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HomeMy WebLinkAbout2012-09-18 Preliminary Subdivision Decision DENIED V%ORTH OF �[v:n It.16 o? .s O� liis"CF IVED 2012 MR 11 PH 06 sgcµu5���y PLANNING DEPARTMENT Community Development Division 1600 Osgood Street North Andover, Massachusetts, 01845 PRELIMINARY SUBDIVISION DECISION Date: September 18, 2012 Date of Hearings: September 4,2012 and September 18,2012 Date of Decision: September 18,2012 Petition of: North Andover Realty Corporation 66 Spring Hill Road North Andover, MA 01845 Premises Affected: Appleton St. North Andover, MA, Assessors 165,Lots 8, 9, and 55. The Planning Board herein denies an eleven (11) lot Preliminary Subdivision located on Appleton Street in the R-1 Zoning District, The application was submitted by Charles A. Carroll,President of North Andover Realty Corporation,prepared by Christiansen and Sergi,plan dated July 16, 2012. Findings of.Fact The Planning Board makes the following findings as required by Section 513 Review Standards for Preliminary Plans as set forth in the Rules and Regulations Governing the Subdivision of Land,North Andover,Massachusetts,Revised February 1989: A. The applicant submitted a complete application for a Preliminary Subdivision, on August 2, 2012 according to the Town of North Andover's Rules and Regulations Governing the Subdivision of Land in North Andover, section IV,PROCEDURE FOR SUBMISSION AND APPROVAL OF A PRELIMINARY SUBDIVISION. B. The applicant submitted a preliminary plan on August 2, 2012, showing non- conformance with the zoning requirements for the Residential 1 Zoning District. The plan showed Lots 1 through 5 as residing in two zoning districts, Residential 1 and Residential 3,when the lots, in fact, are entirely within the Residential 1 Zoning District. Any decisions made by the Planning Board regarding this Preliminary Subdivision Application are not binding upoir the Planning Board and are not to be considered as an approval or denial of any future Definitive Subdivision filing. r Any Definitive Plan filed at a future date may contain more detailed information than that provided with this Preliminary Plan. This information will be presented and discussed at a formal Public Hearing. Upon a motion made by R. Rowen and a second by M. Colantoni, the Planning Board herein DENIES this application for a Preliminary Subdivisio Ian. The vote was 6 0 in denial of the application. �^ behalf of the,N •th Andover Planning Board ahn Simons, Chair Richard Rowen Michael Colantoni Lynne Rudnicki Dave Kellogg Lora McSheriy Courtney LaVolpicelo The following plans are included as part of this decision: Plan titled: Preliminary Conventional Subdivision Proof Plan for"Regency Place" in North Andover, Mass. Prepared for; North Andover Realty Trust 66 Spring Hill Road North Andover,MA 01845 Date; July 16,2012 Scale: 1"-40' Sheets 1-5 Prepared by: Christiansen & Sergi, Inc. 160 Summer Street Haverhill, MA 01830 cc: Applicant Planning Board Borth Andover MIMAP RI R2 September 10, 2012 air i 4�r v RTA���Ridge:Roa� ' G *d t9� Nutmeg��° '' ' �.�e L��� ; a•.. Abbott Street i --Ratlilne =.r Wetlands Zoning Interstates Exempt Lands fluslinel s t District Interstate '.'.)Buslne s2Distrid Horizontalpatum:MAStaleplano Coosdnate Sysm,Datum NAD83, —Major Roads Bustne s 3 District Meters Data Sovrces:The data for this map waste produced 6y Merrimack t Buslne s A District —Roads M Geneva Business District df TLORTH Valley Planning Commisslon(MVPC)using data provided vy the Tom of C'Easenlents WPlaane Commercial Dav i1LIo 1, N North Andover.Addtional data provided by the Executive Office of Corddo Development Disl „,�� Envlroninental AffalrsWas$GIS.The Information depicted on this map Is fAVPC Boundary r.:;%Corddo Development Oisl O — too planning purposes only.It may not he adequate for legal boundary defirC,7tAunid orl Boundary Eel Corddo Development Dist h MAKESnorreg RRANlatory fIES, XPRF.THE TOWNOFNDRTIi ANDOVER lndustd 11 Dishicl MAKES NO WARRANTIES,EXPRESSED OR iI,tPLiED,GONCERN4N6 Zoning It Enleri fndusdi 12 Distrlcl * 4 THE ACGURACY,COMPLETENESS,RELIABILITY,OR SUITABILITY BAdult FstedalnmenS s-1 lndushl l3 District 4L n # OF THESE DATA.THE TOWN OF NORTH ANDOVER DOES NOT E3 Davmtoyen Overlay District 4 0 .