HomeMy WebLinkAbout2020-09-15 Applications - WSP, SPR & Common Driveway So. Entrance Relocation • yE y k
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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 pgriffin(tftrooksschool.org
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+yrs; 1116 GPR:3 yrs.
3.Year lot was created: 1160 GPR:1941; 1116 GPR: 1992
4. Description of Proposed Project:
The proposed project consists of the reconstruction of existing developed areas of the Brooks School Campus consisting of the
relocation of the south entrance to campus and with removing and reconstructing buildings,access ways and landscape areas and
improvements.The work is proposed to be scheduled and undertaken in phases,beginning with relocation of the south entrance.
A maiority of work is in General Zone of WPD with some work on edge of the Non-Discharge Zone and Non-Discharge Zone.
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(Mai) 103):25 (Man 90(11
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: 1,000'+
Front Setback: 400'+ Rear Setback: 1,3001+
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: 1,000'+
Front Setback: 4001+ Rear Setback: 1,3001+
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 www.northandoverma.gov
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):
Ground Floor(Sq. Ft.): #of Floors:
Total Sq.Ft.: Height:
Use: Type of Construction:
11.Proposed Building:
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 195-8,Part 1; 195-8,Part 3; 195-10.7
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:
Print or type name here: Paul Wiffin,Chief Financial Officer
Owner's Signature: ZycU/z
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.
"Campus Improvements: South Entrance,Admission Arrival,Main Street&Admission Buildinjz"Permit Set,
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.northandoverma.aov
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 5, 2020
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 three 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
relocation of the south entrance to'campus and with removing and reconstructing
buildings, access ways and landscape areas and improvements and installing new
drainage improvements all as further described herein and in the plans and reports
submitted herewith. The proposed work would be scheduled and undertaken in
various phases, commencing with relocation of the south entrance way.
Site Plan Review and Watershed Special Permit Memorandum -- Planning Board
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II. PROPOSED PROJECT
The Owner and Applicant propose a redevelopment of the Property to include
four areas of the campus,identified as phases, as follow: (1) an area between the
existing south entrance and the 1116 Great Pond Road driveway (Phase I Area), (2) an
area located in the center of the campus between the new Center for the Arts and the
library (Phase II Area), (3) an area around the existing Admission parking (Phase III
Area), and (4) an area located in the center of the campus between the existing Head of
School House and Thorne Dormitory (Phase IV Area). These areas are all currently
developed with existing buildings, drives,walkways, and lawn/meadow areas. It is
important to note that some of the work on these areas may be scheduled undertaken
simultaneously and they may not necessarily be scheduled and undertaken in
numerical order,however, the work in the Phase I Area and the relocation of the south
entrance is of highest urgency and is currently intended to be undertaken first.
The overall project consists of the reconstruction of these existing developed
areas of the Property, as shown in the plans submitted with the application,to include:
• Removal and reconstruction of the south entrance to campus;
• Removal and reconstruction of existing buildings;
• Improved pedestrian access ways including the main campus pedestrian path;
• Increased landscaping and improved pedestrian areas around the Admission
Arrival area.
Again, all of the these proposed areas are currently developed with existing
buildings, drives, walkways, and lawn/meadow areas. With respect to buildings,
approximately 12,000 gross sq. ft. of existing.building space is contemplated to be
removed and approximately 10,450 gross sq. ft. of new building space is proposed to be
constructed for an Admission office and visitor waiting area, Head of School office and
Brooks Community Event Space (resulting in a net reduction of building space.) Ten
parking spaces are being removed and proposed to be replaced with eight new spaces
for a net reduction of two spaces.
The proposed project is consistent with and creates no increased burden on the
Property or any 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 additional parking needs are expected and parking is to occur at the same
locations as existing;
Site Plan Review and Watershed Special Permit Memorandum -- Planning Board
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• No additional Town services are expected or anticipated;
• Abutting properties will not be negatively affected;
• 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);
• Pedestrian patterns are maintained and, in areas, substantially 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;
• Safety and security with respect to accessing and within campus are improved
through the separation of vehicles and pedestrians and with the new entrance
presence and controls.
