Loading...
HomeMy WebLinkAbout2015-09-01 Application Definitive PRD Subdivision ' CHRIS TIA N"SEN & SERGI INC PROFESSIONAL ENGINEERS AND LAND SURVEYORS 160 SUMMER STREET, HAVERHILL, MA 01830 iel:978-373-0310 www.csk-engr,com fax 978-372-3960 June 29, 2015 Kristine Cheetham Town Planner Planning Board Town of North Andover North Andover, MA 01845 RE Wellington Woods Definitive Planned Residential Development Subdivision Application 602 Boxford St, Map 105C Lot 22 Dear Ms. Cheetham: In support of the above referenced application, find attached the following: Development statement(per Section 8.5,6,A Zoning Bylaw) Form C: Application for Definitive Subdivision as time stamped by Town Clerk Written and other documentation in support of Form C Application Form: Special Permit Planned Residential Development Written Documentation in support of Form Form L: Signature Request for Plan Referral acknowledgement Plans: Definitive PRD Subdivision of Land for Wellington Woods, North Andover, 14 sheets dated 6/23/2015 qo 6) Fees: Check for $�498'for definitive filing ( plus 7 lots @ $325) = $1275 o And PRD filing $200 plus 7 lots @ $275 + $1925 Fees: Check for$4000 for consultant review fee. ZZ' f Report: ,Stormwater Management Report Report: Survey Closure Computations. Abutter mailings: certified abutter list, 32 sets of envelopes and labels as requested; green and white certified cards with labels; stamps for certified mailings 32 c7 $3.94 and 32 first class stamps. Electronic File of all documents. Copies of the above will be mailed to outside consultants as required. Should you have any questions about this filing, please do not hesitate to call. Very truly yours, Philip G. Christiansen Form L SIGNATURE REQUEST FOR PLAN REFERRAL ACKNOWLEDGEMENT Departmental referral Form L with signature of department acknowledging receipt. r � TO: Director,DPW a Fq ©ri 1 1576 Ak Town Engineer, DPW ` LV Water& Sewer Department,DPW -" ' A Water Treatment Departme t` 4 2 d a-,MAf- Oni( J cs [ Fire Chie 1�� ram ` Conservation Administrator` e4,00 Qc�aod/�1 Iris ector of Build'pp g s, Health Adnunistrat I L ..... x., 16 00 dS �cCp School Departure t . -- - fCoDO nsqC 3c a Police Department osoew rl FROM: Applicant M 05 !J/A 1) EL,6 PM E IJ -7— Date: Re: Preliminary Plan ZC Definitive Subdivision Modification to a Subdivision L Special Permit — P P—b Site Plan Review Address of Development: OP P014-Q CIT. A Public Hearing has been scheduled for the following date: 12-t a)-ld Awl. u ST Please provide your written comments to the Planning Department by the following date: (The Wednesday before the scheduled public hearing and/or scheduled Planning Board meeting). Failure to provide written comments by this date will constitute your approval of this plan. Thank you. Page 8 1600 Osgood Street,North Andover,B1dg.20,Suite 2-36 Planning Dept.,Massachusetts 01845 Phone 978.688.9535 Fax 978,688.9542 Web www.tovnofnorthandover.com Edified 9/28/10 � yS FJ Ft 7jy � i 2� JULAM , 5 . PLANNING DEPARTMENT roe-€mtjnity Develooment Division Form C - APPLICATION FOR DEFINITIVE UBDIVISON APPROVAL Received; Town of North Andover Town Clerk(Date Stamp) Stamp three (3) forms with the Town Clerk. File one(1) copy with the Town Clerk and two(2)with the Planning Department. To the Planning Board. The undersigned, being an applicant under Chapter 41, 81-0, 81-T, 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 herein 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. Pup, 3 of 5 1600 Osgood Streej,,Nom, Andover,B%.20,Suite 2-36 Plumilng Oepl., Massuthusots 01345 Nona 978.6M9535 fax 97&633-9542 VW,_,nv,Fr.luintef�s��r1!�ui�€ia�ni.Eaitt Edited Y/271200 li 9.Name ofApplicant: ,vl6 S5 I N/I 4� bPJAE;P,- Address: .A 77 W95 t-f 11,Jf lWJ --,l 6W&ULS—A rJ U KkSignature of Applicant` U ....�_...� 2,Name of Subdivision: WELL ,JG i—i='`J W06 ) 3.Location and Description of Property[Include Assessor's Map&Lot and Zoning District(s))- �a r rz.n r c: —c 3 7 _ 4.Address of Property Being Affected: Q,? 