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HomeMy WebLinkAbout1989-06-15 Application DEF SUB APPLICATION FOR A DEFINITIVE SUBDIVISION "Bald Meadow" in the Town of North Andover OF o� EN Im 0 `Ss10AlAL Prepared for: Claudia Dupuis 464 Appleton Street North Andover, MA 01845 Prepared by: Christiansen & Sergi, Inc. 160 Summer Street Haverhill, MA 01830 and Donohoe & Parkhurst 152 Main Street Wenham, MA 01984 BALD MEADOW DEFINITIVE SUBDIVISION REPORT INDEX Section I Introduction Section II - Forms Section III - Cross-Reference for Compliance with North Andover Subdivision Regulations Section IV - Variance from Regulations Section V - Environmental Report Section VI - Soils Analysis Section VII - Drainage Analysis Section VIII - Erosion and Sedimentation Control Section IX - Easements Section X - Construction Schedule SECTION I INTRODUCTION SECTION I Introduction Bald Meadow is a proposed one-house subdivision located off Blue Ridge Road. (Slue Ridge Road is part of the approved Coventry Estates - Phase II subdivision, which is off of Salem Street. ) Grapevine Road, approximately 300 feet long and ending with a cul-de-sac, would serve the proposed house on Lot 2, which has an area of about 15 acres, and the existing house on Lot 1 . The Coventry Estates contractor is presently installing a forced main and water line in proposed Grapevine Road to the paved end of Appleton Street. The proposed and existing houses will tie into this water line. A gravity sewer line will be installed in Grapevine Road that will lead back into the existing gravity line in Blue Ridge Road. Both houses will tie into this sewer. Grapevine Road will utilize one of the existing catch basins on Blue Ridge Road. An additional catch basin will be installed to serve the other corner of the intersection. At present, there is an existing house on Lot 1 that will also utilize Grapevine Road. Lot 3 is classified as unbuildable at this time. SECTION II FORMS FORM C APPLICATION FOR APPROVAL OF DEFINITIVE PLAIT January 24, t 1989 To the Planning Board of the Tom of Forth Andover: The undersigned, being the applicant as dofin:od under Chapter lit, Section Bl L# for approval of 'a proposed subdivision shown on a plan entitled Definitive Subdivision Plan of Bald Meadow, by Ch.ris'tiansen & Sergi , Donohoe & Parkhurstdated 24 January 1989 being land bounded as follows: ' To the north , by Yang and Dale Street Trust . To the west , by Nor Pine Development Corp . , bane Homes , Leichter and Grifoni . To the south, by New England Power Co . To the east , by Coventry Developmen hereby submits said plan as a D{ -INITSVE plan in accor ince with the Rules and Regulations.of the North Andover Planning Board and makes application to -the Board for approval of said .plan. Title Reference: North Essex Deeds, Book 215q Page 177 ; or Certificate of Title No. �� Registration Book r `page , or Other: Said plan has( ) has not(x) evolved from a preliminary plan submitted to the Board of 19 end approved (with modifications) ( } disapproved ( on r 19 The undersigned hereby applies for the approval of said DEFINITIVE plan by the Boards and in furtherance thereof hereby agrees to abide by the Board15 :Rules and Regulations. The undersigned hereby further covenants and agrees vd-th the Tokfn of north Andover, upon approval of said DEFINITIVE plan by the Board: 1. To install utilities in accordance krith the rules and regulations of the Planning Board, the Public Works Department, the HighFray Surveyort the Board of Health, and all general as well as zoning by—laws of said Town, as are applicable to the installation of utilities within the limits of ways and streets; 2. To complete and construct the streets or ways and other improvements shown thereon in accordance with Sections Iv and V of the Rules and Regulations of the Planner Board and the approved DEFINITIVE plant profiles and cross sections of the same. Said plan, profiles, cross sections and construction specifications are specificallyr by reference, incorporated herein and made a part of this application. This apoli.cation and the covenants and agree- ments herein shall be binding upon all heirs, executors, administrators, successorst grantees of the whole or part of said land, and assigns of the undersigned; and 3. To complete the aforesaid installations and construction within two (2} years from the date hereof. U . 1 C' Received by Town Clork: � i tore of Applicant -Date-. Claudia Dupuis , 464 A pl.eton St . , Time: Signature: Nor . Address FORM D DESIGNER ' S CERTIFICATE January 24 , 1989 .TO THE ''�'l ANNI NG 4.OARD OF THE TOWN. CIF -FORTH ANDOVER : In prepari n.g the pl an e n t i tied Bald Meadow. I hereby certify that the above named plan and accompanying data is true and correct to the accuracy required by the current Rul es and Regul ation Governing the Subdivision of Land in North Andover , Massachusetts , and my source of information about the location of boundaries shown on said plan. were one or more of the following , 1 . Deed from Anna Tymvakiewiz to Claudia Dupuis dated March 28 , 1986 and recorded in the North Essex Regi s.try in Book 2159 Page 177 2 . Other plans , as follows 1) Definitive Subdivision of Coventry Estates . 