HomeMy WebLinkAbout2006-07-18 Correspondence e t por�T►� � I!
p ; 4xa ee �'Q
}- p
�4Ssa cwus���y
Town of North Andover
Office of the Planning Department
1600 Osgood Street
North Andover,Massachusetts 01845
Town Planner P (978)688-9535
Lincoln J. Daley F (978) 688-9542
M-E-M-O-R-A-N-D-U-M
TO: Planning Board
FROM: Lincoln Daley,Town Planner
RE: Preliminary Subdivision Plan
Riverview Street Extension, Map 72, Lots I & 13
DATE: June 15, 2006
Proposal: The applicant, Scott and Rhonda Coletti, filed a preliminary Subdivision Approval plan to
extend the terminus of Riverview Street 206 linear feet and create 3 parcels identified on Map 72, Lots I &
13, totaling approximately 1.547 f/-acres. The property is located at the terminus of Riverview Street in the
Residential 4 (R4) District. The property is currently consists of two lots owned by Mr. and Mrs. Coletti
with three structures shown on the plans.
Requirements of Preliminary Subdivision Filings:
Section 81S establishes the procedure for the submission of a preliminary plan. Preliminary plans must be
submitted to the Planning Board and Board of Health and the municipal clerk. Within 45 days after
submission of a preliminary plan, each board most notify the applicant and Town Clerk by certified mail
either that the plan has been approved, approved with modifications and that the plan has been disapproved.
In case of denial, the Board must state in details its reasons for disapproving the plan. Tliere is no specific
penalty provided for the Board failing to take timely action. The Register of Deeds may not record a
preliminary plan and a developer has not right to appeal the action taken by the Planning Board on a
preliminary plan. The Planning Board has no right to refuse to receive a definitive plan merely because the
Board has disapproved a preliminary plan.
Requirements of Section 4 of the North Andover Rules and Regulations Governing the Subdivision
of Land
Section 4.2 Application Procedures
4,2,1 Forrn B: Application was filed on April 27, 2006
4.2.2 Required Set of Plans:
➢ Mylar Plan: Submitted
➢ 9 Copies of the plan: Submitted April 27, 2006
➢ Board of Health Submittal: Receipt of BOH submittal included with filing
4.2.3 Filing Fees: Correct filing and project review fee submitted.
4.2.4 Filing Notice with Town Cleric: Copy of receipt of filing on April 27, 2006 submitted.
4.3 Plan Form and Contents
1) Plan prepared by a Registered Professional Engineer or Land Surveyor bearing
professional seal and signature as shown on a 24" by 36" mylar:Not submitted
a) Subdivision name, boundaries,north arrow, locus,date,legend and the title
"Preliminary Subdivision Plan": Submitted.
b) Names and addresses of the record owners,the subdivider, the Designer and
engineer or surveyor: Submitted
c) Name of abutting property owners taken from the Certified List of Abutters:
Submitted.
d) Location, names, improved widths,and exterior lines of existing streets abutting,
providing access to,or approaching in close proximity to the proposed subdivision
with identification whether public or private: Submitted-immediately adjacent to
the subdivision: Shown. The access easement is across the property owned by Mi..
Conlon, Assessor's Map 72, Lots 2 and 12. The Board will want to ask the applicant for
more information regarding the easement and it impact on the extension of Riverview
Street,
e) Boundaries of any existing or proposed areas dedicated to public use: None shown.
f) Entire Parcel to be subdivided must be shown on plan: Displayed on plan.
g) Proposed boundary lines of lots,with dimensions and areas indicated: Displayed on
plan,
h) Layout of proposed storm and surface drainage system. Should include general size
and location of drain lines,culverts, trenches,catch basins, manholes, and other
structures. Location of water bodies and wetlands should be displayed on plans.
The applicant shall submit sufficient information to indicate the general volume,
rates, flows that would be generated by the subdivision and must be accommodated
by the drainage system: The preliminary plan does display drain lines, catch basins,
manholes and location of detention pond. No drainage calc:Elations were submitted with
the filing and information regarding the detention pond is limited to the fact it will hold
8S00 cubic feet of storage. Groundwater testing information was not provided. Will the
drainage system accommodate any other impervious area that will result from the
development on the property? Wetland resource areas are displayed on the plan,
i) Topography with two foot contours: Shown on plan
j) Copies of deeds demonstrating ownership of the property: Submitted with
application.
4.3.1 Subdivision name, Plan Legends- Submitted.
4.3.2 Names of owner, applicant, engineer,RLS—Includes all relevant names and contact
information with the exception of the RLS.
4.3.2.1 Requirement of RPEIRLS Stamp (original mylar and Form B should have original
stamps and signatures)—RLS Stanip not included on application
4.3.3 Names of abutters -Certified abutter list submitted.
4.3.4 Location of streets, scenic roads and all utilities-Existing public and private streets shown.
4.3.5 Lot lines and numbers - Lot lines, with dimensions, and total frontage shown on the plan.
CBA not shown on Plans
4.3.6 Public areas abutting or within the subdivision-None displayed on the plan.
4.3.7 Proposed Topography at 2-foot intervals sufficient to establish drainage patterns and
profiles and waterbodies. Topo should show sufficient length of the existing streets to
which the proposed subdivision streets will connect to determine site distances. Topo
should include sufficient length of the natural watercourses that will receive runoff and
drainage system discharge from the site to determine hydraulic characteristics and
flooding potential: Sufficient topo appears to exist on the plan.
4.3.8 Major features of the land including,structures,wells, septic systems,walls, fences,
monuments,wooded areas, outcroppings,ditches, swamps, waterbodies etc.: Although
existing conditions on the plans are shown, the details are extremely difficult to read, Majority
of the site is borders the Merrimack River and is undeveloped. A two-family dwelling exists
currently on the site. The applicant will need to provide a plan showing existing conditions on
a separate slicet.
