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HomeMy WebLinkAbout1986-08-18 Response to Conditional Approval DESIGN ENGINEERS ASSOC. P.C. P.O. BOX 516 NORTH ANDOVER, MA 01845 May 10, 1986 RESPONSE TO CONDITIONAL APPROVAL TURNER ESTATES by NORTH ANDOVER PLANNING BOARD Dated: May 5, 1986 NUMBERS CORRESPOND TO NUMBERED ITEMS IN CONDITIONAL APPROVAL 1. Notice of Intent will be submitted to North Andover Conservation Commission during review process. The Definitive plans deliniate the edge of bordering vegitative wetlands. 2. See Definitive Plans. 3. See Definitive Plans. 4. The name of the road has been changed from Road to Road. Connecting the watermain from this development to loop with the Country Subdivision is impractical for several reasons . The connection would require running the watermain cross country for a distance of approximately one thousand ( 1 , 000) feet through wetlands. This construction would: A. Greatly disturb the wetland. One of the reasons for this project is to preserve the surrounding natural environment. B. Contradict the agreement with the Essex County Greenbelt. C. Serve no purpose regarding future use or development since the agreement precludes development. D. Serve minimally in improving the municipal water service because of : i. the topography; ii. the head loss; iii. the possibility of cross connection with the wetlands. Lot numbers will be posted during construction; house numbers will be posted prior to occupancy; no open burning will be conducted with- out approval by the North Andover fire Department; and all buildings will comply with underground fuel storage regulations. The hydrants shown on the Definitive plans are shown at intervals not exceeding 500 feet. 5. Subsurface Disposal designs will be submitted to the Board of Health and the Planning Board during the review period. 6 . Prior to taking occupancy, the subdivision streets shall provide a minimum of binder coat application. This will properly ensue safe access for vehicular travel by residsents and emergency vehicles. 7 . Present phasing of the total development is as follows : all dates assume subdivision approval by July 1 , 1986 and an economic atmosphere similar to the present one: A. Definitive Approval - July 1 , 1986 B. Roadway Construction i. Clearing, subgrading - July 1 - July 20, 1986; ii. Damage and water main - July 20 - August 31, 1986; iii. Binder Paving, slope grading - August 31-September 30, 1986. C. Dwelling Construction i. six dwelling by December 31 , 1986; ii. nine dwellings by December 31 , 1987 No construction shall occur prior to the endorsement of said program by the Board. 8. No building permits shall be issued until all utilities, water, electric, phone, etc. have been installed for the proper and efficient operation of the intended residential use. 9 . There is no sewer designed for this project. This condition does not apply. 10. The applicant shall comply with the Tree Departments ' recommend- ations to preserve existing trees and to bond for new planting. 11 . See the site grading plan. 12. See the site grading plan. 13 . A detailed site grading plan in accordance with Section V, K and IV. 1 shall be submitted with the definitive plan for review by the Planning Board. 14 . A site grading plan shall be submitted to the Planning Board and Highway Department for review and approved prior to any on-site construction. 15 . The applicant agrees that regarding the Definitive Plan which evolves from this Preliminary plan and/or parcel of land, the North Andover Planning Board will require upon submittal that all aspects of the Rules and Regulations Governing the Subdivision of Land must be strictly adhered to and will be a requirement notwithstanding this decision. 16 . The Applicant concurs with the Planning Board in granting the requested waiver from the Rules & Regulations in the request dated April 15, 1986, from Design Engineering Assoc. in relation to the length of the dead end toad for the following outlined reasons : -2- i A. The abutting land which would provide connection is being deeded over to the Essex County Greenbelt for conservation purposes excluding that land required to complete one other subdivision and this 15 lot subdivision. B. Looping the road would also require disturbing the hill adjacent to the proposed subdivision. This hill under the proposed plans will be deeded to Greenbelt. DESIGN ENGINEERS ASSOC. P.C. P.O. BOX 516 NORTH ANDOVER, MA 01845 August 8 , 1986 RESPONSE TO "TURNER ESTATES SUBDIVISION-DISAPPROVAL" Undated Prepared by E. Nitzsche for North Andover Planning Board in July, 1986 NUMBERS CORRESPOND TO NUMBERED ITEMS IN DISAPPROVAL 1 . Plans dated March 27, 1986 by Andover Consultants and plans dated May 15, 1986 by Design Engineers were reviewed and compared in detail , seeking inconsistencies in perimeter boundaries. One error on a property line for Lot 7 on Design Engineers ' plan was found and corrected. 