2) Railroad plans on file with the County Enginar . (Plan recorder as #9664) 3) Land Court plans filed with Case #36903 . 3 . Oral information furnished by 4 . Actual measurement 'on the oround from a starting point established by Donohoe and Parkhurst 5 . Other Sources V! Signed P0,3_-.k {Seal of Engineer or { Regi stored Profes Tonal Engineer or Surveyor} Registered Land Surveyor) �l3 0 a * PAUL �1�1." Christiansen & Sergi , Inc 'F ROHQE 1.60 Summer St . , Haverhill , MA • v a Address WORN E CERTIFIED LIST OF ABUTTERS January 24 , 19 89 TO THE PLANNING BOARD OF THE TOWN OF NORTH ANDOVER : The undersigned , being an applicant for approval of- a Definitive Plan of a proposed subdivisidn entitled Bald Meadow a submits the folIcwing sketch of the land in the subdivision listing the names of the adjoining owners in their relative positions - and indicating the address of ea61 abutter on the sketch or in a separate list , * in - cluding owners of land separated from e subdi vi s ion on Ay by a street . 1 f(Please see Sheet I. for locations)- � gnature of Applicalt —._..464 Appleton' Street Address _ North Andover , MA TO THE PLANTING BOARD OF THE TOWN OF NORTH ANDOVER: This is- to certify ' that at the ,time 'of the last assessment for taxation made by the Town -of • North Andover , the names and addresses of the partie assessed as adjoining owners to the parcel' of land shown above were as above written , except as follows = 'Assessor ABUTTERS Coventry Development Corp . 100 Lindberg Avenue Methuen , MA 01844 Edward V. Yang 31549 Gumance Lane Westlake Village , CA 91361 Dale Street Trust Benjamine C. and Harriet G. Osgood 424 Andover Street North Andover , MA 01845 North Fines Development Corp . 25 Kingston Street Boston , MA 02110 Margaret P . Simon 41 Merrimack Street Methuen , MA 01844 Lane Homes , Inc . 225 Turnpike Street Southborough , MA 01772 Lee and Marcia Le i ch ter 20 Stave Coach Road North Andover , MA 01845 James Grifoni 7 Comanche Circle Billerica , MA 01821 New England Power Company c/o John C. Downing 20 Turnpike Road Westboro , MA 01581 SECTION III CROSS REFERENCE FOR COMPLIANCE Section III Cross Reference for Compliance of the Application of Bald Meadow for Approval of a Definitive Subdivision flan to the North Andover Planning Board Rules and Regulations Governing the Subdivision of Land The cross reference list that follows is provided to assist the reviewer of this application in locating where in this definitive plan application requirements specified in the "Rules and Regulations Governing the Subdivision of Land, North Andover, MA." are met. The number in the cross reference list corresponds directly with Section III Bl and III B3 of the regulations. Regulation Application Reference 1 . Submission• a) Copies of application Submitted as req. b) Form C Form D Section II c) Key Map Sheet 1 d) Seepage Test Data N/A e) Drainage Analysis Section VII f) Easements Section IX g) Environmental Report Section V h) Construction Schedule Section X i) Soil Types Section VI j) Submittal fee $1,200.00 k) Erosion and sediment control plan for during and after construction Section VIII 2, [Notice to Town Clerk: Cover Letter 3, Form and Contents: a) Applicant & address Owner & address Engineer & address See title block b) Zone(s) See cover sheet c) Title See title block d) Form E See Section II e) North Point Date scale legend See sheets 1 & 2 f) Boundary Survey See sheet 1 g) Existing streets: stations curves paving right-of-way See sheets 1, 2 & 3 Proposed streets: stations See sheets 1, 2 & 3 curves paving right-of--way h) Proposed lots: dimensions, areas, and numbers See sheet 1 i) Existing and proposed easements See sheet 1 j) Existing and proposed drainage lines See sheet 2 k) Topographic contours: existing proposed watershed adjacent to site See sheet 2 Cut and fills Edge of wetlands Spot elevations See sheet 2 1) Foliage line See sheet 2 m) Location of observation and N/A percolation test holes results n) Existing major site features See sheet 2 o) Location, bearing and length of: streets, lot lines, way lines and boundaries, and Sheets 1 & 2 permanent monument locations: p) Profiles of streets, sewers, drains, waterlines, benchmark Sheet 2 q) Typical cross section Sheet 3 r) Action of Board Sheet 1 s) Existing septic systems Sheet 2 t) Land of Owner not subdivided Sheet 1 SECTION IV VARIANCE FROM REGULATIONS SECTION IV Variance from Regulations We request a waiver for each of the following regulations for the reasons listed below. Reference Reason for Re uest III B1e As this "subdivision" is simply a small section of paved road to replace a gravel road, and the fact that it is a relatively small area