4.39 A statement describing cut and fill operations: None provided.
4.3.10 Areas of the plan designated as floodplain: liloodplain is shown on the plan on the western
portion of the property. Zone A shown in approximate location. A mapped elevation of 33' is
correctly shown on the plans.
4.3.11 Existing and proposed center line profile of all proposed streets and ways: Displayed on
Sheet 2,
4.3.12 Existing and proposed drainage systems, sewer and water pipes, hydrants,valves, gas
lines and other utilities. Layout of proposed storm and surface drainage system. Should
include general size all([ location of drain lines, culverts, trenches, catch basins, manholes,
and other structures. Location of water bodies and wetlands should be displayed oil
plans. The.applicant shall submit sufficient information to indicate the general volume,
rates, flows that would be generated by the subdivision and must be accommodated by
the drainage system: Proposed utility and storniwater structures are shown on the plans.
Given the project's proximity to the river, additional drainage infornzation/groundwater testing
information is necessary to determine if drainage structures adequately designed and sized,
4.3.13 Existing and proposed easements and rights-of-way: Only one easement is shown on the
plans detailing an access easement across Map 72, Lots 2 and 12. The Outside Consultant
expressed concern regarding the potential drainage easements and the impact on the Town.
Please see continent#2.
4.3.14 Locus map at a scale of 600' to the inch and a key map shown at a scale of 200' to the
inch: Properly displayed on the plan(See Sheet 1),
GENERAL COMMENTS
1. (4.3.La) The Applicant should provide a legend.
2. (4.3.13) Note 7 on Sheet 2 states the drainage system is to be privately owned. .Will it be acceptable
that the drainage system will be located on lots of potentially three different owners without drainage
easements? VHB recon mends the inclusion of drainage easements, especially if the Town agrees to
accept the street as a public way.
3. (6.3.4) It appears stormwater from the street and other lots is being directed to the detention basin on
Lot 1. Based on the Development Narrative, this will only occur during and above flood stages.
With no drainage calculations at this time, it is unclear to VHB the extent of this concentration of
stormwater. Detailed stormwater and drainage calculations should be submitted with the Definitive
plan.
4. (6.7.2) It appears that Riverview Street does not meet current Town minimum design standards.
VHB assumes the Town is not requiring the Applicant to make improvements or make provisions for
future improvements for Riverview Street.
5. (6.8.1) It appears many of the Minimum Design Standards for Local Streets (Table IA) have not
been meet. Has a waiver from these requirements been obtained from the Town?
6. (6.8.7) Is curbing proposed? If not, a waiver should be requested.
7. (6.11) No sidewalk is proposed. Has a waiver been obtained for this requirement?
8. (6.12) Will monuments be proposed during the Definitive Subdivision phase?
9. Roadway design---the Town Engineer and Division of Public Works reviewed the application and
expressed concerns about the design of the extension(i.e. hammerhead),
NORTH ANDOVER ZONING BYLAW
10. (Table I1) No proposed location is shown for the existing two-family dwelling on Lot 1. VHB
assumes the final location will conform to zoning regulations or a special permit will be obtained.
Additionally, VHB assumes a special permit for a two-family dwelling is not required for Lot 1 since
this is currently a two-family dwelling. The Applicant should clarify.
11. (7,1,2) Lot 2 does not meet the minimum lot width requirement of eighty feet between the street
frontage and front building line. Lot 3 does not have eighty feet of continuous lot width. Has the
Applicant received a waiver for this requirement?
STANDARD ENGINEERING PRACTICE
12. Note 5 on Sheet 2 states that the existing septic system is to be abandoned. Will there be any issues
regarding the disturbance of this system during the water service and roadway construction? It
appears the water service to the subdivision passes through the existing septic tank and leaching.bed.
13, It seems the street frontage in the Table of Dimensional Requirements for Lots 2 and 3 have been
reversed. Additionally, it appears Lot 1 only has 150.6 of street frontage, not 188',
14. VHB recommends labeling all existing contours for clarification purposes.
15, The Applicant should consider including an existing conditions plan with the Definitive plans.
16, VHB recommends soil testing throughout the site to adequately determine seasonal high groundwater
elevation. This information will be needed to verify the drainage design.
17. Details of the fieldstone or unit block retaining wall are recommended.
ENVIRONMENTAL COMMENTS
18. It is unclear what and where the existing"undisturbed"(previously developed)area is located on the
site. Furthermore, it is unclear where the proposed development is with respect to this disturbed area
(i.e. closer to the river).
19. Has a connnon driveway been considered to reduce the impervious areas within the Riverfront?
20. VHB reconunends that detailed drainage calculations be submitted with the Definitive Plans.
21. Based on the narrative provided, it appears that flood storage is to be provided under the proposed
buildings. VHB recommends additional details in the next plan submission that will clarify.
22. VHB believes an equivalent economic alternatives analysis pursuant to the Riverfiont regulations
310 CMR 10.58(4)(c)will be required to justify the use of the site and alterations of the Riverfront
Area.
23, The flood plain compensation does not appear to comply with the Wetland Protection Act
requirements. Consider:
a. The underground drainage and/or detention facilities apparently will be serving dual
purposes; facilitating storniwater and providing flood storage. It is not clear that this is
possible; and
b. The 24-inch"equalizer"pipes do not provide an unrestricted connection to the Merrimack
River(310 CMR 10.57(4)(a)1.).
