Loading...
HomeMy WebLinkAboutTARA LEIGH DEVELOPMENT LLCTARA LEIGH DEVELOPMENT LLC 185 Hickory Hill Road North Andover, MA 01845 978-687-2635 Fax 978-689-2310 Vanasse, Hangin, Brustlin, Inc. 101 Walnut Street Watertown, MA 02471 Attn.: Tim McIntosh August 9, 2002 RE: Outside Consultant Review of the Carter Farm Definitive Subdivision and Special Permit Applications to the North Andover Planning Board Dear Tim: Per the instructions of the Town of North Andover Planning Department, attached are the Applications, Plans, and Drainage Report for the Carter Farm Definitive Subdivision, PRD, and Watershed Special Permits for your review. If another member of the VHB staff will be responsible for this review, please route this package to that responsible person in order to assure ample time for that review and response. The initial Public Hearing date for this project is September 10, 2002. Per the attached "Departmental Referral Form", all municipal departments have been instructed to provide responses to the Planning Department no later than September 3, 2002. I assume that VHB will also provide responses by that time, so that we have a fair and reasonable opportunity to prepare responses and revisions, allowing the public hearing to be an efficient and productive use of the Planning Board, staff, and residents' time. This project has been discussed with the Planning Board and Board of Selectmen for over a year. The plan is prepared pursuant to those discussions, and reflects co-operative efforts with many municipal authorities as well as the Town Meeting votes relative to the proposed Town Boundary Modification which allows this project to take the form and provide the municipal benefits proposed. If , during the course of your review, further clarification of any elements of this proposal are needed in order for you to provide productive criticism, please contact me or any appropriate member of the projegAdesign team for the information which you need. Sincerely, ; omas D. Zahoruiko, Manager r cc: Heidi Griffin, Community Development Director"` Clay Mitchell, Acting Town Planner -o r Fri CD r- 13 <s),c- enc.: Departmental Referral Form - pi --: - Applications Package N Plans ` CD Drainage Report p Departmental Referral Form With Signature of Departments Acknowledging Receipt To: Director, Engineering, Fire Chief Conservation Administrator 00711-74t Open Space Committee (Sub -Committee of Conservation Commi Building Commissioner Health Administrato School Committee F/ Police Department/ 1,1 From: Applicant Tct ra. — Dtve LLC (Tkieracl,,s Date: g19/C)7_ Re: Preliminary Plan Definitive Subdivision Modification Address/Development CarterCrVr,.wNIAPO Stej r MOAN Wilferr A Public Hearing has been scheduled for Sat•-VerNIAf ) Z 00 2 To discuss the plans checked above. (Preliminary plans do not require public hearings.) Please provide your written comments to the Planning Department one week before the scheduled dateSeit •3,7e2. Failure to provide written comments by this date will constitute your approval of this plan. Thank you. ..... = -.4 c.) c--) •,..., c--3 ..o --r-->-, -0 <rric;rrl-[1.) c..7.-•':":11 1S3 "3 C:) :-t_- - Town of North Andover Office of the Planning Department Community Development and Services Division 27 Charles Street North Andover, Massachusetts 01845 Kathy McKenna Planning Director Any appeal shall be filed Within (20) days after the Date of filing this Notice In the Office of the Town Clerk Telephone (978) 688-9535 Fax (978) 688-9542 Notice Of Decision C.) N D Vic, Date: December 27, 2002 .� Date of Hearing: Septembe1 P0, 2002, October 1, 2002, Octr 15, 2002, December 3, 2002 & December 17, 2002 Petition of: Tqa Leigh Development Corporation, LLC, 185 Hickory Hill Road, North Andover, MA 01845 ?remises Affected: Property along Bradford Street in the Towns of North Andover and Boxford, MA Referring to the above petition for a Definitive Subdivision. The application was determined to be complete and was noticed and reviewed in accordance with the procedures for review and approval in accordance with the Rules and Regulations Governing the Subdivision of Land and M.G.L. c. 41 (the "Subdivision Control Law"). So as to allow: construction of a seventeen (17) lot subdivision consisting of single-family homes with three multi -use recreation fields, playground, town common and open space known as Carter Farm Subdivision. After public hearings given on the above dates, the Planning Board voted to APPROVE, the Definitive Subdivision, based upon the following conditions: Gn r Signed: Cc: Applicant Engineer Abutters DPW Building Department Conservation Department ZBA Health Department John S. ons, Chairman Richard Nardella, Clerk Felipe Schwarz George White BOARD OF ,APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535 Carter Farm Definitive Subdivision The Planning Board, by unanimous vote, herein APPROVES the Definitive Subdivision for a seventeen (17) lot subdivision, consisting of single-family homes with three multi- use recreation fields, playground, town common and open space known as Carter Farm Subdivision. Tara Leigh Development Corporation, LLC, 185 Hickory Hill Road, North Andover, MA 01845 submitted this application on August 9, 2002. The application was determined to be complete and was noticed and reviewed in accordance with the procedures for review and approval in accordance with the Rules and Regulations Governing the Subdivision of Land (Revised February, 1989) and M.G.L. c. 41 (the "Subdivision Control Law). The area affected is located off Bradford Street in the R-2 Zoning District, and is shown on Town of Boxford Assessors Map 4, Block 1, Lot 3 and North Andover Map 62, Lot 2. Parcels Town of Boxford Map 4, Block 1, Lot 3.1 and North Andover Map 62, Lot 138 are also encompassed by this decision. The Planning Board makes the following findings as required by the Rules and Regulations Governing the Subdivision of Land: A. The Definitive Plan, dated August 9, 2002, last revised November 4, 2002 includes all of the information indicated in Section 3 of the Rules and Regulations concerning the procedure for the submission of plans. B. The Definitive Plan adheres to all of the design standards as indicated in Section 7 of the Rules and Regulations, except for those waived by the Planning Board as indicated in Condition # 19. C. The Definitive Plan is in conformance with the purpose and intent of the= Subdivision Control Law. D. The Definitive Plan complies with all of the review comments submitted by various town departments in order to comply with state law, town by-laws and insure the public health, safety and welfare of the town. E. The curving roadway design allows for minimal wetland impacts and is designed to maintain the look and feel of the original hayfield. F. The project will extend Town sewer via Bradford Street and Barker Street. G. There is approximately 98 acres of open space associated with this development that shall be subject to a perpetual conservation, agricultural, or recreation easement and / or restriction. 1 H. The Planning Board properly retains jurisdiction as the Town Boundary line between Boxford and North Andover has been changed per State Legislature ratification of House Bill Number 5390 on December 9, 2002. Finally, the Planning Board finds that the Definitive Subdivision complies with all Town Bylaw and Board of Health standards and requirements so long as the following conditions are complied with: 1) Traffic Mitigation: a) Carter Farm Road approach to Bradford Street shall be placed under stop sign control with a painted stop line and a double yellow center line. b) A painted crosswalk shall be added to formalize pedestrian connections between the parking area and recreational fields. c) Overhead street lighting and a painted crosswalk shall be placed across the proposed Carter Farm Road. e) All internal intersections shall be placed under stop sign control. t) Intersection advanced warning signs shall be placed along Bradford Street in advance of the proposed access/egress driveway. The Police Department and Department of Public Works shall be consulted prior to placement. 2) Environmental Monitor: The applicant shall designate an independent environmental monitor who shall be chosen in consultant with the Planning Department. The Environmental Monitor must be available upon four (4) hours' notice to inspect the site with the Planning Board designated official. The Environmental Monitor shall make weekly inspections of the project and file monthly reports to the Planning Board throughout the duration of the project. The monthly reports shall detail area of non- compliance, if any and actions taken to resolve these issues. 3) Prior to endorsement of the plans by the Planning Board the applicant shall adhere to the following: a) The applicant must submit to the Town Planner a FORM M for all utilities and easements placed on the subdivision. b) All subdivision application fees must be paid in full and verified by the Town Planner. d) The applicant must meet with the Town Planner in order to ensure that the plans conform to the conditions of the Board's decision. e) A full set of final plans must be submitted to the Town Planner for review prior to endorsement by the Planning Board, within ninety (90) days of filing 2 the decision with the Town Clerk. It is expected that the project name reflected on these plans will change to Carter Fields Subdivision and the street name will change to Carter Field Road. f) The Subdivision Decision for this project must appear on the mylars. g) A Development Schedule must be submitted for signature by the Planning Board, which conforms to Section 8.7 of the North Andover Zoning Bylaw. The schedule must show building permit eligibility by quarter for all lots. h) All documents shall be prepared at the expense of the applicant, as required by the Planning Board Rules and Regulations Governing the Subdivision of Land. 4) Prior to ANY WORK on site: a) Yellow "Caution" tape must be placed along the limit of clearing and grading as shown on the plan. The Planning Staffmust be contacted prior to any cutting and or clearing on site. The applicant shall then supply a copy of a plan, certified by a registered professional engineer, certifying that the limit of clearing and grading have been cut in accordance with the approved plans. b) All erosion control measures as shown on the plan and outlined in the erosion control plan must be in place and reviewed by the Town Planner. 