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Home My WebLink About2012-07-30 Preliminary PRD Subdivision Plan Discussion for Regency Place r I I, n PROFESSIONAL ENGINEERS AND LAND SURVEYORS cs�7 160 SUMMER STREET,HAVERHILL,ib1A.01330 tel: 978-373.0310 wvj� ,v.csi-enOr.coin fax 978-372-3960 Preliminary P.R.D. Subdivision Plan for "Regency Place" in North Andover, Mass. j Date: July 30, 2012 I. Introduction On behalf of the applicant, North Andover Realty Trust, Christiansen & Sergi, Inc. (CSI) submits the attached "Preliminary P.R.D. Subdivision Plan for Regency Place"for land located at#464 Appleton Street in North Andover. 11. Ekisting Conditions The subject property presently contains 3 lots, with a total area of 21.35 acres, The existing house at#464 Appleton Street sits on Lot 1, which has an area of 2.02+/- acres, and has frontage on Blue Ridge Road and Grapevine Road. Grapevine Road is an undeveloped road over a portion of Appleton Street, and was created as part of a subdivision of the subject property in 1989. A new name was given to this portion of Appleton Street to avoid having houses with addresses on Appleton Street that were not accessible via the previously developed portion of the street. Grapevine Road was never developed, so the existing home retains the Appleton Street address. Lot 2 is a 15.05+/-acre parcel on the north side of Grapevine Road and Appleton Street. It has legal frontage on Grapevine Road, but is not buildable at this time because Grapevine Road has not been constructed. Lot 3 is a 4.28+/- acre parcel located on the south side of Appleton Street, abutting Lot 1. Lot 3 was created as an unbuildable lot by the 1989 subdivision. The portion of Town of North Andover Assessors Map 65 that shows the subject property is included as Figure 1. Sheet 2 of the attached "Preliminary P.R.D. Subdivision Plan for Regency Place" shows the existing conditions and property boundaries of the three lots that male up the subject property. III. Zoning Lots 1 and 3 of the subject property lie within the Residential 1 (R1) and Residential 3 (R3) Zoning Districts. Lot 2 lies entirely within the R1 Zoning District. The portion of Town of North Andover Zoning Map that shows the subject property is included as Figure 2. The R1 district requires a minimum lot area of 2 acres and a minimum street frontage of 175 feet. The R3 district requires a minimum lot area of 25,000 square feet and a minimum street frontage of 125 feet. The North Andover Zoning Bylaw requires that a minimum of 75% of the required lot area be contiguous and buildable (i.e. non-wetlands). For the R1 district the minimum Contiguous Buildable Area (CBA) is 1.50 acres, and for the R3 district the minimum CBA is 18,750 square feet. Christiansen & Sergi, Inc. (CSI) has had meetings with Building Inspector Gerald Brown and Town Planner Judith Tymon to clarify issues relating to the dimensional requirements for the lots that would lie within the two zoning districts. As a result of these meetings, it was determined that the dimensional requirements of the R3 Zoning District were applicable to any subdivision of existing Lots 1 and 3 as long as the proposed house on any new lot to be created was to be located on land within the R3 district, and that for each proposed lot the required lot area of 25,000 square feet could be provided on land that is within the R3 Zoning District or within 100 of the RI/R3 Zoning District boundary. This last provision was based on Ms. Tymon's interpretation of Section 4.1.13 of the Zoning Bylaw. IV. Proposed Development Potential under a Conventional Subdivision Plan The attached "Preliminary Conventional Subdivision Proof Plan for Regency Place" shows a conventional subdivision of the property into 11 lots that are fully compliant with the requirements of the Zoning Bylaw. Under this plan the existing Grapevine Road/Appleton Street right-of-way would be widened to 50 feet as per the standards set forth in the Rules and Regulations Governing the Subdivision of Land in North Andover, Massachusetts (the Subdivision Regulations). A cul-de-sac would be provided at the end of the proposed 1300 foot long roadway improvement. Lots 1 though 8 would meet the requirements of the underlying R3 Zoning District, and Lots 9 through 11 meet the requirements of the underlying R1 Zoning District. V. Proposed P.R.D. Plan The attached "Preliminary P.R.D. Subdivision Plan for Regency Place" shows a proposed 11 lot P.R.D. development on the property. The 11 lots would all have 21,780 square feet of area, the required minimum area for P.R.D. lots Page 2 within the R1 Zoning District. The proposed Road would end in a cul-de-sac after 735 feet. Three Open Space Parcels, with a total area of 15.44 acres, would be created. The applicant proposes to construct a Low Impact Development(LID) roadway, with no curbing or sidewalks, that would utilize roadside drainage swales to collect and treat runoff in place of a conventional system of catch basins and drainage pipes. The proposed roadway cross-section is included on Sheet S of the"Preliminary Conventional Subdivision Proof Plan for Regency Place". Waivers from the Subdivision Regulations will be required to construct the LID roadway. The first 200 feet of the roadway would be constructed according to the normal subdivision roadway cross-section standards due to the fact that it will lie partially within the 200-foot Riverfront Area adjacent to Mosquito Brook. The conventional roadway cross-section is narrower than the LID cross-section, so it would disturb less Riverfront Area. A 12-inch water currently lies within the undeveloped portion of Appleton Street that runs through the site. A portion of this water main will have to be replaced as part of the re-alignment of the road for the project. Town sewer will be extended along the new roadway from an existing manhole at the entrance to the project at Blue Ridge Road. VI. Proposed 50-Foot bide Perimeter Buffer The applicant will seep a waiver from the section of the P.R.D Regulations that requires a 50-foot wide buffer around the perimeter of the property. Along the southern border of the site the property abuts the abandoned railroad right-of-way that lies between the project site and the homes on Salem Street and Keyes Way. The railroad right-of-way essentially serves as an existing 82.5-foot wide buffer between the project site and the abutting residential properties, so the additional 50-foot wide buffer behind Lots 1 though 5 is not needed. The plan currently shows the 50-foot wide buffer around the entire perimeter to illustrate that the lots could be developed with the buffer(i.e. the development of the lots is not dependent on obtaining the waiver of the buffer). The 50-foot wide buffer would be established around the remaining perimeter of the site for the benefit of the abutting properties. Page 3 I 40 11�I 19!I _ I 3r-5 '] 1t�ti P 1 ' 187 I'6 i 6 T S II�1 SITE / / I. 1; 15 ; % `r I37 1;1 �. wo 12 , 135 !1 l o _ rrry i rilf_. LAI1 l�l l.�' 16 ICI Inl? Mt` <\ r \ lti 2,9 1 i11I 56 y l . . it FIGURE , '''oRr) EXCERPT FROM ASSESSORS MAP 65 SCALE: 1" = 2 0'± 3 � SITE ol vw- oil 19, gy 1 L a J 4 o4YV I All,III $�. !hill- Distrids Business 1 Ch,C Industrial ResklenliaE FIGURE 2. glls!n ss2 ciew?r�li PCO R;.SI(Jeflt:al 5 EXCERPT FROM Ausltiess 3 inciuslrlal 1 ResicAaflllal Resit?enlia1:a ZONING MAP r usirl�ss h ll'dLl3tria; Z Rasidentfal 2 Comme;cl-,)t SCALE: 1" = 256'± C'pD#�t +f oust(al ; Resldoe dial 3 Wlage Res:l-nlial i