HomeMy WebLinkAbout2001-05-18 Application Preliminary Subdivision Appvl TOW
FORM r�'0R�}i�ANOQYfd
APPLICATION FOR PREMMARY SUDDIMION APP VAL
�Of MA Y IS A q: L;.8
DATE:May SR, 2001 -
(SwW two (2) forms with the Town Clerk. File one(1)form with the Town Clerk and one(1)form with the
PlaTinin Board)
To the Planning Board:
The indwsigned,being an applicant under Maples 41, 81-%MGL,for approval of a pzq=W mb&ldon*nn,
hereby submits a Preliminary Pin and makes applicadoa for appmal to the North Andover Planning Board.•
1, Name of Applk=t: City of Lawrence - Of f iceof Planning and Development
Address: 225 Essex Street
Signature of Appli f
eArl ems°CAUWACWLIT
2. Name of Subdivision: Park
3. Description of Prcmha:-
he proper consists of a 4' ± acre parcel located to the.northeast L
of the Lawrence Municil al _AiMgrt. The tat is' hottndpd to tha Sntt henst
by the airport, the Merrimack River (and train tracks) -to the northwest,
Clarke Street to the east and southeast. : .The aiM2rt access road runs
through. the parcel from Clarke Street:
4. Addmssof'Propug Dews APfected: Lawerence Munici al Airport - Clarke Street
Zoning
District: Industrial. District; 2'
Assessors; map#; map and, rcel numbers Lot#
are incorrect for this property .
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Deed Reference:• Book'1 373
1-4 Page and
Certificate of Tltie Na (Book 1 31)
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6. Name of Surveyor/Engineer. Gale Associates, _Inc,
Address: 33 Riverside Drive Pembroke MA 02359 'oF
7. Signature of(fwner(s):
Address: —
Received: Town of North Andover Town Clerk(date Mmp):
Signature of Town Official receiving this application:
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Gale Associates, Inc. GALE
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33 Riverside Drive Pembroke,MA 02359-1938 FAX: (781)829-2007 TEL: (781) 829-2000
May 16, 2001-
Town of North Andover
Planning Department
Town Hall
North Andover, MA 01845
Re: Lawrence Municipal Airport
Preliminary Subdivision Applications
Planning Regulation 4.4.16—Certification
To whom it may concern,
The attached preliminary subdivision plans have been designed in acceptance with good
engineering practice and the design of the plans is in compliance with the purpose of the North
Andover Planning Board Rules and Regulations Governing the Subdivision of Land (December
2000) as described in Section 1.2.
Very truly yours,
GALE ASSOCIATES, INC.
Dale K. Harris, P.E.
Project Manager
Attachment
G:170991 nlletterslplanningltr51601
BOS'rON BALTIMORE ORLANDO SAN FRANCISCO
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Preliminary Subdivision Submission
For
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Lawrence Municipal Airport Industrial Park
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North Andover, MA
May 18, 2001
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Prepared By: Owner:
Gale Associates, Inc, City of Lawrence
33 Riverside Drive Lawrence Municipal Airport
IPembroke, MA 02359 Lawrence,MA
Gale 709910
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L INTRODUCTION
The City of Lawrence is submitting a preliminary subdivision plan with the North Andover
Planning Board for their consideration on a proposed four lot industrial park. The site is located
on 41+ acres that is bound on the south by the Lawrence Municipal Airport, the west by the
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Railroad and Merrimack River, and Clark Street to the north and east.
II. EXISTING CONDITIONS
The site is comprised of undeveloped, wooded land located within North Andover's Industrial
District 2 zone as indicated on the current zoning map. The topography slopes from east to west
from approximately 120 feet NGVD to 34 feet NGVD. Currently, stormwater runoff within the '
site drains into several wetland resource areas, which then discharge into an intermittent stream
and it is carried underneath the railroad tracks through a 48" culvert. The culvert and discharges
into the Merrimack River. The wetland resource areas were flagged by Epsilon Associates, Inc.
and the locations were approved by the North Andover Conservation Commission pursuant to a
request for Determination of Applicability on June 9, 2001,
The Bordering Land Subject To Flooding (BLSF) along the Merrimack River has been
determined to be 32 Feet NGVD by the FEMA Flood Insurance Rate Map (FIRM) Panel 5 of 15
(Community Panel Number 250098-005 C Dated June, 1993.
Most utilities surrounding the site are located within Clark Street. A high pressure 12" water
main, a 6" high pressure gas main and underground telephone exists within the street. Electricity
is supplied from above ground utility poles along Clark Street that extend from Clark Street into
a 40' wide utility easement abutting the east side of the railroad tracks. A sewer force main
exists within Clark Street that extends from the refuse plant on Holt Road to the culdesac at the
West End of Clark Street abutting the property. The sewer force main (12" supply and 10"
return) extends from the culdesac southerly within the utility easement to the Greater Lawrence
Sanitary District (LSD) (approximately 6,000 linear feet). The sewer force main is privately
owned and currently meets peak capacity when the refuse plan recycles its cooling water. Thus
the proposed industrial park will not be able to connect to this force main.
III. PROPOSED DEVELOPMENT
The City of Lawrence proposes to subdivide the 41 acres of land into four parcels and develop
the site infrastructure required to meet the Town's Rules and Regulations Govel-ning the
Subdivision of Land and all Zoning By-Laws. The infrastructure will include the following:
A. A 600 foot roadway extension of Clark Street
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B. A New sewer collection system including 1900 linear feet of 8" PVC gravity
sewer within Clark Street, a new sewer pump station and approximately 6000
linear feet of sewer force main within the existing utility easement.