5) Throughout and During Construction: a. Dust mitigation and roadway cleaning must be performed weekly, or as deemed necessary by the Town Planner, throughout the construction process. b. Street sweeping must be performed, at least once per month, throughout the construction process, or more frequently as directed by the Town Planner. c. Hours of operation during construction are limited from 7 a.m. to 5 p.m, Monday through Friday and 8 a.m. — 5 p.m. on Saturdays. b) Prior to any lots being released from the statutory covenants: a) Three (3) complete copies of the endorsed and recorded subdivision plans and one (1) certified copy of the following documents: recorded subdivision approval, recorded Covenant (FORM I), recorded Growth Management Development Schedule, and recorded FORM M must be submitted to the Town Planter as proof of recording. b) The applicant must submit a lot release FORM J to the Planning Board for signature. c) A Performance Security in an amount to be determined by the Planning Board, shall be posted to ensure completion of the work in accordance with the Plans approved as part of this conditional approval. The bond must be in the form acceptable to the North Andover Planning Board. Items covered by the Bond may include, but shall not be limited to: i) as -built drawings; n) sewers and utilities iii) roadway construction and maintenance iv) lot and site erosion con of v) site screening and street trees vi) drainage facilities vii) site restoration viii) final site cleanup 7) Prior to a FORM U verification for an individual lot, the following information is required by the Planning Department: a) The applicant must submit a certified copy of the recorded FORM J referred to in Condition 6(c) above. b) A plot plan for the lot in question must be submitted, which includes all of the following: i. proposed location of the structure, ii. proposed location of the driveways, iii. proposed location of all water and sewer lines, iv. location of wetlands and any site improvements required under a NACC order of condition, v. any proposed grading called for on the lot, vi. all required zoning setbacks, viii. Location of any drainage, utility and other easements. c) All appropriate erosion control measures for the lot shall be in place. The Planning Board or Staff shall make final determination of appropriate measures. d) Lot numbers, visible from the roadways must be posted on all lots. e) An as -built plan must be submitted to the Division of Public Works for review and approval prior to acceptance of the sewer appurtenances for use. fj The roadway must be constructed to at least binder coat of pavement to properly access the lot in question. Prior to construction of the binder coat, the applicant shall 4 ensure that all required inspection and testing of water, sewer, and drainage facilities has been completed. The applicant must submit to the Town Planner and the Department of Public Works an interim as -built, certified by a professional engineer, verifying that all utilities have been installed in accordance with the plans and profile sheet. 8) Prior to a Certificate of Occupancy being requested for an individual lot, the following shall be required: a) All necessary permits and approvals for the lot in question shall be obtained from the North Andover Board of Health and Conservation Commission. b) Permanent house numbers must be posted on dwellings and be visible from the road. c) There shall be no driveways placed where stone bound monuments and/or catch basins are to be set. It shall be the developer's responsibility to assure the proper placement of the driveways regardless of whether individual lots are sold. The Planning Board requires any driveway to be moved at the owner's expense if such driveway is at a catch basin or stone bound position. d) If a sidewalk is to be constructed in front of the lot, then such sidewalk must be graded and staked at a minimum 9) Prior to the final release of security retained for the site by the Town, the following shall be completed by the applicant: a) An as -built plan and profile of the site shall be submitted to the DPW and Miring Department for review and approval and also in the electronic format requested by and compatible with DPW's computer system. b) The applicant shall petition Town Meeting for public acceptance of the street. Prior to submitting a warrant for such petition the applicant shall review the subdivision and all remaining work with the Town Planner and Department of Public Works. The Planning Board shall hold a portion of the subdivision bond for continued maintenance and operations until such time as Town Meeting has accepted (or rejected in favor of private ownership) the roadways. It shall be the developer's responsibility to insure that all proper easements have been recorded at the Registry of Deeds. 10) The Applicant shall ensure that all Planning, Conservation Commission, Board of Health and Division of Public Works requirements are satisfied and that construction was in strict compliance with all approved plans and conditions. 11) The Town Planner will review any sign utilized for this project. The applicant must obtain a sign permit as required by Section 6 of the Bylaw. The Planning Board shall approve any entrance structures. The applicant must remove any lighting used for the entrance signs prior to acceptance of the subdivision. 12) The applicant shall adhere to the following requirements of the Fire Department: a) Underground fuel storage will be allowed in conformance with the Town Bylaws and State Statute and only with the review and approval of the Fire Department and Conservation Commission. 13) There shall be no burying or dumping of construction material on site. 14) The location of any stump dumps on site must be pre -approved by the Naming Board. 15) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 16) Gas, Telephone, Cable, and Electric utilities shall be installed as specified by the respective utility companies. 17) Any action by a Town Board, Commission, or Department which requires changes in the roadway alignment, placement of any easements or utilities, drainage facilities, grading or no cut lines, may be subject to modification by the Planning Board. 18) The utilities must be installed and the streets or ways constructed to binder coat within two years from this approval, December 17, 2004. If the utilities are not installed, the streets or ways are not constructed to binder coat and the Planning Board has not granted an extension by the above referenced date, this definitive subdivision approval will be deemed to have lapsed. 19) The following waivers from the Rules and Regulations Governing the Subdivision of Land, North Andover, Massachusetts, revised October 2001, have been GRANTED by the Planning Board since it has been determined such action is in the public interest and is not inconsistent with the State Subdivision Control Law. Additionally these waivers for the proposed street are being granted so as to minimize the grading and earthwork required to complete the construction of the proposed street as the project is located within the Watershed Protection District: a) 6.8.1 Minimum ROW Width — the proposed ROW width is 40 feet where 50 is required. b) 6.8.1 Minimum Pavement Width — the proposed pavement width is 22 feet where 26 is required. c) 6.8.1 Minimum Centerline Curve Radius — the minimum radius proposed is 150 feet on the main road and 82.5 feet on the loop road where 225 feet is 6 required. d) 6.8.1 Minimum Tangent Length Between Curves —the proposed length of tangent between curves varies from 0 to 100 feet where 150 feet is required. e) 6.8.1 Vertical Curve: K Value — Crest — the proposed K values for Carter Farm Road that do not meet the required 40 K value are: (Sheet 12) Station 2 + 50 Station4+50 Station 10 + 00 (Sheet 13) Station 4 + 75 Station 14 + 00 f) 6.8.9 Intersection Grade -proposed grade of Carter Farm Road with Bradford Street is 4% where 3% minimum is allowed. 20) This Definitive Subdivision Plan approval is based upon the following information which is incorporated into this decision by reference: a) Plan titled: Definitive Subdivision Plans for Carter Farm Subdivision Bradford Street North Andover, Massachusetts 01845 Dated: August 9, 2002, last revised November 4, 2002 Applicant: Tara Leigh Development, LLC Civil Engineer: MHF Design Consultants, Inc. 103 Stiles Road, Suite One Salem, NH 03079 Sheets: 1— 24 Scale: Varies per drawing Landscape Architect: Huntress Associates, Inc. Landscape Architecture & Land Planning 17 Tewksbury Street Andover, MA 01810 b) Plan titled: Special Permit and Definitive Subdivision Plan Density Proof Plan Carter Farm Subdivision North Andover, Massachusetts 01845 Dated: August 9, 2002, last revised September 24, 2002 Applicant: Tara Leigh Development, LLC Civil Engineer: MHF Design Consultants, Inc. 103 Stiles Road, Suite One Salem, NH 03079 Sheets: 4 Scale: 1" =120' c) Report titled: Stormwater Management Drainage Calculations & Best Management Practices, MHF Project #110900 Carter Farm Subdivision North Andover, MA 01845 Prepared by: MHF Design Consultants, Inc. 103 Stiles Road, Suite One Salem, NH 03079 Dated: August 2, 2002, last revised November 5, 2002 d) Report titled: Traffic Impact &Access Study Proposed Residential and Recreational Development Project North Andover, MA Prepared by: Dermot J. Kelly Associates, Inc. 280 Main Street, Suite 204 North Reading, MA 01864-1300 Dated: August 2002 20. The Town Planner shall approve any insubstantial change to the above -referenced plans and reports. Any changes deemed substantial by the Town Planner shall be presented to the Planning Board for its determination of whetter such changes would merit a public hearing or meeting, and/or formal modification of this decision. Town of North Andover Office of the Planning Department Community Development and Services Division 27 Charles Street North Andover, Massachusetts 01845 Heidi Griffin Planning Director Any appeal shall be filed Within (20) days after the Date of filing this Notice In the Office of the Town Clerk Telephone Fax (978) Notice Of Decision Date: December 27, 2002 Date of Hearing: September 10, 2002, October 1, 2002, October 15, 2002, December 3, 2002 & December 17, 2002 35 CD J CHcr cD2J Petition of: Tara Leigh Development LLC, 185 Hickory Hill Road, North Andover, MA 01845 Premises Affected: Property along Bradford Street w w Referring to the above petition for a Watershed Special Permit, the application was noticed and reviewed in accordance with Sections 4.136 and 10.3 of the North Andover Zoning Bylaw and M.G.L. c.40A, sec. 9. So as to allow: stormwater management including surface and subsurface discharge, drainage pond outlet, a portion of the roadway, utilities, parking and associated grading within the Non -Disturbance Zone; roadways, utilities, driveways, homes, retaining walls, site grading, stormwater management (surface and subsurface discharge), and drainage pond outlets within the Non -Discharge Zone. After public hearings given on the above dates, the Planning Board voted to APPROVE the Watershed Special Permit, based upon the following cog4litions: Cc: Applicant Engineer Abutters DPW ZBA Building Department Conservation Department Health Department Signed: J6hn Simons, Chairman Richard Nardella, Clerk Felipe Schwarz George White BOARD OF r\PPE:AL S 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535 