RECOMMENDATIONS
Continue the public hearing to July 18'", to allow the applicant to address the concerns/questions from
Town Staff and the Outside Consultant.
f
4v/ —Arl-&VlV U volpz
II
Rules and Regulal m Governing the Subdivision of Land in North Andover,Massachusetts
E
SECTION IV. PROCEDURE' FOR SUBMISSION AND APPROVAL OF A
PRELIMINARY SUBDIVISION
4.1 PURPOSE
The submission of a Preliminary Plan enables the applicant, the Board, other municipal agencies and officials and
the owners of property abutting the-subdivision to discuss and clarify any problems the proposed subdivision may
present before a Definitive Plan is prepared.
The applicant must read these Rules and Regulations carefully and thoroughly and then meet informally with the
Town Planner with a sketch of the arya of the proposed subdivision to obtain information about the subdivision
requirements of the area.Any uncertainties and ambiguities about the Rules and Regulations or the requirements in
the Appendices should be raised during this initial consultation. After such initial consultation with the Town
Planner, the applicant may meet before the Board, Such pre-application consultation shall be informal, non-
binding,and directed toward:
a) Reviewing the basic concepts of the proposal;
b) Reviewing the proposal with regard to the master plan and zoning bylaw;.
c) Explaining the state and local regulations that may apply to the proposal;
d) Preliminary discussion shall not bind the applicant or the Board.
It is strongly recommended that a Preliminary Plan be filed in every case. In accordance with M.G.L. c, 41, s.81-S,
in the case of a non-residential subdivision, the submission of a Preliminary Plan is required, However, the
submission of a Preliminary Plan for subdivision showing lots in a residential zone is left to the discretion of the
applicant.
4.2 APPLICATION PROCEDURE
Any person who desires approval of a Preliminary Plan for the subdivision of land shall:
4.2.1 Tiling Form B with Board and Health Board
File an application-Form B with the Board and with the Board of Health, (see Appendix)
4.2.2 Required sets of plans with submission
Submit with the application a reproducible Preliminary Plan,prepared in accordance with the form described
under Section 4.3,and nine(9)contact prints to the Board. A plan shall be submitted under this section when
delivered at a meeting of the Board or when sent by registered mail to the Planning Board,care of the Town Clerk.
If so mailed,"the date of mailing,of the plan by the applicant shall be the receipt date stamped by the Town
Clerk's Office. Two(2)contact prints shall be submitted by the applicant to the Board of Health simultaneously
with the submittal to the Town Clerk. Please refer to Section 4.4 for additional prints which need to be submitted
to other departments for the submission to be approved by the Planning Board,
Fn.N r-3
Page 15
�6_z'4ANlN� r°
Rules and Regulations Governing the Subdivision of Land in North Andover,Massachusetts
4.2.3 Filing Fee
a) Base Filing Fee: Submit with the application a base filing fee of Two Hundred and
Seventy Five Dollars ($275,00) plus Seventy Dollars ($70.00) per each building lot
shown on the plan.
b) Project Review Fees: See Attached Project Review Fees Schedule at End of
Document �v�', ! / I .� ., 1
!�
e) Failure to Pa Fees: Failure to pay all fees listed above in 4.2.3a-b at the time of
submission of the definitive plan will result in the plan being denied.
4.2.4 Filing notice with Town Clerk
File,by delivery or re ism mail,a written notice to the Town Clerk,stating the date of submission of the
Preliminary Plan.
4.3 FORM AND CONTENTS
The Preliminary Plan should contain sufficient information about the subdivision to form a clear basis for discussion
and for the preparation of the definitive plan. The plan shall, at a minimum,provide the following. Plans that do
not include the following will not be considered submitted
1) ShalI be prepared by a Registered Professional Engineer or Registered Land Surveyor and shall bear
the professional seal and signature. The plan shall be drawn clearly and legibly on Mylar sheets
that are 24 inches by 36 inches,with a 1-1/2 inch left hand margin and all others 3/a inch,and contain the following inforn:
V) Subdivision name, boundaries, north arrow (indicate whether true, magnetic, or grid),
locus,date,legend,and the title"Preliminary Subdivision Plan".
b) Names and addresses of the record owner,the subdivider,the Designer,and engineer or
surveyor.
,6) Names of all abutting property owners taken from the Certified List of Abutters.
Abutting properties shall be labeled as to ownership.
d) Location, names, improved widths, and exterior lines of existing streets abutting,
providing access to,or approaching in close-proximity to the proposed subdivision. The
existing streets shall be marked as to whether they are accepted or unaccepted ways.
Location names, proposed improved width, and exterior lines of all proposed streets
within the subdivision. State whether the proposed streets will be offered for acceptance
to the Town.
Page 16
i
Rules and Regulations GGYern€ng the Subdivls€on of Land In North Andover,Massachusetts
Boundaries and character of all existing and proposed easements within or immediately
adjacent to the subdivision,
g) Boundaries of any existing or proposed areas dedicated to public use,
The entire parcel being subdivided shall be shown on the Preliminary Subdivision Plan.
The parcel shall-include all contiguous property in the ownership of the subdivider or in
the same ownership as any of the land being subdivided. If the applicant wishes to have
some portion of such land designated in the Preliminary Subdivision Plan as not a part of
the subdivision, the applicant must submit to the Planning Board a determination from
the Inspector of Buildings that the land so excluded is a legally separate and buildable
lot.
Proposed boundary lines of lots,with dimensions and areas indicated.
Layout of proposed storm and surface drainage system. This shall include the general
location and size of drain lines, culverts, trenches, catchbasins, manholes, and other
structures in the proposed drainage system. The proposed drainage plan shall indicate
the location of bodies of water and Wetland Resource Areas, both within and adjacent to
the subdivision, particularly if they will be receiving drainage discharge from the
subdivision. The applicant shall submit sufficient information to indicate the general
volumes, rates, flows that would be generated by the subdivision and must be
accommodated by the drainage system.