0 6Xir,q IZt S�,—/ Zoning District: Assessors:Map Lot# Z Z 5.Deed Reference:Book 6 Page 1/.3 and ILfZ23 �z73 f)1an /?A72. Certificate of Title No. G.Name of Surveyor/Engineer: L i S7-7/--wjS 6-- Address; 160 50m tq--t' e�T Easernents and Restrictions of Record(Describe and Include Deed References) T.Preliminary Plan Submitted? '/, E'S ;Plan Approved? Date; J u.;,'E Z.. Signature of Owner(s): ��vr. 4,0 Address: tom? f €5oKFC,I n Si7�_[ 1Jr�. Il ht Lcstee -- Received:Town of North Andover Town Cleric(date stamp): Signature of Town Official Receiving this Application: Pnge 4 of 5 1600 Usgood Slrael,North Andover,Clrfg.20,Suile 2,361'lowday Dept.,Molsdchusells 01815 Phono 918,668,4535 fox 978,680.9542 Web trrrvr.lovrnnfnorti�andover.rom Edited 4121/7010 ----- �— Written documentation in support of the application for a Definitive Subdivision known as Wellington Woods 5.1.5 Site Evaluation Statement Environmental and Community Impact Analysis (5.4) I I.Prolect Scope;. The intent of this project is a Planned Residential Subdivision for Map 105C, Lots 22 of seven(7) single family residential lots with municipal water and onsite septic. The total area of the land is 18.556 acres. Of this 11.88 acres - Parcels A and B as shown on the plans are to be left as open space The access will be from Boxford Street and will require the construction of a 725 feet cul-de-sac. All of the proposed homes will have driveways off of the proposed roadway. The lots will be serviced with Town water and onsite septic systems. The existing parcel is wooded and undeveloped. . A preliminary plan was approved by Planning at its June 2015 meeting. Section 5.4.4.1 Natural Environment a. Air&Noise Pollution- The only air and noise pollution generated from the project will be the temporary impacts associated with construction. We expect that this roadway will only take 2-3 months to construct. Work hours will be limited to lam to 5 pm weekdays, b. Water Pollution- The stormwater system design which incorporates an infiltration/detention pond, treatment swales and roof recharge infiltrators meets the Town and State requirements for treatment. The stormwater impacts offsite will be mitigateeby these structures, We have a decrease in stormwater runoff rates exiting the property and therefore no adverse impacts will occur downstream. This design will be reviewed by the Town Engineer to ensure compliance with Town codes. c. Land—This site consists 14 acres of uplands and the soils are suitable for construction. The elevation changes along the proposed roadway center line from El. 120 at Boxford Street to El, 150 at the center of the cul-de-sac. d. Plants &Wildlife—The North Andover Conservation issued an Order of Resource Delineation for this project on December 5, 2014. Although this site area is within the NHESP Priority Habitat maps, the NHESP has determined that the habitat of concern is not an issue. e. Water Supply—7 additional 4 bedroom homes using 440 gallons per day adds 3,080 gallons per day. This is a small amount of usage and the actual usage is typically less than the 110 gallons per bedroom. The water line on Boxford Street, extends to Brookview Drive. Water pressure should not be a concern. £ Sewage Disposal—This development will require 7 septic systems to be constructed. Deep hole test pits and percolation testing was completed in January for all proposed septic system locations serving the 7 lots and found to be suitable for placement of septic fields on each lot. Section 5.4.4.2 Man-Made Environment a. Existing Neighborhood Land Use—The existing neighborhoods on Boxford Street consists of old and new residential dwellings. b. Zoning—The entire site is within the Residential 1 zone. The proposed use is compatible with the zoning. Section 5.4.4.3—Public Services a.Schools - The impact to the school system will be minimal as the project is small. Not every house will have school age children at the same time. The location is convenient to existing bus routes and the roadway is short enough for school children to walk to the end for pickup. Buses would also be able to drive down the roadway and turnaround if desired. b. Police—We do not anticipate the need for any above normal police presence because of this proposed project. c. Fire—We do not anticipate the need for any above normal fire department presence because of this project. We have equipped the roadway with a water main and hydrants. d. Recreation—Onsite recreation will be provided on each individual's lot as they deem necessary. Offsite recreation is available throughout the Town and Community and this project will not overburden the public facilities. e. Solid Waste Disposal—We expect the typical trash disposal of this project as every other subdivision house lots within Town. The collection of this material will be provided by the Town and paid for by the taxes collected. f. Traffic -The additional impact will be from the 7 additional