Carter Farm Definitive Subdivision, Bradford Street Watershed Special Permit The Planning Board hereby grants the Watershed Protection District Special Permit, and makes the following findings based on the application of Tara Leigh Development Corporation, LLC, 185 Hickory Hill Road, North Andover, MA 01845, who submitted this application on August 9, 2002. The applicant submitted a complete application that was noticed and reviewed in accordance with Section 4.136, 10.3, and 10.31 of the Town of North Andover Zoning Bylaw and MGL Chapter 40A, Section 9. The area affected is located off Bradford Street in the Residential-2 Zoning District and is identified as Town of Boxford Assessors Map 4, Block 1, Lot 3 and North Andover Map 62, Lot 2. Parcels Town of Boxford Map 4, Block 1, Lot 3.1 and North Andover Map 62, Lot 138 are also encompassed by this decision. Parcels are shown on the plans cited in Special Condition #1 below. The applicant is requesting a watershed special permit to approve certain work related to the development of a seventeen -lot residential subdivision with three multi -use recreation fields, playground, town common and open space as shown on the plans in Special Condition #1 below within the Non -Discharge, Non -Disturbance and General Buffer Zone of the Watershed Protection District. Specifically, work within the Non -Disturbance Zone will include stormwater management including surface and subsurface discharge, drainage pond outlet, a portion of the roadway, utilities, parking and associated grading. No homes or private driveways have been proposed within the Non -Disturbance Zone. Work within the Non -Discharge Zone includes roadways, utilities, driveways, homes, retaining walls, and site grading. Additional work within the Non -Discharge zone includes stormwater management as surface and subsurface discharge, drainage pond outlet and associated grading. FINDINGS OF FACT: In accordance with Section 4.136 of the Zoning Bylaw, the Planning Board makes the finding that the intent of the Bylaw, as well as its specific criteria, are met. Specifically the Planning Board finds: 1. That as a result of the proposed construction in conjunction with other uses nearby, there will not be any significant degradation of the quality or quantity of water in or entering Lake Cochichewick. The Planning Board bases its findings on the following facts: a) The proposed dwellings will be connected to the Town sewer system; b) A covenant will be placed in the deed limiting the types of fertilizers that can be used on the site. c) The topography of the site will not be altered substantially. d) The limit of clearing is restricted to the minimum necessary to construct the structures and appurtenances; e) A construction phasing plan awl emergency response plan are provided. 2. There is no reasonable alternative location outside the Non-Disturbame Buffer Zone and Non - Discharge Zone for any discharge, structure or activity, associated with the proposed project. All homes, impervious areas and utilities are shown in areas that are allowed by right under Section 4.136 of the North Andover Zoning Bylaw. The stormwater management facilities have been located as to minimize the grading and earthwork required to complete the project and restore vegetative cover as quickly as possible. 1 3. The project shall mitigate wetland impacts of the roadway crossing with a wetland replication area of 6,040 square feet. In accordance with Section 10.31 of the North Andover Zoning Bylaw, the Planning Board makes the following findings: a) The specific site is an appropriate location for the proposed use as all feasible storm water and erosion controls have been placed on the site; b) The use will not adversely affect the neighborhood as the lots are located in a residential zone; c) There will be no nuisance or serious hazard to vehicles or pedestrians; d) Adequate and appropriate facilities are provided for the proper operation of the proposed use; e) The Planning Board also makes a specific finding that the use is in harmony with the general purpose and intent of the North Andover Zoning Bylaw since the use meets all the performance standards and criteria of the Zoning Bylaw described above. f) The project will extend Town sewer via Bradford Street and Barker Street. Upon reaching the above findings, the Planning Board approves this Special Permit based upon the following conditions: SPECIAL CONDITIONS: 1) This decision must be filed with the North Essex Registry of Deeds. The following information is included as part of this decision: a) Plan titled: Definitive Subdivision Plans for Carter Farm Subdivision Bradford Street North Andover, Massachusetts 01845 Dated: August 9, 2002, last revised November 4, 2002 Applicant: Tara Leigh Development, LLC Civil Engineer: MHF Design Consultants, Inc. 103 Stiles Road, Suite One Salem, NH 03079 Sheets: 1— 24 Scale: Varies per drawing Landscape Architect: Huntress Associates, Inc. Landscape Architecture & Land Planning 17 Tewksbury Street Andover, MA 01810 b) Report titled: Stormwater Management Drainage Calculations & Best Management Practices, MHF Project #110900 Carter Farm Subdivision Prepared by: Dated: North Andover, MA 01845 MEIF Design Consultants, Inc. 103 Stiles Road, Suite One Salem, NH 03079 August 2, 2002, last revised November 5, 2002 c) Report titled: Wetland Replication Planting Plan Carter Farm, North Andover, MA Prepared by: Michael Howard, Epsilon Associates, Inc. 150 Main Street Maynard, MA 0175-0700 Dated: August 29, 2002 d) The Town Planner shall approve any insubstantial changes made to these plans and reports. Any changes deemed substantial by the Town Planner shall be presented to the Planning Board for a determination of whether such changes would merit a public meeting or hearing and/or modification of the Special Permit by the Planning Board. 2) Prior to any work on site: a) A performance guarantee of ten thousand dollars ($10,000) in the form of a check made out to the Town of North Andover must be posted to insure that construction will take place in accordance with the plans and the conditions of this decision and to ensure that the as -built plans will be submitted. b) The limit of work as shown on the plan by the erosion control line must be marked in the field and must be reviewed and approved by the Town Planner. c) All erosion control measures as shown on the plan must be in place and reviewed by the Town Planner. d) The site shall have received all necessary permits and approvals from the North Andover Conservation Commission, Board of Health, and tlx Department of Public Works and be in compliance with the above permits and approvals. e) All plans for the tie-in to the municipal sewer must be reviewed and approved by the Division of Public Works. f) A construction phasing plan and emergency response plan are required to be provided to the Town Planner prior to any construction commencing. 3) Foundation Plan: Immediately upon completion of the dwelling foundation and prior to further construction activities associated with the site, the applicant shall complete a plan prepared by a Registered Professional Land Surveyor (R.P.L.S.) which accurately depicts the fonwlation location and its proximity to wetland resource areas and watershed buffer zones as shown on the approved 3 Watershed Special Plan. Said plan shall be submitted to the Town Planner for review to verify that the setback limits under the special permit have been met. 4) Upon application of building permit: The applicant shall adhere to the following requirements of the Fire Department and the Building Department: a) All structures must contain a residential fire sprinkler system. The plans and hydraulic calculations for each residential system shall be submitted for review and approval by the North Andover Fire Department. Plans and hydraulic calculations for each residential system must also be supplied to the Building Department. 5) Prior to verification of a Certificate of Occupancy: a) The residential fire sprinlder systems must be installed in accordance with referenced standard NFPA 13D and in accordance with 780 CMR, Chapter 9 of the Massachusetts State Building Code. Certification that the systems have been installed properly in accordance with the above referenced regulations must be provided from both the North Andover Fire Department and the North Andover Building Department. 6) Alter conveyance of each Residential Lot: a) The Town Planner shall be provided with a copy of the deed to each residential lot which shall include a deed restriction which provides that only organic, low nitrogen fertilizers shall be used in lawn care or maintenance for that lot. 7) Prior to release of the Performance Bond: a) The applicant shall submit an as -built plan stamped by a Registered Professional Engineer in Massachusetts that shows all construction, including sewer lines, storm water mitigation trenches and other pertinent site features. This as-bulit plan shall be submitted to the Town Planner and the Department of Public Works for approval. The applicant must submit a certification from the design engineer that the site was constructed as shown on the approved plan. b) The Planning Board must by a majority vote make a finding that the site is in conformance with the approved plan. 8) In no instance shall the applicant's proposed construction be allowed to fiuther impact the site than as proposed on the plan referenced in Condition # 1. 9) The Contractor shall contact Dig Safe at least 72 hours prior to commencing excavation. 10) The provisions of this conditional approval shall apply to and be binding upon the applicant, it's employees and all successors and assigns in interest or control. 