}� The topography shown with contour intervals of not greater than two (2) feet. Figures
of elevation to represent the natural surface may be provided in addition to contours.
1) A copy of the deed demonstrating ownership of the property and reference to any and all
deeds, encumbrances and easements shall be listed on the plan and depicted on -a
separate sheet.
,4.3.1 Subdivision naive,plan legends
Subdivision name, boundaries, north arrow, date, zoning district(s), legend, scale and title Preliminary
Plan;
Names of owner,applicant,engineer,RLS C�.��`f 1.�, /( � T e4's Z. }�
Name(s)and address(es)of record owner(s),applicant(s),engineer and land surveyor;
V4/'3.2.1 Requirement o RPE RLS Stamp
The original Mylar and Form B shall bear the original seal and signature of the professional( responsible
for the preparation of the plan;
4.3.3 Names of abutters
Names of all abutters to the lot which is the subject of the application,as they appear on the most recent tax
list;
Page 17
Rules and Regulations Governing the Subdivision of Land in North Andover,Massachusetts
,/4.3.4 Location of streets,scenic roads,and all utilities
Location, names and present exterior pavement and right-of way widths of existing and proposed streets
and ways within the plan and in the immediate vicinity. Indication of whether the existing street is subject
to the Scenic Road Act(M.G.L. c.40, s 15-C) location and identification of all existing utilities within the
plan and immediate vicinity;
;4 3.5 Lot lines and numbers
Lot lines with approximate dimensions,CBA areas,and total frontage.Each lot shall be numbered; This
information must also appear,in a table on the cover sheet
4.3.6 Public areas abutting or within the subdivision;
.4.3.7 Existing and proposed topography at 2 foot intervals sufficient to establish drainage patterns and profiles
and water bodies. The topography shall include a sufficient length of the existing street(s) to which the
proposed subdivision strect(s)will connect to determine the available sight distances for all vehicle turning
movements at the street intersection(s) and the location, size and type of existing utilities and street trees.
The topography shall also include a sufficient length of the natural watercourse(s)that will receive runoff
and drainage system discharge from the site to determine hydraulic characteristics and flooding potential
beyond the subdivision boundaries.
`/3.8 Major features of the land, such as existing structures, wells, septic systems, walls, fences, monuments,
wooded areas,outcroppings,ditches,swamps,water bodies,Wetland Resource Areas and natural
! waterways intended to receive drainage effluent;
4.3.9 A statement describing cut and fill operations,including general assessment
� p a g a g t of the net import or export of
fill from the subdivision;
oe,
43.10 Areas of the Plan designated as floodplain,in accordance with the Federal Insurance Rate (F11LM);Maps t-
10.11 Existing and proposed center line profile of all proposed streets.and ways;
4:3.12 Existing and proposed drainage systems, sewer and water pipes, hydrants, valves, gas lines, and other
utilities; Layout of proposed storms and surface drainage system. This shall include the general location
and size of drain pipes; culverts, trenches, catchbasins, manholes, and other structures in the proposed
drainage system. The proposed drainage plan shall indicate the location of bodies of water and Wetland
Resource Areas,both within and adjacent to the subdivision,particularly if they will be receiving drainage
discharge from the subdivision. The applicant shall submit sufficient information to indicate.the general
l�iitE i' : volumes, rates, flows, etc., that would be generated by the subdivision and must be accommodated by the
drainage system...
IT.
14.3.13 Existing and proposed easements and rights-of--way applicable to the area shown on the Plan.
4.3.14 Locus map at a scale of 600'to the inch and a key map showy a a scale of 200' to the inch,
Page 18
Rules and Regulations Governing the Subdivislon of Land In North Andover,Massachusetts ,
4.4 REVIEW OF PRELIMINARY PLAN
One set of prints and supporting documentation of the Preliminary Plan shall be forwarded forthwith by the
applicant to the Fire Chief,Conservation Commission,Board of Health,Department of Public Works,Open Space
Committee, Police Department and Building/Zoning Department and any other applicable Town board and/or
commission for their information and review. Proof of receipt of these plans by a signature of the appropriate
staff of each of the above named departments must be provided to Planning Department in order for a submittal to
be reviewed,
4.5 APPROVAL OF A PRELIMINARY PLAN
The Planning Board, in considering a Preliminary Subdivision Plan, shall first determine whether the applicant's
submission constitutes a proper submittal. If the Planning Board determines that the application is not a proper
submittal,the application shall be denied without prejudice. if the application is determined to be a proper submittal
the Planning Board may consider the application.
Within forty-five (45) days after submission of a Preliminary Plan, the Board shall notify the applicant and the
Town Clerk, by certified mail, either that the plan has been approved, or that the plan has been approved with
modifications suggested by the Board or agreed upon by the person submitting the plan, or that the plan has been
disapproved. In the case of a disapproval, the Board shall state in detail its reason therefor. The approval of a
Preliminary Plan does not constitute approval of a subdivision but does facilitate the procedure in securing the
approval of a Definitive Plan. Except as otherwise provided,the provisions of the Subdivision Control Law relating
to a plan shall not be applicable to a Preliminary Plan,and no Register of Deeds shall record a Preliminary Plan.
