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HomeMy WebLinkAbout2012-02-07 Planning Board Supplemental Materials (7) PLANNING DEPARTMENT Community Development Division 1600 Osgood Street North Andover, Massachusetts, 01845 SITE PLAN REVIEW DECISION - DRAFT Any appeal shall be filed within (20) days after the date of filing this notice in the office of the Town Clerk. Date: February 7, 2012 Date of Hearing: September 6, 2011, November 1, 2011, January 17, 2012, and February 7, 2012 Date of Decision: February 7, 2012 Merrimack College in partnership with Middlesex Islanders, LLC Petition of: 315 Turnpike St. North Andover, MA 01845 Premises Affected: 315 Turnpike St., North Andover MA, Assessor’s Map 25, Parcel 67. Referring to the above petition for a Site Plan Special Permit, from the requirements of the North Andover Zoning Bylaw, Sections 8.3, 10.3, and 10.31, and M.G.L. c.40A, Sec. 9. So as to allow the XXX 80,876 sq. ft. expansion of the existing Volpe Athletic Center, the construction of a new parking lot, landscaping, and stormwater management improvements within the Residential 3 (R-3) Zoning District. nd APPROVE After a public hearing given on the above date, and upon a motion by X and 2 by X to the Site X – 0 in favor Plan Special Permit, as amended, and based upon the following conditions. Vote was of the application. __________ On behalf of the North Andover Planning Board John Simons, Chairman Richard Rowen Timothy Seibert Michael Colantoni Rickey Glover 1 Merrimack College, 315 Turnpike St. Map 25, Parcel 67 Site Plan Special Permit – Athletic Center Expansion The Planning Board herein APPROVES the Site Plan Special Permit to allow an XXX 80,876 sq. ft. masonry block/metal panel and glass addition to the existing Volpe Athletic Center. The expansion will include a second ice rink and expanded office and training space for the Athletic Department and the Sports Medicine Departments. There will be an expanded entrance on the west end of the building with a more prominent entrance, including a canopy over the entrance. The south façade will retain the existing entrance and the plaza at that entrance will also be maintained. The new parking area will be built within the area of the existing tennis courts and there will also be new on-street parking along Cullen Avenue, for a total of 38 new spaces. Stormwater Management improvements include the creation of two rain gardens adjacent to the wetlands on the northern and eastern side of the building, as well as replacement of existing catch basins and a storm drain line that connects to the Football Field Detention Basin, all improvements to be made within the Residential – 3 (R3) Zoning District. The project is located at 315 Turnpike Street, North Andover, Massachusetts, 01845, Assessors Map 25, Parcel 67. The parcel totals approximately 466,069 sq. ft. with frontage on Cullan Avenue, within the Merrimack College campus. This Special Permit was requested by Merrimack College in partnership with the Middlesex Islanders, LLC, 315 Turnpike St., North Andover, MA 01845. The application was filed with the Planning Board on or about August 5, 2011. The public hearing on the above referenced application was opened on September 6, 2011, with additional hearings on November 1, 2011, January 17, 2012, and closed by the North Andover Planning Board on February 7, 2012. The applicant submitted a complete application, which was noticed and reviewed in accordance with Section 8.3, 10.3 and 10.31 of the Town of North Andover Zoning Bylaw and MGL C.40A, Sec. 9. The Planning Board makes the following findings as required by the North Andover Zoning Bylaws Section 8.3 and 10.3: FINDINGS OF FACT: 1)The specific site is an appropriate location for the project as it is an expansion of an existing athletic center from XXX 90,295 sq. ft. to XXX 171,171 sq. ft. The proposed expansion is appropriate for the site in that the expansion is taking place at the southern and eastern end of the existing building, which currently faces Cullen Avenue, within the confines of the Merrimack College campus. 2)Based on input received from the Planning Board, the Planning Board’s stormwater management consultant and the Conservation Commission, the applicant has provided sufficient stormwater management for the treatment of both volume and flow of stormwater for the new addition. Stormwater Management improvements include the addition of two rain gardens, adjacent to the wetlands located on the eastern and northern side of the building. Improvements also include replacement of existing catch basins and a storm drain line that connects to the Football Field Detention Basin The applicant has also received approval from the Andover Conservation Commission, as evidenced by the letter from the Commission that states that the project is consistent with the requirements of the town of Andover’s Merrimack College Master Plan of 2001. 3)The use as developed will not adversely affect the neighborhood as the property is located entirely within the campus of Merrimack College. The existing building is currently shielded from Turnpike Street by existing vegetation. 4)There will be no nuisance or serious hazard to vehicles or pedestrians. The proposal includes the addition of 39 parking spaces, some of which will be located on Cullen Ave., with the remainder to be located in a new parking area to be built at the location of the existing tennis courts. The applicant provided a traffic study which concluded that the project will have minimal impact on the two signalized study area intersections on Route 114 and 125. 2 Merrimack College, 315 Turnpike St. Map 25, Parcel 67 Site Plan Special Permit – Athletic Center Expansion 5)Finally the Planning Board finds that this project generally complies with the Town of North Andover Zoning Bylaw requirements as listed in Section 8.3.5, but requires conditions in order to be fully in compliance. The Planning Board hereby grants an approval to the applicant providedthe following conditions are met: SPECIAL CONDITIONS: 1)Permit Definitions: A)The “Locus” or “Site” refers to the 466,069 sq. ft. parcel of land with land fronting on Turnpike Street, as shown on Assessors Map 25, Parcel 67, and also known as 315 Turnpike Street, North Andover, Massachusetts. B)The “Plans” refer to the plans prepared by Van Hangen Brustlin, 101 Walnut Street, Watertown, MA 02472, entitled ”Volpe Athletic Center Expansion 315 Turnpike Street, dated August 5, 2012, and most recently revised on XXXXX, consisting of Sheet Index C-1 through C-7 and Reference Drawings SV-1, A1.1, A3.1, A3.2, SL.1, and L-1. the construction of a new C)The “Project” refers to the expansion of the Volpe Athletic Center, parking lot, landscaping, and stormwater management within the Residential 3 (R-3) Zoning District. D)The “Applicant” refers to Merrimack College, in partnership with Middlesex Islanders, LLC, 315 Turnpike Street, North Andover, MA 01845, the applicant for the Special Permit, its successors and assigns. 