11) This permit shall be deemed to have lapsed after a two- (2) year period from December 17, 2002, 4 the date on which the Special Permit was granted unless substantial use or construction has commenced. cc: Applicant Conservation File 5 Town of North Andover Office of the Planning Department Community Development and. Services Division 27 Charles Street North Andover, Massachusetts 01845 Kathy McKenna enna Planning Director Any appeal shall be filed Within (20) days after the Date of filing this Notice In the Office of the Town Clerk NOTICE OF DECISION Date: December 27, 2002 Dates of Hearings: September 10, 2112, October 1, 2002, October 15, 2002, December 3, 2002 & December 17, 2002. Telephone (978) 688-9535 Fax (978) 688-9542 rn Petition of: Tara Leigh Development, LLC 185 Hickory Hill Road, North Andover, MA 01845 Premises affected: Property along Bradford Street in the Towns of North Andover and Boxford Massachusetts rn:37.7= r rn Referring to the above petition for a Special Permit for a Planned Residential Development, known as Carter Farm. The application was noticed and reviewed in accordance with the procedures for approval described in Sections 8.5,10.3 and 10.31 of the Town of North Andover Zoning Bylaw and MGL c.40, sec. 9. So as to allow: construction of a seventeen (17) lot subdivision consisting of single-family homes with three multi -use recreation fields, playground, town common and open space After public hearings given on the above dates, the Planning Board voted to APPROVE the special permit for a Planned Residential Development, based upon following conditions: Cc: Applicant Engineer Abutters DPW Building Department Conservation Department ZBA Health Department Signed: John Simons, Chairman Richard Nardella, Clerk Felipe Schwarz George White BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535 Carter Farm Subdivision Planned Residential Development Special Permit The Town of North Andover Planning Board hereby grants the Special Permit for a Planned Residential Development, known as Carter Farm Subdivision of 17 single-family lots with three multi -use recreation fields, playground, town common and open space as requested by Tara Leigh Development, LLC, 185 Hickory Hill Road, North Andover, MA 01845, on August 9, 2002. The fore mentioned development company submitted a complete application on August 9, 2002. The application was noticed and reviewed in accordance with the procedures for approval described in Sections 8.5, 10.3 and 10.31 of the Town of North Andover Zoning Bylaw and MGL c.40, sec. 9. The area affected is located off Bradford Street in the R-2 Zoning District and is identified as Town of Boxford Assessor's Map 4, Block 1, Lot 3 and North Andover Map 62, Lot 2. Parcels, Town of Boxford Map 4, Block 1, Lot 3.1 and North Andover Map 62, Lot 138 are also encompassed by this decision. The Planning Board makes the following findings as required by the Town of North Andover Zoning Bylaw, Sections 10.3 and 10.31. a) The North Andover Planning Board properly retains jurisdiction as the Town Boundary line between Boxford and North Andover has been changed per State Legislature ratification of House Bill Number 5390 on December 9, 2002. b) The specific site is an appropriate location for a Planned Residential Development as the property is located within the Town's Watershed District and the PRD plan minimizes the amount of disturbance on the hillside. c) The use as developed will not adversely affect the neighborhood as this site is located in a residential area and there is approximately 98 acres of open space associated with the development. Part of the proposal is the provision of three multi -use recreational fields for the town and neighborhood use. d) There will be no nuisance or serious hazard to vehicles or pedestrians. e) Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The Planning Board also makes findings under Section 8.5 of the Zoning Bylaw that this PRD is in harmony with the general purpose and intent of the Bylaw, including Sections 8.5 and 10.3, and that the PRD contains residential development and open space in a variety to be sufficiently advantageous to the Town and promotes the public health, safety, and welfare of the citizens of the Town of North Andover. In particular, the Planning Board finds that this project will: A. Promote the more efficient use of land in harmony with its natural features by preserving additional open space, reducing the amount of clearing and 1 excavation normally associated with the construction of residential dwellings on a site such as this, and facilitates the economical and efficient provision of utilities; B. Protect waterbodies and supplies, wetlands, floodplains, hillsides, wildlife and other natural resources due to the preservation of open space, and the project design minimizes and protects such natural resources; C. Encourage the preservation of open space. The applicant has provided greater than 35% of the property as Open Space and has agreed to preserve an additional 82 acres; D. Permit greater flexibility and more attractive and efficient design of residential development; E. Meet the Town's housing needs by promoting a diversity of housing types. F. The Planning Board also finds that a base density of 17 house lots is appropriate for the PRD. Finally, the Planning Board finds that the Planned Residential Development complies with Town Bylaw requirements so long as the applicant complies with the following conditions: 1. The developer shall designate an independent Environmental Monitor who shall be chosen in consultation with the Planning and Community Development Staff. The Environmental Monitor must be available upon four (4) hours notice to inspect the site with the Planning Board designated official. The Environmental Monitor shall make weekly inspections of the project, meet weekly with the Town Planner and file monthly written reports to the Board, detailing areas of non- compliance and with the plans and conditions of approval. 2. It shall be the responsibility of the developer to assure that no erosion on the site shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways, except as normally ancillary to off -site sewer and other off -site construction. Off -site erosion will be a basis for the Planning Board making a finding that the project is not in compliance with the plan. 3. Prior to endorsement of the plans by the Planning Board and recording with the Registry of Deeds the applicant shall adhere to the following: a. The applicant shall post (per agreement with the North Andover Planning Board) a Site Opening Bond in the amount of five thousand ($5,000) to be held by the Town of North Andover. The Guarantee shall be in the form of a check made payable to the Town of North Andover escrow account. This amount shall cover any contingencies that might affect the public welfare such as site -opening, clearing, erosion control and performance of any other condition contained herein, prior to the posting of the Performance Security as described in Condition 6(c) of the Definitive Subdivision Conditional Approval. This Performance Guarantee may at the discretion of the Planning Board be rolled over to cover other bonding considerations, be released in full, or partially retained in accordance with the recommendation of the Planning Staff and as directed by the vote of the North Andover Planning Board. 4. Prior to receipt ofa Certificate of Completion required to be obtained for the project described in the Definitive Subdivision Decision, a perpetual restriction of the type described in M.G.L. Chapter 184, Section 31 running to or enforceable by the Town shall be recorded with respect to such land including relevant areas of parcels now know as Town of Boxford Assessor's Map 4, Block 1, Lot 3 and North Andover Map 62, Lot 2. Parcels, Town of Boxford Map 4, Block 1, Lot 3.1 and North Andover Map 62, Lot 138. Such restriction shall provide that the Usable Open Space shall be retained in perpetuity for one or more of the following uses: conservation, agriculture, or recreation, subject to certain easements and restrictions to be described therein. Documents to this effect must be shall be drafted by the applicant and reviewed by the Planning Staff prior to the release of any of the lots from the covenant described in Condition 6 of the Definitive Subdivision Conditional Approval and the property must be conveyed prior to acceptance of the road by the Town. 5. Prior to acceptance of the roadway by the Town, the designated open space parcel shall be donated to an appropriate conservation organization or the Town of North Andover through its Conservation Commission as determined by the Planning Board. 6. Prior to Construction, Yellow Hazard tape must be placed along the no - cut line as shown on the approved plans behind lot 14, or as otherwise designated, and must be confirmed by the Town Planner. The Town Planner must be contacted to review the marked tree line prior to any cutting on site. The applicant shall then supply a copy ofa plan, certified by a registered professional engineer, certifying that the trees have been cut in accordance with the approved plans. 7. Prior to releasing individual lots from the statutory covenants, the Planning Board must by majority vote make a specific finding that the Erosion and Siltation Control Program is being adhered to, and that any unforeseen circumstances have been adequately addressed. 8. The applicant must comply with the Growth Management Bylaw, Section 8.7 of the Town of North Andover Zoning Bylaw. 9. The Planning Board approves the following parameters for house design: traditional or New England Style and design with traditional clapboard, shingle, brick, or stone facades; architectural roof shingles or shakes; minimum roof pitches (excluding on porches) of 8 in 12; and minimum finished interior living space of 2300 square feet. Reference design sketches and correspondence from Thomas Zahoruiko, Manager, Tara Leigh Development LLC dated December 17, 2002. 10. Upon application of a building permit, the applicant shall adhere to the following requirements of the Fire Department and the Building Department: a. All structures must contain a residential fire sprinkler system. The plans and hydraulic calculations for each residential system shalt be submitted for review and approval by the North Andover Fire Department. Plans and hydraulic calculations for each residential system must also be supplied to the Building Department when applying for a building permit. 11. After the conveyance of each residential lot, the applicant must provide the Planning Department with a copy of each deed evidencing the following language: "As required by the PRD Special Permit issued by the Town of North Andover Planning Board, dated December 17, 2002, the Buyer of Lot within the Carter Farm Subdivision acknowledges that the Open Space Parcels shown on said plans, which has been or will be conveyed to an appropriate conservation organization or the Town of North Andover through its Conservation Commission as determined by the Planning Board, for conservation, agricultural and / or recreational purposes, shall provide the Town with the right, but shall not impose any obligation on the Town, to maintain the Open Space parcels in any particular state or condition, notwithstanding the Town's acceptance of such Open Space parcels". 12. Prior to verification of a Certificate of Occupancy. The residential fire sprinkler systems must be installed in accordance with referenced standard NFPA 13D and in accordance with 780 CUR, Chapter 9 of the Massachusetts State Building Code. Certification that the systems have been installed properly in accordance with the abovereferenced regulations must be proved from both the North Andover Fire Department and the North Andover Budding Department. 13. Tree cutting shall be kept to a minimum throughout the project to minimize erosion and preserve the natural features of the site. If any tree cutting occurs outside of the no -cut line as shown on the plan, a reforestation plan must be submitted as outlined in Section 5.8(6) of the Zoning Bylaw. 