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HomeMy WebLinkAbout1992-12-08WORKSHOP DBCRI(BBR 8~ 3.992 The workshop was called to order at 7:50 p.m. MEMBBP~ PP~SBNT: George Perna, Chairman, Joseph Mahoney, Richard Nardella, John Draper, Kathleen Bradley, Town Planner and Karen Nelson, Director of Planning &Community Development. The following issues were discussed: rental vs condos % limit on the number of 'rental units without going through site plan review location of proposed extension to Sutton Street; entry way through Brickstone Parking Lot. Mr. Perna recommended that right of way through parking lot remain as drawn; any changes can be made easily in the future if streets are built. Mr. Nardella asked that language about the right-of-way as shown on plan be put in the Order of Condition if a road comes in and the right-of-way is supplemented by another right-of-way across the Brickstone Property. Mr. Perna questioned sidewalks. Mr. John Nolan stated that the right-of-way as relocated needed to be recorded on the plans. The Board will send a letter to Mr. Marry Spaggat requesting him to file a plan showing relocated right-of-way. Mr. Hedstrom is preparing documents regarding easement relocation. The Board will place in the order of conditions provisions that if Sutton Street Extension is built, access through the parking lot, if required, will be provided. Mr. Hedstrom discussed the ownership of Osgood Pond. If the pond is greater then 10 acres then it is a "great pond" subject to "public tr~st" rights. The pond is presently owned by URDAC and property owners. There was a discussion on the issues and conditions. The Board wants the property to connect directly to the road if built in the future, obliged to change access. The right-of-way would be relocated to the proposed future road. Mr. Hedstrom to write the language regarding the access. There is a need for a binding Conservation easement. Mr. Nolan stated that a gift of everything from the brook over to the Town property would be deeded to the Town. Mr. Perna stated that the to~n would not want the pond because of the liability. Mr. Nardella said the town would not want it because of taxes. Mr. Perna stated that the town would not want to maintain the bridge and entry to the condo~s. The town would take a portion of land that surrounds the granite building. Mr. Mahoney suggested that the town lease the building for 99 years. Suggestions from Board members included: e 4. 5. 6. Issues to Create an appropriate lot Conservation easement for wetlands and pond. Need approval from the State. Take a portion of the property in fee 99 year lease with option to buy for $1.00 at any time. 99 year lease on building with conservation easement conveyance of entire piece of land with right to tennis court. (Mr. Hedstrom would draw up the lease.) be clarified: ® tax issue with 99 year lease with conservation easement property is sold to Sutton Mil! will the lease be included Osgood Mill (Sutton Mill) to maintain access across bridge as part ofthe Order of Conditions, if town takes in fee. do lease with conservation easement condo association to maintain entire property Other issues= 1. right-of-way - control 2. bond to be retained to build occupancy, as shown on plans. right-of-way before A landscape plan has been submitted. There is no lighting off site. The lighting will continue as it exists on site and be consistent with what is already there. There will be no night tennis court lights. Existing trees to stay. Existing sign to be illuminated at night. The Board wanted to see how the lighting of the sign would be done. All extra signs will be approved of by the Board. The fOllowing amenities are proposed: me Addition of one new elevator. New, more attractive or dramatic entries throughout the development. There will be two main entrances - one at Osgood House and the other between the Stevens and Bradstreet Houses at the new construction. Individual resident storage cubicles. Fitness/aerobics area to be located at the first floor of the Abbot House within the approximately 5,000 sq.ft. area. Community Room/gathering area with residential kitchen facility to'be located at the first floor of the Abbot House within the approximately 5,000 sq. ft. area. Resident service area located off the lobby (i.e. possible laundry drop-off and pick-up, copy machine, fax machine, vending, etc.) The additional elevator will be placed in the Order of Conditions. Parking issues: owner parking spaces to be labeled less spaces provided than required Order of Conditions to approve a certain n~mber of spaces for the project, at a minimum, as shown on the plans. "adequate parking spaces" - PDD After reviewing the original Order of Conditions, William Dolan, Fire Chief, sent a letter to E.A. Gralia Construction Co., Inc., with what the Fire Department will be requiring as well as information on the site. The following is a portion of the Chief's letter and responses from Mr. Gralia: Chief Dolan 5a: The main bridge, noted in item 4 was rebuilt and designed to carry the weight of fire apparatus. It is acceptable as designed and constructed. The second lower cement bridge was to be reconstructed but was not. You have stated that the former parking area for the "Olde Osgood Mill" office building would not be used and that the area formerly used for that purpose would be utilized for recreation, tennis court etc. Whoever owns the office building must have sufficient fire department access, in accordance with 527 CMR 25.00 relating to Obstructions and Hazards in Certain Buildinus and on Public and Private Ways particularly 25.05 Commercial Institutiona~ occupancy Buildinas. In lieu of reconstruction this bridge the department requests that .the bridge be certified as to its load capacity, and a copy of that certification sent to the fire department. In addition, the present access way leadingfrom the courtyard across the bridge and to the rear of the office building should be maintained as a fire access, through whatever means the Planning Board deems appropriate. This fire access road should be as wide as the bridge, twelve feet, and be constructed to support the weight of the fire apparatus. It should begin att he courtyard and terminate at the bridge. The access road surface does not have to be hot top. The maintenance of this fire access would not prevent the proposed recreational uses. That agreement will insure present or future owners of the property, that fire personnel will have access to this unusual building in time of a fire or emergency, Response: 5a Elm Mill Realty Trust (Elm) does not intend to reconstruct the second lower cement bridge. Although there is no access aroundthe entire three story office building, the building is fully sprinklered with a central fire alarm system. Further, Elm may be gifting this office building to the Town of North Andover in the future. Additionally, given