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HomeMy WebLinkAbout2016 Revised Application Documents E S Lois Christiansen To: lean Enright; Rebecca Oldham Subject: 1975 Salem Street Speical Permit revisions Attachments: SPEC PERMITsheet2.pdf; SPEC SPERMITSHEET3.pdf; SPEC PERMIT SHEET 1.pdf; SPA-Narrative common drive rev 12.28.pdf; SPA_Narrative other than legal frontage rev 12.28,pdf Good afternoon, After the recent discussions with Conservation, the Driveway configurations for the Special Permit for 1975 Salem Street have been revised. These plans are attached as well as revised written documentation for the SP Common Driveway and SP Access Other Than legal Frontage applications. The Application for the Frontage Exception did not change. I will deliver paper copies to your offices this afternoon. Thank you, Lois Lois Christiansen Christiansen & Sergi, Inc 160 Summer Street Haverhill, MA 01830 978-373-0310 ext. 11 FAX:976-372-3960 wwwxsi-ens rcont i JAN Application for Special Permit- Access Other Than Legal Fr, 0age Written Documentation � ~ Salem Street, Map 106B Parcel 16. Revised 12128/2016 I. Site Description: The subject parcel is located on Salem Street, identified as Assessor` Map 106B, Parcel 16. The parcel is approximately 7.80 acres in land area and recorded as a plan entitled Plan of Peard & Kimball, Salem Street, North Andover, dated December 1928 and at the North Essex Registry of Deeds. The property is listed under reference deed Book 3539 Page 353, Second Parcel. II. Pro'ect Description: The applicant proposes to subdivide a 7.80 acre parcel into 3 building lots; with one lot conforming to R2 zoning regulations in area and frontage (Lot 3) and the remaining 2 lots to require access other than legal frontage special permits (Section 7.2.1 of Zoning Bylaws) Both Lots I and 2 as shown on plan will get access through a common driveway easement on both Lots I and 2. The proposed addition is located outside the Watershed Protection District. Ill. Written Documentation: In accordance with the Town of North Andover Planning Department's "General Requirements to Be Met for Obtaining a Special Permit" the applicant offers the following information: 1. encouraging the most appropriate use of the land: The newly created lots are of similar size and configuration to other lots in the neighborhood. 2. preventing overcrowding of the land: Single family homes on 3 acre parcels are in accord with not overcrowding the land. 3, conserving the value of land and buildings: The new homes will be designed to compliment the existing area homes in style and stature. 4. lessening the congestion of traffic: I . a I I The proposed driveways will meet all town standards and it is not anticipated that the three additional homes will contribute to traffic congestion in the area. 5. preventing undue concentration of population: The addition of 3 single family homes in this area will not cause an undue concentration of population in this area. 6. providing adequate light and air: The proposed single family home landscaping will be consistent with that in the area and will provide adequate light and air. 7. reducing the hazards from fire and other danger: No significant hazard from fire or other danger is associated with the construction of the proposed addition. 8. assisting in the economical provisions of transportation, water, sewerage, schools, and other public facilities: The proposed development and subsequent sale of three new homes will contribute to the tax base in North Andover. 9. controlling the use of bodies of water, including watercourses: No use of a watercourse is proposed. 10. reducing the probability of losses resulting from floods: The parcel is not located within a flood risk zone. 11. reserving and Increasing the amenities of the Town: The project as proposed will not adversely affect the amenities of the Town. In accordance with section 10.31 of Town of North Andover Zoning By-Laws the applicant offers the following information: a. The specific site is an appropriate location for such a use, structure or condition: 2 The subject property is located within the R2 zoning district and currently vacant land. The proposed frontage exception subdivided lots meet all requirements for the Subdivision of land in North Andover and the Zoning requirements for R2 for frontage exception lots in area and all other considerations. b. The use as developed will not adversely affect the neighborhood: The land use associated with the abutting parcels is single family residences within the R2 zoning district. c. There will be no nuisance or serious hazard to vehicles or pedestrians: No nuisance or serious hazard to vehicles or pedestrians will be introduced by the construction of the proposed driveways, houses and appurtenances. d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use: The homes and appurtenances will be built in compliance will all North Andover Rules and Regulations. e. The Special Permit Granting Authority shall not grant any Special permit unless they make specific finding that the use is in harmony with the general purpose and intent of this Bylaw.