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;
• converting impervious surfaces typically contributing to pollutants (i.e. vehicular
areas) to other impervious surfaces (i.e. buildings and walkways) and landscape
areas;
• utilizing existing and proposed stormwater bio-retention areas;
• moving impervious surfaces further away from wetland resources and
improving water quality controls;
• continuing the use and implementation of the Brooks School Fertilization
Program(see attached Summary of 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 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,reductions of Great Pond Road curb cuts,
modernization of facilities including removal of dated structures, separation of
pedestrians and vehicles, and improved safety.
It is also noted that all existing structures which are proposed to be removed
have been cleared through Mass Historic as not having historic significance.
Site Plan Review and Watershed Special Permit Memorandum -- Planning Board
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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 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 the Property and project is under the jurisdiction of the North
Andover Conservation Commission, and will require additional separate filing with
North Andover Conservation Commission.
As it relates to the Watershed Special Permit, since the lots were created prior to
October 24, 1994, the associated Non-Disturbance Zone extends 100-ft and the Non-
Discharge Zone extends 325-ft from the wetlands in the District. The majority of the
center of campus improvements associated with the Main Street and Admission
Building phases of this project are within the General Zone. The Admission Arrival
work is along the outer edge of the Non-Discharge Zone, consisting of the
reconstruction of walks and installation of decking,landscaping and rain garden, are no
closer to the wetlands than existing developed areas (tennis courts). Finally, the
proposed removal and reconstruction of the south entrance is within the Non-
Disturbance and Non-Discharge Zones associated with the adjacent wetlands. The
relocation of the south entrance moves the driveway to areas further away from the
environmentally sensitive areas and returns current impervious areas within 50' of
wetlands to landscape. The relocation of the south entrance consists of removal of
existing driveway,reconstruction of existing driveway,construction of new driveway,
modification and restoration of fieldstone walls, stormwater controls, and installation of
improved security measures of a gatehouse and gate.
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.
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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.
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.
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 use 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.
r
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.
Site Plan Review and Watershed Special Permit Memorandum -- Planning Board
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The architectural style of the proposed addition 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.
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, and in fact represents a net reduction.
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.
The relocated driveways have been designed to provide improved site
circulation, sight lines and traffic queuing, and allows for safe stopping
distances and for safer and improved access to and egress from the site.
The proposed landscaping is designed so as not to impede the available
sight distances. The improvements to the driveway and site circulation
will allow for improved and safer circulation on site.
b. Provision for access to adjoining properties shall be provided as
appropriate.
Project designed to enhance and improve access and circulation to Great
Pond Road.
C. Driveways shall be located opposite each other wherever possible.
See plan.
Site Plan Review and Watershed Special Permit Memorandum -- Planning Board
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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.
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(4195-10.7)
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 use is allowed and consistent with current use. 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. 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.
Site Plan Review and Watershed Special Permit Memorandum -- Planning Board
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C. There will be no nuisance or.serious hazard to vehicles or pedestrians.
Driveways have been located to provide for the best available sight
distance. Site improvements have been designed to maximize on-site and
off-site safety.
d. Adequate and appropriate facilities will be provided for the proper
operation of the proposed use.
The project is adequately and appropriately serviced by municipal water,
municipal sewer and other utilities that adequately address the needs of
the Project. Stormwater management facilities will provide adequate
treatment of stormwater in accordance with applicable requirements.
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 continuation of existing use. Second,the project allows for substantial
improvement to access, including curb cuts and circulation,for the
existing site to increase safety, 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, complies with the
Zoning By-Law. 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.
Site Plan Review and Watershed Special Permit Memorandum -- Planning Board
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9
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,
t
Brian G. Va an, Esq.
Smolak &Vaughan LLP
East Mill,21 High Street,Suite 301
North Andover, Massachusetts 01845
Tel. (978) 327-5217
Fax (978) 327-5219
Site Plan Review and Watershed Special Permit Memorandum -- Planning Board
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10
PLANNING DEPARTMENT
Community&Economic Development Division +
Special Permit—Watershed Permit Application
Please type or print clearly. c ,
1.Petitioner: Brooks School
Petitioner's Address: 1160 Great Pond Road North Andover,MA 01845
Telephone number&email: 978-725-6300 pgriffin(abrooksschool.org
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+yrs; 1116 GPR: 3 yrs.