4 14. This special permit approval shall be deemed to have lapsed after December 17, 2004 (two years from the date permit granted) unless substantial construction of roadway and utilities has commenced. 15. The provisions of the Special Permit shall apply to and be binding upon the applicant, its employees, contractors and subcontractors and all successors in interest or control. 16. The developer shall implement and follow all requirements set forth in this decision (conditions 1-13 above) and the plans and reports, referenced below in conditions 14a-d. Failure to comply with all requirements therein and the conditions of this approval, shall be the basis for the Planning Board, voting by majority vote, to stop all site work and construction until defects on the site are corrected and the development is put back into plan compliance. Plan compliance will be solely determined by a majority vote of the Planning Board based upon the developers written comments and the conditions contained herein. a) Plan titled: Definitive Subdivision Plans for Carter Farm Subdivision Bradford Street North Andover, Massachusetts 01845 Dated: August 9, 2002, last revised November 4, 2002 Applicant: Tara Leigh Development, LLC Civil Engineer. MHF Design Consultants, Inc. 103 Stiles Road, Suite One Salem, NH 03079 Sheets: 1— 24 Scale: Varies per drawing Landscape Architect: Huntress Associates, Inc. Landscape Architecture & Land Planning 17 Tewksbury Street Andover, MA 01810 Plan titled: Special Permit and Definitive Subdivision Plan Density Proof Plan Carter Farm Subdivision North Andover, Massachusetts 01845 Dated: August 9, 2002, last revised September 24, 2002 App: Tara Leigh Development, LLC Civil Engineer MHF Design Consultants, Inc. 103 Stiles Road, Suite One Salem, NH 03079 Sheets: 4 Scale: 1" =120' c) Report titled: Stormwater Management Drainage Calculations & Best Management Practices, MHF Project #110900 Carter Farm Subdivision North Andover, MA 01845 Prepared by: MHF Design Consultants, Inc. 103 Stiles Road, Suite One Salem, NH 03079 Dated: August 2, 2002, last revised November 5, 2002 d) Correspondence: Carter Farm (Fields) Home Design, Correspondence and Sketches Written by: Thomas Zahoruiko, Manager, Tara Leigh Development Dated: December 17, 2002 17. The Town Planner shall approve any insubstantial changes made to the plans and reports described in Sections 7 and 14. Any changes deemed substantial by the Town Planner shall be presented to the Planning Board for a determination by the Board whether such changes would merit a public meeting or hearing and/or Special Permit modification. 6 Dec-03-02 11:55 P.02 Town of North Andover Office of the Planning Department Community Development and Services Division 27 Charles Street North Andover, Massachusetts 01845 Kathy McKenna Telephone (978) 688-9535 Planning Direcror Fax (978) 688-9542 'CO: Town of North Andover Planning Board 27 Charles Street North Andover, MA 01845 PHONE: (978) 688-9535 FAX: (97R) 6889542 Please he advised that i have agreed to extend the time constraints in accordance with Massachusetts General tl Laws Chapter 41, Section 81 V, for the Planning Board to make a decision and continue the public hearing regarding A 'DI;F'INITVE SUBDIVISION for property located at: ADDRESS: Bradford Street, North Andover NAME OF PETITIONER: 1L.1.6 SIGNED: TLC/Aft/4 --i_211111/1/1/40 .PLANNING ROARD: or petitioner's representative awing Board or Planning Board Agent) Extension granted to December 24, 2002. !t()AR!) Or APPEALS r.tlti 7i I l HUIU)JN(, 9i-i5 CONtiliRVATlfN 6$5-9310 EAL.Mfl 9540 FLANNINi; 688--9). S Dec-03-02 11:55 P.03 Town of North Andover Office of the Planning Department Community Development and Services Division 27 Charles Street North Andover, Massachugetts 01845 Kathy McKenna Town Planner Town of North Andover Planning Board 27 Charles Street North Andover, MA 01845 Telephone (978) 688-953S Fax (978) 688-9542 Please he advised that l have agreed to extend the time constraints pursuant to Massachusetts General 1.aws 40A, Section 9, for the Planning Board to make a decision regarding the granting of a Planned Residential and Wetland SPECIAL PERMITS for property associated with Carter Farm Sutxlivision located on Bradford Street in North Andover. This extension is granted to: December 24, 201)2. Signed (.Appliylint): owst (Name) Ta St,‘ \re lap Us( To North Andover Planning Board or Representative: Kathy McKenna, Planning Director (Name) t3OAltI; (A, piprLALS N48-015 11 R1111.r)(NG 6S8 . 45 r:r)NS).R VATION 6s3-95:10 HEAL i'II68N-' s.io PI NNIN(i 6i4K. )S3i t-, _ Fri r� C • It12 06 09:25a NORTH RNDOVER 9786889542 FORM A APPLICATION FOR APPROVAL NOT REQUIRED 20G6 JUN 25 P1 DATE: 3V P D l Z.(,C)C° NORTH A tfASSACF (Stamp two (2) forms with the Town Clerk. File one (1) form with the Town Clerk and one (1) form will Planning Board,) To the Planning Board: The undersigned, believing that the accompanying plan of property in the Town of North Andover, Massachu does not constitute a subdivision within the meaning of the Subdivision Control Law, herewith submits said pla a determination and endorsement that the Planning Board approval under the Subdivision Control Law is not required. 1. Name of Applicant: E 3 e • r '►— �.. r 1� i i C. W. 5 Al Address. Z©t "D QZ, ST, 1`i • NJ boo t k'4A.. 0 t 6L S 2. Location and Description of Property [include Assessor'slWap 25.i. �j S�S�S54 2-5 andLot and ZoningDistrict(s)): C 1 G ?.ate s, CP ` 1. i 7a) ZouAS D 'RE3 t p�mtTt Ate, p ►51-R-k c'(" 3. Deed Reference: Book t.k'S Page ffl or Certificate of Title: N 1 4. Name of Surveyor C14(24 570194e M- CI4I Pus Address: s' ` best Git4 co u LT t *)C to 5T\ L (20 . c t1 01= - 0—OW19 Signature of Owner(s): c �.t ��,p et / Address: 20 i B(alii)fc;,e�.• sr Roam ANtoyee., Mid 0 54-s May 12 06 09:25a NORTH ANDOVER 9786889542 Please indicate the grounds (either A, B, C or D, not a combination) on which you believe your plan not a subdivision. A. Each lot on the plan meets one of the following criteria: 1. Has the frontage, lot area, and tot width required under the Zoning By-law on: a) a public way, or b) a way which the Town Clerk certifies is maintained & used as a public way, or c) a way shown on a plan approved and endorsed by the Planning Board under the Subdivision C Law, recorded in Plan Book Plan ,or d) a way in existence before the adoption of the Subdivision Control Law by the Town and whi Board finds adequate for the way's proposed use, or e) a way shown on a plan of a subdivision recorded at the Registry of Deeds or the Land Court prior adoption of the Subdivision Control Law. B. Each Lot has been clearly marked on the plan to be either: a) joined to and made part of an adjacent lot, or b) labeled "Not A Building Lot". C. Bach lot on the plan contains a building which existed prior to the adoption of the Subd Control Law. D. The plan shows an existing parcel with no new lot division(s) and has frontage on a way des above. Received: Town of North Andover Town Clerk (date stamp): Signature of Town Official receiving this application: Notice to APPLICANT/TOWN CLERK of action of Planning Board on accompanying plan: 1. The North Andover Planning Board has determined that said plan does not require approval under the Subdivision Control Law, and the appropriate endorsement has been made upon the same. 2. The North Andover Planning Board has determined that said plan shows a subdivision , as defined by G.L. c. 41, s. 81-L and must therefore be re -submitted to it for approval under the Subdivision Control Law. Very truly yours, • North Andover Planning Board By:Cafte-j .--� Date. V/0/0.4 HUNTRESS ASSOCIATES LANDSCAPE ARCHITECTURE & LAND PLANNING Thursday, August 08, 2002 Ms. Heidi Griffin Planning Director Department of Planning & Community Services 27 Charles Street North Andover, MA 01845 Re: Carter Farm - Planned Residential Development. Dear Ms. Griffin: �u 'YSTOWN RhDSSHA', TOWN CLERK NORTH ANDOVER 1Q01 AUG -q A 8: 32 On behalf of Tara Leigh Development LLC, we are pleased to provide the following applications regarding the proposed seventeen (17) lot open space development entitled Carter Farm: 1. Definitive Subdivision Application a. Form C b. Form D - Designers Certificate c. Abutters List. d. List of Requested Waivers 2. Watershed Special Permit - NAZB Section 4.136 3. Planned Residential Development - NAZB Section 8.5 As you are aware, this application is submitted pursuant to the proposed Town Boundary Modification between North Andover and Boxford approved at the respective Town Meetings in May of 2002. This boundary modification is proposed to be ratified by a special act of the Massachusetts Legislature this fall. We expect that the Planning Board hearings with regard to these applications will be held open pending resolution of that legislative action. As we discussed, it is our understanding that these applications will be heard concurrently, and that the Planning Board will open the public hearing on September 10, 2002. As such, I have assembled all three applications into one complete packet for ease of your review. We have also prepared one set of plans entitled: Special Permit and Definitive Subdivision Plan for Carter Farm, Bradford Street, North Andover, Massachusetts. I am confident that you will find these plans to satisfy both the Special Permit and Definitive Subdivision requirements. DEVELOPMENT STATEMENT / STATEMENT OF ENVIRONMENTAL IMPACT As required by the Rules and Regulations Governing the Subdivision of Land, Watershed and PRD Special Permit Applications, the following is a Statement of Environmental Impact and General / Specific requirements to be met for obtaining a Special Permit. 