•, sr# ASSUME ANY t.IABIUTY ASSOCIATED WITH TYPE USE OR MISUSE OF ®Historic District E3 Indushr I$District ©Water Protection Reside co I District �.�AOysan�r �j THIS INFORMATION Cl Parcels Res?de ce 2 District ACNUgaS Reside ae 3 District HydiographIc Features de ce 4 District Streams 1 n m 518 ft de ce 6Disdct 8 District da ce 'vrrrage lesidenual Disbict 7777777 0 ,//L/u4i & Pryp r Tvw,, of /L/,,)o7h Fy 19 ? E j Article 7, FISCAL YEAR 1987 BUDGET TRANSFERS. To see what sums � the Town will vote to transfer into various line items of the Fiscal Year 1987 operating budget from other line items of said budget and from other available funds. Special Needs $60,000 j Medicare 18,000 i Accounting Expenses 30,000 Art. 62, 1985 ATM 7,359 B.P.W. Salaries 40,000 (Petition .of the Selectmen) VOTED to raise and appropriate the sum of $148,600 and to transfer from Article 62 of the 1985 Annual Town Meeting the sum of $7,359 for this article, i ARTICLES OF THE BALANCED GROWTH POLICY STEERING COMMITTEE Article 8. AMENDMENT TO THE DIMENSIONAL REOUIREMENTS OF THE R--1 ZONE. To see if the Town will vote to amend the zoning Bylaw as follows: In Table 2 (Summary of Dimensional Requirements) under the column entitled R-1, substitute the number ,87,120 for the number 65,340 as it pertains to "Lot Area Minimum SF". (Petition of the Selectmen's Steering Committee for a Balanced Growth Policy Plan) EXPLANATION: The purpose of this article -is to amend the minimum tat size in the R-1 district from 1.5 acres •to' 2.0 acres, � f 3 I VOTED to adopt the article (ave 747 ' nay 113) . 3 Article 9. REZONING OF CERTAIN R-2 AREAS TO R-1. To see if the Town will vote to amend the existing Zoning Map such that all properties within the area designated as the Lake Cochichewick Watershed that are currently zoned R 2, and those areas presently zoned Residential 2 (R 2) south of the current Lake Cochichewick Watershed boundary and east of the Eastern Massachusetts Electric Company right of way up to the Town boundary with Middleton would be rezoned as Residential 1 (R 1) , as shown on the map entitled Proposed Zoning Map, North Andover, January 26, 1987. (Petition of the Selectmen's Steering Committee for a Balanced Growth Policy Plan) , EXPLANATION: The purpose of this article is to rezone from one (1) acre y to two (2) acre minimum lot size areas in the Lake Cochichewick Watershed and in the southeast sector, as described above, M VOTED to adopt the article (aye 649, nay 224) , Article 10. PLANNED RESIDENTIAL DEVELOPMENT. To see if the Town Meeting will vote to amend the zoning Bylaw as follows: Add a new section, Section 8 .5 Planned Residential Development (PRD) . a Section 8.5 Planned Residential Development (PRD) 1. Purposes: a. To promote the more efficient use of land in harmony ,;with its } ` natural features, a , 127 r' 1 s PLANNING BOARD Meeting Minutes Tuesday, September 18, 2012 Town Hail, 120 Main Street 7:00 PM 1 Present: J. Simons, R. Rowen, M. Colantoni, D. Kellogg, L. Rudnicki. L. McSherry 2 Absent: 3 Staff Present: J. Tymon,J. Enright 4 5 Meeting began at 7:00pm. 6 7 Simons: The continued public meeting for the Preliminary Subdivision Plan Appleton s Street will be postponed. 9 10 BOND RELEASES 11 Chatham Crossing: Doug Ahearn, Jeffco, Inc., to request release of a$10,000 performance 12 bond. 13 J. T mon: This property was conveyed from Jeffco, Inc, of Andover Mass to Ray Von Realty 14 Trust, 59 Chandler Circle,Andover Mass on September 8111, 2000. We have a copy of the 15 Quitclaim Deed that has been recorded at the registry. The subdivision is not complete; 16 however, Ray Von Realty Trust has a substantial bond that is sufficient to cover the 17 remaining work required posted with the Town. 18 MOTION 19 A motion was made by D. Kellogg to release the$10,000 performance bond fund held for 20 Doug Ahearn, Chatham Crossing, including interest. The motion was seconded by M. 21 Colantoni. The vote was unanimous. 22 23 ANR 24 65 Russell Street: Proposal to create two lots from one existing lot. 25 The ANR plan was reviewed with the Board. Both lots meet the Zoning frontage and area 26 requirements. 