4.6 RE'LATIONSHll'OF PRELM NARY PLAN TO DEFINI'I M PLAN
Approval of a Preliminary Plan does not constitute approval of a subdivision and a Preliminary Plan can not be
recorded in the Registry of Deeds or the Land Court,
Page 19
Rules and Regulations Governing the Subdivision of Land in North Andover,Massaftsetts
FORM B
APPLICATION FOR PRELIMINARY SUBDIVISION APPROVAL
DATE:
(Stamp two (2) forms with the Town Clerk. File one (1) form with the Town Clerk and one (1) form with the
Planning Board)
To the Planning Board:
The undersigned, being an applicant under Chapter 41, 81-S, MGL, for approval of a proposed subdivision plan,
hereby submits a Preliminary Plan and makes application for approval to the North Andover Planning Board:
1. Name of Applicant:
Address:
2. Name of Subdivision:
Location and Description of Property linclude Assessor's Map&Lot and Zoning Distrlct(s)]:
3. Deed Reference: Book , Page or
Certificate of Title
4. Name of Surveyor/Engineer:
Address:
5. Signature of Owner(s):
Address:
Received: Town of North Andover Town Clerk(date stamp):
Signature of Town Official receiving this application:
Page 81
NORTH A
=fl 4KS men 4b art,4
fl
NL y
w M1.
��Ssac►+u5����
PLANNING DEPARTMENT
Community Development Division
MEMORANDUM
TO: Planning Board
FROM: Lincoln Daley,Town Planner
RE: Preliminary Subdivision Plan
Riverview Street Extension, Map 72, Lots 1 & 13
DATE: November 20, 2006
Proposal: The applicant, Scott and Rhonda Coletti, filed a previously filed a preliminary Subdivision
Approval plan to extend the terminus of Riverview Street 260+ linear feet and subdivide 2 existing lots
totaling approximately 1.547 acres into three single-family house lots. The parcels are identified as Map 72,
Lots 1 & 13 and are located at the terminus of Riverview Street in the Residential 4 (R4) District. The
Planning Board denied the preliminary subdivision
Requirements of Section 4 of the North Andover Rules and Regulations Governing the Subdivision
of Land
Section 4.2 Application Procedures
4.2.1 Form B: Application was filed on April 27,2006
4.2.2 Required Set of Plans:
➢ Mylar Plan: Submitted
➢ 9 Copies of the plan: Submitted April 27,2006
➢ Board of Health Submittal: Receipt of BOH submittal included with filing
4.2.3 Filing Fees: Correct filing and project review fee submitted,
4.2.4 Filing Notice with Town Clerk: Copy of receipt of filing out April 27, 2006 submitted.
4.3 Plan Form and Contents
1) Plan prepared by a Registered Professional Engineer or Land Surveyor bearing
professional seal and signature as shown on a 24" by 36" rrrylar:Not submitted
a) Subdivision name,boundaries, north arrow,locus, date, legend and the title
"Preliminary Subdivision Plan": Submitted.
b) Names and addresses of the record owners,the subdivider,the Designer and
engineer or surveyor: Submitted
c) Name of abutting property owners taken from the Certified List of Abutters:
Submitted.
1600 Osgood Street,North Andover,Mossorhuselts 01845
Phone 978.6B8,9535 Fox 979.688.9542 Web www.towaofnoriliandover.coni
d) Location,names,improved widths,and exterior lines of existing streets abutting,
providing access to,or approaching in close proximity to the proposed subdivision
with identification whether public or private: Submitted-immediately adjacent to
the subdivision: Shown. The access easement is across the property owned by Mr.
Conlon,Assessor's Map 72,Lots 2 and 12. The Board will want to ask the applicant for
more information regarding the casement and it impact on the extension of Riverview
Street.
e) Boundaries of any existing or proposed areas dedicated to public use:None shown.
f) Entire Parcel to be subdivided must be shown on plan: Displayed on plan.
g) Proposed boundary lines of lots,with dimensions and areas indicated: Displayed on
plan.
1€) Layout of proposed storm and surface drainage system. Should include general size
and location of drain lines,culverts,trenches, catch basins,manholes, and other
structures. Location of water bodies and wetlands should be displayed on plans.
The applicant shall submit sufficient information to indicate the general volume,
rates,flows that would be generated by the subdivision and must be accommodated
by the drainage system: The preliminary plan does display drain lines, catch basins,
manholes and location of detention pond. No drainage calculations were submitted with
the filing and information regarding the detention pond is limited to the fact it will hold
8500 cubic feet of storage. Groundwater testing information was not provided. Will the
drainage system accommodate any other impervious area that will result from the
development on the property? Wetland resource areas are displayed on the plan.
i) Topography with two foot contours: Shown on plan
j) Copies of deeds demonstrating ownership of the property: Submitted with
application.
4.3.1 Subdivision name,Plan Legends- Submitted.
4.3.2 Names of owner, applicant, engineer,RLS—Includes all relevant names and contact
information with the exception of the RLS.
4.3.2.1 Requirement of RPE/RLS Stamp (original mylar and Form B should have original
stamps and signatures)—RLS Stamp not included on application
4.3.3 Names of abutters- Certified abutter list submitted.
4.3.4 Location of streets,scenic roads and all utilities -Existing public and private streets shown.
4.3.5 Lot lines and numbers -Lot lines,with dimensions, and total frontage shown on the plan.
CBA not shown on Plans
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978,688.9535 Fox 97&688.9542 Web www.lownafnortliandoyeT.com
4.3.6 Public areas abutting or within the subdivision-None displayed on the plan.
4.3.7 Proposed Topography at 2-foot intervals sufficient to establish drainage patterns and
profiles and waterbodies. Topo should show sufficient length of the existing streets to
which the proposed subdivision streets will connect to determine site distances. Topo
should include sufficient length of the natural watercourses that will receive runoff and
drainage system discharge from the site to determine hydraulic characteristics and
flooding potential: Sufficient topo appears to exist on the plan,
4.3.8 Major features of the land including,structures,wells,septic systems,walls, fences,
monuments,wooded areas, outcroppings, ditches,swamps,waterbodies etc.: Although
existing conditions on the plans are shown,the details are extremely difficult to read. Majority
of the site is borders the Merrimack River and is undeveloped. A two-family dwelling exists
currently on the site. The applicant will need to provide a plan showing existing conditions on
a separate sheet.
