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Home My WebLink About2017 Miscellaneous Application Documents LDP I CS1CHRISTIANSEN SERGIi INC PROFESSIONAL ENGINEERS AND LAND SURVEYORS 160 SUMMER STREET,HAVERHILL,MA 01830 tel:978.373-0310 www.cs€-engr.com fax 978-372-3960 Compliance with the Require ment for Granting Special Permits And Other Issues of Concern to the Board for Lachapelle Property 1975 Salem Street North Andover MA March 3, 2017 Section 7.2.2 of the North Andover Zoning By Law allows the creation, through the Special Permit process, of lots with less than the required frontage provided the lots so created conform to the following requirements a) The area of the lot exceeds by three (3) thees the mininuan lot area required for that district; b) The lot has a rnininnun continuous street f-ontage of not less than fifty (50)feet and a width of not less that) (50)feet at any point between the street and the site of the dwelling; c) There is not more than one other such lot with frontage contiguous to it: and d)It is so located as not to block the possible fature extension of a dead end street. e) The creation of the frontage exception lot will not adversely affect the neighborhood; f The creation of the frontage exception lot is in harmony with the genreral ptapose and intent of this Bylaw; � g)No such lot as described above on which a dwelling is located, shall be hereafter reduced in area below the ntinirnutn area requited in Section 7.1 (198511 G) The lots (1 and 2) so proposed in this application meet these requirements, 7.2.1. Access across street frontage is addressed in 7.2.1 of the regulations and allows for access other than through the street frontage by special permit provided a) 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 b) Special environmental conditions exit such as wetlands and/or steep slopes such that access across the street frontage would require wetland falling or extreme cutting and/or frllintg of slopes or would be otherwise detrimental to the envirownent, c) The access will not adversely affect the neighborhood; d) There will be no nuisance or serious hazard to vehicles or pedestrians; e) The access is in harmony with the general pwpose and intent of this Bylaw. The access for lot 2 so proposed meets these requirements. E E Common driveways are referenced to in the definition section of the zoning by law and the definition contains a requirement for a special permit. 2,303 Driveway (1989132) A way located on a lot, which provides vehicular access to the buildings on the lot. Each driveway shall service no more than one lot, Subject to the granting of a Special Permit fi•oin the Planning Board, a driveway may be shared by not rnor•e than two (2) lots. Each such shared driveway must be regulated by a recorded nsaintenance agr•eernent running in perpetuity ivith the land. Lots I and 2 share a common drive. Finally,the Special Permit shall be granted if the Board finds a. The specific site is an appropriate location for with a use, structure or condition; b. The use as developed will not adversely affect the neighborhood; c. There will be no nuisance or serious hazard to vehicles or•pedestrians; d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use; e, The Special Permit Granting Authority shall not grant any