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 proposed project consists of the reconstruction of existing
developed areas of the Brooks School Campus consisting of the relocation of the south entrance to campus
and with removing and reconstructing buildings,access ways and landscape areas and improvements.The
work is proposed to be scheduled and undertaken in phases,beginning with the relocation of the south
entrance and access way.A majority of proposed work is in the General Zone with some work on the outer
edge of the Non-Discharge Zone;south entrance work is in Non-Disturbance and Non-Discharge Zones.
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#: 53.0&745 Page#: 290&61,RL Cert#17758
8.Existing Lot:
Lot Area(Sq.Ft): 7,500,000 Building Height:
Street Frontage: 3,350':L Side Setbacks: 1,000'+
Front Setback: 400'+ Rear Setback: 1,300'+
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: 1,000'+
Page 1 of 2
120 Main Street, Planning Dept., North Andover, Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.northandoverma.gov
Front Setback: 400'+ Rear Setback: 1,3001+
Floor Area Ratio: <0.2:1 Lot Coverage: <5%
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):
Ground Floor(Sq.Ft.): #of Floors:
Total Sq. Ft.: Height:
Use: Type of Construction:
12.Proposed Building:
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(13)(2)(a), 195-4.19(C)(2)(a),(b),(d),(e),(f),(g), 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 Signature: AP'Ll
Print or type name here: Paul Griffit,Chief Financial Officer
Owner's Signature: AM FcPt-
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.
"Campus Improvements: South Entrance,Admission Arrival,Main Street&Admission
Building"Permit Set,Stormwater Analysis,Memorandum in Support
Page 2of2
120 Main Street, Planning Dept., North Andover, Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.northandoverma.gov
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PLANNING DEPARTMENT
Community& Economic Development Division
Special Permit— Site Plan Review— Instructions
Procedure and Requirements for Filing an Application for Site Plan Review;
The following information must be submitted thirty(30)days prior to the first public hearing. Failure to submit the required information within the time
periods prescribed may result in a dismissal by the Planning Board of an application as incomplete. The information herein is an abstract of more
specific requirements listed in the Zoning Bylaw and is not meant to supersede them.
➢ Step 1: Pick up application package:
The petitioner picks up complete application package
➢ Step 2: Special Permit Application Form:
Petitioner completes three(3)copies of the application form.All information as required shall be completed.
➢ Step 3: Plan Preparation:
Petitioner submits all of the required plan information as cited in sections 8.3 and 10.31 in the North Andover Zoning Bylaw.
➢ Step 4: Submit Application:
On or before noon on the application deadline date the petitioner goes to the Town Clerk to obtain a time stamp on three(3)
applications. Leave one application with the Town Clerk and bring two(2)time stamped applications to the Planning
Department. Petitioner submits to the Planning Department two(2)sets of full size plans 1"=40'no larger than 24"06"
prepared by a Registered Professional Engineer or Land Surveyor. Petitioner submits an additional three(3)sets of plans no
larger than 11"x17". Petitioner must submit an-electronic PDF version of all submission material. Application must include
submittal of outside consultant review escrow form. r
➢ Step 5: Submit Filing Fees:
The petitioner submits two separate checks for filing fees and outside consultant fees. SEE FEE SCHEDULE
➢ Step 6: Mail Application to Outside Consultant:
The petitioner mails a copy of the plan and application to the outside consultant for review.Please contact the Planning Department for
more information.
➢ Step 7: Notification of Parties in Interest:
Petitioner picks up an updated certified abutters list from the Assessor's office(located at 120 Main St.) It is to be submitted
as part of the application submittal.
➢ Step 8: Legal Notice:
The petitioner is responsible for delivering the legal notice to the newspaper to be published and is responsible for costs for
same. The petitioner is responsible for the costs for certified mailing of the legal notice to each abutter. See specific
updated instructions for certified mailing of legal notices on the Planning Department website.
➢ Step 9: Public Hearing before the Planning Board:
The petitioner should appear in his/her behalf,or be represented by an agent or attorney. In the absence of any appearance without
due cause on behalf of the petitioner,the Planning Board shall decide on the matter by using the information it has otherwise been
provided.