4.3.9 A statement describing cut and fill operations: None provided,
4.3.10 Areas of the plan designated as floodplain: Floodplain is shown on the plan on the western
portion of the property, Zone A shown in approximate location. A Wrapped elevation of 33' is
correctly shown on the plans.
4.3.11 Existing and proposed center line profile of all proposed streets and ways: Displayed on
Sheet 2.
4.3,12 Existing and proposed drainage systems,sewer and water pipes,hydrants,valves, gas
lines and other utilities. Layout of proposed storm and surface drainage system. Should
include general size and location of drain lines, culverts, trenches, catch basins, manholes,
and other structures. Location of water bodies and wetlands should be displayed on
plans. The applicant shall submit sufficient information to indicate the general volume,
rates,flows that would be generated by the subdivision and must be accommodated by
the drainage systein: Proposed utility and storrnwater structures are shown on the plans,
Given the project's proximity to the river, additional drainage infornmatiorn./groundwater testing
information is necessary to determine if drainage structures adequately designed and sized.
4.3.13 Existing and proposed easements and rights-of-way: Only one easement is shown oil the
plans detailing an access easement across Map 72, Lots 2 and 12. The Outside Consultant
expressed concern regarding the potential drainage easements and the impact on the Town.
Please see comment 42,
4,3.14 Locus map at a scale of 600' to the inch anul a key map shown at a scale of 200' to the
inch: Properly displayed on the plan (See Sheet 1).
GENERAL COMMENTS
1. (4.3.1.a) The Applicant should provide a legend.
2. (4.3.13) Note 7 on Sheet 2 states the drainage system is to be privately owned. Will it be acceptable
that the drainage system will be located on lots of potentially three different owners without drainage
1600 Osgood Street,North Andover,Mossachusetts 01845
Phone 978.688.9535 Fax 978.688,9542 Web www.towoofoorlhandover.com
casements? VHB recommends the inclusion of drainage easentents,especially if the Town agrees to
accept the street as a public way.
3. (6.3.4) It appears stormwater from the street and other lots is being directed to the detention basin on
Lot 1. Based on the Development Narrative,this will only occur during and above flood stages.
With no drainage calculations at this time, it is unclear to VHB the extent of this concentration of
stormwater. Detailed stormwater and drainage calculations should be submitted with the Definitive
plan.
4. (6.7.2) It appears that Riverview Street does not meet current Town minimum design standards.
VHB assumes the Town is not requiring the Applicant to make improvements or make provisions for
future improvements for Riverview Street.
5. (6.8.1) It appears:many of the Minimum Design Standards for Local Streets(Table 1A)have not
been meet. Has a waiver from these requirements been obtained from the Town?
6. (6.8.7) Is curbing proposed? If not,a waiver should be requested.
7. (6.11) No sidewalk is proposed. Has a waiver been obtained for this requirement?
8. (6.12) Will monuments be proposed during the Definitive Subdivision phase?
9. Roadway design—the Town Engineer and Division of Public Works reviewed the application and
expressed concerns about the design of the extension (i.e. hammerhead).
NORTH ANDOVER ZONING BYLAW
10. (Table II) No proposed location is shown for the existing two-farnily dwelling on Lot 1. VI-IB
assurnes the final location will conform to zoning regulations or a special permit will be obtained.
Additionally,VHB assumes a special permit for a two-family dwelling is not required for Lot 1 since
this is currently a two-family dwelling. The Applicant should clarify.
11. (7.1.2) Lot 2 does not meet the ininimum lot width requirement of eighty feet between the street
frontage and front building line. Lot 3 does not have eighty feet of continuous Iot width. Has the
Applicant received a waiver for this requirement?
STANDARD ENGINEERING PRACTICE.
12. Note 5 on Sheet 2 states that the existing septic systern is to be abandoned. Will there be any issues
regarding the disturbance of this system during the water service and roadway construction? It
appears the water service to the subdivision passes through the existing septic tank and leaching bed.
13. It seems the street frontage in the Table of Dimensional Requirements for Lots 2 and 3 have been
reversed. Additionally, it appears Lot 1 only has 150.6 of street frontage, not 188'.
14. VHB recommends labeling all existing contours for clarification purposes.
15. The Applicant should consider including an existing conditions plan with the Definitive plans.
1600 Osgood Streol,North Andover,Massachusetts 01845
Phone 978.688.9535 Fox 978.688.9542 Web www.to%ynofnorthandover.com
16. VHB recommends soil testing throughout the site to adequately determine seasonal high groundwater
elevation. This information will be needed to verify the drainage design.
17. Details of the fieldstone or knit block retaining wall are recommended.
ENVIRONMENTAL COMMENTS
18. It is unclear what and where the existing"undisturbed"(previously developed) area is located on the
site. Furthermore, it is unclear where the proposed development is with respect to this disturbed area
(i.e, closer to the river).
19. Has a common driveway been considered to reduce the impervious areas within the Riverfront?
20. VHB recommends that detailed drainage calculations be submitted with the Definitive Plans.
21. Based on the narrative provided, it appears that flood storage is to be provided under the proposed
buildings. VHB recommends additional details in the next plan submission that will clarify.
22. VHB believes an equivalent economic alternatives analysis pursuant to the Riverfront regulations
310 CMR 10.58(4)(c)will be required to justify the use of the site and alterations of the Riverfront
Area.