17 Tewksbury Street, Andover MA oi8io 978.470.8882 978.470.8890 fan Ms. Heidi Griffin Carter Farm — Planned Residential Development August 9, 2002 Page 2 of 8 A. Description of Proposed Project: The property is presently undeveloped, containing 110 acres (+/-) typical of the rural New England landscape. The frontage along Bradford Street is approximately 2380' (+/-). The existing topography ranges from a high point of 220' at the northern corner of the site, to 130' at the center. The southern field is both wooded and open and not presently maintained on a regular basis. The west and south boundaries are defined with a mix of deciduous and evergreen vegetation, and mature deciduous trees and a woody plant under story define the frontage along Bradford Street. The property is zoned R-1, and is within the Lake Cochichewick Watershed. The proposed project consists of the development of seventeen single-family homes, a village green, playground and three multi -purpose fields. The total open space preserved is 82% (90 acres) of the total parcel size (110 acres). The development team recognizes that this parcel is unique in its character, ecological and aesthetic value to the Lake Cochichewick Watershed, surrounding neighborhood and both the Towns of Boxford and North Andover. With this in mind we have made every attempt to minimize the impact within the non -disturbance zone, preserve the rural character of Bradford Street, and preserve a significant portion of the existing open space within the site. The character of the roadway itself will be designed as a rural roadway. We are presently proposing a 22' paved drive, lined with shade trees. The design is intentionally understated, so as not to overpower the rural character of Bradford Street. For a more detailed description of the proposed layout please refer to the attached plans. B. General Requirements to be met for obtaining a Special Permit: (Applicable for both the Watershed and PRD Special Permit) 1. Encouraging the most appropriate use of the land. As the property is zoned R-1, single-family residential lots of a 2 acre minimum are allowed by right. This would translate conservatively to a 17 lot conventional subdivision with no preserved open space. This proposal looks to reduce the minimum lot size to the allowed %2 acre under the PRD bylaw, and maintain the density of seventeen lots surrounding a one -acre village green. The project also proposes to build a playground and three multi -purpose athletic fields within the 20 acres of proposed construction activity. This layout preserves approximately 90 acres, or 82%, of the property through a perpetual open space restriction to be held by the Town of North Andover, or any other conservation organization acceptable to the Town and the applicant. Ms. Heidi Griffin Carter Farm — Planned Residential Development August 9, 2002 Page 3 of 8 2. Preventing overcrowding of land. As noted above, approximately 90 acres of land within the watershed will be preserved. 3. Conserving the value of land and buildings. The character of the project will reflect the rural aesthetic presently defined by the surrounding Barker Farm, Mazurenko Farm, Carter Hill and undeveloped acreage associated with both Hickory Hill and Settlers Ridge. The site design is intentionally understated, so as not to overpower the rural character of Bradford Street. 4. Lessening congestion of traffic. The development of seventeen single-family homes will have a negligible impact on the present traffic volumes associated with Bradford Street. 5. Preventing undue concentration of populations. As noted above, the project provides for seventeen homes on 110 acres, with over 90 acres being preserved in perpetuity. 6. Providing adequate light and air. Each lot will have a minimum of 21780 sf, and be surrounded by open space. The boundary of the site is additionally preserved with a minimum 50' buffer, preserving existing grades, vegetation and views. 7. Reducing hazards from fire and other danger. Each home will be supplied with a built in fire sprinkler system tied to the municipal water service. 8. Assisting in the economical provision of transportation, water, sewerage, schools, parks and other public facilities. The project will extend available public utilities at its own cost. Each home will be provided with a sewer connection, minimizing the chance of unwanted pollutants entering the ground water within the watershed. The project also intends to dedicate a perpetual open space restriction for 90 acres to be held by the Town of North Andover, or any other conservation organization acceptable to the Town and the applicant. Further, the applicant proposes to construct 3 multi -purpose fields athletic fields, a village green and playground for general use by the Town of North Andover. 1 1 1 t 1 1 1 I 1 1 1 1 1 1 1 Ms. Heidi Griffin Carter Farm — Planned Residential Development August 9, 2002 Page 4 of 8 9. Controlling the use of bodies of water, including watercourses. The project has been designed so as to not include any wetland areas within the limits of private lots. All wetlands and most associated buffer zones have been preserved as a part of the perpetual open space. 10. Reducing the probability of losses resulting from floods. All homes, roadways, and other site improvements have been located outside of the 100-year flood elevation. 11. Reserving and increasing the amenities of the Town. The preservation of over 90 acres of property within the watershed and extension of the municipal sewer service to this property, will serve to protect the Town's interest in Lake Cochichewick as a drinking water and recreational resource. Further, the applicant proposes to construct 3 multi -purpose fields athletic fields a village green and playground for general use by the Town of North Andover. C. Specific requirements to be met for obtaining a Watershed Special Permit (Watershed Protection District - NAZB Section 4.136) 1. Written certification by a Registered Professional Engineer, or other scientist educated in, and possessing extensive experience in the science of hydrology and hydrogeology, stating that there will not be any significant degradation of the quality or quantity of water in or entering Lake Cochichewick. The site has been designed specifically to minimize the impact of the project to the buffer zones associated with the Watershed Protection District. Specifically, no impervious surfaces, walls, homes, roof drains or associated structures have been located within the Non -disturbance zone. In addition, all homes will be tied to the municipal sewer system, eliminating the need for additional septic fields and possible nitrogen loading within the Watershed Protection District. The storm water management system has also been designed to encourage recharge through overland flow, and the use of fertilizer will be limited to organic methods with reduced nitrogen content. Attached you will find a written certification from the project engineer. 1 Ms. Heidi Griffin Carter Farm — Planned Residential Development August 9, 2002 Page 5 of 8 2. Proof that there is not reasonable alternative location outside the Non - disturbance and/or Non -discharge buffer zones, whichever is applicable, for any discharge, structure, or activity, associated with the proposed use. All homes, impervious areas, and utilities are shown in areas that are allowed by right under section 4.136. The primary use that has triggered this special permit review is the location of the access roadway and storm water management features, including surface and subsurface discharge, drainage pond outlets, and associated grading within both the Non -disturbance and Non -discharge buffer zones. These facilities have been so located as to minimize the grading and earthwork required to complete the project and restore vegetative cover as quickly as possible. 3. Evidence of approval by the Mass. DEP of any industrial waste water treatment or disposal system, or any waste water treatment system of fifteen thousand (15,000) gallon per day capacity. All seventeen homes will be tied to the municipal sewer system. No on site disposal of any kind is anticipated. 4. Evidence that all on -site operations including, but not limited to, construction, waste water disposal, fertilizer applications and septic systems will not create concentrations of nitrogen in groundwater, greater than the Federal limit at the down gradient property. No Nitrogen products will be used throughout the construction process. We further propose to limit, through the conditions of a Special Permit Approval, the use of fertili7.er applications to those using organic methods with reduced nitrogen content. As stated previously, the project will be tied to municipal sewer. 5. Projections of down gradient concentrations of nitrogen, phosphorous, and other relevant chemicals at property boundaries and other locations deemed pertinent by the SPGA. We do not anticipate the projection of down gradient concentrations of either nitrogen, phosphorous or any other relevant chemicals. 6. The SPGA may also require that supporting materials be prepared by other professionals including, but not limited to, a registered architect, registered landscape architect, registered land surveyor, registered sanitarian, biologist, Ms. Heidi Griffin Carter Farm — Planned Residential Development August 9, 2002 Page 6 of 8 geologist or hydrologist when in its judgment the complexity of the proposed work warrants the relevant specified expertise. The project team, which helped in the preparation of these documents, consists of the following professionals: Huntress Associates, Inc. MHF Design Consultants, Inc. Epsilon Associates, Inc. Registered Landscape Architects Registered Professional Engineers Biologists, wetland/soil scientists, geologists & hydrologists We are prepared to have these professionals in attendance at the required public hearings to respond to any and all concerns raised by the board. D. Specific requirements to be met for obtaining a PRD Special Permit (Planned Residential Development - NAZB Section 8.5) ITEM ALLOWED PROPOSED The number of units 17 lots, '/2 acre min. 17 lots, '/2 acre min. Type/size Single family Single family Ground Floor Area N/A 3000-3500sf +/- Ground Coverage N/A < 0.10:1 Open Space provided 35% (38.50 acres) 82% (90 Acres) E. NAZB Section 10.31, SPGA findings to be met: (Applicable for both PRD and Watershed Special Permit) a. The specific site is an appropriate location for such use, structure or condition. As the property is zoned R-1, single-family residential lots of a 2 acre minimum are allowed by right. This would translate conservatively to a seventeen lot conventional subdivision with no preserved open space. This proposal looks to reduce the minimum lot size to the allowed '/2 acre under the PRD bylaw, and maintain the density of seventeen lots, thus preserving approximately 82%, or 90 acres, of the property through a perpetual open space restriction to be held by the Town of North Andover, or any other conservation organization acceptable to the Town. Ms. Heidi Griffin Carter Farm — Planned Residential Development August 9, 2002 Page 7 of 8 b. The use as developed will not adversely affect the neighborhood. The character of the project will reflect the rural aesthetic presently defined by the surrounding Barker Farm, Mazurenko Farm, Carter Hill and undeveloped acreage associated with both Hickory Hill and Settlers Ridge. The site design is intentionally understated, so as not to overpower the rural character of Bradford Street. c. There will be no nuisance or serious hazard to vehicles or pedestrians. Sufficient on site parking has been provided for the proposed multi -purpose athletic fields. The development of seventeen single-family homes will have a negligible impact on the present traffic volumes associated with Bradford Street. d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The project will extend roadways and utilities at its own cost. Each home will be provided with a sewer and water connection, minimizing the chance of unwanted pollutants entering the groundwater within the watershed. The project also intends to provide the Town of North Andover, acting through its Conservation Commission, a conservation easement to all open space. e. The SPGA 