Page 1 of 4
120 Main Street, Planning Dept,, North Andover, Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www,northandoverma.gov
➢ Step 10:Decision:
Decision is sent to the petitioner. Any appeal of the Planning Board's decision may be made pursuant to Massachusetts General Laws
c.40A sec. 17 within 20 days after the decision is filed with the Town Clerk.
➢ Step 11: Recording Certificate of Decision Plans:
The petitioner is responsible for recording certification of the decision and any accompanying plans at the Essex North
Registry of Deeds,Lawrence Massachusetts. Petitioner should bring in one recorded copy of the decision and three paper
copies of the recorded plan of land along with the proof of recording cash register slip to the Planning Department
GENERAL REQUIREMENTS TO BE MET FOR OBTAINING A SITE PLAN REVIEW SPECIAL PERMIT
Written Documentation
Applications for a special permit must be supported by a legibly written or typed memorandum setting forth in detail all
facts relied upon.Addressing each of the below points individually is required with this application.
➢ Encouraging the most appropriate use of land;
➢ Preventing overcrowding of land;
➢ Conserving the value of land and buildings;
➢ Lessening congestion of traffic;
➢ Preventing undue concentration of population;
➢ Providing adequate light and air;
➢ Reducing the hazards from fire and other danger;
➢ Assisting in the economical provision of transportation,water,sewerage,schools,parks,and other public facilities;
➢ Controlling the use of bodies of water,including watercourses;
➢ Reducing the probability of losses resulting from floods;and
➢ Reserving and increasing the amenities of the Town;AND
ZONING BYLAW SECTION 10.31
The Special Permit Granting Authority must have all the following conditions met:
➢ The specific site is an appropriate location for such a use,structure or condition;
➢ The use as developed will not adversely affect the neighborhood;
➢ There will be no nuisance or serious hazard to vehicles or pedestrians;
➢ Adequate and appropriate facilities will be provided for the proper operation of the proposed use;
➢ The Special Permit Granting Authority shall not grant any Special Permit unless they make a specific finding that the use is in
harmony with the general purpose and intent of this Bylaw.
SPECIFIC REQUIREMENTS TO BE MET FOR OBTAINING A SITE PLAN REVIEW SPECIAL PERMIT
Written Documentation
Applications for a special permit must be supported by a legibly written or typed memorandum setting forth in detail all
facts relied upon.
See Bylaw Section 8.3 Site Plan Review,
NOTE: A Special Permit once granted by the Planning Board will lapse in two (2)years if not exercised unless the Planning
Board grants an extension.
Page 2 of 4
120 Main Street, Planning Dept., North Andover, Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.northandoverma.gov
9. Required Lot(as required by Zoning Bylaw):(See Site Plans submitted).
Lot Area(Sq. Ft): 87,120 Building Height: 35'
Street Frontage: 175' Side Setbacks: 30'
Front Setback: 30' Rear Setback: 30'
Floor Area Ratio: nla Lot Coverage: nla
10. Existing Building(if applicable): (See Site Plans submitted).
Ground Floor(Sq. Ft.): #of Floors:
Total Sq. Ft.: Height:
Use: Type of Construction:
11. Proposed Building: (See Site Plans submitted).
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 Article 2 $ 195-2.2.—Definitions
Driveway)and Article 10 § 195-10 7A[special permit-generall of Chapter 195--North
Andover Zoning Bylaw
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:
Print or type name here: Brian G.Vau han Es a,authorized agent for Brooks School
Owner's Signature:
Print or type name here- Brian G.V ughan Esq., authorized agent for Brooks School
See Owner and Applicant authorizations attached hereto.
15. Please list title of plans and documents you will be attaching to this application.
Plan set entitled, "Campus Improvements: South Entrance, Admission Arrival, Main Street, Admission
Building,"Applicant: Brooks School, 1160 Great Pond Road, North Andover, MA 01845, Permit Set: March
5, 2020, Revision 1:August 5,2020.