23. The flood plain compensation does not appear to comply with the Wetland Protection Act
requirements. Consider:
a. The underground drainage and/or detention facilities apparently will be serving dual
purposes; facilitating stormwater and providing flood storage. It is not clear that this is
possible; and
b. The 24-inch"equalizer"pipes do not provide an unrestricted connection to the Merrimack
River(310 CMR 10.57(4)(a)1.).
RECOMMENDATIONS
Continue the public hearing to July 18"', to allow the applicant to address the concerns/questions from
Town Staff and the Outside Consultant.
1600 Osgood Street,North Andover,Mossachusetts 01845
Phone 978.688,9535 fax 978.688.9542 Web www.lownofnorthandover.coni
December 19, 2006 Page I of 3
Ippolito, Mary
.........................................
From: Daley, Lincoln
Sent: Tuesday, December 19, 2006 2:03 PM
To: Ippolito, Mary
Subject: FW: Riverview Street subdivision
Mary:
Please print the following email and bring to tonight's meeting to incorporate into the record. Thanks.
Lincoln
-----Original Message-----
From: Elaine S. Brasseur [mailto:babcielai ne@com cast,net]
Sent: Tuesday, December 19, 2006 1:40 PM
To: Daley, Lincoln
Subject: Riverview Street subdivision
December l9, 2006
Mr. Lincoln Daley
Town Planner
North Andover, MA 01845
[)ear Mr. Daley,
Thank you for speaking with me this morning regarding my concerns
surrounding the Riverview Street subdivision. The following is a Synopsis:
I have lived at 29-31 Riverview Street in North Andover for seventy years.
It was a few months after the Flood of 1936 when my wonderful Polish
Grammy, Mary bziadosz, brought me into her home and, Subsequently, raised
me in this Sutton's Mill property which was built in the 1830's. Grammy was a
weaver at Sutton's Mill and when the mill closed, Grammy, along with the
other residents of our street, purchased their homes from Sutton's Mill.
After my marriage in 1954, my husband, Donald, and I moved next door to
Grammy. She lived at 29 and we moved into 31 Riverview Street, We raised
our children here. My husband tells people that one would think we lived at
the Kennedy Compound because I feel so deeply attached to this home as
12/19/2006
December 19, 2006 Page 2 of 3
well as our street. Over the past many years, we have strived to keep our
property in good condition. When the GLSD came into being and the pumping
station was built across the street from our home, we learned to deal with
that. The odors emitting from that facility were a cause for concern. In the
spring, summer, and f all, when the odors were extremely noxious, we did not
have the option of opening our windows. There were many cookouts in our
yard that had to be moved indoors because of this health hazard. Still, I
continue to LOVE this street. The trains and planes have never bothered us.
All of the original residents have
moved or passed away. There is only one other resident who was brought up
on Riverview Street and still lives here. In 1960, Riverview Street was
flooded. The residents moved their vehicles off our street and parked
elsewhere on higher ground. During the f lood this past May, several
neighbors asked to cut through our back yard, which abuts the railroad
tracks, so they could get to their vehicles. When we put up our stockade
fence many years ago, we specif ically had a gate installed so that we could
get to the tracks in the event of an emergency. This served us, the
neighbors, as well as officials from the town, who requested the use of this
exit, well during this latest f lood. I was unaware of the Planning Board
meeting of December 5, 2006. But, I did see it televised with a caption of
December 4 listed. That was an error. Had I known what I was witnessing on
television was actually happening; my husband and I would have driven up to
the Town Hall to attend the meeting. During all the years I/we have lived
here the f ire trucks or ambulance have had no problem getting to any of the
eight homes on our street. It is true that they have had to back up, but that
did not present any problem. The trash and recycle trucks back up this short
street and have never had a problem. The drivers are courteous and our
trash and recycle pickup is performed in a timely fashion. Our mail delivery
is prompt and on schedule. I spoke with Mary Fisher, the truck dispatcher at
the Lawrence Post Office, and was told that if the mail truck could not turn
around at the end of our street, the mail carrier could park at the fifth
house and walk the remainder of the route, which includes three homes. Ms.
Fisher's telephone number is 978-691-4524. At present the mail carrier has
been given permission by the Conlon family, who live in the seventh home on
the street, to turn around in their driveway. At the meeting of
12/19/2006
December 19, 2006 Page 3 of 3
December 5, 2006, a resident stated that if a cul-de- sac was built on our
street the school bus could pick up children. I spoke with Pam Zengolowski,
of the Transportation Department at the Superintendent of Schools Office,
and was told that Riverview Street has been designated a "no stop" or "no
travel" street. Stops will not be located on "no stop" or "no travel" streets.
All cul-de-sacs in North Andover have been designated "no travel" streets.
Ms. Zengolowski's telephone number is: 978-794-1503, Extension; 282, In a
newspaper article this past summer, I read that three two family homes
were being considered for construction at the end of our dead end, very
narrow street. Now, I note on the latest plans that three single-family
homes are being considered. In either case, the increased traffic resulting
in either of these scenarios would be extremely problematic. I believe that
all of the homes will be built on a f lood plain. The only time in all the years I
have lived on Riverview Street that a f ire truck or ambulance was unable to
reach the homes was during the f loods of 1960 and 2006. The increased
traffic will be more of a problem than a fire truck or ambulance having to
back up. In an emergency, a good neighbor would welcome allowing any
vehicle turning around in their driveway. I cannot imagine any homeowner
refusing such a request. My husband and I respectf ully ask that you and the
Planning Board members take a "walk-through" with us from the beginning to
the end of Riverview Street, at your convenience. Please share this letter
with the Planning Board members.Thank you.