- The applicant requests that the Town of North Andover Planning Board acting as the Special Permit Granting Authority for a Frontage Exception find this petition is in harmony with the general purpose and intent of this Bylaw. In accordance with the Town of North Andover Planning Department's "Specific Requirements to Be Met for Obtaining an Access Other Than Legal Frontage Special Permit" the applicant offers the following information: 1 . The specific site is an appropriate location for access to the lot given the current and projected traffic on the roadway, and the site distance to adjacent driveways and roadways, and/or: 3 i 6 The proposed Access Other Than Legal Frontage lots are located along the outside of a very broad curve in Salem Street. The proposed common driveway for the frontage exception lots is proposed in a location where the site distance is greater than 400' in both directions. The closest driveway to the north is approximately 440 feet away, and the closest driveway to the south is approximately 210' away. There i are no constructed roadways with 1,000 feet of the proposed frontage exception lots. 2. Special environmental conditions exist such as wetlands and/or steep slopes such that access across the street frontage would require wetland filling or extreme cutting and/or filling of slopes or would be otherwise detrimental to the environment. The location of the proposed common driveway for the frontage exception lots was selected to minimize the disturbance of the Riverfront Area associated with Boston Brook, which lies across Salem Street from the subject property. The location also avoids the steep slopes located to the north where retaining walls would be necessary to meet the Riverfront Area standards 3. The access will not adversely affect the neighborhood. The proposed access will not adversely affect the neighborhood. 4. There will be no nuisance or serious hazard to vehicles or pedestrians The addition of 3 single family homes will not be a nuisance or serious hazard to vehicles or pedestrians. 5. The access is in harmony with the general purpose and intent of this Bylaw. The proposed access in in harmony with the general purpose and intent of this Bylaw. 4 1 i l Application for Special Permit Common Driveway j k Written Documentation Salem Street, Map 106B Parcel 16. E Revised 12128/2016 1. Site Description: The subject parcel is located on Salem Street, identified as Assessor' Map 106B, Parcel 16. The parcel is approximately 7.80 acres in land area and referenced recorded as a plan entitled Plan of Peard & Kimball, Salem Street, North Andover dated December 1928 and at the North Essex Registry of Deeds. The property is listed under reference deed Book 3539 Page 353, Second Parcel. 11. Project Description: The applicant proposes to subdivide a 7.80 acre parcel into 3 building lots; with one lot conforming to R2 zoning regulations in area and frontage (Lot 3) and the remaining 2 lots to require frontage exception special permits (Section 7.2.2 of Zoning Bylaws) Both Lots 1 and 2 as shown on plan have the minimum frontage of 50' and the minimum area of 3 acres. A special permit to allow driveway access and utility easement for these iota through the bath toots 1 and 2 on the plans is requested with this application, (Section 7.2.1 of the zoning by law. The proposed addition is located outside the Watershed Protection District. III. Written Documentation: In accordance with the Town of North Andover Planning Department's "General Requirements to Be Met for Obtaining a Common Driveway Special Permit" the applicant offers the following information: 1. encouraging the most appropriate use of the land: The newly created lots are of similar size and configuration to other lots in the neighborhood. 2. preventing overcrowding of the land: Single family homes on one acre plus parcels are in accord with not overcrowding the land. 3. conserving the value of land and buildings: i i i i The new homes will be designed to compliment the existing area homes in style and stature. 4, lessening the congestion of traffic: The proposed driveways will meet all town standards and it is not anticipated that the three additional homes will contribute to traffic congestion in the area. 5. preventing undue concentration of population: The addition of 3 single family homes in this area will not cause an undue concentration of population in this area. 6. providing adequate light and air: The proposed single family home landscaping will be consistent with that in the area and will provide adequate light and air. 7. reducing the hazards from fire and other danger: No significant hazard from fire or other danger is associated with the construction of the proposed addition. 8. assisting in the economical provisions of transportation, water, sewerage, schools, and other public facilities: The proposed development and subsequent sale of three new homes will contribute to the tax base in North Andover, 9. controlling the use of bodies of water, including watercourses: No use of a watercourse is proposed. 