27 MOTION 28 A motion was made by R. Rowen to direct the Town Planner to sign the Form A for 65 29 Russell Street, The motion was seconded by L. Rudnicki. The vote was unanimous, 30 31 PUBLIC HEARINGS 32 CONTINUED PUBLIC HEARING. 0 Great Pond Road: Application for a Watershed Special 33 Permit for construction of a single dwelling, porous pavement driveway, roofed porches, 34 deck, site utilities, and associated site grading on a presently undeveloped, buildable lot, 35 1. T mon: A second plan has been submitted. L. Eggleston's recommends confirmatory soil 36 testing to verify soil suitability in the vicinity of the porous pavement driveway be included 37 as a condition of approval, as should ongoing maintenance requirements for the pervious 38 pavement and the restrictions on landscaping chemicals. All of Lisa's previous comments 39 have been satisfactorily addressed. 40 Jack Sullivan. Sullivan Engineering Group: An additional test hole was excavated where the 41 proposed driveway is to be located. It is consistent with the test hole that was excavated 42 where the proposed drywell is to be located. The Conservation Commission is satisfied 1 PLANNING BOARD Meeting Minutes Tuesday, September 18, 2012 Town Hall, 120 Main Street 7:00 PM 43 with the current plan; however, they have left the hearing open until this Board completes 44 its review. The limit of work has been pulled in on this plan to 50' from the wetland. There 45 will be a post and rail fence installed at the limit of work. There will not be any grading or 46 cutting past the stone wall on the side of the lot. Notes have been added to the plan and the 47 drywell has been increased from 500 gallons to 1,000 gallons. 48 The Board discussed the maintenance requirement for the porous pavement driveway and 49 whether this requirement should be conditioned in the Decision. The porous pavement can 50 be approved and a restriction that it can not be seal coated can be written in the Decision. 51 The pavement will need some maintenance. The porous pavement and the dry well are 52 included in the calculations that J. Sullivan produced and were reviewed by L. Eggleston to 53 make sure that stormwater runoff is being mitigated. 54 1. Sullivan: The calculations are conservative and even if the porous pavement got clogged 55 there would be some runoff from the driveway but the total house would still be recharged. 56 Although there is no requirement to do so,the drainage system has been sized for a 100 57 year storm. The drainage system proposed meets DEP Stormwater Standards. With any 58 drainage system there is some maintenance required. Detention basins and catch basins 59 need to be maintained. 60 Board discussed the proximity of the proposed structure to the wetlands and alternatives; 61 including possibly eliminating one of the three garage bays, moving the structure to the 62 right, and moving the house forward. 63 1. Sullivan: The structure is outside of the SO' no-build zone and the house is located and 64 orientated on the property due to the sight distances and safety concerns. The Zoning 65 Board approved the dimensions of the house with the setbacks as part of the Variance they 66 granted. The details of that plan are all included in the Variance. If the house were to be 67 moved from were it is located on this plan the applicant would have to go back to the 68 Zoning Board and Conservation Commission and start over. Moving the house ten feet 69 would not affect the drainage. 70 Simons: Asked if there was potential for development on the surrounding non-developed 71 lots, 72 Sullivan: The lot to the left is considerably wet and probably can not be built on. The 73 parcel to the right is also wet; however, it appears to be buildable. 74 L. Rudnicki: Recommended gutter guards on the roof and installing a silt box for the dry 75 well. 76 Simons: We will leave the hearing open and draft a Decision for the next meeting. 