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HomeMy WebLinkAboutApplication - 1160 GREAT POND ROAD 2/13/2004 Town of North Andover Planning Boar ' Application for Watershed Special hermit Please type or print clearly. 1. Petitioner: Brooks School Petitioner's Address: 1160 Great Pond Rd. , No. Andover, MA 01845 Telephone number: 978-686-6101 2. Owners of the Land: Same as above. Address: Number of years of ownership: 75 years. 3. Year lot was created: 192$ 4. Is the lot currently on septic or sewer? Sewer. If on sewer,please provide date the sewer connection was completed: 1982. 5. Description of Proposed Project: Two single-family houses and associated site work and utility connections. Each house is intended as a residence fora faculty member and his or her family. 6. Description of Premises: Campus of long-established private boarding school. 7. Address of Property Being Affected 1160 Great Pond Road Zoning District: R-2 Assessors: Map: 90C Lot# 25 and Map 103, Lbt 28 Registry of Deeds: Book#:_530 Page#: 290 8. Existing Lot: (40 existing bldgs. Lot Area(S4.Ft) .7,187,000 BuildingHeigbt Varies & Athletic Ctr.. not Street Frontage: 3,500 Side Setbacks: 70' Bigelow House yet con- Front Setback: 170' Maint. Bldg. Rear Setback: 45' Boat House structed.) Floor Area Ratio: 0.07* Lot Coverage: 0.10* 9. Proposed Lot(if applicable): Lot Area(Sq.Ft) Same Building Height Same Street Frontage: Same Side Setbacks: Same Front Setback: Same Rear Setback: Same Floor Area Ratio: 0.07** Lot Coverage: 0.10** * Includes Athletic Center, which has approved permits, but has not started construction. **Proposed faculty houses not large enough to change floor area ratio or lot coverage. 10. Required Lot(as required by Zoning Bylaw): Lot Area(Sq.Ft) 43,560 Building Height 35' Street Frontage: 150' Side Setbacks: Front Setback: 30' Rear Setback: 30 Floor Area Ratio: N/A Lot Coverage. N/A 11. Existing Building(if applicable): 40 existing buildings Ground Floor(Sq.Ft.) #of Floors: Total Sq.Ft. Height: Use: Type of Construction 12. Proposed Building: Ground Floor(Sq.Ft.) 2 x 1080 #of Floors: 2 Total Sq.Ft. 2 x (2100 + 440 garage) Height: 31 feet Use: R3 Type of Construction 5B 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? Aug. '03: Athletic facility, Type 2B, Protected; Apr. '99: Dining Hall, Type 26 (steel frame, 14. Section of Zoning Bylaw that Special Permit Is Being light Requested 4. 136 — Watershed Protection District gauge inf illy unprotected) 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 CIerk'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 B oard of this application as incomplete. Petitioner's Signature: Print or type name here: James R. .Pugh, Business Manager, Brooks School Owner's Signature: _./ Print or type nameb/ere: Barbara B. Hermann, Assistant Business Manager 16. Please list title of plans and documents you will be attaching to this application. See attached list. Title Sheet C1 - General and Civl Notes, Legend, Symbols, and Abbreviations C2 - Watershed Protection District Plan C3 - Proposed Site Plan C4 - Erosion Protection Details C5 - Civil Details NARRATIVE Application for Watershed Special Permit P SO " Observatory Hill Faculty Housing Brooks School North Andover, Massachusetts Revised February 27, 2004 Original February 12, 2004 Introduction Brooks School proposes to construct a pair of single-family dwellings for faculty housing. Each building is intended as a residence for a faculty member and his or her family. The site location is adjacent to Thompson House, a faculty residence, on the south fringe of the campus. The project includes the two dwellings, an extension of the Thompson House access drive, and connection of water, sewer, electric, telecom, and gas utilities. Each dwelling will be two stories with attached two-car garage, full basement with bulkhead, and on-grade rear patio. Architecture will be consistent with the established character of the campus. Watershed Protection District A significant portion of the school campus lies within the watershed of Lake Cochichewick. Attached with this application is a campus plan on which the various zones of the Town's Watershed Protection District are shown. A portion of the proposed project lies within the Non- Discharge Zone of the District, which triggers the need for the Special Permit. Drainage on the south side of campus is somewhat unusual. A wetland along Great Pond Road flows into a piped drain network constructed many years ago. This network picks up inlets along Maple Drive and from the rear of the library, and discharges to a narrow ditch channel below Thompson House that empties into the lake near the school's boat house. See plan. The wetland and stream channel qualify as "wetland resource areas"tributary to the lake, as defined in the Zoning Bylaw. As the lot was created well before 1994, there is no Conservation Zone and dimensions of the Non-Disturbance and Non-Discharge Zones are taken from Table 2 of section 4.136 of the Zoning Bylaw. These zones are shown on the plan. Note that the only point along the channel which dictates zone boundaries for the proposed site is the point of discharge of the drain network. For this reason, flagging of the narrow wetland along the channel down to the lake was deemed to be unnecessary for this application. Stormwater Management The Building Requirements of the Zoning Bylaw require implementation of best management practices in regards to site drainage. Special Permit requirement 4.g, requires groundwater recharge for projects involving new impermeable areas in the Non-Discharge Zone. The site is designed to transport runoff in long and gradual grassy swales to assure that treatment is provided for the low levels of sediment, etc., which may be present from time to time. The layout directs stormwater away from the Non-Discharge Zone. The one proposed catch basin will have a deep sump and be equipped with and oil and grease hood, similar to those on several recent projects constructed on campus. During construction, erosion