homes that will be constructed from this proposed development. Boxford Street is a two lane collector roadway and is residentially developed with frontage lots and subdivisions. The addition of approximately 70 vehicle trips per day from this subdivision will have no adverse impact on Boxford Street. The sight distance from the proposed roadway is acceptable and larger subdivisions exist further to the southeast. g. Highway—The proposed traffic will not require any changes to the highway system. Future maintenance of Boxford Street will be required despite this development. We do not anticipate that the roadway will have to repaired sooner than expected because of this development. The construction vehicles will have to access Boxford Street during the roadway construction. Typically a road bond is placed by the contractor and developer in order to address any repairs that are necessary prior to road acceptance. Section 5.4.4.4—Aesthetics a. Lighting—At this time, no lighting is proposed within the subdivision other than that provided by Homeowners on their houses and driveways, if the Town requires lighting, we can certainly address that concern. b. Landscaping— All landscaping will be dependent on Homeowner's preference. c. Visual—This property is currently wooded and no homes are proposed for the first 350' of the roadway. Therefore, no visual impacts, other than the new roadway will affect the view on Boxford Street. Section 5.4.4.5 Planning The proposed Planned Unit Development is compatible with the goals and objectives of the Town's Master Plan, providing 65% of the total project area to open space to be deeded to the Town. Section 5.4.4.6 Traffic Impacts. The applicant requests a waiver from the details requested in this section due to the small number of residential homes and their associated vehicle trip. Section 5.4.4.7 Cost Benefit Anal sis The current assessed value of the land is slightly over one half million dollars. After development of seven single family homes the value of the property will be in excess of four and one half million dollars. Additionally, the value of the undeveloped land will be conserved as open space which will be available to the citizens of North Andover to whom it is not now available. Section 5.4.4.8 Cost Estimate As the project is developed, definitive cost estimates will be provided for subdivision street utilities. Costs for the erosion protection facilities are included within the Proposed Operation and maintenance portion of the Stormwater management report appended to this application, including estimates for inspection costs. Section 5.4.4.9 Soil Erosion and Sedimentation Control Plans Refer to the Subdivision Design sheet 11 of 14 for layout of Sedimentation Controls, installation methods and the Stormwater Management Report which included a detailed discussion of Operation and Maintenance programs for soil erosion control during construction and post construction. 5.1.6: Certified copy if deed/proof of ownership A copy of the deed filed at NERD Book 5407 Page 47 is attached at the end of this document. 5.1.7 List of names of abutters A copy of the list of abutters as provided by the North Andover Assessor's office is attached to the end of this document. 5.1.8 List of Waivers (M.G.L. CH_41 Sec. 81R) On behalf of our client, Messina Development Corp., we respectfully request a waiver of the following section of the Town of North Andover Subdivision Regulations be granted for the proposed Subdivision Wellington Woods at 602 Boxford Street: 1. Section 6.8.1 Table 1A. The minimum pavement width for a local residential street is 26 feet. 24 feet is proposed. 2. Section 6.9 Curbing. Granite curbing is required on all new streets. Granite curbing is proposed only at the beginning of the road. 3. Section 6.11 Sidewalks. Sidewalks are required on one side of the local streets. No sidewalk is proposed. 4. Section 6.18.1 Street Trees. Street trees are required to be located within the street right of way. Street trees are proposed outside of the right of way. 5. Section 6.21. Street Lighting. The Planning Board shall provide provisions for street lighting. No street lighting is proposed. 6. Section 5.2.5.2.4 Requires all benchmarks and elevations shown on the subdivision plans to be based on the National Geodetic vertical datum of 1929 (N.G.V,D.) The elevations shown on the plans reverence the N.A.V.D 1988 datum which is the datum used on the current FEMA maps for the Town of North Andover. 