77 78 PUBLIC MEETING 79 CONTINUED PUBLIC MEETING: Preliminary Subdivision Plan Appleton Street: Application 80 for a proposed 11 lot Preliminary Planned Residential Development Subdivision Plan on 81 three existing lots comprised of approximately 21 acres of land (map 65, lots 8, 9, and 55). 82 83 As noted above the.Public Meeting for Appleton Street is postponed. 84 1. Simons: Questioned the time period for rendering a Decision on the project. 2 { PLANNING BOARD Meeting Minutes Tuesday, September 18, 2012 Town Hall, 120 Main Street 7:00 PM 85 .T m n: Explained that the Preliminary.has,to.be approved or disapproved within forty- 86 five days of submission.Theapplication was filed approximately one month prior to the 87 last Planning Board meeting.We should vote.. 88 L Simons:. We should have an unfavorable Decision because it does not comply with 89 Zoning.They can resubmit a Preliminary. 90 MOTION 91 A motion was made by R. Rowen to deny the Preliminary Subdivision Plan for Appleton 92 Street because it does not comply with Zoning. The motion was seconded by M. Colantoni. 93 The vote was unanimous. 94 95 DISCUSSION 96 RED GATE: Certificate of Occupancy Lot 4 97 1. T mon: As a condition for releasing the final lot of the subdivision the Planning Board 98 required that the entire drainage pond be constructed, curbing be installed,and the final 99 pavement coat be installed. These have all been completed. The site grading is complete 100 and the house on Lot 2 is almost completed. The Developer has submitted an as-built 101 grading plan for Lot 2 and a letter from a structural engineer that assures the Board that 102 the retaining wall construction is adequate to support the soil behind the wall. 103 R. Rowen: Requested that language be included that states that the homeowner can not 104 make any changes to the drainage system. 105 Rick Dellaire. Developer: There was a drain that was not on the original plan added to Lot 106 3 by a different builder.The issue has been fixed. There is no way that any changes could 107 be made to this Lot. 108 T mon: Stated she will work with the R. Dellaire to develop language that could be 109 included in the deed. 110 MOTION 111 A motion was made by D. Kellogg to authorize the Town Planner to sign the Certificate of 112 Occupancy for Lot 2, subject to the discussion at tonight's meeting. The motion was 113 seconded by M. Colantoni. The vote was unanimous. 114 115 HILLARY STASONIS: Proposed change to Section 4.121.6 Agricultural Uses within the 116 Residence 1, 2, and 3 Districts. 117 T mon: H. Stasonis is recommending changing the current Bylaw with regard to how 118 large of a parcel is required to keep chickens. Currently chickens are an allowed 119 agricultural use in Residential Districts 1, 2, 3 and 4 on parcels larger than three acres. The 120 Building Inspector enforces the Bylaw. He has recommended the Bylaw language include a 121 50' setback from a neighboring dwelling, the chickens should be enclosed at all times, and 122 that the enclosure should be covered. 123 Thomas Ralph, 1483 Salem Street: Stated that he is more focused on the setbacks than the 124 lot size. This recommendation is a return to North Andover's agricultural past and would 125 bring us to conforming to the neighboring communities. 3 PLANNING BOARD Meeting Minutes Tuesday, September 18, 2012 Town Hall, 120 Main Street 7:00 PM 126 H. Stasonis: Maintaining a proper setback is more relevant than meeting a specific parcel 127 size. Her proposal is for a 25' setback from neighboring dwellings with no minimum lot 128 size. Submitted a document to the Board that included a proposal for revised Bylaw 129 language, adjacent Town policies, average decibel levels of noise, and Bylaws written 130 specifically to allow backyard chickens from Billerica and Amherst. Roosters would not be 131 allowed. Reviewed decibel noise readings taken of chickens at Smolak Farms. 132 1, T mon: Currently if the Building Inspector receives a complaint about chickens and the 133 parcel is less than 3 acres the homeowner has to demonstrate that the chickens are pets. 134 1. Simons: Requested J. Tymon to talk to other Towns about their Bylaw requirements and 135 get some feedback.from them. 136 T. Ralph: Stated he will develop the language proposal and perhaps come back to the 137 Board to discuss the specific language. This will be the language they intend to take to 138 Town Meeting. 