compared to the lot area, we feel a complete site hydrology analysis is not necessary. An additional catch basin is proposed at the intersection of Grapevine and Blue Ridge Roads. III B3 To avoid "match lines" and separate sheets, and for better clarity for the reviewers, we have shown the cover sheet at 80 scale, instead of 40. III Bak Gross-hatching of proposed cuts and fills on the grading sheet has not been done, as we feel it makes the prints unreadable. III Bap Proposed grades are shown in black instead of red. The drawings are done in such a way so that any reviewer can distinguish the difference between existing and proposed grades. Additionally, colors do not reproduce on standard blueprinting machines. V D A request is made for waiving the sidewalk requirement, as the entire Coventry Estates Phase II subdivision, including Blue Ridge Road, is without sidewalks. A sidewalk along Grapevine would be of no value, given this situation. SECTION V ENVIRONMENTAL REPORT Section V Environmental Report This Statement of Environmental Impact is presented by first giving the specific wording of the subsection as given in Part III-U-5 of the Rules and Regulations followed by the applicant's response to that specific request for information. Part III b 5. The statement of Environmental Impact should include the following: a) A set of plans at uniform scale shall be submitted in conjunction with the Environmental Impact Statement, encompassing the entire subdivision on a single sheet not larger that 42" by 60" showing the following: (1 ) Present and proposed topography at two (2) foot intervals, with graphic drainage analysis, location of existing structures, including fences and walls; See design sheet 2 (2) Vegetative cover analysis, including identification of general cover type, (wooded, cropland brush, wetland, etc. ) , location of all major tree groupings, plus other outstanding trees or other botanical features, important wildlife habitats, and identification of areas not to be disturbed by construction; See design sheet 2 The site consists of hardwood and softwood forest, some wetland area, and a meadow. (3) Approximate surface and subsurface water level and seasonal high ground water mark; See sheet 2 (4) Soil types based un U.S.D.A Soils study and location of soil percolation tests. The soil types are discussed in Section VII of the definitive plan application. b) Physical Environment (1 ) Describe the general ' physical conditions of the site, including amounts and varieties of vegetation, general topography, unusual geologic, scenic, and historical features, trails and open space links and indigenous wildlife; The site has an existing house, barn, and gravel driveway. It is mostly wooded, although there is an intermittent brook with wetlands, a meadow, and some underbrush. Slopes are mostly mild, ranging from flat to 20%. 2) Describe how the project will effect these features, The proposed road will cover what is now a gravel road (Appleton Street) that leads to the existing house. Some trees will be cleared for the new house and driveway. 3) Provide a complete physical description of the project, and relationship to surrounding area. Approximately 350 feet of road will be built along with 1 new house and driveway. A sewer line will be installed that will run back and tie into Blue Ridge Road. The project is consistent with the area's prevailing land use for residential housing. c) Surface, Water, and Soils (1 ) Describe the location, extent, and type of existing water and wetlands, including existing surface drainage characteristics, both within and adjacent to the project; A portion of the site area is wetlands and a small brook, and will be untouched by the project. (2) Describe the methods to be used during construction to control erosion and sedimentation; eg. , use of sediment basins and type of mulching, matting, or temporary vegetation; describe approximate size and location of land to be cleared at any given time and length of time and exposure; covering of soil stockpikes; and other control methods used. Evalauto the effectiveness of proposed methods on the site and on the surrounding areas, Erosion and sedimentation will be controlled by the use of fabric fencing. See the erosion and sedimentation control plan included in this report. i I 3) Describe the permanent methods to be used to control erosion and sedimentation. Include description of a. any areas subject to flooding or ponding, b. proposed surface drainage system, c. proposed land grading and permanent vegetative cover, d. methods to be used to protect existing vegetation, e. the relationship of the development to the topography, f. any proposed alterations of shore lines, marshes or seasonal wet areasp g. any existing or proposed flood control or wetland easements, h. estimated increase of peak run-off caused by altered surface conditions, and methods used to mitigate any impact and/or return water to the soil. Erosion and sedimentation will be controlled on a permanent basis by the re-vegetation of all areas disturbed by construction. According to the Planning Board Regulations, the road shoulder will be loamed and seeded. In areas of the homes, lawns will be planted. For further discussion of drainage and siltation, see Sections VI1 and VIII of this report. 