2. Plans by Andover Consultants have been revised to reflect requirements of E. Nitzsche and K. Nelson as stated at meeting on July 30, 1986. 3. Drainage calculations have been stamped by the Registered Engineer who compiled them and his name appears on the cover sheet for that report. 4 . Drainage computations have been revised to reflect requirements of E. Nitzsche at meeting on July 30, 1986 . 5. Sheets 2 and 3 of Definitive Construction Plans by Design Engineers have been revised to show proposed dwelling locations and finished lot grading per E. Nitzsche at a meeting on July 30 , 1986. 6 . Per meeting with E. Nitzsche on July 30, 1986, this comment referred to Item 5 and the fact that test hole locations differed due to previous location by topography and present location by taping. 7. The roadway connection to the Antonelli property is now shown as a permanent part of the layout. The notation for the cul-de-sac at lots 1 , 2 and 15 has been added to clarify the disposition of the cul-de-sac, should the roadway be extended through the Antonelli parcel. Response to "Turner Estates Subdivision-Disapproval" August 8, 1986 Page. . . . . . . . . 2 8. Drainage easements have been properly dimensioned and shown on the plan by Andover Consultants , as specified by E. Nitzsche at the meeting on July 30, 1986. 9 . The reason for not complying with the Fire Department' s recommendations regarding looping the fire main were outlined in our letter dated May 10, 1986. in summary, looping the water main from Turner Estates to South Bradford Street would: a. Severely jeopardize the Greenbelt agreement. b. Severely disrupt the wetlands through which the main Must pass. C. Serve no significant purpose as the water pressure on Bridges Lane is extremely high and disruption of service is unlikely due to looping through the Bridges Subdivision. Noteworthy, is that the Board of Public Works, in their review of the turner Estates , did not recommend or require such looping. The water main can readily be looped to the Coventry II Sub- division at South Bradford Street from Bridges Lane, through the Vogel property. Should the Board insist on crossing the wetlands separating Coventry II and Turner Estates, and therefore severely jeopardize the Land/Vest/Greenbelt agreement, this crossing would best be accomplished through the Antonelli parcel. To this end, the water main for Turner Estates has been carried to the boundary of the Antonelli Parcel at the roadway' s end. 10. The proposed grading for Lots 12-15, as shown on the site grading plan by Design Engineers indicated a possible dwelling layout which minimizes tree removal and adverse effects to grand- water and surface water movement through holding foundation elevations high relative to existing topography. Establishing an arbitrary no cut/construction line for these lots would be a zoning restriction not presently enforced by local zoning ordin- ances. Should the Board feel that these lots warrant special protection during development, a condition requiring submission and approval of the site grading to the building inspector, prior to issuance of building permits, should suffice. 11 . The plan delinates the edge of wetlands. Should the NACC require grading changes which substantially differ from those depicted on the Definitive Plans, a filing to the Planning Board for review will be completed under 81-W of the Planning Regulations. 12. The plans by Design Engineers have been revised to show the water main profile as specified by E. Nitzsche at the meeting on July 30, 1986. i a Response to "Turner Estates Subdivision-Disapproval" August 8, 1986 Page. . . . . . . . . 3 13. Roadway cross section on the plans by Design Engineers has been revised to show the section specified by E. Nitzsche at the meeting on July 30, 1986 . 14 . The bridges Subdivision (vest Way and Bridges Lane) was finish paved on August 8, 1986. The majority of the lots are developed and finish graded and the subdivision is substantially complete. 15. The drainage shown on the plans by Design Engineers is carried to the property line on the cul-de-sac adjacent to the Antonelli parcel and therefore, accommodates continuation to that parcel . 16. Plans previously submitted to the Board show the balance of property owned by the applicants. Access to the Vogel property was previously accomplished through Lots 17 and 18 Bridges Lane. Documentation of that transaction is attached herein.