Page 2 of 2
120 Main Street, North Andover, Massachusetts 01845
Phone 978.688.9535 Fax 978,688.9542 Web www.northandoverma.gov
OWNER AUTHORIZATION
Brooks School,1116 &1160 Great Pond Road,North Andover (the"Property")
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 Planning Board,Conservation
Commission,Building Department,Zoning Board of Appeals or any other in
board, office or department as may be necessary,in connection with the
proposed campus redevelopment and improvement projects related to the South
Entrance, Admission Arrival,Main Street&Admission Building(the"Projects"),
including without limitation the filing of 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 5,2020
Brooks School
By:
z�
Name: Pa
Title: Chief Financial Officer
{00150847;v1}
e•'Q 26 �
•
•
•
PLANNING DEPARTMENT
Community&Economic Development Division
Special. Permit- Common Driveway Special Permit Application
Please type or print clearly.
1. Petitioner: Brooks School
Petitioner's Address:Attn: Paul Griffin 1160 Great Pond Road North Andover MA 01845
Telephone number: (978)725-6300
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+yrs.; 1116 GPR:3 yrs.
3.Year lot was created: 1160 GPR: 1941: 1116 GPR: 1992
4. Description of Proposed Project: Common Driveway to serve as access to both 1160 Great Pond
Road (Brooks main campus)and 1116 Great Pond Road which is an adjacent residential parcel in common
ownership by the Applicant.
5. Description of Premises: Existing developed campus of Brooks School located on Great Pond Road
6.Address of Property Being Affected: 1116 Great Pond Road and 1160 Great Pond Road
Zoning District: Residence 1
Assessors Map: 103 and 90C Lot#: 26 28 and 25
Registry of Deeds: Book#:530 and 745 Page#:290 and 61• RL Cert#17758
7. Existing Lot: (See Site Plans submitted)
Lot Area(Sq. Ft): 7,500,000+/- Building Height:
Street Frontage:3 350'+l- Side Setbacks: 1,000'+
Front Setback: 400'+/- Rear Setback: 1,300'+
Floor Area Ratio:<0 2:1 Lot Coverage:<5%
8. Proposed Lot(if applicable): (See Site Plans submitted)
Lot Area(Sq. Ft): 7,500,000+l- Building Height:
Street Frontage:3,350'+/- Side Setbacks: 1,000'+
Front Setback: 400'+/- Rear Setback: 1,300'+
Floor Area Ratio: <021 Lot Coverage:<5%
Page 1 of 2
120 Main Street, North Andover, Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.northandoverma.gov
TOWN OF NORTH ANDOVER PLANNING BOARD
APPLICANT: Brooks School
OWNER: Brooks School
PROPERTY: 1116 and 1160 Great Pond Road
Map 103 & 90C, Lots 26, 28 & 25
MEMORANDUM IN SUPPORT OF APPLICATION
FOR COMMON DRIVEWAY SPECIAL PERMIT
(Article 2, §195-2.2.—Definitions—Driveway) and,Article 10, §195-10.7A [special
perinit-general], of Chapter 195--North Andover Zoning Bylaw)
I. INTRODUCTION
Brooks School as applicant and owner (the "Applicant") is requesting Planning
Board approval of a common driveway special permit in connection with the proposed
relocation of the South Entrance of the Brooks School campus (the "Property") from its
existing location near the tennis courts on the 1160 Great Pond Road parcel to the
location of an existing residential driveway on the 1116 Great Pond Road parcel. More
specifically, the Applicant proposes to close and remove the existing south entrance to
campus as well as to close and remove two other existing residential driveways from
campus to Great Pond Road and to construct a new common driveway over a segment
of the now existing residential driveway located at 1116 Great Pond Road, that would
then connect the lots internally on the Property providing access to 1160 Great Pond
Road from the newly reconstructed South Entrance to be located at 1116 Great Pond
Road, and all as shown in the application materials and plans filed with the Planning
Board.
As described at the August 18, 2020 Planning Board hearing,because the
Property includes separate lots that are not being combined and since access to the 1160
Great Pond Road parcel will be provided by way of a common driveway over a
separate lot of record, namely 1116 Great Pond Road, the zoning bylaw would require
issuance of a common driveway special permit. The common driveway area on 1116
Great Pond Road, along with associated improvements, are currently under review by
the Towns peer review consultants in connection with Site Plan review and the
Watershed Special Permit applications that have already been submitted, and
accordingly, the Applicant incorporates by reference, all of the materials filed with the
Board in the March 5, 2020 applications with respect to the Property by the Applicant,
as amended, as well as all supplemental materials filed by the Applicant, the Town,
including peer review, and all other materials maintained in the public record, into this
Application.