Special Permit unless they make a specific finding that the use is in harmony with the general purpose and intent of this Bylaw. In developing the plans that are before the Board we reviewed other developments within the immediate vicinity of the project site. The Campbell Forest subdivision which abuts this property to the cast contains examples of both a frontage exception lot and a property that is accessed not from its legal frontage. The property at 201 Webster Woods is a frontage exception lot. The property shown below with the address of 29 Stonewedge Circle(106-B-0034)has street frontage on Campbell Rd and Webster Woods Woods Road but shares a common drive with 33 Stonewedge Circle(106-13- 0162)which provides access to the property. The three lots that abut the 1975 Salem Street property to the southeast were created by a subdivision plan in October 2011, entitled Salem Woods, but are effectively three lots on a common driveway. A plan of the property is shown below as Figure 2. A portion of the access road which is specified on the plan as a Common Driveway is shown in the Figure 3 and a driveway profile is shown in figure 4. The conservation restrictions placed on the land protect 68% of the property in Salem Woods as open space leaving potential disturbances of the property to 32%. The plans for 1975 Salem Street proposes an undist�zrbcd area of 65°/o with disturbance 5° 0 1� .5jtq_qa. The roadway shown in Figure 3 is labeled as a comrrron drive and serves three homes. While approved as a subdivision roadway it is for all practical purposes a common driveway. It is 16 feet wide and as shown in Figure 4 has a slope of 15.85% for a length of 78aft. (The numbers in red are added). The common driveway proposed for 1975 Salem Street is 16 feet wide with a maximum slope of 14% for 45 feet. Figure 1 �+•e• CCMIr TA6)R dh7713 �� "�_.z cam, _ .,.,....�r. r.•..., s �.�� r�� i !i , yiull ao Figure 2 �j txa'. •lAfu )c5r�7 } I 1 F, r I krPYtw7� ASL l 1 ('� .Ett IV U[r111n.117 Cam"•..' � pF. 'rll 1 fi 4'��►51 (�"� I `., - •9 rRc•.IrcA•1.eato Al.w I - J ;7'1 1 1-.,; s� �y{t�f. y ��.1, - .. , 1p �3[v7t�b q(�W4 • f � i � ,r rc�'�r,��,�,,.^�.`4 . �_ 5. 5 �AiM 1 f Jr �l Sr �• 1 - AT*'7•. {Td44 1 me C(fa{1 I y Tt QL� •�b��• [ ��/ L � r�i`1 1 I 1 t c1�fir.� �� a ,.... 5 rJ'6 _s7�c j 7 7 ....� �. �+1.".i � •',��'� i[�itl�`3-1;: �Sk��C111Q�1 �4t�S�Lt41GT14."�SC��1Eti.�E .._..I. • - r.r "1!\ "1 11.'lI i, �-.fix bIr 1 • 1 5 `�, 4`fbf1�I 'l^•. !1 T.' 7 P J f41nt{i!�S .'I IRt_>,rA A\'t f �'ih i. otmt ri Co A4—f.r•A L 1(it lr(..�A.•)S M Figure 3 i Y-.G.i1[1iIU1..11dPki..1..dLiAilt.NAli/d1,�..RII� y i I ' i r n i I i li s'.,. f i ... Er,...•. ICE., I .rl I Figure 4 Full sized plans are submitted separately for easier viewing. It should be pointed out that the proposed work contains far more stormwater systems than does Salem Woods. The introduction of Stormwater systems as required by North Andover regulations while ensuring stormwater runoff control and minimizing short and long term erosion and sedimentation add to the cost and the extent of land disturbance. While Salem Woods contains some mitigation for stormwater it would not be adequate to meet present standards. All of this information together with the submitted plans and the line of sight drawings recently submitted show that