HomeMy WebLinkAbout2005-08-02 Reviews DEF SUB WITHDRAWN Town of North Andover
Office of the Planning Department
Community Development and Services Division 2
400 Osgood Street
North Andover,Massachusetts 01M
bttp://www.townoftiorthaiidover.com
P (978) 688-9535
F (978)688-9542
To; North Andover Planning Board
From: Jacki Byerley, Planning Consultant
Re: Eastwood Planned Residential Development
Date: February 4, 2005
On January 14, 2005 Chestnut Development LLC submitted a Planned Residential Development
Special Permit application along with a Definitive Subdivision Application. The proposal is to
construct eight (8) single family homes on a 10.1 acre parcel of land. Currently the parcel
contains one existing house, garage and wood shed. The following is a list of concerns and
comments regarding the proposal:
• Within the narrative page 5 of 8 it states that the light posts will be powered by the house
it serves. The plans do not show the placement of these lights. Are these lights
considered the street lights and if so why are they powered by the house it serves? If the
street should be accepted as a public way while the individual home owner still be
responsible for the light posts?
• The narrative states that 3.5% of the parcel will be open space while the title sheet 'states
41.57%.
• Does either one of these percentage exclude the 3:1 slopes as required in Section 8.9.Le?
• An explanation of the "Excluded Shape Area=2,058 S.F." in lot 7 as shown on sheet 2
should be given.
• The contiguous buildable area of each lot should be given.
• Should the applicant exclude the drainage easement area from the open space calculation?
• A preliminary subdivision is required as stated in section 8.5.4 of the zoning bylaw. I
would recommend that the planning board require the applicant to submit this preliminary
plan of a conventional subdivision. The reason being is although the town will gain open
space through a PRD application a comparison needs to be made to see if it is more
beneficial to the town over a conventional subdivision. Although the town will gain open
space;the wetlands and slopes are protected through the town's bylaws. With the
reduced lots sizes and the required 50' buffer zone around the parcel, the new
homeowners may be paying a price of no usable yards.
130ARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535
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• The numbers of bedrooms should be noted
• Copies of instruments to be recorded such as the restrictions should be provided.
• The Subdivision Regulations section 6.8.7 require a maximum length for a cul-de-sac to
be 600' not the 800' noted on the plans.
• A slope bylaw special permit should be,applied for the disturbances of 3:1 slopes.
Cc:Applicant
Engineer
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DPW
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MEMORANDUM
To: Jackie Byerley, Interim Town Planner
From: Jack Sullivan, Director of Engineering
Date: February 9, 2005
Subject: Definitive Subdivision Review—"Eastwood"
Jackie;
Here are my comments regarding the proposed "Eastwood" subdivision.
1) Soil test pit logs should be provided on the design plans.
2) A NPDES Phase 11 General Construction Permit is required since greater than 1 acre of the site
will be disturbed,
3) An underdrain needs to be provided from station 0+50 to station 5+00 on both sides of the
roadway to handle potential stormwater runoff and"bleeding"of the excavated banking. This
underdrain shall consist of perforated drain pipe, crushed stone, and filter fabric and the pipe
shall ultimately connect into the closed drainage system. The design engineer needs to show this
underdrain in the plan view and provide a construction detail suitable to DPW.
4) The applicant shall provide a construction detail to show how the side slopes from station 0+50
to station 5+0 will be stabilized. It appears that a 2:1 slope is proposed which would require
slope stabalization fabric throughout the out banking. With the addition of the underdrain the
engineer may be required to modify the grading plan.
5) The proposed flared end emergency outlet from Detention Pond#1 will directly discharge
stormwater to the abuttor(Ruth Richards). The location of the flared end outlet should be
modified to avoid this situation.
6) The designated soil stockpile areas appear to be too small to handle the large amount of material
to be removed from the site.
7) DPW has a concern with a drainage easement being included in the Open Space area.
8) Adequate access needs to be provided to each detention area for future maintenance. Of
particular concern is the location of Detention Pond-#L A minimum 12 foot wide access road
needs to be provided to this bash The access road shall not exceed a 9% vertical grade.
Page 2
02/09/05
9) Sewer mitigation fees will apply to each lot within the subdivision.
10) A hydrant shall be provided at the end of Juniper Circle (not a blow-off valve)
11) The proposed water main in Salem Street must be 12" C.L,D.I. pipe. The engineer needs to
show the water main with a minimum of 5 feet of cover on all road profiles.
12) Roadway stations need to be provided on the Salem Street roadway profile.
13) Due to the lack of cover on the sewer line on Salem Street from station 114+67 to station
116+31, the plans should be modified to reflect ductile iron pipe (not PVC), Likewise, on
Juniper Circle from station 0-12 to station 1+50 the sewer pipe should be changed to ductile
iron pipe.