{00169197;v1}
Coimnon Driveway Special Permit Memorandum -- Planning Board
1
II. REQUIRED RELIEF
Based upon our discussions with the Town Planner and previous discussions at
the August 18, 2020 hearing on the related applications, it has been determined that a
common driveway special permit will be required for the proposed driveway easement
area pursuant to Article 2, § 195-2.2. (Definitions - Driveway) and, Article 10, § 195-
10.7A [special permit- general], of Chapter 195 -- North Andover Zoning Bylaw).
III. COMMON DRIVEWAY SPECIAL PERMIT CRITERIA
A. COMMON DRIVEWAY CRITERIA (§ 195-2.2)
Article 2, § 195-2.2. (Definitions) of the North Andover Zoning Bylaw defines
"Driveway" as "[a] way located on a lot, which provides vehicular access to the
buildings on the lot. Each driveway shall service no more than one lot. Subject to the
granting of a special permit from the Planning Board, a driveway may be shared by not
more than two lots. Each such shared driveway must be regulated by a recorded
maintenance agreement running in perpetuity with the land."
The Applicant intends to create a shared, or common, driveway for the benefit of
both 1116 Great Pond Road and 1160 Great Pond Road, and the shared driveway can be
regulated by a recorded maintenance agreement running in perpetuity with the
Property. As was discussed at the August 18, 2020 hearing related to the Site Plan
review, however, the Applicant would request that the Board waive the requirements
for an easement or recorded maintenance agreement in as much as both lots are in
common ownership by the Applicant and neither lot is intended to be sold or conveyed.
Instead, the Applicant would request that the Board issue a decision with a condition
that the lots remain in common ownership and provides that in the event the ownership
of the two lots were ever to be transferred or segregated in the future that an easement
and maintenance agreement be approved by the Planning Board and recorded.
Moreover, the proposed common driveway meets the general special permit criteria as
described below.
B. SPECIAL PERMIT APPROVAL CRITERIA (§195-10.7AI
Section 195-10.7A of the Zoning Bylaw provides that the Planning Board shall
not approve any such application for a Special Permit unless it finds that in its
judgment all the following conditions are met. The following lists the criteria under
§ 195-10.7A (1) and how these criteria are met.
(00169197;vl)
Cormnon Driveway Special Pennit Memorandum -- Planning Board
2
(a) The specific site is an appropriate location for such a use, structure or
condition.
Both lots are already incorporated into and used as part of the Brooks
School campus and the proposed common driveway serving both 1116
and 1160 Great Pond Road is an appropriate location for the proposed
access and is a safer location and more environmentally friendly location
for the South Entrance to campus than the existing location. The site
design for the common driveway will not change from that previously
proposed in connection with site plan review, and the pastoral nature of
the campus and the proposed access compliments the surrounding uses
and provides for sufficient traffic, curb cut and circulation improvements.
(b) The use as developed will not adversely affect the neighborhood
character.
Since the common driveway will be located in the exact same location as
the existing driveway for 1116 Great Pond Road and more dangerous
(blind) driveways will be eliminated, the proposed use of a common
driveway will not adversely affect but instead will improve the
neighborhood character. Accordingly, the proposed common driveway
use is well suited for its proposed location.
(c) There will be no nuisance or serious hazard to vehicles or pedestrians.
As noted above, the common driveway accessing Great Pond Road will be
located in the same location as an existing driveway, and is located to
provide for the best available sight distance on Great Pond Road, and is
designed to provide the most safe and efficient access and egress to the
South portion of campus for automobile, truck and pedestrian traffic.
(d) Adequate and appropriate facilities will be provided for the proper
operation of the proposed use.
Adequate and appropriate facilities will be provided for the proper
operation and use of the common driveway, including a security gate
properly distanced from Great Pond Road as well as other layout, security
and design features.
(e) The use is in harmony with the general purpose and intent of this
Zoning Bylaw.