the constraints of this site, Elm intends to construct a tennis court and/or other amenities near the bridge location. In lieu of reconstructing this bridge, you are requesting that the bridge be certified as to its 10ad capacity. This bridge is intended for pedestrian use only and, consequently, Elm does not intend to perform load testing and certifications. Chief Dolan §b It is my understanding that the entire water main has not be installed or accepted by the DPW. Once the water main is installed and is acceptable to the DPW the fire department's request will be satisfied. Response: 5b It is my understanding that all water main and related work indicated ?n the 'Anderson Nichols plans (which were previously approved by the respective Town departments and which the building permit was issued on the basis of) has been completed. Chief Dolan 5 Automatic fire sprinkler system are required to be installed in accordance with Mass. General Law Chapter 148 Section 26I. These systems shall comply with National Fire Protection Association Standard 13R within the residential areas. The cellar are shall have a system installed that is in ~o~plianc? w%th NFPA 13. This was how the original building was to be equipped but the work never completed. By completing these installations with some modifications they will be acceptable. The fire department will work Response 5d 5d2 5d3 e with the sprinkler contractor to bring about these modifications. Some of those modifications are: All installations must be inspected and tested to see if the flows will be adequate. This will be done in cooperation with the fire department. The connection for sprinkler systems protecting units and adjacent halls shall be corrected by the removal of the separate sprinkler shut off. There shall be only one shut off. When the shut off os activated both the domestic and sprinkler water shall be off. A water flow switch shall be installed in the sprinkler piping which shall activate an audio visual alarm outside the unit being protected. The sprinkler contractor shall review the entire sprinkler protection system with the Fire Chief prior to the start of any work on any existing or new system. These requirements are acceptable to us provided that they are consistent with the Anderson Nichols plans and the work which was previously performed. We assume such plans and work meet these requirements Your letter indicates that the connection for sprinkler systems protecting the units and adjacent halls is to be corrected by the removal of the separate sprinkler shut-offs. The sprinkler system design was previously approved by the respective Town departments and the sprinkler system work within the units is all but completed. Beyond that, due to inconsistent plumbing and/or piping, many of the domestic water shut-offs are after the sprinkler tap. Therefore, there would be no way to shut off the line within the unit without shutting off the main for the entire building in the event that problems occur with the piping or valve work at a particular unit. Additionally, the removal of the separate sprinkler shut-offs would be cost prohibitive. As an alternative to removing the separate shut-offs, we are willing to remove all the handles from the valves to deter the occupants from shutting off the sprinkler system within their units. You have requested that a water flow switch be installed in the sprinkler piping which shall activate an audio-visual alarm outside the unit being protected. Water flow switches were not required under the original (approved) design and no flow switches have been installed. The cost of Chief Dolan Response: 5f Chief Dolan Response: 5g flow switches is some $75 to $100 plus installation. However, the wiring of these switches is inconceivable given that the buildings have already been constructed and substantially completed. 5f The automatic sprinkler system used to protect the storage area on the lower floors would be installed in accordance with NFPA 13 and would require a fire department connection. This connection is also required under 780 CMR (Mass. Building Code) Section 1004. Water Sprinkler Systems. The fire department connections are also required on the standpipe systems required for this building. Some of those standpipes.were installed and some were not. MOst, if not all were never completed. These standpipes must be installed in accordance with 780 CMR 1012 Standpipe Systems. The fire department will work in conjunction with your contractor to insure that the proper adapters and threads are installed on these devices. These requirements are acceptable to us provided that they are consistent with the Anderson Nichols plans and the work which was previously performed. We assume such plans and work meet these requirements. 5g The field stone building has a fire sprinkler system in and the system must be maintained in a ready condition. Changes in use of the building will require fire department review for required fir protection systems and alarm systems. You stated that this building is temporarily intended to be utilized as a storage and maintenance building for the complex. Fire protection and alarm systems will be in compliance with Mass. General Law Chapter 148, 527 CMR Fire Prevention Regulations, 780 CMR the State Building Code and the Americans with Disabilities Act (ADA) for the use to which it is utilized. This matter requires further investigation by Elm. It should be noted that Elm intends to use the field stone building for maintenance and storage purposes. However, this building will be cleaned and left vacant in the event that a substantial amount of work must be done to the building to maintain a sprinkler system. We assume that no sprinkler work would be required if the building is left vacant. Chief Dolan The majority -of the fire ala=m system components have been installed but are not working. These need to be inspected, tested and be in compliance with Mass. General Law Chapter 148 Section 26B and Section 26D, 527 CMR 24, 780 CMR 1017, 1018 and ADA. The fire department will work with the selected fire alarm contractor in attaining compliance with these systems. Items 6a through 6d are still applicable, and are part of the requirements stated in the laws and regulations above. Response: 6 These requirements are acceptable to us provided that they are consistent with the Anderson Nichols plans and the work which was previously performed. We assume such plans and work meet these requirements. There was a discussion of condo's vs rental units. Staff was asked to clean up the draft decision and provided the Board with copies by the end of the week. The Greener~ - Tree Cuttina Karen Nelson, Director of Planning and Community Development discussed the issue of trees cutting for the Greenery with the Board members. The workshop adjourned at approximately 11:30 p.m. Jtnat L. Eaton, -~cretary George D. Perna, Chairman