the proposed work • is an appropriate location for such use, • will not adversely affect the neighborhood; • will not present a nuisance or serious hazard to vehicles or pedestrians; • provides adequate and appropriate facilities will be provided for the proper operation of the proposed use; The use is in harmony with the general purpose and intent of this Bylaw considering the special environmental conditions of the site (riverfiont) and as shown by the above referenced materials similar to other properties in the neighborhood. i 16r.-93 IN 4) yy Afd3l uRIY1 oAr�uy LY(AtiN!(�ua �,► y �i ,",,•,,•. r1 E''�rc 1 ` kA'XIRAftRdI.,SY�ff.[..kiTAS .•C Fu o�u 451Y" IJ -��- 4 IArAAW lCMIN.fuVLA.A..*IMP...xAruet7._d17,S'1 F -. � -,•,u:,.r.,,:,.a { ,:,,,, ��• '� I E .lure&alawd.amr.MfP[MSNsiLiAM •nrtc� M-M„fte_t �µ �nI - ra- 'I � � .,., o I �-h .. �,,, . ,✓.� ... -ice� � :. 1 „i ' I i n j Jk— '1+ : r !JI � BAE}71 R0611S iRV44 BAiiX iTBIiT![N.tt 1llW7.v .w ,�s E I I i I 1 f P 19 ! s4 DISTURBED AREA I q F i r ° UNDISTURBEDARFA � S , a � a + d 0 PARCEL AREA=7.6 AC j DISTURBED AREA 3,077 AC 40%OF PARCEL AREA UNDISTURBED AREA=4.523 AC=60%OF PARCEL AREA it PLRt7 -- - SETE PLAN FOR NOTICE OP INTENT w�r•w L0781-3 SALEI.S STREET LAND iv DISTURBANCE NORTH ANDOVER,MASS, WITH 12%DRIVE /� ®nasessn u�e.ocE4scu.�sJr. (( �p CHRiSTIANSF�J 8�Ef2�It INC ', } 1`, 5€Ff-.PLAll 7, 4 1y 1, aF i� �1-- ' of .I r� f�•- � �' ?i ,'' �n. \ �� ' _ 4 - / f. ` '� i �. fj '=,r.va�'•_ \ r'' �,, � a�� _ �e€ csaRrsa sTocK.,,i.E ` w6 r \ ; y..�,.w. �`�\ � �I -'—�- � � �, '' S j eu.re�u u,, o-N..�o.,�•,sw�ua,.,...,, ''. \`, f y, J _ 'S -_ SITE PLluv FOR SPECIAL PERf.7€T /y4 / ! , -•:, +\` -I —�. _-,'�°`^` 1 LOTS 3.3 SALLM STf rM PROPOSED —r r NORTH ANDOVER,MASS. SITE PLAN ', \ urrxvu.�rr.w 1 5Jl I \ J 1 1.1` \// ; +-\- 5y1 f ,....� �... -�.,1 .• r'x^ »..yam GHHI371ANSF�N185GIINC E ` a Im •, /`',`i li f P \.,a✓' },. i' �I �� kt-O L LT L-ILIi S2.1#,i L ELL rAl EAFi LTRATiM tOr 162 ENT I LTRATll;f{(�3 _ VT'i31bATrTFafS3bA� S u-£iF3. � =ocy III.,_ � r ersr< CnTCy aAcll;„?.f 7 FR�T6CTE.iRET\il_ f � '. f _ d4i�SS✓=p G7C'lL CO',S7RtlCtif.,F.tt1 vA�.CF '�. E 7 t VE AYE%F„T,A37C 19YS�E5��iRl EOTSi&2 nr�az.re .�_ `�, � � e; rouw.ncr�aioswro<u.,ruua..s..ua ETRAICI Y55EUCE7A1LLOT 3s l Ili -- .wru.e�•msn ' yyff i!ff •. _ f+s•amttAuo •y aas�r.moweus -- �..�, l i a3E�A,:a�✓; ,«..��,�.,.. i�a 6uu c.�.r.,y � r..�o,.��t-. � 3 <��rev::,mT S 1'_1 .�. � � Lir.et'�AYi_k Ftii2R1G€S5 lnE.lh'LE(.T51E1 T'^ .'-t ra SITE PLAN FOR SFECIAL PERMIT er�:1:r �P,:,e+'e:•ir cr rr�l LOTS i-3 SALEI.I STREET ny*b�w ,i CONSTRUCTION NORTH AN€7OVER,MASS. ❑ETAILS f}FILFtihY:C4i I.oT IEi NEie s�iavi[af��.�tT..4 rti>.ii.• '. uua�9E*ilovr� �'�ns�aamaaPs�..ur '. CNRiPTIA srtaeFSTIANSEN$SERGI,I 61AW 5•F,! NC. P E i i I I I i i i ' I I ' [UI/V.U:3 CR�VLl'.'AY FAQ V.LE 6GIE F4i,'•N I CSO LE L0T 3 SITE PUN FOR SFECIM-PE OAII revs s ,ce LOTSf-'s SALEM STREET DRIVEWAY NORTH ANCOVER,MASS. PROFILES �,wr em [1 �"'�'7 CHAIST€ANSEN 8 SEAG1 INC. i i 3 j j{! I 1 { 1 illy 1 / LOGU$,>,"AP FSSF CNS FiEFi R�i.E j ! ' / Ixa3ncea . uLti RGYStizICY•Ih Fi .` �� 035[ - �`•.. / f// 1� EARCEL A. LOT 9tIX95Cd ! , / e�cu�rt'Xa1i�a u.�6�9 ::,._.,.,:� �`�\��\ca..,e,°svo•c.r ! � � _`=:.____! !I il, ....._... • ,,�,i,, +�aa•I v or ulwrs r. 1... i � ` 1 2, 2 °or3s fxa'a�ucmnW r -� ^'F- Lficnbe,2laF�icrF¢M n9� _�_^• ��.