4) Completely describe sewage disposal methods. Evaluate impact of disposal methods on surface water, soils, and vegetation; Sewage will be disposed of via the installed sewer lines. d) Subsurface Conditions. (1 ) Describe any limitations on proposed project caused by subsurface soil and water conditions, and methods to be used to overcome them; In areas with a high water table, foundations can be constructed so that they are completely above the ground water level. (2) Describe procedures and findings of percolation tests conducted on the site; Not applicable. (3) Evaluate impact of sewage disposal methods on quality of subsurface water; Not applicable - house will be tied into a sewer line. e) Town Services (1 ) Describe estimated traffic flow at peak periods and proposed circulation pattern; The traffic flow per day is estimated to be 8 vehicles. The peak flow would be 1 vehicle per hour. (2) Describe locations and number of vehicles accommodated in parking areas; The proposed house will have a driveway and garage. It will be able to accommodate at least 4 vehicles. (3) Describe effect of project on police and fire protection services; The construction of the road and house will increase the work of the Police Department and Fire Department. (4) Describe effect of project on Public Works Department; The construction of the street and utility lines will increase the work of the Public Works Department. (5) Describe effect of project on educational services; The project may eventually increase the number of school age children in North Andover. (6) Describe effect of project on the town water supply and distribution system; The town water supply will be expanded as a result of the project. (7) Describe effect of project on the town sewer system. The project will add 2 homes to the town sewer system. f) General Impact (1 ) Summarize briefly environmental impact on entire town with supporting reasons. A section of Appleton Street which is now gravel and unimproved, will be paved to allow for easier and safer access by town police, fire, and public works personnel. The road will be constructed according to town standards. The construction of this section of road would allow for a future extension up to the paved end of Appleton Street, which presently is a dead end. A single new home will be built, with some trees removed as a result. SECTION VI SOIL ANALYSIS UNITED STATES DEPARTMENT OF AGRICULTURE SOIL CONSERVATION SERVICE Soil Types 1 . CbC : Canton very stony fine sandy loam; 8 to 15% slopes 2. CoC Charlton very stony fine sandy loam; 8 to 15% slopes 3. CrD Charlton-Rock outcrop-Hollis complex; 15 to 25% slopes 4. HfC Hinckley loamy sand; 8 to 15% slopes 5. MC Medisaprists, deep 6. PbD : Paxton very stony fine sandy loam; 15 to 25% slopes 7. PcE : Paxton extremely stony fine sandy loam; 25 to 45% slopes 8. RIB : Ridgebury and Leicester extremely stony fine sandy loam; 3 to 8% slopes 9. RoD : Rock outcrop-Charlton-Hollis complex; 15 to 35% slopes 10. Sa Saco Variant silt loam. PcE • '� 4 • F • C bC PbD COC GrD Wh r ks, Sr A S u i t mos �" .A • P S e Sr ; T SCS Soils Map -- Soil Conditions Scale 1" = 400 ' SECTION VII DRAINAGE ANALYSIS SECTION VII Drainage Analysis An additional catch basin is proposed for the right corner of the intersection of Grapevine and Blue Ridge Roads. The basin will flow to the headwall across Blue Ridge Road. SECTION VIII EROSION AND SEDIMENTATION CONTROL Section VIII Erosion and Sedimentation Control Erosion and sedimentation will be controlled in the following manner: 1 . Siltation control fencing will be placed at the base of all cut and fill slopes that could cause siltation of surface waters and along the roadway, as shown on Sheet 2. 2. Hay bales will be placed around each catch basin inlet. 3. Road shoulder will be foamed, seeded and mulched. SECTION IX EASEMENTS SECTION IX Easements As shown on the Cover and Lotting sheet, there is an existing 20 foot easement lying to the southeast of the proposed Grapevine Road and Lot 2. This will not be utilized for this subdivision. There are no now easements proposed for this subdivision. SECTION X CONSTRUCTION SCHEDULE Section X Construction Schedule Week Activity 1 2 3 4 5 6 7 8 9 10 11 12 13 14 Cut trees and remove debris 1--------1 Install erosion control fabric fence and sedimentation areas ----------1 Remove stumps and loam from roadway and subgrade 1__- -----1 Install sewer, drain, and water Lines Gravel roadway ----------- Pave binder l�1 Set frames and grates Grade shoulders & loam and soed Schedule is dependent upon weather conditions.