139 R. Rowen: The Board will make a recommendation to support the Article or not and it will 140 be brought to Town Meeting where a 2/3 vote will be required for approval. 141 142 DISCUSSION OF AMENDMENT TO FCC REGULATIONS 143 Tom Urbelis,Town Attorney: Advised the Board of the House Report 112-399 - Middle 144 Class Tax Relief and Job Creation Act of 2012 recently approved by the Congress and signed 145 by the President. Within this act is Section 6409 Wireless Facilities Deployment. This is a 146 Federal law. Like the Telecommunications Act of 1996 it pre-empts State law and local 147 Zoning. Telecommunication companies are replacing antennas and base stations that 148 service those antennas. The Building Inspector is the Zoning Enforcement Officer for the 149 Town. T. Urbelis has spoken with the Building Inspector (Gerald Brown) and the 150 Inspector's view,based on reading this Federal Law in conjunction with his reading of the 151 Zoning Law, is that if someone is to come to the Town for replacement of antennas they 152 would not need a Special Permit, The Building Inspector would require proof that the 153 facility is structurally sound, in compliance with the State building code. If they satisfied 154 him, in regards to those issues, a building permit would be permissible without having to 155 go through the process of a Special Permit Modification for a particular facility. This does 156 not apply to a new application for a tower. This is for an existing tower or facility. Co- 157 locations would also not require a Special Permit, 158 Simons: Does this render the requirement in the Bylaw to renew every three years mute? 159 T. Urbelis: No. It is still on the books. 160 R. Rowen: If a carrier does not obtain a Special Permit at the time they co-locate on an 161 existing tower we can not renew something they do not have. The Building Inspector 162 should verify it meets the FCC Act of 1996 for emissions and it is structurally sound. 163 T mon: For co-location of new equipment the Building Inspector will enforce the 164 provisions of Section 8.9 Wireless Facilities? 165 T. Urbelis: Stated he could not speak for the Building Inspector. Each application should be 166 taken on a case by case basis. 4 PLANNING BOARD Meeting Minutes Tuesday, September 18, 2012 Town Hall, 120 Main Street 7:00 PM 167 T mon: The applicant will speak with G. Brown and herself and G. Brown will determine 168 if they need a Special Permit. 169 170 MEETING MINUTES: Approval of September 4, 2012 meeting minutes. 171 MOTION 172 A motion was made by D. Kellogg to approve the September 4, 2012 meeting minutes. The 173 motion was seconded by L. McSherry. The vote was unanimous. 174 175 ADJOURNMENT 176 MOTION: 177 A motion was made by R. Rowen to adjourn the meeting. The motion was seconded by L, 178 McSherry. The vote was unanimous. 179 180 The meeting adjourned at 8:28pm. 181 182 MEETING MATERIALS: Agenda, Quitclaim Deed Doug J.Ahearn and George A. Hughes, 183 Letter dated Oct, 17, 2000 from Raymond Y. Cormier, Form A application 65 Russell Street, 184 ANR plan 65 Russell Street, 0 Great Pond Rd: email from L. Eggleston to J. Tymon dated 185 Sept. 10, 2012, Great Pond. Rd. Site Development-Plan of Land 2 pages, Narrative from 186 Sullivan Engineering Group, LLC dated Sept, 5, 2012,Appleton Street Proposed P.R,D: 187 North Andover MIMAP dated September 10, 2012 indicating zoning districts,Article 9 from 188 Annual Report-- Town of North Andover- FY 1987, Preliminary Conventional Subdivision 189 Proof Plan for"Regency Place" dated July 18, 2012 5 pages, Preliminary P.R.D. Subdivision 190 Plan for"Regency Place" dated July 18, 2012 6 pages, Red Gate Lane: Letter dated May 24, 191 2012 RE; Foundation Inspection 40 Red Gate Rd from Martel Engineering, Inc., Letter dated 192 Sept. 18, 2012 RE: Red Gate Pasture Subdivision from Pennoni Associates, Inc.,As-Built Site 193 Plan Lot 2 Red Gate Lane dated Sept. 13, 2012, Proposed language for Backyard Chicken 194 Bylaw,Addressing Noise Concerns, By-Laws Written Specifically to allow Backyard 195 Chickens, Committee Reports 112th Congress (2011-2012) House Report 112-399 3 pages, 196 Letter dated Sept. 12, 2012 RE: 16 Berry Street/Riding Academy Preserve from Board of 197 Selectmen, draft 9/04/12 meeting minutes. 