviewed by the Police Department(confirming email Lt.Lanen dated Aug.27,2020),the Fire Department(confirming email Lt.Michael Beirne dated Aug.25,2020),DPW (T.Willett coming email March 12,2020). 7) A Notice of Intent was filed with the Conservation Commission. 8) Overall traffic patterns are maintained and,in areas,improved within the Site and at the southern entrance (with improved sight lines,consolidation of curb cuts and alignment with other driveways). 9) Pedestrian patterns are maintained and,in areas,substantially improved within the Site. 10)The specific 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. 11) 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. 12) 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. 13) The Project is adequately and appropriately serviced by municipal water,municipal sewer and other utilities that adequately address the need of the Project. 14) 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 fording 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 CONDMONS: 15) 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.T.Leonard& Associates and Architectural Resources Cambridge entitled "Campus Improvements: South Entrance, Admission Arrival, Main Street, Admission Building", dated May 5, 2020 and revised to September 1,2020. c) The`project"refers to the phased redevelopment and reconstruction of certain existing developed areas of the Site, including relocation of the South Entrance, removal and reconstruction of Brooks School Doc: 123 1160&. 1116 Great Pond Road Map 103,Lots 26&28 Site Plan Review Special Permit buildings, access ways and landscape areas, improvements and installation of new drainage improvements and associated landscaping. The majority of the proposed work is within the General Zone with a small portion of reconstruction of walks, parking and landscaping on the outer edge of the Non-Discharge and Non-Discharge Zones. 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 Watershed District 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 16) Throughout all lands,tree cutting shall be kept to a minimum in order to minimize erosion and preserve the natural features of the Site. 17) The Planting Plan shall include all native species. 18) The Planning 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 19) 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. 20) Two (2) copies of the signed, recorded decision and Plans must be delivered to the Planning Department. 21) The Applicant shall provide a signed version of the Illicit Discharge Statement two weeks prior to the beginning of any land disturbance. 22) The Applicant shall apply for and gain approval of a Common Driveway Special Permit from the Special Permit Granting Authority.Said Special Permit shall be recorded at the North Essex Registry of Deeds and a copy of which shall be filed with the Planning Department. 23) The Applicant will provide copies of all Decisions,Notification,and Orders of Conditions from the North Andover Conservation Commission. 24) 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. 25) A detailed construction schedule shall be submitted to the Planning Staff for the purpose of tracking the construction and informing time public of anticipated activities on the site. 26) All erosion control measures as shown on the plan must be in place and reviewed by the Planning Director. Brooks School Doc: 123 1160&1116 Great Pond Road Map 103,Lots 26&28 Site Plan Review Special Permit 27) 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 28) 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 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. 29) 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 fmdintg and three(3)days to cure said condition. 30) 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 31) 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 Planning Board.The Applicant must also submit a letter from a professional engineer certifying that there are no illicit connections to the storm drainage system. PRIOR TO RELEASE OF THE PERFORMANCE BOND 32) 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 stormwater 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. 33) The Planning Board must by a majority vote make a finding that the Site is in conformance with the approved plan. GENERAL CONDITIONS 34) Any plants,tree,shrubs,or fencing that have been incorporated into the Landscape Plan approved in this decision that die or fall into disrepair must be replaced by the Project Owner in perpetuity. 33)The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 34)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. 35)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 am.and 5:00 p.m.on Saturday. Brooks School Doc: 123 1160& 1116 Great Pond Road Map 103,Lots 26&28 Site Plan Review Special Permit 36) No open bunting shall be done except as is permitted during burning season under the Fire Department regulations. 37) The owner shall apply to the Board of Health for the appropriate dumpster permit,if needed. 38) 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. 39) 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. 40) Any revisions shall be submitted to the Planning Director for review.If these revisions are deemed substantial, the developer must 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. 41) 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 February 25,2022(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, 35) 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: South Entrance,Admission Arrival,Main Street,Admission Building Prepared for: Brooks School 1160 Great Pond Road North Andover,MA 01845 Prepared by: Whitman&Bingham Associates,A.T.Leonard&Associates and Architectural 510 510 Mechanic Street Leominster,MA 01453 Scale: 1"-40' Date: March 5,2020,Revised to September 1,2020 Stormwater Management Report Prepared for: Brooks School,1160 Great Pond Road Prepared by: WNW=&Bingham Associates,LLC Dated: March 5,2020,Revised to August 5,2020 Operation&Malntenance Plan Prepared for. Brooks School,1160 Great Pond Road Prepared by: Whitman&Bingham Associates,LLC Dated: March 5,2020,Revised to August 5,2020 Stormwater Analysis Prepared for: Brooks School, 1160 Great Pond Road Prepared by. Whitman&Bingham Associates,LLC Dated: March 5,2020,Revised to August 5,2020 cc: Brooks School Doc: 123 1160& 1116 Great Pond Road Map 103,Lots 26&28 Site Plan Review Special Permit Applicant Abutters Locus Ma • Campus Improvements: South Entrance, Admission Arrival, Main Street, Admission Building �, ' 4 L• Applicant: Brooks School 1160 Great Pond Road North Andover, 845 r MA 01 �+,,,y • r Pernllt Set I Revision 2 �� '' r ,{ ' f '•' $•'y � . eft " March 5 M September 1 2A20 Drawing st Design Team -- - Casarsheet Mieek AdnddmOsatYg Lailwap.Arraaart Lo.00 PmjectNotes L4.00 OV"Plan L0.01 Parixt/PhmAmCampusMap L4.01 DemolinosPhn A.T.Leonard&Associates L4.02 Layout&MaeerialsPhn LandscapeArcAitectert I Plaamin0 Elf1.OD•EYI.01 Mdaing CondMeas Plans L4.03 Grading&Udhtlm Plan asr�.sw•Aa el aewdr/Wala L4.04 L.andeaping Plan 10.00 lirosisn cMirol PLan-Plane l EC1.01 llraiou Conhal Phu-Phase Z3,&4 Phtte4 MderbV*$Pacx etlra Eaelr.ar: EC1.02 Braton Cm"Notes&Delaps L4.10 Overau Plan 1� Wla�tmeo lam Associates U.0 L4.11 Daw itim Plan aa� FMset Ssu1A Faharcr M2 layout d,Ma6ertsls PhD tow"WK MA Use Orersll Plan WAS Grading&Mines Plan U.01 Demolition Plan L4.14 landaap ft rho L1.02 layout&Mow"Phm A*MI"t U.03 Giadit&ULL wFlin Plase4:Arditarmwftaa L1.01 LanderaphrgPhn AD•1.00 DemdkbnPlaq-Admireiorr ��� ,sy� 0 �res'�"s' WWI% Ma AD-1.03 inFkwDeasoipion Plan-Wilder 617502MVjwvsoaaacom Fhste2:Ahbs"IC A-1.01 PkMPloorOrerAPlan-Admhabsu U." 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