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. 2)As part of this decision, the Planning Board has found that the Applicant has provided sufficient information as part of its application to address all traffic, fiscal, community, and other impacts. ) PRIOR TO THE ENDORSEMENT OF PLANS 3 A)The applicant will provide a copy of the approved Order of Conditions as issued for this project by the North Andover Conservation Commission. B)The applicant will provide a letter from the town of Andover’s Conservation Commission stating that the project is consistent with the Merrimack College Master Plan 2001 Order of Conditions. ) PRIOR TO THE START OF CONSTRUCTION 4 A)Two (2) copies of the signed, recorded plans must be delivered to the Planning Department. B)One certified copy of the recorded decision must be submitted to the Planning Department. C)A detailed construction schedule shall be submitted to the Planning Staff for the purpose of tracking the construction and informing the public of anticipated activities on the site. 3 Merrimack College, 315 Turnpike St. Map 25, Parcel 67 Site Plan Special Permit – Athletic Center Expansion fifteen thousand dollars$15,000.00) D)A bond in the amount of ( shall be posted for the purpose of insuring that the site is constructed in accordance with the approved plan and that a final as-built plan is provided, showing the location of all on-site structures. This bond shall be in the form of a check made out to the Town of North Andover. This check will then be deposited into an interest bearing bond account. E)Per the Order of Conditions specified by the town of North Andover Conservation Commission, the developer shall designate an independent Environmental Monitor who shall be chosen in consultation with the Conservation Commission and Planning Department staff. The Environmental Monitor must be available upon four (4) hours notice to inspect the site with the Planning Board staff and shall submit a copy of all reports required by the Conservation Commission to the Planning Office staff. ) PRIOR TO THE ISSUANCE OF A BUILDING PERMIT 5 A) All applicable erosion control measures must be in place and reviewed and approved by the Planning Department. B) Yellow “Caution” tape must be placed along the limit of clearing and grading as shown on the plan. The Planning Department must be contacted prior to any cutting and or clearing on site. All existing trees that will remain in the landscaped area are to be marked prior to the pre-construction meeting. C) A pre-construction meeting must be held with the developer, their construction employees, Planning Department, the Conservation Commission Agent, and Building Department (and other applicable departments) to discuss scheduling of inspections to be conducted on the project and the construction schedule. ) DURING CONSTRUCTION 6 A)Dust mitigation must be performed weekly, or more frequently as directed by the Town Planner, throughout the construction process. B)Any stockpiling of materials (dirt, wood, construction 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. C)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. 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 finding and ten days to cure said condition. 7) PRIOR TO THE FINAL RELEASE OF ALL SECURITY AND ESCROWED FUNDS A)The Planning Staff shall review the site. Any screening as may be reasonably required by the Planning Staff will be added at the Project Owner’s expense. 4 Merrimack College, 315 Turnpike St. Map 25, Parcel 67 Site Plan Special Permit – Athletic Center Expansion B)A final as-built plan showing final topography, the location of all on- site utilities, 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. The as-built shall also provide a Formatted: Normal calculation showing the increase in impervious area. The applicant must also 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. Alternatively, the applicant and/or property owner may provide a bond, determined by the Planning Board, to cover the full amount of the landscaping materials and installation if weather conditions do not permit the completion of the landscaping prior to the use of the building. The applicant must also provide certification by a certified Professional Engineer that confirms that the roof drainage areas have been constructed according to the approved plan. An ‘illicit discharge statement’, based on a thorough investigation of the facility by a plumbing engineer must also be provided. C)The Planning Board must by a majority vote make a finding that the site is in conformance with the approved plan. 8) GENERAL CONDITIONS A)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. B)The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. C)Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the respective utility companies. D)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 a.m. and 5:00 p.m. on Saturday. E)No open burning shall be done except as is permitted during burning season under the Fire Department regulations. F)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. G)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. H)Any revisions shall be submitted to the Town Planner for review. If these revisions are deemed substantial, the developer must submit revised plans to the Planning Board for approval. after February 7, 2014 I)This Special Permit approval shall be deemed to have lapsed (two years from the date permit 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. 5 Merrimack College, 315 Turnpike St. Map 25, Parcel 67 Site Plan Special Permit – Athletic Center Expansion : J)The following information shall be deemed part of the decision Plan titled: “ Volpe Athletic Center Expansion 315 Turnpike Street North Andover, Massachusetts” Prepared for : Merrimack College, in Partnership with Middlesex Islanders, LLC 315 Turnpike St. North Andover, MA 01845 Prepared by : Van Hangen Brustlin, Inc. 101 Walnut Street Watertown, MA 02472 Scale : 1” = 40’ Date : Dated August 5, 2011, revised on XXXXXX. Sheets : Sheet Index C-1 through C-7 and Reference Drawings AV-1, A1.1, A3.1, A3.2, SL.1 and L-1 Traffic Impact and Access Memorandum Date : August 5, 2011 Stormwater Report Date: August 2011, Revised October, 2011 cc: Town Departments Applicant Engineer Abutters Assessor 6