10. reducing the probability of losses resulting from floods: The parcel is not located within a flood risk zone. 11. reserving and increasing the amenities of the Town: The project as proposed will not adversely affect the amenities of the Town. 2 I I In accordance with section 10.31 of Town of North Andover Zoning By-Laws the applicant offers the following information: a. The specific site is an appropriate location for such a use, structure or condition: i The subject property is located within the R2 zoning district and currently vacant land. The proposed common driveway, subdivided lots and buildings will meet all requirements for the Subdivision of land in North Andover and the Zoning requirements for R2 for frontage and set backs. b. The use as developed will not adversely affect the neighborhood: The land use associated with the abutting parcels is single family residences within the R2 zoning district. c. There will be no nuisance or serious hazard to vehicles or pedestrians: No nuisance or serious hazard to vehicles or pedestrians will be introduced by the construction of the proposed driveways, houses and appurtenances. d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use: The homes and appurtenances will be built in compliance will ali North Andover Rules and Regulations. e. The Special Permit Granting Authority shall not grant any Special permit unless they make specific finding that the use is in harmony with the general purpose and intent of this Bylaw. The applicant requests that the Town of North Andover Planning Board acting as the Special Permit Granting Authority for a Frontage Exception and Driveway crossing an adjoining parcel find this petition is in harmony with the general purpose and intent of this Bylaw. 3 In accordance with the Town of North Andover Planning Department's "Specific Requirements to Be Met for Obtaining a Common Driveway Special Permit" the applicant offers the following information: 1 . A recorded maintenance agreement running in perpetuity with the land of each shared driveway. Upon receipt of the special permit, and as part of the issuance of occupancy permits for proposed houses on the 3 lots, a maintenance agreement as required will be executed and recorded. 2. Written verification that the driveway shall not service more than a total of two lots as required by Section 2,30,01 of the Zoning Bylaw. The proposed common driveway will service Lots 1 and 3. Lot 3 will have a separate driveway. 3. Public Safety: The proposed frontage exception lots are located along the outside of a very broad curve in Salem Street. The proposed common driveway for the frontage exception lots is proposed in a location where the site distance is greater than 400' in both directions. The closest driveway to the north is approximately 440 feet away, and the closest driveway to the south is approximately 210' away. There are no constructed roadways with 1,000 feet of the proposed frontage exception lots. 4 i JA Application for Special Permit Common Driveway .:.. t Written Documentation Salem Street, Map 106B Parcel 16. Revised 12/28/2016 F i I. Site Description: The subject parcel is located on Salem Street, identified as Assessor' Map 106B, Parcel 16. The parcel is approximately 7.80 acres in land area and referenced recorded as a plan entitled Plan of Peard & Kimball, Salem Street, North Andover dated December 1928 and at the North Essex Registry of Deeds. The property is listed under reference deed Book 3539 Page 353, Second Parcel. II. Project Description: The applicant proposes to subdivide a 7.80 acre parcel into 3 building lots; with one lot conforming to R2 zoning regulations in area and frontage (Lot 3) and the remaining 2 lots to require frontage exception special permits (Section 7.2.2 of Zoning Bylaws) Both Lots 1 and 2 as shown on plan have the minimum frontage of 50' and the minimum area of 3 acres. A special permit to allow driveway access and utility easement for these lots through the both Lots 1 and 2 can the plans is requested with this application, (Section 7.2.1 of the zoning by law. The proposed addition is located outside the Watershed Protection District. III. Written Documentation: In accordance with the Town of North Andover Planning Department's "General Requirements to Be Met for Obtaining a Common Driveway Special Permit" the applicant offers the following information: 1. encouraging the most appropriate use of the land: The newly created lots are of similar size and configuration to other lots in the neighborhood. 2. preventing overcrowding of the land: Single family homes on one acre plus parcels are in accord with not overcrowding the land. 3. conserving the value of land and buildings: The new homes will be designed to compliment the existing area homes in style and stature. 