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B erle , Jackie j 1
From: Nicetta, Robert
Sent: Tuesday, February 08, 2005 2:03 PM
To: Syerley, Jackie
Cc: Ippolito, Mary
Subject: Development
Jacki,
Please be advised that after review the information regarding Petitioner for Chestnut Qe.velpt7ra
Salem Street I have no objection to the project.
If you have any questions please let me know.
Bob
5
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Town of North Andover
Office of the Conservation Department �4y,r "aY` °0
Community Development and Services Division
27 Charles Street ssAc�tu��
North Andover,Massachusetts 01845 Tc:le ��$8-r�5 3f)
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Cansorvatioti Admi€iistrator fax (978)688-9542
MEMORANDUM
DATE: February 8, 2005
TO: Mary Ippolito
CC: Jacki Byerley, Planning Consultant
Heidi Griffin, Community Development Director
FROM: Alison McKay, Conservation Administrate
SUBJECT: Eastwood - Proposed 8 Lot PRD & Definitive Subdivision Application
& Plan
The Conservation Department is in receipt of plans entitled "Eastwood, a single Family
Subdivision Located in North Andover, MA" consisting of sheets 1-12, dated January
10, 2005, and Sheet L-1 of 1, dated January 10, 2005 and offers the following comments:
The applicant, Chestnut Realty Development, LLC., submitted an Abbreviated Notice
of Resource Area Delineation (ANRAD) to the Conservation Department for the
confirmation of the wetland boundaries within 100 feet of the property on November
24, 2004. However, the applicant has withdrawn the ANRAD filing without prejudice
due to a lack of a quorum with the Conservation Commission. I have been informed
that a Notice of Intent(NOI) for the project and approval of the wetland boundaries
will be submitted in the near future in lieu of the ANRAD filing.
I have reviewed and approved the wetland boundaries in the field with Mark West of
West Environmental with the exception of the resource area boundaries along Salem
Street associated with Boston brook. The resource areas located behind proposed lots 3
&4 were determined to be Vernal Pools, where further protection is required under the
local Conservation Bylaw. The plans have properly depicted the associated setbacks
from these vernal pool areas. Also, upon site review several additional wetland areas
were found on the site, but have not been depicted on the above referenced plans.
Specifically off property behind proposed lot 6 and to the far south of the proposed
project within the Open Space parcel A. It is important to note, however, that these
additional resource areas not shown on the plans do not impact the project as proposed.
BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535
Upon review of the above referenced plans, I offer several preliminary comments:
➢ The Conservation department seriously questions the proposed slopes along the
proposed roadway. The integrity of theses side slopes could be seriously
compromised and the Conservation department does not feel that as proposed
these slopes will hold. Serious erosion conditions are likely to occur. It is
recommended that the applicant provide substantial evidence that the integrity
of the land in these locations will not be compromised.
➢ Further, BMP's (Best Management Practices) before, during, and after
construction are not clear as proposed and need to be well defined in order to
ensure appropriate safeguards against erosion and sediment movement.
➢ Additional erosion controls along the street frontage,jute matting, and check
dam series along the proposed roadway and perpendicular to the proposed
roadway are highly recommended.
➢ Grading associated with detention pond #2 is proposed within the 100' riparian
zone to Boston Brook. Under the WPA riverfront regulations, structural
stormwater management measures may be allowed only when there is no
practicable alternative. The Conservation Department recommends that an
alternative analysis be provided in this regard.
➢ The proposed project is subject to the states stormwater management policy and
must meet and comply with all state and local stormwater standards. A
drainage review will be required by the Conservation Commission to ensure that
all drain waters have been properly attenuated for.
➢ All conservation setbacks appear to be met as proposed.
➢ The regulated 100' riparian buffer zone associated with Boston Brook has not
been depicted on sheet 4 &sheet 11.
➢ Erosion controls (silt fence and haybales) are proposed and are in suitable
locations around the site. Additional erosion controls may need to be proposed
when the additional resource areas are added,
➢ The associated resource area buffer zones depicted on Sheets 6 &7 entitled
"Offsite Sewer Plan and Profile" are not consistent and are lacking in some
locations.
➢ Sheet 6 notes an approx. location of the 100-year flooplain (elevation varies). The
floodplain elevation (s) should be noted.
➢ Measurements from dwelling corners to the resource areas on lots 2, 3, &4
should be depicted on the plans.
Once a filing is submitted with the Conservation Department, I shall conduct further
plan review and shall offer further comments if necessary. However, please let me
know if you need further information in regards to this site plan review prior to the
Conservation filing submission.
TOWN OF N0.1011 AIN DOV ER
Fire Deparfmclit
Firc llcad(juailcrs
124 MAIN STREA'.I' JAN �o mot,
N4)RT11AN17OVE11, MASSAC.HUSE"I'VS 01945
NOS.o"t
PIANNJN(.
William V. Dolan Tolephone(978,) 699-9593
FAX (978) 698-9594
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To: Jacki Byerley,Planning Consultant
From:Fire Chief Dolan
Date: 20 January 2005
Re: Eastwood—Proposed 8 Lot PRD—off Salem St,
The fire department has received plans prepared for Chestnut January 10, 2005.