7. Section 6.12.1 requires that monuments (4 foot long, 6 inch square concrete or granite bounds)be installed at all street intersections, at all points of change in direction or at curvature of streets, at 2 property corners of all new lots, and at any other points where, in the opinion of the Board, permanent monuments are necessary. Granite monuments are proposed at all points of change in direction, at curvature of streets, and at front corners of open space parcels only. Granite monuments are proposed to be 4 feet long and 5 inches square per 6.12.3 . The 2 property corners of lots 1-7 are proposed to be 5/8" iron rods, 30 "+ long. Waivers are requested for the following requirements of the Zoning Bylaw of the Town of North Andover, 1. Section 8.5.7 D Dimensional regulations, height limitation: This section specifies a building height limitation of 30 feet. A waiver is requested to allow a height on 35 feet. 2. Section 8.5.7 Dimensional Regulations, Buffer Zone: This section requires a 50 foot border from the parcel boundary running the full length of the perimeter of the parcel. A waiver is requested for Lots 4 and 5 to allow for septic systems to be constructed within the buffer. 3. Section 6.8.1 Street Design Standards Table 1A: requires that cul de sacs do not exceed 600 feet in length. A waiver is requested for Wellington Way to be 724.87 feet. 5.1.9 Construction Schedule Start of Construction: Fall, 2015 Completion of Construction: Fall 2018. Actual dates may vary based on contractor,market conditions and housing market demands. 5.1.10 Type of Performance Guarantee The type of Performance Guarantee will be a tri=partite agreement or letter of credit. 5.1.11 Quitclaim Deed to streets sub.iect to acceptance: and to open space areas subject to Town Purchase This seems like it would be a suitable condition of approval. We will provide the legal deed to the street at a later date. I O B}.s 5407 P6 47 �0o 4Jrd u � 4 William Gorton, �4.) -, p of North Andover, Essex County, Massachusetts cn z .o in consideration of less than One Hundred Dollars ($1.00 . 00) w U1 grants to Joyce Anne Bradshaw, Trustee of the Gorton Family Trust rt' o ro under Declaration of Trust dated Apr-I I zo, mi to be recorded o herewith at North District Essex Registry of Deeds •44 rr, o of 624 Boxford Street, North Andover, Massachusetts, 01845 a o with quitclaim covenants � PARCEL I N That certain parcel of land, with . any .buildings thereon, situated -on the northerly side - of -Boxford Street,- North Andover, )__ Massachusetts,. being...shown =as..Lot-- 3A-.on' a -.plan .of_ land _entitled . .4 "Plan of Land, Boxford Street,. North Andover, MA, prepared. for w William Gorton" which plan is recorded at North District Essex Registry of Deeds as Plan No. 13352 . Said parcel is more particularly bounded and described as ro follows: fgg}}'�� �t'yy 93 f ��77 tq] � Southerly, by Boxford_ Street, 229 .04 _ feet,, _ V Westerly, by land now or formerly of Hopping, 168 . 04 feet; aSoutherly, again by said land of Hopping, in courses of 178 .90 m O _ _ feet; 99 . 65 feet; 109 .97 feet, 58 .40 feet and .107 ..78 feet; ui Westerly by land now or formerly of Donovan, 259 .68 feet; CD Southerly, Southwesterly and ... Westerly, again .by - said land of o Donovan, in courses of 69 .07 feet; 13 .28. feet; 10 .91 feet; 15. 67 feet; 41 .59 feet; 61.0.0 feet; 20 .19. feet; 20 . 53 feet, V and 250 .00 feet; LU Northwesterly by laid of various owners in three courses, o 380 .00 feet; 377 .56 feet; and 198 .02 feet; -0 Northeasterly by land now or formerly of Brookview Country Homes, 1016 . 62 feet; Southeasterly by Lot 2A on said plan, 372 .49 feet; Easterly, again by said Lot 2A, 262 . 64 feet . Be all measurements more or less and all as shown on said Plan 13352 . Said parcel contains 22 .19 acres . PARCEL TT certain parcel of land with all the buildings thereon, on the northerly side of Boxford Street, North Andover, Massachusetts, shown as Lot 4 on plan of . land entitled "Plan of Land in North Andover, Mass, surveyed for William & Anne Gorton" , which plan is recorded at North District Essex Registry of Deeds as Plan No. 6386 . Said Lot 4 is more particularly bounded and described as follows: .$outherly_.by. Boxf.ard. Street,.. 200 .00 feet;. . . _ Westerly by Lot. 2 on said Plan, 478 .91 feet; Northeasterly by land now or formerly of Giragosian, 235 . 