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. The PRD bylaw was enabled to encourage the preservation of land, reduction of impervious surface and minimization of require public infrastructure to service new developments. This project has specifically met these objectives through the following efforts: l . Preservation of 90 acres within the watershed protection district; 2. Preservation of the rural character along Bradford Street; 3. Preservation of existing grades, views, mature vegetation, and; 4. Provision of both active and passive open space for the use of the Town of North Andover. We are confident that the plans and supporting information we have submitted are in keeping with the general intent of the North Andover Zoning Bylaw, and are in the best interest of the neighborhood and the Town of North Andover. For these reasons, we request that the Planning Board issue a Watershed Special Permit, Planned Residential Special Permit, and a Definitive Subdivision Approval for the proposed project. ;;=Y"CE DRAOSHA '/ Form C TOWN CLERK y::ORTH ANDOVER Application For Definitive Subdivision Appraval _ 9 A $: 32zuurAUG Received; Town of North Andover Town Clerk (Date Stamp) Stamp three (3) forms with the Town Clerk. File one (1) with the Town Clerk and one (1) with the Planning Department. To the Planning Board: The undersigned, being an applicant under Chapter 41, 81-T and 81-U, MGL, for approval of a proposed subdivision plan, hereby submits a Definitive Plan and makes application for approval to the North Andover Planning Board: The undersigned hereby applies for the approval of said Definitive plan by the Board, and in furtherance thereof hereby agrees to abided by the Board's Rules and Regulations. The undersigned hereby further covenants and agrees with the Town of North Andover, upon approval of said Definitive plan by the Board: a. To install the utilities in accordance with the rules and regulations of the Planning Board, Department of Public Works, the Board of Health, and all general as well as zoning by-laws of said Town, as are applicable to the installation of utilities with the utilities within the limits of ways and streets; b. To complete and construct the street or ways and other improvements shown thereon in accordance with Section V and VI of the Rules and Regulations of the Planning Board, including all Appendices (I -VI) and Figures (1-27), and the approved Definitive plan, profiles and cross - sections of the same. Said plan, profiles, cross -sections and construction specifications are specifically, by reference, incorporated hereing and made a part of this application. This application and the covenants and agreements herein shall be binding upon all heirs, executors, administrators, successors, grantees of the whole or part of said land, and assigns of the undersigned; and c. To complete the aforesaid installations and construction within two (2) years from the date hereof. 1. Name of Applicant: TA 0% Lc L Ave Address: Signature of Applicant: 2. Name of Subdivision: CAR TIC ?ARM 3. Description of Premises: S f,� 17A-6 iiej ari/65LoPMelar rit reckt elor 4. Address of Property Being Affected: e FARA Alt ADFAD $ - Zoning District: R 1 Assessors: Map# , Z Lot# Z +139 5. Deed Reference: Book h71 j , Page 30 Ccrtifientc of Titic No. and 6. Name of SurveyoK,Engineer: S Address: 103.S� S (4,4) 5t,) 1 t S� t,N+/ 03079 Easements & Restrictions of Record (Describe & Include Deed References): 7. Preliminary Plan Submitted? 100 : Plan Approved? Date : Signature of Owner(s); Address: jr-S— /171 4114 FORM D DESIGNER`S CERTIFICATE / 11 v4'%/.9 dpoZ- TO THE PLANNING BOARD OF THE TOWN OF NORTH AND 5C.015 /! 40- #04' In preparing the plan entitled opeivZ A004/0,eA i I hereby certify that the above named plan and accompanying data is trcie• and correct to the accuracy -required by the current Rules and Reg.ulation Governing -the Subdivision of Land in North Andover, Massachusetts, and my source of information about the location of boundaries shown on said plan were one or more of the following: I. Deed from dated e.utsit cez F. c -r -rz- 12-�2lolSlo: QPOe0QS CNop�tstNtc'C Registry in Book 27(03 Page 22.1 .. 2. Other plans, as follows PlPc '((4b Coss ek t oa-Tvk) 7) to G / M Re -A, l,T`( "VW sT • and recorded i n the SSSEX, 2R-6-1STICT Pc,a.13tetC'`-. PLPu6.13201 C 3. oral information furnished by 4. ActuaI measurement on the ground from a starting point established by S: Other Sources Signed Y` (Seal of Engineer or (Registered Professional Engineer or Surveyor) Registered Land Surveyor) MWE- teS RAJ Ca- )TS, IuC. CHRiSTOPHER FRANCHER s 6116 (ac Jul 0019 Address Town of North Andover, Zoning Board of Appeals Parties of Interest / Abutters Listing REQUIREMENT: MGL 40A, Section 11 states in part " Parties in Interest as used in this chapter shall mean the petitioner, abutters, owners of land directly opposite on any public or private street or way, and abutters to abutters within three hundred (300) feet of the property line of the petitioner as they appear on the most recent applicable tax list, notwithstanding that the land of any such owner is located in another city or town, the planning board of the city or town, and the planning board of every abutting city or town." Applicant's property, list by map, parcel, name and address (please print clearly and use black ink.) MAP PARCEL NAME ADDRESS 0 ! 0 ABUTTERS PROPERTIES MAP PARCEL NAME ADDRESS 62 5 linoit cC w .14. Car i-ti\PL Co.,. iu Ma\;, .i r1/41. A . 0 tt it s 6 2 i.3°7 TilnS4-dti fl-f c/rn ridinus+ Anne4r,.4,4,4, zg10 Mi..iitecg 10.j. WaSilliv0E.. ;Zo r . 3 --io.o c} I1.q. Cellen;teer.% a() kw:, .r) Si. AY, A. cit"ctr 10 C .21 N Pr. l8 xfwd bet; - i,.i c i",c %:v:<nn q c;t4 fir; re r114 , ',PM of / y 6 i ID 6e,<,,i-2 k . t-, 't s Q, bitali,ct>. C, i' al*,‘ I -um os arf Si. IJ if . ti 8 it Tbwv. c(' &`xfvccts 2Y yiiailet(iJ ., a u. r,i,rH4 oifzI 1'MS INFORMATION WAS OBTAINED AT THE ASSESSORS OFFICE AND CERTIFIED BY THE ASSESSORS OFI+ICE BY: SIGNATURE DATE PAGE OF Miaaa101111l4.T BOXFORD, MA ? Owner-e Name Co Owner.lo Name Address City ST Zip Parcel Location 0 BARKER JR GEORGE R 0 PEARL JACK R 0 BARKER JR GEORGE R 0 STRONG WILLIAM S TR 0 BROWN RICHARD & NO. ANDOVER/ 0 STERN GEORGE B 0 MARTIN GARY TE 0 MELILLO CHRISTOPHER TE C/O ANNE M RENSHAW BOXFORD DEVELOPMENT LLC MARTIN KAREN MELILLO LISA 1267 OSGOOD ST P 0 BOX 120 1267 OSGOOD ST 2910 MILITARY RD N 4 CREST DRIVE 243 NECK ROAD 179C LAKESHORE RD 128 ESSEX STREET NO ANDOVER WEST BOXFORD N ANDOVER W WASHINGTON METHUEN HAVERHILL BOXFORD SAUGUS MA MA MA DC MA MA MA MA 01845 01885 01845 20015 01844 01830 01921 01906 BARKER RD BARKER RD BARKER RD LOTS BRADFORD ST BRADFORD ST 179C LAKE SHORE RD 179C LAKE SHORE RD 179A LAKE SHORE RD CERTIFIED COPY NIP 1111111 NIB Slit MIN all all gm as OM w MI r ABER wry" NM BOXFORD, MA Map Block Lot Unit 4 Own*r-a Name Co Owner -a Nam* &ddr*st Ci t7 01 01 01 01 01 02 04 01 02 04 01 03 04 01 04 09 01 01 2 09 01 01 2 09 01 01 3 Record Count: 8 0 BARKER JR GEORGE R 0 PEARL JACK R 0 BARKER JR GEORGE R 0 STRONG WILLIAM S TR 0 BROWN RICHARD & NO. ANDOVER/ 0 STERN GEORGE B 0 MARTIN GARY TE 0 MELILLO CHRISTOPHER TX C/O ANNE M RENSHAW BOXBORD DEVELOPMENT LLC MARTIN 1CAREN MELILLO LISA 1267 OSGOOD ST NO J P 0 BOX 120 WEST 1267 OSGOOD ST N Ai 2910 MILITARY RD N W WAS 4 CREST DRIVE METE 243 NECK ROAD HAVE 179C LAKESHORE RD DOZE 128 ESSEX STREET SAUG 8/ 8/02 10:36:46AM 1 A s NMI MINIMIOW 103 Stiles Road • Suite One • Salem, New Hampshire 03079 MHF Design Consultants, Inc. TEL (603) 893-0720 • FAX (603) 893-0733 August 9, 2002 North Andover Planning Board C/o North Andover Community Development and Planning 27 Charles Street North Andover, Massachusetts 01845 Re: Waiver Requests/Carter Farm Subdivision MHF # 110900 Dear Board Members: On behalf of Tara Leigh Development, LLC, this letter serves as a request for several waivers from the Rules and Regulations Governing the Subdivision of Land of the Town of North Andover for the above referenced project located off Bradford Street in North Andover. The waiver request is from Section 7 Subdivision Design Standards and are identified as follows: 1 1. A. Streets , 2) Width, paragraph a The proposed Row width is 40 feet where 50 feet is required. 2. A. Streets , 2) Width, paragraphs c and d The cul-de-sac design has a 60' diameter island with a 120'diameter ROW where a 200' diameter Row is required. 3. A. Streets , 3) Grade, paragraph a The maximum road grade allowed is 6%. We are requesting a waiver for the following sections of roadway: 8% from Sta 1+00 to Sta 2+50 7.13% from Sta 8+50 to Sta10+50 4. A. Streets , 4) Dead End Streets, paragraph a and c The proposed length of the cul-de-sac street is approximately 1700 feet where a maximum of 800 feet is allowed. 5. C. Shoulders, paragraph 1 8' shoulders are required. We are requesting a waiver for a reduced shoulder width of 5 feet in the area of the wetland crossing. 1 ENGINEERS • PLANNERS SURVEYORS 11111111INIMIII - MN =MEV' MOW MID MHF Design Consultants, Inc. These waivers are being requested as a result of this project being developed in the Watershed Protection District Overlay under the Planned Residential Development guidelines and would respectively request the Planning Board give consideration to granting these waivers for the project. Sincerely ours MHF D Mark 1 0 Principal S, INC. Cc: Mr. Thomas Zahoruiko, Tara Leigh Development, LLC Page 1 of 3 Watershed Special. PermitApplication L1VLU '=YCE BRADSHAW TnW141 CI FPK Town of North Andover PIanning Board° ANDOVE.1 Application for Watershed Special Per ttAUG -q A 8: 32 Please type or print clearly. 1. Petitioner: Petitioner's Address: Telephone number: 2. Owners of the Land: Address: Tara Leigh Development, LLC. 185 Hickory Hill Road, North Andover MA 01845 978.687.2635 phone 978.689.2310 fax Tara Leigh Development, LLC 185 Hickory Hill Road, North Andover MA 01845 Number of years of ownership: 1 year 3. Description of Proposed Project: The proposed project consists of the development of seventeen single family homes, a village green, playground and three multi -purpose athletic fields with associated parking. The total open space preserved is 82% (90 acres) of the total parcel size (110 acres). In an effort to minimize groundwater impact, all seventeen homes will be connected to the municipal sewer system. The development team recognizes that this parcel is unique in its ecological and aesthetic value to the Lake Cochichewick Watershed. Understanding this, we have limited the impact to any wetland or buffer zone to those listed below: a. Conservation Zone (within 75' of all wetland resource areas) 1. Public sewer line crossing. See attached plans for specific details. 2. Roadway Access (Allowed Use — Section 4.136 para 3d) b. Non -Disturbance Buffer Zone (between 75' and 150' of all wetland resource areas) 1. Stormwater management including surface and subsurface discharge, drainage pond outlet, and associated grading. See attached plans for specific details. 