The following comments are relative to fire protection for the subdivision and the adjacent areas
impacted by the development.
The fire department appreciates the proactive approach to the installation of fire sprinklers in these
residences.
In addition to the two proposed fire hydrants a third at the cul-de-sac at the end of the water line in the
area of Lot 5 is needed for both water supply and end of line termination point. I have spoken to Tim
Willett and he prefers the fire hydrant as opposed to the eight-inch blow off valve proposed at the end of
the water line.
Open areas of land will be adjacent to this proposed PRD and the developer should utilize"fire wise"
landscaping techniques to limit natural fuel loads in the area. Information regarding fire wise landscaping
can be found on www,fi rewiseorg, The developer should develop a fire wise landscaping plan to be
reviewed with the fire department.
The fire department requests that a suitable portion of the open space, with frontage on Salem Street, be
dedicated for use,by the Town as a site for the construction of a fire station.
Please contact rue if you have any questions regarding these comments and notify this office when the
applicant is scheduled to meet with the board.
Thank you,
61�ww4v
William V. Dolan, Fire Chief
Cc: Mark H. Rees,Town Manager
Chestnut Realty Development LLC.
Deputy Fire Chief Martineau
Lt. Andrew Melnikas
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Form
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Departmental Referral Form Wit]]Signature of Departme cknowledging Receipt C✓
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To: Director,Engineering,Jack Sullivan v,
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Fire Chief,William Dolan t)
Interim Conservation Administrator, Alison McKay -
Building Commissioner,Bob Nicetta
Health Administrator, . san Sawyer
School Committee
Police Department f�
Chestnut Realty Development
From: Applicant;
Date: 1 /1 4/0 5
Null
Re' Preliminary Plan 4 f r r,,";€ V
X Definitive Subdivision
Modification to a Subdivision
Special Permit
Site Plan Review
Address/Development: 2009 Salem''Stree+- North Andover MA East—wQQd
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A Public Hearing has been scheduled for to discuss the plans checked above, .
Please provide your written comments to the Planning Department by
- oS
(The Wednesday before the scheduled public hearing and/or scheduled Planning Board.meeting,)
Failure to provide written comments by this date will constitute your approval of this plan.
Thank You,
G�
I
TOWN OF NORTH ANDOVCR
Fire Departinent �E C''" �
Central Fire Headquarters
124 MAIN STREET JAN �,o pow,
NORTH ANDOVER, MASSACHUSETTS 0t845
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PLANNING4 L)(_s lu i, %jil;�V1'
William V. Dolan Telephone(978) 688-9593
Chie f of Deparli ent FAX (978) 688-9594
x�L(olano )�\,nolNorthAndovcr.com
William P. Martineau wnlartitica otNoriIiAmlover.com
Dejmt.v Chigf
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To: Jacki Byerley,Planning Consultant
From: Fire Chief Dolan
Date: 20 January 2005
Re: Eastwood—Proposed 8 Lot PRD—off Salem St.
The fire department has received plans prepared for Chestnut January 10, 2005.
The following comments are relative to fire protection for the subdivision and the adjacent areas
impacted by the development.
The fire department appreciates the proactive approach to the installation of fire sprinklers in these
residences.
In addition to the two proposed fire hydrants a third at the cul-de-sac at the end of the water line in the
area of Lot 5 is needed for both water supply and end of line termination point. I have spoken to Tim
Willett and he prefers the fire hydrant as opposed to the eight-inch blow off valve proposed at the end of
the water line.
Open areas of land will be adjacent to this proposed PRD and the developer should utilize"fire wise"
landscaping techniques to limit natural fuel loads in the area. Information regarding fire wise landscaping
can be found on www.firewise.or The developer should develop a fire wise landscaping plan to be
reviewed with the fire department.
The fire department requests that a suitable portion of the open space, with frontage on Salem Street, be
dedicated for use by the Town as a site for the construction of a fire station.
Please contact me if you have any questions regarding these comments and notify this office when the
applicant is scheduled to meet with the board.
Thank you,
William V. Dolan, Fire Chief
Cc: Mark H. Rees,Town Manager
Chestnut Realty Development LLC.
Deputy Fire Chief Martineau
Lt. Andrew Melnikas
I
M-E-M-O
TO: Alison McKay
Building Department
Susan Sawyer
FROM: Mary Ippolito, Planning Assistap/,
cc: Lincoln Daley
DATE: May, 24, 2005
SUBJECT: TRC review of attached plans.
Attached are revised plans for an 8-lot subdivision at 2009 Salem Street. Please review
them and return any comments you may have to my attention on/or before May 251h.
Thank you.
Received copy of the plan today(5/24/05) Hand out copy of plan at meeting to the
following:
Jack Sullivan
Chief Dolan or a representative
Chief Stanley or a representative
attachment
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