51 feet; 9 and Easterly by Lot on said Plan, 331 .95 feet. Containing 80, 600 square feet of land, according to said Plan. - For-title .see.deed=-of the Town of=North Andover f- dated-July-1, 1947, recorded at said Registry of Deeds, .Book 699, Page 360 . See also Land Court Case No. 36814 and Decree of Confirmation of Title recorded in said Registry of Deeds, Book 1217, Page 478 . [Executed as a sealed instrument.Dthig- _ 2.0th day .of April , 1999 . COMMONWEALTH OF MASSACHUSETTS Essex, ss Andover, April 20, 1999 Then personally appeared the above named William Gorton And acknowledged the foregoing instrument. to be his free act and deed, Before me, sepOs. rom ly No ary Public comm. expires : Aug. 17, 2001 I Abutter to Abutter( ) Buitding Dept. (X ) Conservation (X ) Zoning ( X ) TOWN of NORTH ANDOVER ABUTTER LIST E U1R9MEN]": 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 way,and abutters to abutters within three hundred(300)feet of the properly line of the petitioner as they appear on the most recent applicable tax list,not withstanding that the land of any such owner Is located to another city or town,the planning board of the city or town,and the planning board of every abutting city or town," Sub(ect Proper#y: MAP PARCEL Name Address 105.0 22 Gorton Family Trust 602 Boxford Street,North Andover,MA 01545 105.0 3 Charlotte Hopping 562 Boxford Street,North Andover,MA 01845 Abutters Pronertles MAR Parcel ame Address 104.E 19 Seon Tee Jeong 50 Duncan Drive, North Andover,MA 01845 104.E 56 Karen Mello 40 Duncan Drive, North Andover,MA 01845 104.E 139 Blake Adams 1634 Salem Street, North Andover,MA 01845 104.8 171 Paul Schmitt 28 Duncan Drive, North Andover,MA 01845 104.8 174 Gary Weman 88 Duncan Drive, North Andover,NSA 01845 104.8 182 Richard Smith 167 Duncan Drive, North Andover,MA 01845 104,E 183 Michael Scanlon 155 Duncan Drive, North Andover,MA 01845 104,E 184 Scott Durgin 143 Duncan Drive, North Andover,MA 01845 104.E 185 Daniel Burns 131 Duncan Drive, North Andover,MA 01845 104.E 166 Michael Bova 119 Duncan Drive, North Andover,MA 01845 104.0 187 Ratfaele D'Attorres 101 Duncan Drive, North Andover,MA 01845 104.8 188 Edward Mcgetdck 89 Duncan Drive, North Andover,MA 01845 104.8 189 Paul Rabbitt 75 Duncan Drive, North Andover,MA 01845 105,A 4 Town of North Andover 120 Main Street, North Andover,MA 01845 105.A 32 Erik Faulkner 70 Brookview Drive, North Andover,MA 01845 105.A 33 Angelo Evangelista 50 Brookview Drive, North Andover,MA 01845 105.0 4 Charles Brogan,III 585 Boxford, North Andover,MA 0i845 105.0 6 Waiter Wilson 595 Boxford, North Andover,MA 01845 105.0 7 Christina Heacock 615 Boxford, North Andover,MA 01845 105,C 9 Harry Thomas 501 Boxford, North Andover,MA 01845 105,0 23 Gorton Family Trust 624 Boxford, North Andover,MA 01845 105,C 25 Lauren Cramer 537 Boxford, North Andover,MA 01845 105.0 26 Alexandre Kllmenko 546 Boxford, North Andover,MA 01845 105.0 27 Sang Gon Kim 557 Boxford, North Andover,MA 01845 105.0 28 Town of North Andover 120 Main Street, North Andover,MA 01845 105.0 40 R.Joseph Garon 7 Duncan Drive, North Andover,MA 01845 i05,C 41 Michale Donovan 12 Johnson Street, North Andover,MA 01845 i05.0 42 Thomas Donovan 5000 Wheatridge Drive,Fuquay-Varina,NO 27526 105.0 43 Cornelius Donovan 12 Trolley Car Lane.Londonderry,NH 03053 105.0 79 Bryan Hanssen 594 Boxford, North Andover,MA 01845 105.0 80 Michelle Pouliot 525 Boxford, North Andover,MA 01845 This certifies that the rlames appearing on Me records of the Assessors-'Office as of Certified by: Date ' !' I'v JUL A ikf 10: f T i- V7 51 No' MAS A PLANWNG DE-PARTiVIENIf (,()rnmifnity Dewflopmen', Dvisron .......... Special Perniit — Planned Residential Development plAat;�typ( 0(� print 1. Petitioner: M C5S IA/A 0 N 6�0 P M c I,,J_T— Petitioner's Address:A-7 7 W[A S k i m 6 TD o sr, Telephone number: Cl 7 9 J 3 7 - 2.Owners of the Land. 6 0 P-...TZ) K/ r M I & II_/ 7- _S7— Address:- 40 J0`10C-_ 139ADSH/W/ �2,q 06Yr-oltL) 9i, pJoAT74 A,"Od U&� Number of years of ownership: 3.Year lot was created, I q 4/6 4. Description of Proposed Project,, W EU_ W 7D 0 W06D S PAO S0 (3 /9 W lS I PA,1' S(M6LC_ FR,y I I_ f3 0 1&biML- La —, 0 W L_-7-L 10 6 TD K/ WIV-1 SO 6 b 5. Description of Premises: 1,6 WOOhdr-b V..