2. Gravel parking area and parking overflow associated with multi -purpose fields. 3. Roadway Access. (Uses allowed by Special Permit — Section 4.136 para 3c) c. Non -Discharge Buffer Zone (between 150' and 400' of all wetland resource areas) 1. Roadway, driveways, homes, utilities, associated fieldstone walls, multi -purpose athletic fields, village green and associated site grading. See attached plans for specific details. (Allowed Use — Section 4.136 para 3b) 2. Stormwater management including surface and subsurface discharge, drainage pond outlet, and associated grading. (Use allowed by Special Permit — Section 4.135 para 3b(ii)) 4. Description of Premises: The property is presently undeveloped, containing 110 acres (+/-) typical of the rural New England landscape. The frontage along Bradford Street is approximately 2380' (+/-). The existing topography ranges from a high point of 220' at the north end of the site, to 130' at the center of the site. The south field is both forested and open and not presently maintained on a regular basis. The northern most boundaries are defined with a mix of deciduous and evergreen vegetation, and the frontage along Bradford Street is defined by mature deciduous trees and a Page 2 of 3 Watershed Special Permit Application woody plant understory. The property is zoned R-1, and is within the Lake Cochichewick Watershed. 5. Address of Property Being Affected: Carter Farm — Bradford Street, North Andover Zoning District: Residential One (R-1) Assessors: Map: 62 Lot # 2 & 138 Registry of Deeds: Book #: 4791 Page # 301 6. Existing Lot: Lot Area (Sq. Ft) Street Frontage: Front Setback: N/A Floor Area Ratio: N/A 110 Acres 2380' +/- 7. Proposed Lot (if applicable): Lot Area (Sq. Ft) 21,780 sf (min.) Street Frontage: 100' min. Front Setback: 20' min. Floor Area Ratio: N/A 8. Required Lot (as required by Zoning Bylaw): Lot Area (Sq. Ft) 21,780 sf (min.) Street Frontage: 100' min. Front Setback: 20' min. Floor Area Ratio: N/A 9. Existing Building (if applicable): Ground Floor (Sq. Ft.) N/A Total Sq. Ft. N/A Use: No existing structures on site. 10. Proposed Building: Ground Floor (Sq. Ft.) 3000-3500 sf (+/-) Total Sq. Ft. N/A Use: Single family residential homes. BuildingHeight: N/A Side Setbacks: N/A Rear Setback: N/A Lot Coverage: N/A BuildingHeight: 30' / 2.5 stories Side Setbacks: 20' min. Rear Setback: 20' min Lot Coverage: N/A BuildingHeight: 30' / 2.5 stories Side Setbacks: 20' min. Rear Setback: 20' min Lot Coverage: N/A # of Floors N/A Height: N/A Type of Construction: N/A # of Floors 2.5 stories Height: 30' max Type of Construction: Wood frame 11. 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? Spring 2002 — Single Family Home Construction. 12. Section of Zoning Bylaw that Special Permit Is Being Requested: NAZB Section 4.136 - (Watershed Protection District) NAZB Section 10.3 — (Special Permit) 13. 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 responsibility. The petitioner shall be responsible for all expenses for filing and legal notifi on. Failure to comply with application requirements, as cited herein and in the Plannin d Rules and Regulations may result in a dismissal by the Planning Board pf this applic as incomplete. Petitioner's Signature: Print or type name here: Tbetfias D. Zahorulko — Tara Leigh Development, LLC. Page 3 of 3 Owner's Signature: ed Special Permit Application Print or type name here: Th as D. Zahoruiko — Authorized agent for owner 14. Please list title of plans and documents you will be attaching to this application. Plans: Special Permit and Definitive Subdivision Plan for Carter Farm Subdivision Bradford Street — North Andover, Massachusetts 01845 Dated: August 9, 2002 Prepared by: MHF Design Consultants 103 Stiles Road, Suite 1 Salem New Hampshire 03079 Sheets: 1 through 22 Reports, Attachments and filing fees • Drainage Report - Prepared by MHF Design Consultants. • Watershed Special Permit Filing Fee: $ 100.00 • PRD Special Permit Filing Fee: $ 1,900.00 • Project Review Fees: $ 6,000.00 • PRD Special Permit Application - NAZB Section 8.5 • Special Permit Development Statement • Definitive Subdivision Application i. Form C ii. Form D, Designers Certificate iii. Abutters List. iv. List of Requested Waivers v. Statement of Environmental Impact I I I I MI I MI =I V o �MEW AI= - 103 Stiles Road • Suite One • Salem, New Hampshire 03079 MHF Design Consultants, Inc. TEL (603) 893-0720 FAX (603) 893-0733 August 9, 2002 North Andover Planning Board C/o North Andover Community Development and Planning 27 Charles Street North Andover, Massachusetts 01845 Re: Watershed Certification /Carter Farm Subdivision MHF # 110900 Dear Board Members: On behalf of Tara Leigh Development, LLC, this letter serves as our certification that there will not be any significant degradation of the quality or quantity of water in or entering Lake Cochichewick. The site has been designed specifically to minimize the impact of the project to the buffer zones associated with the Watershed Protection District. Specifically, no impervious surfaces, homes, roof drains or associated structures have been located within the Non -disturbance zone. In addition, all homes will be tied to the municipal sewer system, eliminating the need for additional septic fields and possible nitrogen loading within the Watershed Protection District. The storm water management system has also been designed to encourage recharge through overland flow, and the use of fertilizer will be limited to organic methods with reduced nitrogen content. Should you have any questions, please feel free to contact me at your convenience. Sincerely yours MHF DESIGN CONSULTANTS, INC. F . I nteiro, P.E. Pri Cc: Mr. Thomas Zahoruiko, Tara Leigh Development, LLC ENGINEERS PLANNERS • SURVEYORS Page 1 of 3 PRD Special Permit Application l'' flit Gil.'.i3S{iA! Town of North Andover Planning Board TOWN CLERK i H ANDOVER Application for PRD Special Permit Please type or print clearly. 1. Petitioner: Petitioner's Address: Telephone number: 2. Owners of the Land: Address: MIAUG -yAi$: 3 Tara Leigh Development, LLC. 185 Hickory Hill Road, North Andover MA 01845 978.687.2635 phone 978.689.2310 fax Tara Leigh Development, LLC 185 Hickory Hill Road, North Andover MA 01845 Number of years of ownership: 1 year 3. Description of Proposed Project: The proposed project consists of the development of seventeen single family homes, a village green, playground and three multi -purpose athletic fields with associated parking. The total open space preserved is 82% (90 acres) of the total parcel size (110 acres). In an effort to minimize groundwater impact, all seventeen homes will be connected to the municipal sewer system. The development team recognizes that this parcel is unique in its ecological and aesthetic value to the Lake Cochichewick Watershed. 4. Description of Premises: The property is presently undeveloped, containing 110 acres (+/-) typical of the rural New England landscape. The frontage along Bradford Street is approximately 2380' (+/-). The existing topography ranges from a high point of 220' at the north end of the site, to 130' at the center of the site. The south field is both forested and open and not presently maintained on a regular basis. The northern most boundaries are defined with a mix of deciduous and evergreen vegetation, and the frontage along Bradford Street is defined by mature deciduous trees and a woody plant understory. The property is zoned R I, and is within the Lake Cochichewick Watershed. 5. Address of Property Being Affected: Carter Farm — Bradford Street, North Andover Zoning District: Residential One (R-1) Assessors: Map: 62 Lot # 2 & 138 Registry of Deeds: Book #: 4791 Page # 301 6. Existing Lot: Lot Area (Sq. Ft) Street Frontage: Front Setback: Floor Area Ratio: 110 Acres +/- 2380' +/- N/A N/A 7. Proposed Lot (if applicable): Lot Area (Sq. Ft) 21,780 sf (min.) Street Frontage: 100' min. Front Setback: 20' min. Floor Area Ratio: N/A 8. Required Lot (as required by Zoning Bylaw): Lot Area (Sq. Ft) 21,780 sf (min.) BuildingHeight: N/A Side Setbacks: N/A Rear Setback: N/A Lot Coverage: N/A BuildingHeight: 30' / 2.5 stories Side Setbacks: 20' min. Rear Setback: 20' min Lot Coverage: N/A BuildingHeight: 30' / 2.5 stories Page 2 of 3 PRD Special Permit Application Street Frontage: Front Setback: 100' min. 20' min. Floor Area Ratio: N/A 9. Existing Building (if applicable): Ground Floor (Sq. Ft.) N/A Total Sq. Ft. N/A Use: No existing structures on site. 10. Proposed Building: Ground Floor (Sq. Ft.) 3000-3500 sf (+/-) Total Sq. Ft. N/A Use: Single family residential homes. Side Setbacks: 20' min. Rear Setback: 20' min Lot Coverage: N/A # of Floors N/A Height: N/A Type of Construction: N/A # of Floors 2.5 stories Height: 30' max Type of Construction: Wood frame 11. 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? Spring 2002 - Single Family homes within the Watershed Protection District. 12. Section of Zoning Bylaw that Special Permit Is Being Requested: NAZB Section 8.5 (Planned Residential Developments - PRD) NAZB Section 10.3 (Special Permit) 13. 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 r onsibility. The petitioner shall be responsible for all expenses for filing and legal notificati Failure to comply with application requirements, as cited herein and in the Planning Bo ules and Regulations may result in a dismissal by the Planning Board of this application a complete. Petitioner's Signature: Print or type name here: Thomas D. Zah . — Tara Leigh elopment, LLC. Owner's Signature: Print or type name here: Thomas D. Zahoruiko - Tara Leigh Development, LLC. 14. Please list title of plans and documents you will be attaching to this application. Plans: Special Permit and Definitive Subdivision Plan for Carter Farm Subdivision Bradford Street —North Andover, Massachusetts 01845 Dated: August 9, 2002 Prepared by: MHF Design Consultants 103 Stiles Road, Suite 1 Salem New Hampshire 03079 Sheets: 1 through 22 Reports, Attachments and filing fees • Drainage Report - Prepared by MHF Design Consultants. Page 3 of 3 PRD Special Permit Application • Watershed Special Permit Filing Fee: $ 100.00 • PRD Special Permit Filing Fee: $ 1,900.00 • Project Review Fees: $ 6,000.00 • Watershed Special Permit Application - NAZB Section 4.136 • Special Permit Development Statement • Definitive Subdivision Application i. Form C ii. Form D, Designers Certificate iii. Abutters List. iv. List of Requested Waivers v. Statement of Environmental Impact Ms. Heidi Griffin Carter Farm — Planned Residential Development August 9, 2002 Page 8 of 8 We appreciate your time and consideration with regard to this matter and we look forward to working with you throughout the approval process. Please feel free to contact my office with any further questions or concerns. Sincerely, H es, Inc. Chri '' C. Huntress Landscape Architect CC: T. Zahoruiko, Tara Leigh Development Corp. M. Howard, Epsilon Associates, Inc. M. Gross, MHF Design Consultants