{00169197;v1}
Common Driveway Special Permit Memorandum -- Planning Board
3
In addition to the reasons described herein and as shown on the Plan and
other information submitted as part of this special permit process, the
proposed common driveway use is in harmony with the general purpose
and intent of this Zoning Bylaw for the following reasons. First, the
location of the proposed common driveway continues to be ideally suited
as an existing driveway related to an existing use,will allow for more
dangerous existing driveways to be removed and eliminated, provides
better site lines than the existing South entrance at 1160 Great Pond Road
and is better suited to serve as one of the main points of access and egress
to the Property and campus. Further, the proposed common driveway, as
shown on the Plan, complies with the Zoning By-Law. For these reasons,
all of the proposed improvements and enhancements noted herein and in
the application materials incorporated herein, which are associated with
the common driveway, are in harmony with the general purposes and
intent of Section 1 ("Purposes") of the North Andover Zoning Bylaw.
IV. REQUEST FOR APPROVAL
For the above reasons, the Applicant, Brooks School, respectfully request that the
Planning Board make the required findings and conditions for the approval of the
common driveway special permit pursuant to Article 2, § 195-2.2.(Definitions -
Driveway) and, Article 10, § 195-10.7A (special permit- general), of Chapter 195, of the
North Andover Zoning Bylaw, and grant the Applicant's request for a Common
Driveway Special Permit.
Respectfully submitted,
Brooks School
By its agent,
I
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
List of Enclosures
A -- Certified Abutters List
B -- Authorization
C -- Plan
{00169197;v1}
common Driveway Special Pennit Memorandum -- Planning Board
4
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 traffic improvements are
proposed to mitigate any impacts for the benefit of nearby and
surrounding residential uses.
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 with a suitable stormwater
management infiltration system to ensure that there is no adverse impact
to any nearby wetland resource areas as a result of the Project.
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 available. Sufficient capacity exists within the municipal system
to accommodate the proposed project's water and sewer needs which are
not changed.
d. Adequacy of the proposed drainage system within and adjacent to the
site to handle the increased runoff resulting from the development.
A drainage and stormwater management system has been designed for
the project, to accommodate and improve drainage for the redevelopment
of the Property. All drainage and runoff systems are designed to prevent
the contamination of groundwater. Please refer to the Plans and
Stormwater Report submitted with Applicant's application for additional
information.
Site Plan Review and Watershed Special Permit Memorandum -- Planning Board
{00150858;v1}
5
OWNER AUTHORIZATION
Brooks School,1116 &1160 Great Pond Road,North Andover (the"Property")
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 Planning Board,Conservation
Commission, Building Department,Zoning Board of Appeals or any other in
board,office or department as may be necessary,in connection with the
proposed campus redevelopment and improvement projects related to the South
Entrance, Admission Arrival,Main Street&Admission Building(the"Projects"),
including without limitation the filing of 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 5,2020
Brooks School
By:44ti?f
Name: Pa
Title: Chief Financial Officer
(00150847;vl)
i
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Abutter to Abutter( )BuildingAept. ( ) Conservation ( X ) Zoning
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Town of North Andover
Abutters Listing
REQUIREMENT. MGL 40A,Section it slates In pad'Parties In interest as used In Ibis chapter shall mean the petitioner,
abutters,owners of land dirediyopposhe on any public or private way,and abutters to abutters within
three hundred(300)feet of the property line of the patltioner as they appear on the most recent applicable
tax list,riot withstanding that the land of any such owner Is located In anothat city or tarn,the planning
board of thachy or torn,and the planning board of every abutting city or town."
t
Subject Property., j
1LAP PARCEL'S Name Address i
103 26&28 BROOKS SCHOOL 1160 Great Pond Road,North Andover,MA 01846 f!!