('r C(- tq T L-4 t4 6.Address of Property Being Affected: 661. - 06, f--00-1) !S,�- I\)0 ILTt� tl+ d� Zoning District: P_ ( Assessors Map: 165C Lot#: Z-2- R eM64 A Registry of Deeds: Book#: 0-'5_461 Page ft: '13 lip(t Pt 14 _5Z_ ANO - ILI Zz3 �7'_3 161)0 11 q god Hoi df hdw;��i, P)kht.?P, .36 NJwlioll NO., Mn wldmi ,,w Off1'5 ,hmw 9 3.088.,)U I,wx 9/8.688.9sl2 VII.dl (wo 7. Existing Lot: Lot Area(Sc, Ft): �$' 6-6 Building Height: N/-I r Street Frontage: Z Side Setbacks: Front Setback: '� Rear Setback: /i R Floor Area Ratio: A Lot Coverage: 1U 8. Proposed Lot(if applicable): m► n t Mum �" ea cA of 7 pr-op�s e-4 �d S Lot Area(Sq. Ft): 21, 7$0 Irt Building Height: Street Frontage: 1001 m+/7 Side Setbacks: 20 1 �h Front Setback: 'U Rear Setback: 20 m ;Y? Floor Area Ratio: N Lot Coverage:_ +� M 9. Required Lot(as required by Zoning Bylaw): r Lot Area(Sq. Ft): '2-1 `7 5� 0 Building Height: 30 Street Frontage: OD r Side Setbacks: ZO r r Front Setback: ZD / Rear Setback: z0 Floor Area Ratio: ti M Lot Coverage: 16 10. Existing Building (if applicable): O IvE- Ground Floor(Sq. Ft.): NIA #of Floors: Total Sq. Ft.: Height: Use; Type of Construction: 11, Proposed Building: F Ground Floor(Sq. Ft.): f cxz #of Floors; Total Sq. Ft. ,` U0 S' Height: � r Use: Res J 1 a_1 Type of Construction:I,JD4d ciYY)('- 913.0"W'9S'h "(Ix 913.0U.4A7 VIA 1� r,ii.�..i€teohzl[Iky. r.r�.� 1.-.,lif1,d `)73!10 j i 12, Has there been a previous application for a Special Permit from the Planning Board on these premises? If so,when and for what type of construction's f\1 13,Section of Zoning Bylaw that Special Permit Is Being Requested 5" 5 to,3= / 14,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 responsibility. The petitioner shall be responsible for all expenses for filing and legal notification, Failure to comply with application requirements, as cited herein and in the Planning Board Rules and Regulations may result in a dismiss I by tha Planning Board of this application as incomplete, Petitioner's Signature—. Pdnt or type name here: T10���1 AAESS IAZA _ Owner's Signature: Q—Ix Print or type name here, .l O'1 O''A O.SN4 VU/ T¢Z 0S)2 :c� i cII0 t­�4/q t e-Y V1,t,5 15.Please list title of plans and documents you will be attaching to this application, at — iQr 08 11)1siQAl 5 i DRN1 W alz2 IVY tj Ar G Fn i A-2-WE wP-1Tr�— J OQGt9nn!^tUT yTt1)k/ ft«I /i 1.-,1=ti i.f f'P lfdl',�i.d t.'f 0`.$ tl �frt'lti lil t(LI1,IQ{l. 11-'I 15111)ClS(p1)fl sk,—J,t1wIII dmia'r>>r,el:lti.2r1,;ttil�'2 3G Fi nutirq rho€:! „{uss�rha;,ills f i3)5 Nilrw 'i1 ,tin Wl7 ut 9 t,z S ;95 N `N-dl i1i• „ . .(n,+ CS01 PROFESSIONAL ENGINEERS AND LAND SURVEYORS 160 SU,NIMER STREET, HAVERHU, NIA 01830 1e1: 978.373.0310 www'csi-enguom fax 978-372-3960 Special Permit for Planned Residential Development (PRD) for Wellington Woods In North Andover, Massachusetts Development Statement(Section 8.5.6.A of the Zoning Bylaws) Date: June 26, 2015 Petition: The applicant seeks approval from the Planning Board for the construction of a Planned Residential Development (PRD) consisting of 7 single-family residences, Wellington Way and approximately 11.87 acres of Open Space within the Residential 1 (R-1) Zoning District, Subject Property: 602 Boxford Street Assessors Map 105C Lot 22 Applicant: Messina Development Corp 277 Washington Street Groveland, MA 01834 Record Owner: Gorton Family Trust c/o Joyce Bradshaw 624 Boxford Street North Andover, MA 01845 Development Team: Philip G. Christiansen, Registered Professional Engineer, Michael J. Sergi, Professional Land Surveyor, Christiansen & Sergi, Inc. 160 Summer Street Haverhill, MA 01830 Site Evaluation Statement: See attached Written Documentation for Special Permit. Project Summary Table: Type of Units Single-FamilyResidence Number of Units 7 Floor Area er.house 2,200 to 6,000 square feet Ground Coverage per house 1,000 to 5,200 square feet Total Project Area 17.9811 acres Proposed Open Space Area 11.872 Acres Percent Open Space 66% of total project area Development Schedule: See attached Construction Sequence. The construction of the roadway to binder pavement is expected to take approximately four to six months to complete. House construction is expected to occur over a 2 to 4 year period. Usable Open Space Perpetual Restriction: A perpetual restriction of the type described in M.G.L. Chapter 184, Section 31 running to or enforceable by the Town of North Andover shall be recorded with respect to the subject property. 