and sediment control measures will be implemented (see plans) to alleviate the possibility of a muddy discharge off site. Groundwater recharge will be accomplished by intercepting clean roof runoff from the two houses and directing it to buried chambers for infiltration into the ground. Percolation and soil classification testing was conducted by Norse Environmental. Calculations for recharge are attached which follow the methods in the Massachusetts Stormwater Management Standards. The infiltrators are situated downgradient of, and a minimum of 30 feet horizontally from, the foundation underdrains of the basements to avoid short-circuiting of the recharge. In addition to the Norse testing, RFS conducted three general test pits on site. The soils were consistent with that found by Norse and there was no refusal down to 9 feet. General Requirements for Watershed Special Permit 1. Encouraging the most appropriate use of land. The School has long provided some faculty members with on-campus housing, and having resident faculty is an important element in the School's programs. 2. Preventing overcrowding of land. Though a boarding school with some resident faculty and staff, there are fewer persons per acre on the large 165-acre campus than would be typical on a fully developed portion of the Town's R-2 zone,which allows 1-acre lots. 3. Conserving the value of land and buildings. The architectural design of the proposed buildings and treatment of the site will be in keeping with the high quality of buildings and grounds on the campus and on neighboring parcels. 4. Lessening congestion of traffic. The persons who will occupy the houses are presently commuting to the campus over town roads. 5. Preventing undue concentration of population. See 2., above. 6. Providing adequate light and air. There will be adequate separation of buildings for adequate light and air. 7. Reducing the hazards of fire and other danger. The Fire Department has been consulted as to emergency access and there is a nearby fire hydrant. 8. Assisting in the economical provision of transportation, water, sewerage, schools,parks, and other public facilities. The project will not overburden town utilities, transportation, or schools. 9. Controlling the use of bodies of water, including watercourses. The project design respects the fact that Lake Cochichewick is the Town's water supply. 10. Reducing the probability of losses resulting from floods. The scale of the project and its relation to the Lake mitigate any increase in the potential for downstream flooding. 11. Reserving and increasing the amenities of the Town. Brooks School itself is often mentioned as an amenity of the Town, and this project is entirely consistent with the character of the campus. a. The specific site is an appropriate location for such a use, structure, or condition. The project is consistent with the long-established campus, both as to appearance and use. b. The use as developed will not adversely affect the neighborhood. The high standard of established architectural and site design will be maintained. An existing mature stand of blue spruce trees will remain in place, and will screen the two houses from the view of the nearest neighbor. c. There will be no nuisance or serious hazard to vehicles or pedestrians. The location of the houses far from any Town road precludes any such hazard. d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. All necessary utilities are readily available for straightforward connection to the proposed buildings without need of extensive upgrading. No Town-owned utilities need to be modified in any way. e. 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. We believe there is nothing about this project that is inconsistent with any Town plan, regulation, or policy. Specific Requirements for Watershed Special Permit 1. Certification of no degradation. The undersigned, a Registered Professional Engineer in the Commonwealth of Massachusetts, hereby certifies that this project, if constructed in accordance with the plans, will not result in any significant degradation of the quality or quantity of water in or entering Lake Cochichewick. 2. No reasonable alternative location. The School has looked at quite a number of sites for these houses, and has concluded that other possible sites, such as the top of Observatory Hill or the west side of the Classroom Building, have the effect of robbing the School of potential sites in the future for major projects in the School's master plan, namely a new science building, an arts center, and a new dormitory. Furthermore, the School does not wish to take out any of the existing playing fields, which are quite valuable to the School's program. Although it is possible to move the two houses higher on Observatory Hill, this creates driveway problems and increases the visual impact of the two houses on the rest of campus (particularly in the major walkway between the Library and the Academic Building). The vista south to Observatory Hill is an important visual feature for the School, and placing the houses farther uphill would compromise this vista. Also, if the houses were closer to the Observatory, light from the houses might interfere with the night time use of the Observatory. 3. Waste treatment. There is no industrial waste treatment associated with the project. 4. Groundwater nitrogen. It is the School's policy not to use fertilizers in the Non-Disturbance and Non-Discharge Zones. Attached is a copy of the School's Turf Management Program. Other than fertilizer, there should be no other potential activities associated with the project which might raise the levels of nitrogen in runoff or groundwater. 5. Downgradient nitrogen or phosphorus. See 4., above. 6. Other supporting documentation. The submitted documentation is believed to be complete, but the applicant stands ready to provide additional materials should the Board dictate. For Rist-Frost-Shumway Engineering, P.C. J hn L. Scott, P.E. 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