4. lessening the congestion of traffic: The proposed driveways will meet all town standards and it is not anticipated that the three additional homes will contribute to traffic congestion in the area. 5. preventing undue concentration of population: The addition of 3 single family homes in this area will not cause an undue concentration of population in this area. 6. providing adequate light and air: The proposed single family home landscaping will be consistent with that in the area and will provide adequate light and air. 7. reducing the hazards from fire and other danger. No significant hazard from fire or other danger is associated with the construction of the proposed addition. 8. assisting in the economical provisions of transportation, water, sewerage, schools, and other public facilities: The proposed development and subsequent sale of three new homes will contribute to the tax base in North Andover, 9, controlling the use of bodies of water, including watercourses: No use of a watercourse is proposed. 10. reducing the probability of losses resulting from floods: The parcel is not located within a flood risk zone. 11. reserving and increasing the amenities of the Town: The project as proposed will not adversely affect the amenities of the Town. 2 III In accordance with section 10.31 of Town of North Andover Zoning By-Laws the applicant offers the following information: a. The specific site is an appropriate location for such a use, structure or condition: The subject property is located within the R2 zoning district and currently vacant land. The proposed common driveway, subdivided lots and buildings will meet all requirements for the Subdivision of land in North Andover and the Zoning requirements for R2 for frontage and set backs. b. The use as developed will not adversely affect the neighborhood: The land use associated with the abutting parcels is single family residences within the R2 zoning district. c. There will be no nuisance or serious hazard to vehicles or pedestrians: No nuisance or serious hazard to vehicles or pedestrians will be introduced by the construction of the proposed driveways, houses and appurtenances. d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use: The homes and appurtenances will be built in compliance will all North Andover Rules and Regulations. e. The Special Permit Granting Authority shall not grant any Special permit unless they make specific finding that the use is in harmony with the general purpose and intent of this Bylaw: The applicant requests that the Town of North Andover Planning Board acting as the Special Permit Granting Authority for a Frontage Exception and Driveway crossing an adjoining parcel find this petition is in harmony with the general purpose and intent of this Bylaw. 3 ti j In accordance with the Town of North Andover Planning Department's "Specific Requirements to Be Met for Obtaining a Common Driveway Special Permit" the applicant offers the following information: 1 . A recorded maintenance agreement running in perpetuity with the land of each shared driveway. Upon receipt of the special permit, and as part of the issuance of occupancy permits for proposed houses on the 3 lots, a maintenance agreement as required will be executed and recorded. 2. Written verification that the driveway shall not service more than a total of two lots as required by Section 2.30.01 of the Zoning Bylaw. The proposed common driveway will service Lots 1 and 3. Lot 3 will have a separate driveway. 3. Public Safety. The proposed frontage exception lots are located along the outside of a very broad curve in Salem Street. The proposed common driveway for the frontage exception lots is proposed in a location where the site distance is greater than 400' in both directions. The closest driveway to the north is approximately 440 feet away, and the closest driveway to the south is approximately 210' away. There are no constructed roadways with 1,000 feet of the proposed frontage exception lots. 4 I� 1 Application for Special Permit- Access Other Than Legal Frontage Written Documentation Salem Street, Map 106B Parcel 16. Revised 12/28/2016 I. Site Description:_ The subject parcel is located on Salem Street, identified as Assessor' Map 106B, Parcel 16. The parcel is approximately 7.80 acres in land area and recorded as a plan entitled Plan of Peard & Kimball, Salem Street, North Andover, dated December 1928 and at the North Essex Registry of Deeds. The property is listed under reference deed Book 3539 Page 353, Second Parcel. Il. Project Description: The applicant proposes to subdivide a 7.80 acre parcel into 3 building lots; with one lot conforming to R2 zoning regulations in area and frontage (Lot 3) and the remaining 2 lots to require access other than legal frontage special permits (Section 7.2.1 of Zoning Bylaws) Both Lots 1 and 2 as shown on plan will get access through a common driveway easement on both Lots 1 and 2. The proposed addition is located outside the Watershed Protection District. III. Written Documentation: In accordance with the Town of North Andover Planning Department's "General Requirements to Be Met for Obtaining a Special Permit" the applicant offers the following information. 1. encouraging the most appropriate use of the land. The newly created lots are of similar size and configuration to other lots in the neighborhood. 