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Yv�sinRna"w,Vav I3 -0 0 y\ fi/� Vu/ oq�womvmnuw u�[ I r I + I •/'e•/ 't wa,\ / / m ��� ©. wcgwa,u4um aG[Or uObcwuG f f o NS 1 b "a\ a' � _.�_•.. ��,NmgoPa>>�NNus f` c 117 �\ a yb\ �� Y asa:*ovr¢xm«o�nrtw+a -""""" R+awamnaw.n,gmwo cerrr�u.a revn•v Jbw,a°OIULupnG \ a • 5 uNlror Fur",°o-,rnnaoco °,�N J '. \ y \V c+w+,ueNsmb,wugwce I Iamb.mrm°scq:.oxt y y 4 },�•`1 � \�t y °nw�gwcco�rcuu. 1 .,wwa»Iowa s „4�11 L PLAN W 0 4V w —.,.o-- _„„---- — v�„�s'i" „'��x!f*i:�� a� d 1: is ix I � scuE:,•.4a _ MATCH LINEA PRELIMINARY CONVENTIONAL SEE SHEET 2 ( ) — / .n•; I SUBDIVISION PROOF PLAN SITE PLAN "REGENCY PLACE" FOR LOTS 1/7 �' r..�w li tiR� / 1' , \ 1 °°"°°w D"m zNVNaa NORTH ANDOVER,MASS. 9&10 ' � _A\ N\ gcomm ",w.asx,ubv, nwuc.Nr:,apq[ry"uowrngcuxr+w-r �� owNFsa:r+.w,ia� eas%°rmNu.+�O�° FT nl, �y ^l�\/``4\`��� q/ /q' \ \ \' f �5 6W APPLEVON 5,1�C1 u0rts„NmpVd.uwete�5 h1G.lRv,0.m,_ l� \1' IR•1ITIMIGWCR.INMOnB g` �.�✓ i`� a������—��w.f�,��•� � \fig ,`i� \ �} L N" �PaoFrssoNa�cNcwt�nsalnvosu�o,ati >:.NU—=00 CHRIS nANSEN S SERGI.INC. PINE R;DGEROAD I f ! 1 " rfi - 1 -��.:.�1'h• ��. .iaNNnnx�scN oi.& f 4 1 �owwv.xawcauzsrxe.�aw. / / -���� -Lr9 �i-h \\ /� � __-_ `�S� y_M.—�'ovr�"44 `\�+`` pal 'n'•_ LOT \�.Aa` ` c �•S`1`8 ��m-- r, `!� - ----- `LOT 9--'' LOT 6�. ' � �� ��_��r� � ` _- -'___^ai.��T�_ _ .\�,,,� � mu+aN.mna __ �as,�-ncc.^,oa,r��•� PLAN '°��'` 5 wca�TN� ''\ ____ - -•,4 1_' y^�4.�. _� �..o = if sca.E,-m4a �NPwI.,"NC ti` ' \ ~ nNrn ` `y PRELIMINARY CONVENTIONAL SUBDIVISION PROOF PLAN innNaNc,�"Nc.�rrnPur ��aqo c �' � .w �•. \\\,`l9'�1 +�„< "REGENCY PLACE" SITE PLAN w N FOR LOTS NORTH ANDOVER,MASS- 4-8 :<'. w�` d .�vosm. i� �`y Pcamro eee�� snccx wNn„uwwor.'sxzviuvs' ` avNws:x.rvwRr�rou LOT6 "dF� Q'�' \i uanu.,mo+ra.w.o,e� uwuury au°e�wa+on°v�`"ium..e ,e.x,: r �' PFtOFL"TON+.L ENGMrCNS at�Nm 5tJkv[YOAS cso CHRISTIANSEN&SERGI,INC. i oNiuvacNRrnuuerH rmn.co.aau,mu rrlsre.x�-wu,c �xmas,a.,om x<� �a o Yf� ,m .w w too G L U� ms*.Mco y x h 5 y d p 5i N,LM,'I.N ,swo ,�oa r„ao sww 9.m o.aa rao o.ao ww +mo >•aa z�ao ,.m o-ao PRORLE—REGENCY PLACE �u ri+i:.•.m NptEx; �—xe,�swa.we�z•,s:oaa�rsom wee.�¢csHc aw a+ea•wsaae Flea.*xeuxa.vae�.2rewar ar ruw,mvaoucro*�u xxccaem or asaRvwa+,¢ F—��•�•--� xaxow.xx onac,ue,w,voeosrw,mewa ' � ��aw.rwm,,, .+ner. wo am,_d,rs�xvaco<e sa+c.INe PRELIMINARY CONVENTIONAL _ vemm [ruw a rcaiw nr a,r";. — ��s•arau�z .c.a.,w,�„�,wxn,x..,w�wwnr�., = rvnamca mxmco a a oPm a N�rmcac «F�� avou a` swc :w u[a wxG �xo�cw� SUBDIVISION PROOF PLAN ROAPRODWAY �amr. o.aon— <oews rw•.amew.sxao "REGENCY PLACE" TYPICAL NDRTH ANDUVER,MASS. ROADWAY �0 �I suu I MCI Lptrcm C ROADWAY PAVEMENF SECTION INSERTRCCaP9 nrvw.a wslOM �PwF.rac.�p�+Mµppxw Rfxtt�aFR SECTION or w �vormscsc w,++cno:minxicwu o.uivawu�a .,.•�vnua,anz upmiwvowol,.auseu >.omnn+ucvrn,w,a,eee w.r;nAv,a,a,x SUBDIVISION STREET q� xor,uu:�u - �PRGe[Sz;;IGN4 CNGINGGR55 LM1N�SURVGYGRS CHRISTIANSEN&SERGE,INC. vxamc.exala+,xxaG+ ,w,:cscxc�oi,n".,io,,oim,o rs.o�wrTweo �,`�`o°`�' ASSESSORS REFERE1fCE 'Q � m,,n,aaP,ae X 9 - DES REFERENCE: a�rv-a.rsi1,a00A a 19l.Yo4e.,o] EASEMENT REFERENCE: Nx ununF.saivn.wnooPre�++,.In+� p �9 $ - -Auov+cM - aAInePArn PmRO - / nsunF+a RNJROABPoGR�nn qg — \ — — SHEET 4 / o abcus SHEETS P1Ng RlAGE ROAD - .... AAA oAv�ce xAu". \ 1tl' LOCUS MAP GOC � D aui,--wn _ 2 PRE DIMENSIONAL REGULATIONS: STAGE nenwaM=ax �� axmN01 zoNlNc olsraicr:Ri zowNc olsTrrlcT:xs �,�,(F MIN.LOT SAF >•11,T805F. MIII LOT AREA-1.3005F. `� MIN,Sfl'f FRONfAGE�s00 Ff. ,nlN.LOTFRONfAOE=100 FT. �'10,�, JowvwNOTc MIN.Moor SEI9ACK-20 FT. MIN.FROFlf3E7aeCK�2a FT. MIN.SIOCSCfGkGK.2PFT: MiN.5iDE 5LT134CK-'.'9R- . MIN.RFAR,`,Ef9AGC:20 fT. MIA.REARWrMCK=n M. '�j��lQj •TryE$ttSllO'1LIpp xwr pC pNfX'p I/P(IN A Sn1C 40T WJC'MINO11Tnslo[Y.4R0 ��� SETNICK PRD�EDED THAT THEA03aCENY LCY TO Mn1ICMn,E tER0 SE18ACK iS LOC4TC0-'THE RC`NJ RC`SIDCYARO SCIII4CX +DMus•}LOAN OPEN SPACE - LOTAREA SUMMARY OPEN SPACE AREA SUMMARY PARCELS - - - - KAR "dA°" wTNa IOTAREA caw. 1 T1e6AG TITNflF. OPD3$PA= PARD[LAR[n N2'RPNU VPLANDANE4 OPEN SPACE O Pt Tee0.F, rmo0.F / PARCEL (ACRES} AREA IA=) (ACRC51 LOTS PARCELC �� n.TroAF. r>mes- I AN,vB,yu AJ0eLT4 4 rT160.F, r�N0.F- A 1-401T 0.1m. 1S 8lR]PCSE Vwl`<ry u 2.1'W 0.1M 7.8 L0T7 E r»o0.P. r�lO8F a00% ! rTae BF. rrzo0.F, I C t1911 8.23P0 2.