C. An onsite Stormwater Collection and on-site disposal system including all inlet
and manhole structures, piping and detention basins. The system shall be
designed in accordance with the Stormwater Management Act and all local
regulations and be sized to handle the maximum pavement buildout of the
subdivision. The stormwater collection system shall not be designed to handle
roof runoff, which must be handled on-site by each individual lot developer.
D. New Water and Gas main extensions within the Airport Access Road to the new
airport property line. New fire hydrants will also be installed along the access
road. These are intended for future use by the airport.
E. New underground electrical, telephone and cable service within the Airport
Access road, also intended future use by the Airport.
The attached proposed layout plan has shown the largest possible, responsible build-out of the
individual lots. However, we are not seeking individual site plan approval for each lot at this
time.
Buildinus:
The maximum responsible building development is shown for each lot. The buildings range in
size from 44,000 square feet to 146,000 square feet as shown on the drawings and shall be
industrial in nature (meaning mainly single story buildings with limited office space). The
buildings must comply with all zoning and building code requirements. All buildings in the
schematic layout are outside of the required 50 foot setbacks from the property lines.
Parking:
The maximum proposed pavement areas range from 47,000 square feet up to 198,000 square
feet. All parking lots and driveways shall be paved with bituminous concrete pavement. The
schematic layouts shown on the drawings have provided for parking stalls in accordance with the
North Andover Zoning by-law (8-8.1). We assumed 90% "warehousing, wholesaling,
Distributing" space at 1 stall per 500 sq. W' and 10% office space(1/300 square feet). Since we
do not know who the end users are at this time, we decided to base our design on the most
stringent zoning requirements to ensure that we have indeed provided for the maximum,
responsible build-out of the lots. Again, the individual lot developers will be required to submit
for site plan approval.
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Subdivision Roadway (Extension of Clark Street
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The proposed subdivision road shall be an extension of Clark Street. It shall begin at the end of
the existing cul-de-sac (to be removed) and extend approximately 600 feet south to a new
euldesac as shown on the drawings, Currently, a gravel access road exists to service the water
pump station to the south where the subdivision road is proposed.
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The roadway is designed to "Local Street" standards as described in Section 6.8 (Table 6,8.1 IA)
of the Rules and Regulations Governing the Subdivision of Land. The roadway shall have a
pavement width of 30 feet (2-12 foot lanes and 2-3' shoulders) with bituminous concrete curbing
on both sides and a Right-of-Way (ROW) width of 60 feet. The roadway has a slope of 4% or
less throughout and the culdesac has a pavement diameter of 120 feet and a ROW diameter of
150 feet. All stormwater runoff from the subdivision road will be collected in the proposed
stormwater collection system and treated in accordance with Stormwater Management Act and
all applicable North Andover regulations.
Stormwater Management:
As was previously mentioned, a complete stormwater collection and on-site detention and
recharge system shall be constructed as pant of the site infrastructure. The system shall be
designed to handle all stormwater runoff of paved surfaces for a 25 year storm event in
accordance with Section 6.14 "Storm Drainage" of the Rules and Regulations Governing the
Subdivision of Land. The stormwater runoff from the roof areas shall not be included and must
be mitigated on-site by the individual lot developers.
The hydrologic calculations were performed using the TR-55 methodology and with the
assistance of HYDROCAD. The hydrologic calculations take into consideration the pre and
post-development stormwater runoff volumes.
The on-site detention basins shall be designed to detain the volume of a 25 year storm event (5.5
inch storm) and take into consideration the soil characteristics for stormwater recharge. Site soil
evaluations are currently being performed and percolation tests will be used to determine the rate
of recharge into the soil. The soil evaluation will also determine the seasonal high groundwater
elevation will determine the location and elevations of the Detention Areas.
In general, from TR-55, the peak stormwater runoff for the existing site (discharging tln-ough the
48"culvert is 3.66 Acre-feet at 12.38 hours for a 25 year-24 hour storm event having an intensity
of 5.5 inches of rain. The proposed stormwater runoff entering the primary detention basin has a
peak runoff flow of 39 CFS and a peak storage volume of 88,000 cubic feet.
GALE
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Site Grading: 1.
The site will require extensive grading for the construction of the primary detention basin and the
proposed subdivision road at and around the culdesac. Overall, approximately 3300 cubic yards
of parent material will be removed to form the primary detention basin and approximately 2100
cubic yards will be required to fill in for the subdivision road. Thus a net export of
approximately 1100 cubic yards from the site.
Traffic Analysis:
A comprehensive Traffic Impact and Access Study was performed for the site by Vanasse and
Associates, Inc. of Andover, MA. The traffic study included the impact on the intersection of
Clark Street and Holt Road but most importantly, included the traffic impact on the Route 125
and Holt Road intersection. A complete copy of the report is attached with this package.
Agencies Having Jurisdiction:
In addition to the preliminary subdivision filing with the Planning Board, we are also required to
submit the project for Conservation Commission approval. We also must file an Expanded
Environmental Notification Form to MEPA that includes a single EIR for having greater than 10
acres of impervious surface. These filings will be occurring simultaneously.
IV. CONCLUSION
We thank you for taking the time to consider our Preliminary Subdivision Submission and look
forward to working with the Town to provide a well designed industrial park that will be an asset
to the Town of North Andover.
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