2. preventing overcrowding of the land: Single family homes on 3 acre parcels are in accord with not overcrowding the land. 3. conserving the value of land and buildings: The new homes will be designed to compliment the existing area homes in style and stature. 4. lessening the congestion of traffic: A i . I The proposed driveways will meet all town standards and it is not anticipated that the three additional homes will contribute to traffic congestion in the area. 5. preventing undue concentration of population: The addition of 3 single family homes in this area will not cause an undue concentration of population in this area. 6. providing adequate light and air: The proposed single family home landscaping will be consistent with that in the area and will provide adequate light and air. 7. reducing the hazards from fire and other danger: No significant hazard from fire or other danger is associated with the construction of the proposed addition. 8. assisting in the economical provisions of transportation, water, sewerage, schools, and other public facilities: The proposed development and subsequent sale of three new homes will contribute to the tax base in North Andover. 9. controlling the use of bodies of water, including watercourses: No use of a watercourse is proposed. 10. reducing the probability of losses resulting from floods: The parcel is not located within a flood risk zone. 11. reserving and increasing the amenities of the Town: The project as proposed will not adversely affect the amenities of the Town. In accordance with section 10.31 of Town of North Andover Zoning By-Laws the applicant offers the following information: a. The specific site is an appropriate location for such a use, structure or condition: 2 The subject property is located within the R2 zoning district and currently vacant land. The proposed frontage exception subdivided lots meet all requirements for the Subdivision of land in North Andover and the Zoning requirements for R2 for frontage exception lots in area and all other considerations, b. The use as developed will not adversely affect the neighborhood: The land use associated with the abutting parcels is single family residences within the R2 zoning district. c. There will be no nuisance or serious hazard to vehicles or pedestrians: No nuisance or serious hazard to vehicles or pedestrians will be introduced by the construction of the proposed driveways, houses and appurtenances. d, Adequate and appropriate facilities will be provided for the proper operation of the proposed use: The homes and appurtenances will be built in compliance will all North Andover Rules and Regulations. e. The Special Permit Granting Authority shall not grant any Special permit unless they make specific finding that the use is in harmony with the general purpose and intent of this Bylaw: The applicant requests that the Town of North Andover Planning Board acting as the Special Permit Granting Authority for a Frontage Exception find this petition is in harmony with the general purpose and intent of this Bylaw. In accordance with the Town of North Andover Planning Department's "Specific Requirements to Be Met for Obtaining an Access Other Than Legal Frontage Special Permit" the applicant offers the following information: 1, The specific site is an appropriate location for access to the lot given the current and projected traffic on the roadway, and the site distance to adjacent driveways and roadways, and/or. 3 i The proposed Access Other Than Legal Frontage lots are located along the outside of a very broad curve in Salem Street. The proposed common driveway for the frontage exception lots is proposed in a location where the site distance is greater than 400' in both directions, The closest driveway to the north is approximately 440 feet away, and the closest driveway to the south is approximately 210' away. There are no constructed roadways with 1,000 feet of the proposed frontage exception lots. 2. Special environmental conditions exist such as wetlands and/or steep slopes such that access across the street frontage would require wetland filling or extreme cutting and/or filling of slopes or would be otherwise detrimental to the environment. The location of the proposed common driveway for the frontage exception lots was selected to minimize the disturbance of the Riverfront Area associated with Boston Brook, which lies across Salem Street from the subject property. The location also avoids the steep slopes located to the north where retaining walls would be necessary to meet the Riverfront Area standards 3. The access will not adversely affect the neighborhood. The proposed access will not adversely affect the neighborhood. 4. There will be no nuisance or serious hazard to vehicles or pedestrians The addition of 3 single family homes will not be a nuisance or serious hazard to vehicles or pedestrians. 5. The access is in harmony with the general purpose and intent of this Bylaw. The proposed access in in harmony with the general purpose and intent of this Bylaw. 4