Elaine & Don Brasseur
Telephone: 978-685-5453
12/19/2006
� �aaRry
at,tyRb iyA'y�
O �
�R+STso APR`��
Ciit1`���
PLANNING DEPARTMENT
Community Development Division
AGENDA ITEM #5
TO: Planning Board
FROM: Lincoln Daley, Town Planner
RE; Discussion -Definitive Subdivision Plan
Riverview Street Extension,Map 72, Lots 1 & 13
DATE: December 14,2006
Proposal: The applicants, Scott and Rhonda Coletti, are before the Planning Board to discuss a 3-lot
conceptual Definitive Subdivision and extend the terminus of Riverview Street 260+ Iinear feet. The
parcels are identified as Map 72, Lots 1 & 13 and are located at the terminus of Riverview Street in the
Residential 4 (R4)District, The Planning Board previously denied the preliminary subdivision.
Background:
The Planning Board, at the December 51 meeting asked the applicant to provide a plan that meets all of the
Town's Subdivision regulations. hi response to the Board's request, the applicant submitted a conceptual
definitive subdivision plan dated 12/13/06.
1608 Osgood Street,North Andover,Mossochusetls 01845
Phone 978,688.9535 Fox 978,688,9542 Web www,townofnorlhandover.com
t%O R Ty
D C0001C.1 wlcw
NV
��SSAcnuSE��y
PLANNING DEPARTMENT Background:
Community Development Division
December 5th Planning Board Hearing
AGENDA ITEM 5
TO: Planning Board
FROM: Lincoln Daley, Town Planner
R.E: Discussion Item#5: Riverview Street
DATE: December 19, 2006
Proposal: The applicant, Scott and Rhonda Coletti, are before the Planning Board to discuss a 3-lot
conceptual subdivision plan located at the terminus of Riverview Street on Map 72, Lots 1 & 13 and
to extend Rivet view Street. The three proposed lots total approximately 1.547 acres and are located
in the Residential 4 (R4) District. New Single-fancily homes will be constructed on each of the lots
each of which will be connected to town water and sewer.
Background:
The applicant, Scott and Rhonda Coletti, previously filed a conceptual Subdivision design that
required a munber of waivers which included reduced street width and cul-de-sac radius and the
placement of street less than 50' from the property line, The Planning Board requested that the
applicant re-submit a conceptual Definitive Subdivision plan that would meet all of the
requirements of the subdivision regulations. Since the last meeting, the applicants submitted a
revised conceptual plan dated 12/13/06 for review and comment from the Planning Board.
PreIiminaiy Review:
➢ Subdivision Plan Modifications — Since last appearing before the Planning Board and
several discussions with Town Staff, the applicant has modified the conceptual subdivision
design:
➢ Buildable Lots ---- Lots 2 and 3 lie primarily within the 100-yeah flood plain and the 200'
riverfront area.. In his memo dated 11/29/06, Gerry Brown, Inspector of Buildings states
that building permits would be issued for the construction of the houses. The construction,
however, must be in compliance with FEMA blood Resistant Construction building codes.
To ensure the safety and wellbeing of the residents of these housing units, Planning Staff
suggests that the applicant receive a written interpretation from the Inspector of Buildings
determining that the lots are in fact buildable.
➢ Roadway Extension - The roadway 22' wide extension has been modified to include a cul-
1600 Osgood Street,Norlls Andover,Massadiuselts 01845
Phone 978.688.9535 Fax 978.688.9542 Welr www,lownofnorthandover.com
de-sac with a 40' radius per the request of the Division of Public Works. The preliminary
subdivision design called for the construction of a hammer-head. llowevt✓r, after several
discussions with the DPW, the design was changed to allow for easzpr access, road
maintenance, and plowing. The DPW has provided a preliminary list of comments and
recommendations (see attached email dated 11/29/06).
➢ Cul-De-Sac — In accordance with Rules and Regulations Governing the Subdivision of
Land, Section 6.8.7 Cul-de-sac- Permanent -- If a street will not extend beyond the
subdivision boundaries and its continuation is not required for access to an adjoining
property, the terminus shall not be nearer the subdivision boundary than fifty feet. A
permanent dead-end street shall be provided with a cul-de-sac turn around in accordance
with Section 6.8.1 Table IA. In this instance, the conceptual subdivision cul-de-sac abuts
the Northeast corner property line and fails to comply with this section. The applicant
would need to request a waiver of this requirement in order to construct the subdivision
roadway. The applicant would need to provide a rationale for the Board to consider waiving
this requirement.
➢ Drainage and Stormivater Management — The applicant will be required to submit
revised drainage and stormwater management calculations.
➢ Access Easement — Town Counsel has reviewed the access easement across Conlon
property (direct abutter) for the purpose of extending the roadway. (See attached memo
from Town Counsel dated 11/30,06) Town Counsel generally agrees that the applicant has
the right to extend the roadway over the 22-foot wide strip of land at the end of Riverview
Street, which abuts the applicant's property. Legal Counsel recommends in deciding
whether to approve the subdivision plan,the Planning Board should consider the following:
o Receive DPW, Fire Department, and Police Department review and approval to
determine the feasibility of accepting the 22 foot wide easement as a public way if the
applicant intents to submit the easement for acceptance as a public way.
o Require an opinion and certification of counsel for the applicant to the Town that the
applicant has all of the rights in the easement area required for the improvement of a
way and for the installation of utilities without any liens or encumbrances or claims of
rights of any parties. Further, this certification should be supported by the recorded
documents upon which counsel relies for such certification.
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978,688,9535 Fax 978.688.9542 Web www,townofnorthandover.com