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 shall be drafted by the applicant and reviewed by the Planning Staff prior to the release of any of the lots from the covenant established as part of the Definitive Subdivision approval. Development Plans: See attached Definitive P.R.D. Subdivision Plan • Page 2 �. CHRISTIANSEN & SERG1, INC CS1 PROFESSIONAL ENGINEERS AND LAND SURVEYORS 160 SUMMER STREET,HAVERHILL, MA 01830 fed:978-373-03i0 wnrv.csi-engr,ccni fax978-372-3960 WELLINGTON WOODS SPECIAL PERMIT PLANNED RESIDENTIAL DEVELOPMENT WRITEN DOCUMENTATION JUNE 26,2015 The Applicant, Messina Development Co. proposes a 7 lot Planned Residential Development for approximately 18 acres located at 602 Boxford Street, North Andover. Encouraging the most appropriate use of land The property is zoned for residential use by the Town of North Andover.The abutting properties have been developed for residential use.The proposed residential use complies with both the zoning and the adjacent residential use and is therefore the most appropriate use of the land. Preventing overcrowding of land By the application of the current zoning regulations there can be no more than eight building lots on the 17.9811 acres.That prevents overcrowding of land. Additionally the development of the property using the PRD rules provides for open space that can be enjoyed by the abutters to the property. Conserving the value of land and buildings The current assessed value of the land is slightly over one half million dollars.After development of seven single family homes the value of the property will be in excess of four and one half million dollars. The value of the undeveloped land will be conserved as open space which will be available to the citizens of North Andover to whom it is not now available. Lessening congestion of traffic The proposed subdivision will increase the use of the vacant land to seven lots.The development of these additional lots not be the cause of traffic congestion. Proper construction of the subdivision roadway entrance on to Boxford Street according to the subdivision standards will prevent any congestion at the intersection. Preventing undue concentration of population The current zoning of the land into two acre lots prevents the undue concentration of population.The current housing density in North Andover is approximately 0.6 housing units/acre.The proposed project would provide a housing density of 0.35 housing units/acre which is less than 40%of the current housing density in Town.Thus it is clear the project will not cause an undue concentration of population. Providing adequate light and air As can clearly be seen by reviewing the submitted subdivision plan each of the dwelling units will have adequate air and light Reducing the hazards from fire and other danger Development of the property will provide accessible and visible fire hydrants that can be used in the event of a house fire or a forest fire. Assisting in the economical provision of transportation, water,sewerage,schools, parks and other public facilities The developer will extend water service to the property. Each home will be served by a private septic system. Additionally the open space provided will be accessible to the public, Controlling the use of bodies of water, including water courses The project will not have any effect upon the control of the use of water bodies Reducing the probability of losses resulting from floods The proposed project will be constructed outside of the FEMA flood zone. Furthermore the project has been designed to meet Stormwater Management Standards which ensures it will not increase flooding within the subdivision or on adjacent properties. Reserving and increasing the amenities of the town The 11.872 acres of open space will increase the amenities of the Town. Per Bylaw Section 10.31: -The specific site is an appropriate location for such a site,structure or condition, The site is appropriate for the proposed subdivision because it is in an area zoned for such use. It is also designed to meet the design requirements of the Subdivision Control regulations of North Andover which makes it an appropriate design for the site. -The use as developed will not adversely affect the neighborhood The use of the property as a subdivision will not adversely effect the neighborhood because the project is isolated from adjoining residential properties by wetlands, open space and non-residential property (former railroad property). Furthermore the three additional lots created by the subdivision will have a minimal impact upon the surrounding one hundred lots. -There will be no nuisance or serious hazard to vehicles or pedestrians tl The project has been designed to conform to Zoning and Planning Regulations and therefore does not present