(,R�1 .. - �........` J. — — —. LOT ]ame.f. '\ PxdvOOm xt,TeO&F. TOTAL 15 7. 854iX 6_BaTO uTauPisal S ' `A(oRa.woE Jns L078 DP�lu cants�C�R LOT a�� LOT9 sr.AmA i Awa 1 i"CI&OU�w7NMII.Ov4"SVAfYAI6A COST OFY#YOYAIPARmLARG LOT IC xv HIDDEN i ,Neanonornu=w;RAPrAACA-,eAa4Acva..aRr�,tca»,emYAL LOT 11 /...�., •, nlnmN.sencw0t w*' ```'�- "'s aaNr a woPa+r"a�,.ecAw,n.cem�exrr aA a s aswan aczE � aroz,w CLGEK¢ L073 ��_ ,( Pons raRncae A s calloviom Nwn�araVawznrtv,.csaancacs. auxw.oFanE c>,RGmz w+an _ pO��IX�,' ARonpSSQ RO•-`Ar u�xln�rc "Iw"rwoo '"irau mwuu+uNovalaa c.lcw S hgrOgo� LOT2. „4 =Rova�n LOT `I w�a,�wr A BLUE RI9Ge ROAo 4r � lNCEX "OPEN SPACE cH T I DF a CMEA SHF PARCE:LA MA&Nm SHCET20fiB 1LAN 4FEKI&TMCCONOmONS DF6OF a PROPOSED SRE PIAN h ~`_�, 91EET 60F6 MPOSED WE PLAN 80A Alf FROOLE&TYPICAL ROAO—y 9CC7*9S wq,�Cep(a, ABBOTTSC _ o�rzt.rlANaweao:ct.INc s l PRELIMINARY P.R.D. SHEET 3 _ SUBDIVISION PLAN COVER "REGENCY PLACE" SHEET " " Ncoi` icy �n mR NORTH ANDOVER,MASS. ��.R� �caPn �enAuou +wL rM:NroRIMAa+w+eR�sncor KEY MAP toa' a ,av xv ,� wrsnA.mwcaw.ole4e �Y,av,2 •1•=iar �Py - � RorzsswNAl.cNoiNe�Rs&cANosvr cYaRs � CHRISTIANSEN&SERGI,INC. Jra -~�--`� ,�cwlwwenrczr,voaMMu..w�r aNSErw mmo s"u:r,a n y FMwPa e""a�tF,umu - aw+erecas�w vuam rA;m nxmw ��� t mmv°r ienovor 1 1 N5. �' ��-.��ROgp r r _ /` \ NP ,. +�a.w�OFdrv«:u'°`x"°awrrounun�v�o..♦ � I I •• � .uMau..cauim+c+ -c,wvuc�e°N. �` r Y6� .\ I NVrCgN6 PAu0.YziN.� iW�°awCltl�p FROufl�na�iArv�eu�PPu�ms• gn[mtn rianoUDIN. oN°oM�umwavN'o°ui.a � - - f I e..vArvw,rwcAao p'ya i \°\ /'/ y „a. cwmwnarncc navw�on�ium�vArnx ti ! I �/ 1'- �- �. nowcAraruimcaseAr�aeepom,Pe nmv�m�°i r `` `�'-• anvivavwuw.vcu+an .nnxaco"uumv � ? I �t /1 /,tea J; 2 �coournrvcromLPnu rtamv�aNwc[ptevw `� _ — _ 1 / L A YNL�Ap�[°ToappLq'!YppL3N°YUCx1Y,tlry Ynf WR oaaua�wac Pcao _ _ --�.�wczawmcum+?"�`q'"�"`-•-- �' ` •1'e cocn�cwKa wnmmNm Pxmctno�wv,mcr. � A iKGIXYfOI�EO.Nn�ppN9yrypwNML049L90N N1W a uaorarncao�,°..wrvn, °°v 0'T'A' / w-ti Plu•mv w,mvocm _zi.uemurp,Nm / _T-�" ♦ h �� aYm�,uoowxmNs�.n�wa.�NW.nNN uorvN UACA•v.wNo< / / "a onroas°x �mv �. / `_-__��� i I - \ IILVAnaxaoTLvpgeoNe sNa+N ON—a A 1'pl��\�q i awnra. ca 10, /���. ��;--_'�``'1�r�N-__-___ \ '•,� ~-`— i-���•--, ��-ff�iWJ';'��I; ,'ti�•i � rt4+ w.a�+��,�oN.: 4' f-Loalloom+'o`. SON/`G -��� `�•� .,r * _�/� '�=JN~!rf' ='r f LOT2 1SOS�iA \`4.�_wCiw+A,_ O{�\� -•--� '1`.'\ `y'rr _.nrF�v: /i J!/,.!�!�'r 4 rps5FS5aR5—P e5LOT 8] `�a '~`_ ` '"Tip/,q�Ry �_�'�•'.� .` 9 `.,..-r !P�''�,';r ��,�,,/r � i 1 t r '� -_�__.✓---��__.^�_�._��x^�i`? ',f µ�Tny/i j, r f� � it F- ,nomYaN�onma .��.� � ♦``,. `` �oa` �' i1/ i +�--_- � 1��;;;I y§ } ``����'•_`�'q ti 4 �'-� 1 j \l oaz+f:,�w ` t, i Y cmNNn 1wn.1ncwoo OAD RIDGF KEYES WAY �:_♦ .� :.� dcn J - 3� "� /gym? --•\J I '� pvwwE-nmx'I `�"<`=;,� ''•��`c -� �94�P`'ViN ���' I ♦ •�� � 4^•� _.�„'�`,•� •-"�•- ''x,r�`, �� ,T�''oumrica'w�c�;, `, 'y'`' ^'��.�" N'A'�Lwl ozmxaem+Mrr.Lxeocrsoc me rqr� LOTe PRELIMINARY P.R.Q. `. _ SUBDIVISION PLAN i - ! LAN O �OjSrRF "�'js �N "REGENCY PLACE" EXISTING NORTH A.NDOVER,MASS. CONDS710NS wFiyN� •,I /' B� !laCx¢N ����m�N awww,NAma4 v S "�\��C� TY•,Q' � !.'` x NIDWEN'�L�K G1L® "0 wiCnar.0.'-•e,_ PLAN OF EXISTING CONDM ONS ��' �, �' ':"f 'ysl,Q so• 0 6V r^,p• `�\`.. I� � PfiWESr1oN4L ET:CINCCftS siANO sufMYaRS Ncvr OFF ' r csm CHRISTIANSEENN&SE G],INC. x�e $CALE—W v 4` _`` .`^.`..,•` '.gyp.• '�'°°—' - �-' ^`.,r-'�.-`�i J:!�~ '�"r'i. / /'' i �fx q 1 % /� =t1�' OPEN SPACE PARCEL C . ' ,m . Gnar' / evexaAxottu eo, `OPEN Lu � � � /1y�' / al I E oo.mnuNo�cGnnrco I� ��^�' + `r ���IIVT�� /�n'� •-r-^ � �'�+ 1 `I ( c' wctum�eaoafsi l r��' ____ h• '" '\ .• FAA!///� i . ! a�/p /AF MATCW LINER Ir! y --- `4��"••^� ai r r r/i / / .r > \ r �vn y t ,�.,a 1 �—-—- � } e (SEE SHEET 4) a=MXDcr°o N=" '�,,s ``^ ,.