90.0 26 BROOKS SCHOOL 1160 Great Pond Road,North Andover,MA 01845 I
Abutters Properties
Man Parcels Name Address
62 9 Lorraine Francine Otte 1439 Great Pond Road,North Andover,MA 01845
62 24 James Yelsils 1408 Great Pond Road,North Andover,MA 01845
62 25 BJS Realty Trust 1420 Great Pond Road,North Andover,MA 01845
82 26 1430 Great Pond Road Trust 1430 Great Pond Road,North Andover,MA 01845 I
62 40 Geraldine Murphy 1438 Great Pond Road,North Andover,MA 01845
62 48 Eileen Donovan 133 Bonny Lane,North Andover,MA 01845
62 72 Thomas Melvin 1427 Great Pond Road,North Andover,MA 01845
62 79 Matthew McLennan 34 Campion Road,North Andover,MA 01845
62 80 M.P.Bartolotta Really Trust 48 Campion Road,North Andover,MA 01845 ;
62 81 Jacqueline Comiskey 2010 64 Campion Road,North Andover,MA 01845
62 82 Gregory Johnson 72 Campion Road,North Andover,MA 01845
62 83 Tameka Geaslen 80 Campion Road,North Andover,MA 01845
62 84 J&A Realty Trust 96 Campion Road,North Andover,MA 01846
62 85 Saying Zhang 108 Campion Road,North Andover,MA 01845
62 86 S&S Sigman 2014 Family Trust 120 Campton Road,North Andover,MA 01845
62 87 Hy-Tu Van Vo 125 Campton Road,North Andover,MA 01645
62 88 Daniel Hudder 115 Campion Road,North Andover,MA 01845
62 89 ChleulyThi Dac 107 Campion Road,North Andover,MA 01845
62 90 Nicholas Papapetros 95 Campion Road,North Andover,MA 01845
62 91 Joseph Levis,Jr 79 Campton Road,North Andover,MA 01845
62 92 Andrew Sailer 65 Campion Road,North Andover,MA 01846
90.0 22 Gary Martin 179C Lakeshore Road,Boxford,MA 01921
90.0 23.1 Aaron Clark 1401 Great Pond Road#1,North Andover,MA 01645
90.0 23.2 Marcie Rae Jacobson 1402 Great Pond Road#2,North Andover,MA 01845
90.0 23-3 John Rally 1401 Great Pond Road#3,North Andover,MA 01845
90.0 23.4 Jeffrey Clements 1401 Great Pond Road#4,North Andover,MA 01845
90.0 23-5 Brian Cuscia 1401 Great Pond Road#5,North Andover,MA 01845
901C 23.0 Rebecca Vellfeux 1401 Great Pond Road 0,North Andover,MA 01845
90.0 23-7 Patrick Wolfgang 170 Great Pond Road, North Andover,MA01845
90.0 23.8 Ronald Cusca 1401 Great Pond Road#12,North Andover,MA 01845
90.0 23-9 Nlchole Harrison 1401 Great Pond Road#9,North Andover,MA 01845
90.0 23-10 Daniel Connelly 1401 Great Pond Road#10,North Andover,MA 01846
90.0 23-11 Glenlce Boyd 1401 Great Pond Road#11,North Andover,MA 01846
90.0 23-12 Ronald Cuscia 1401 Great Pond Road#12,North Andover,MA 01645
90.0 23-13 William Andrus 1401 Great Pond Road#13,North Andover,MA 01845
9D.0 23.14 Mamie Sheeran 1401 Great Pond Road#14,North Andover,MA 01846
90.0 23-15 Lorraine Jackson 1401 Great Pond Road#15,North Andover,MA 01045
90.0 23-16 Max Kartsev 1401 Great Pond Road#16,North Andover,MA 01845
90.0 23-17 Jolalne Muldoon PO Box 1056 Glen,NH 03838
90.0 23-18 William Scione,Jr 1401 Great Pond Road#18,North Andover,MA 01846
90.0 24 Charles Webb 1387 Great Pond Road,North Andover,MA 01845
90.0 26 Robert Patton 1403 Great Pond Road,North Andover,MA 01845
90.0 27 Eric Peterson One Pond Street,North Andover,MA 01846
9D.0 40 McNair Family Holding Trust 1405 Great Pond Road,North Andover,MA 01845
90.0 41 Robert Bemardin,Jr 1407 Great Pond Road,North Andover,MA 01846
103 1,2,3,10,&126 Brooks School 1160 Great Pond Road,North Andover,MA 01845
103 24&129 SB French Really Trust 1092 Great Pond Road,North Andover,MA 01845
Lake Cochtchewick Commonwealth of MA 100 Cambridge Street,Boston MA 02114
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