a nuisance or hazard to vehicles or pedestrians - Adequate and appropriate facilities will be provided for the proper operation of the proposed use. A roadway, water, electricity and cable will be provided to the subdivision and are part of the submitted design. These facilities are adequate and appropriate for the proper operation of the proposed use. -The proposed use is in harmony with the general purpose and intent of the Bylaw. The use is in harmony with the general purpose and intent of the bylaw as shown by the fact that it is in full compliance with the bylaw. PROFESSIONAL ENGINEERS AND LAND SURVEYORS 160 SUMNICR STREET,HAVERHILL, PYIA 01830 t0 078-373-0310 www,csi-enquom fax 978-372-3960 WELLINGTON ESTATES NORTH ANDOVER, MASS. CONSTRUCTION SEQUENCE Date: June 26, 2015 1. The locations of the sedimentation control will be staked out by a survey crew to insure proper locations. 2. The sedimentation control will be installed, and subsequently inspected by the Environmental Monitor and Conservation Agent prior to any construction. 3. The existing house and other buildings will be demolished. 4. The trees in the work area will be cut and removed from the site. 5. The areas of the roadway, utilities, and infiltration basins will be grubbed, All loam within these areas is to be stockpiled in locations out of the immediate work area. All stockpile locations are to be located in areas of relatively flat slopes and at a minimum of 100' from all jurisdictional wetland resource areas. 6. The roadway entrance will be cut/filled to subgrade. The crushed stone construction entrance will be installed at the entrance to the project. The remainder of the roadway will be cuttfilled to subgrade. 7. Infiltration basins will be rough graded. The roadway drainage swales will be rough graded. Check dams will be installed along the swales to allow the swales to serve as temporary sediment traps. 8. The underground utilities will be installed. This includes the water main and appurtenances, sewer system pipes and manholes, drainage system pipes and structures, gas pipes and appurtenances, and the conduit and appurtenances for the electric and other underground utilities. The areas disturbed for the utility lines that lie outside of the proposed roadway will be brought to finish grade, and be loamed and seeded immediately after installation. 9, The gravel base and binder pavement in the roadway will be installed. 10. Infiltration basins and the roadway drainage swales will be finish graded. Loaming and seeding shall take place immediately after final grading. The check dams shall be reinstalled and shall be maintained until all contributing upgradient areas are stabilized. 11. The construction of the houses will commence. As each house foundation is installed, the driveways will be cutlfilled to subgrade and the yard areas around the houses will be rough graded. The underground utility services will be installed. 12. The roof runoff infiltration systems are to be installed. 13. As soon as it is no longer necessary to have construction access around a house, the gravel base for the driveway will be installed and the driveway will be paved. 14. The yard areas will be finish graded, loamed, and seeded. 15. After all of the foundations are installed and it is after the period when heavy equipment needs to drive over the pavement, the top course of pavement will be installed in the roadway. 16. The finish landscaping will be performed. 17. After the entire site is stabilized, and upon approval by the Conservation Agent, the sedimentation control will be removed. • Page 2 At 1:46 �1 PLQ N of LPN D WORM AN bovCR ---`— MA 5S- - SUR V, YE'D Farr WILL,RM 4 ANNE GORrON ' I SCRLE.� ' 6©� Srawsas ja55pcfRTFs ! REG• LANs -S ufZveraRs I PF2 I Z 1971 PMTHUV N , MRss• this plan! 400s not requ6wa 16 approval of th xRION PIN NantfWt4 Rome of the Town of Worth ArOove IF DUN a� PIA NMNG 99ARO ts�TO a N,Df MX-Tj-lAND0VCJ 4..- pin sauN IS)0 b SROY PW .S 0 448e' 43 `O �. yq/jL NDtF b (gyp Q m ON m + fq LOT T 4 '� L o7f CDT 2 •� A PER-79,67 ARE"A= 80,600f+ RPE�A• 45,400 �f �.µ a a a � 4 s7aRY ORut pouf wa,c�4 caxc• .� �/.pu�lp} 17lrox PIN Relg0'r7 j to _ l /50.Q0 (Fo�vD) ?./Q0.D0' /0f100' t 1 L 202,11 9 5•/5' ~/�7s`?G:94 W ofloiuD --N 7B°S�=IQ"fn/ Er-$OUND eFODAD BOXTOR D (�ssex COUNT ZAYovr �93e) STRt�"£T �tJs�,C cro7cl 'r EGSOYNp —N-78*57-1U-W oep. tJ n EiiCli A 5E1kV •-�,�E {f OUND, (FOUND) '•t7 tFa.2dflG2 ! � -� � .�9,F4e,iTEP4pOTI - . E I 1