\ `.;, - '' 'r r-�^ Ftr�� � a ©.,!� ' \��••ox,u 000Naiw.:ase/�'f >acNw.e o.a¢t+c w..0 µLOT S� \\ �•„i¢O Rr_L` \ �- LOST nr \LOTS �R[A-z+Reoflr. E I r I \'•�` r-0�4c`` \ �'� \ , j_,;¢¢,-si \ LOT 9 `,`` �A L T 10 1LG T$'- -. � ` t `+ 4.fl`A-21 S➢O G.F ! 1 �E l ` ' �w 1 I 4 +t' , ^ y :1 r`r `.1 `,� ��i �¢re¢uou ¢wnur.'• . \ Oy T11`b,t>R�,�1` I - ¢, ` �\ `l`II �t �'_ � r �'�ow w�o"� - �•z,�ea ur_`�i�i�"t tp.� ti wcac¢ �*axwRa. 1,,''v DV .r S yYq -'T `` - Y,•�- -">.` J LOl''1 PARCEL A 8R00y, i. 4EGEN€J uuNor:mRrvcRmoNr.RCn1 \���•� `ir Y k��/w +°�N gcRr-�n� SITE PLAN ,axrcoR,oNaoui�nwNc u¢,aGF,arRwssRrtza�--��f �` �\� vn' ' � ... axq,eeswallouwiw.aEvwc mNc J'� \ s .,e/'r y, 'R"��em`e ea�Run —w— uxrcaR:rNaoon,RoayNe ,�" \:�;��\ � �`�` o+'cy; i�iN-,>ve., scn�s-r.ev vxawao�Rrmw�u .� Gn w.,,xRewNew.rvuve �fi-- ravwxa cvvnnwearnolm uxnara\� _��`< � '�b / - ,.� mmunacv Rmxcoumiw rnw,oam,:ace w.t<Rww .�`.`. + rs y;;: our ' �.- vRowsmsavcRxrana.csocwcxx,IN ��� ..,;`�;,,�� `^ •r PRELIMINARY P.R.D. � aIaTINGflC1KRFV WI0LEE5i lYR MLW aROF8cu0ERINRS��L,9UB,EG,TP POI[NNN¢ SUBDIVISION PLAN .na.aoeo oRnee ruRmamxenox¢Rww Gs*.oueNOOmuwR000wauRR'xa is w,. a"° / "REGENCY PLACE" SITE PLAN �� W4.WN � GOu�4uT'aw0.N�M6ER]SWBBOOmcANR " / OwLK(IIFERI[5) wa PROPOSED -----� O�r3,WGGWMrtUL [`Y_0.'ID LOGiW BY e�El.4rpVGNMGG GWwLY R\ I IN rb5lMG COGC�f vr.,o„pR - NORTH ANDOVERR,MASS. a,xu[t CURR,' I,/,,,(( .,:� 'tJ RE90� Nec OXiOu woOVER�'IYTmx1Y ,_,.,, �cmarnnammgN W[ vQn /:.: '�� w�� NOFM,u��i4,tpa6 „C�Mhvhw£R.wll,d6 wi[. ,0.hhS vcGerrrrvw�¢.,a \� capFCgS�pwa4[NGIuE['�52lgNtlSVAVCY0R5 CHRISTIANSEN&SERGE,INC. _-�.».- �.uaNNo*aaoFxxwNx,. ,a suxxuR cr�t,�,nm�v+�e-rrw, v�.aierrxa%sw encrr>aon NT earrnrccao / r wF c/ I /WS j R z 1 \" ��� 1 G e uxnorallooensrm.Hx:ouc anyomUNOM OPEN SPACE PARCEL uNRa.,m IA- tt',_ i 1,``guC`L��t 1 i•• 5 �� \' � \ lfwR�OF�19P>'Gw RGM / PLAN _ .�p � �l i ���„�i✓'1 a.t � yt, \ � , xnRw a,Nounn«ow�aN n� PRELIMINARY P.R.D. SUBDIVISION PLAN f' ///•`: i/�.— �. 'w'cfim.Y f� r=^.• / f i ` / wN PROPOSED / umEr u6 ' r�� >•A � � gn,a I ©� "REGENCY PLACE" SITE PLAN e—car eowwoANco I / 4X-./ a�ciNcx ` NORTH ANDOVER,MASS_ / I 1 REGORG nNN.A CIwUGN n�LIGNf'a�nuOW�Ro}v TtµyT MATCH LINE A I/ "o-= Rnx* G+Rur No,RN.woaiw....m� _ _� /' NORMAFOWf]i FN O,enG mR:�ulr,a va (SEE SHEET eb n+ew[aaoRxssiment txs a v wosarvnom• CHRISTfANSENN&SERG�I,INC. _ hE3- ,"���\ ��4i/-�g .M \`7 \\ 1 1 PUNIDG•,aanSMN6CN t F o P'+4u4,tMW0e 1 ! ! 1 JCMNd C°lt[Frvq�3 oaNNddN�NNFo� � `'� J°uNLUNM6K�fxLN t'FFCA'fT LV+nvv / / -- ------------- ----------------- -OPEN$PACE PARCEE9- -- -------- PARCEL C PLAN - r N� •Il- I ���\ -_ ---`a- LOT_6'y� srni.E<i•-df! ---- AT o}fll• �` { —`—� ' . _ ' o�Z' ':' PRELIMINARY P.R.D. SUBDIVISION PLAN ` y✓ J$-'.` `\\ -- / / / �Lti FOP PROPOSED ° "°" "REGENCY PLACE" SITE PLAN LOT d.awNEulAr n A� vgo `�— NORTH ANDOVER.MASS. \ � ` µt+ ACCONp euw.a wRiGwY:�O+YM cxOWCR FVa.iY TmuY 'LOT qy `. i +u ' \ ` \ xoar"uioo c0.°CY..no�ws Narmdnuv+ca..wo�eas aic ` \ t �aaoFEss�ow.�n+cwm+sau�Nosw+vcvor+s cso CHRISTIANSEN&SERGI,INC. oan°MN4N P•'Gu0.ixPawe ' KF NOTES tOw Rwxr TLA NRAe r. RWOwArLNM.Nn Gxts ntw[�w�ex�a[a!� ' t>? `xx � � or•o-nar rtu w,relwavcm�trtrxcicsmd �� _ � w wo.•-�az aa. m Rewmwcrn�ao.avnres�azovavu,olr - FMSLRML:. a vlcRvawr -eczn �s -x a x nnn ovwr . te< K _ x PROR09LOG� CC Pvt +NTfIF `x cam cnoww� w.a. � K• .GTt 4 � tra G � ,w w � � 3 L _ tb e.ao s•ao r-w awo s.w aoo a.m :wo ,.eo o.00 RROFlLE-RECENCY PLACE s s toLwpe uv"+Iz r� rv,�ar rtvue 'w� vuy1EH 6hWrt 9PIXROEA eocfaM `�TIRAwtw'IOM � cioende rmr., ®crl�e a'mvt xaow:.KRrwms„ mva a,a aovE smm� xsrarc v.wm � .an � vmva vmPa p, c,trv.l enrva v vKmrrn xawvrxrurrem,e vuary vunrc e a s,mmavwltc mcixc Havwcu.l+lrt mcaa : ocszwo �t omwc onnvo � � �zon amnT � ' s r cwur.o �-� zwa �r.am. aoox— � cRoulo cRouRo `� nrr,rs-t� .—_ _ - __....__ � ��f_�•� c«evm 1 I+�—1 n ee[ ORd�xn iLOunatlQ9 F"^"'•""'-^' w.i[A O D�uw G�IL eteO�uG � R„,� 'lPeteap[Tp URUyrq ti" uw11� ' SUREWS.P.N STREET—S7A 2+00 70 STA 8-M xir,ow BUBDIVISION STREET—STq-0.50 TO STA 2.00 ..arroaws. arxcye,� PRELIMINARY P.R.D. 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