-.. .'�/ � \a`� �� .�I Is�� R.1 .. ' _ Rti�Av. N Grl KF39 I f'I �-�.r OLVIlPIC° grg .. t �[yl t SITE PLAN FOR SPECIAL PERMIT .•,_ aui�r-w LOTS 4-35Ai.Ef.9STREET PLAN OF NORTH ANCOVER,MASS. PROOTS EO C�F{RI57IANSEN&SERGE,INC. i E STOPPING SIGHT DISTANCE g SPEED(MPH) DISTANCE 20 125 25 150 30 200 35 250 40 325 STGPING SITE DISTANCE SINGE LOT DOTS 3 SALEM STREET N NORTH ANDOVER, MASS. y< DATE: FEBRUARY 24,2017 PROFESSIONAL ENGINEERS&LAND SURVEYORS Q CHRISTIANSEN & SERGI, INC. 160 SLIMMER STREET, HAVERHILL,MASSACHUSETTS 01830 V&M.CSI-ENGR.COM TEL.978 373-0310 FAK 978372-3960 I 1 STOPPING SIGHT DISTANCE �! SPEED(MPH) DISTANCE 20 125 �. 25 150 30 200 -� �- 35 250 u 40 325 3 STOPING SITE DISTANCE BOTH DRIVES LOTS 1&2 SALEM STREET NORTH ANDOVER, MASS, uo T DATE:FEBRUARY 24,2017 l PROFESSIONAL ENGINEERS&LAND SURVEYORS (c- � CHRISTIANSEN & SERGI, INC. SU i STREET,1AVE2{IL3,AASACHU6ETT5 0 WV .CSl-rNGR,CO!TEL,98373.0f0 FAX-970-372-3960 uo ` I i i E i QUITCLAIM DEED i Livingstone Development Corp., a Massachusetts Corporation,leaving a principal place of business and mailing-address of P.O. Box 50, Tewksbury, Middlesex County, Massachusetts 01876 for consideration paid in the amount of Dollars GRANT TO with.Quitclahn Covenants A certain parcel of land with the buildings thereon situate in North Andover in the County of Essex and said Commonwealth, being shown as Lot 1 on plan of land entitled 'Plan of Land Located in Methuen, Mass, Record Owner, Lois R. Lachapelle, 931 Wilton Rd, Mason, NH, Applicant, Livingstone Development Corp., P.O. Box 50, Tewksbwy, MA 01876. Date 415117, Scale 1" = SO',"prepared by Christiansen and Sergi, Inc, Professional Engineers &Land Surveyors, 160 Summer Street, Haverhill, Massachusetts 01830. Said plan being recorded with the North Essex District Registry of Deeds as Plan 17595, to which reference is made for a more particular description. Said Lot contains 60,000 square feet,more or less, according to said plan. The premises are conveyed subject to applicable provisions of the Notice of Decision- Land Disturbance Permit, dated September 5, 2017 and recorded with said Registry at Book 15242, Page 72, and the Affidavit relative to said Notice of Decision recorded at Book 15248, Page 336; as provided in Section 15 of said Notice of Decision, all drainage structures located on the lot will be maintained in perpetuity by the owner(s) of the Lot, their successors and assigns, and there shall be no further division or subdivision of a part or portion of the parcel. The premises are conveyed subject to and with the benefit of such other easements, covenants, restrictions and conditions of record, if any, insofar as the same remain in force and applicable. The grantors hereby states, under penalties of perjury that no persons are entitled to the benefits of a homestead in the premises conveyed. Being a portion of the premises conveyed to the Grantor herein by deed of Lois R. Lachapelle dated May 2, 2017 and recorded with the North Essex Registry of Deeds at Book 15069,Page 268. This conveyance does not constitute a sale of substantially all the assets of the Grantor corporation located in the Commonwealth and is in the ordinary course of business. Executed as a sealed instrument this day of , 201 T Livingstone Development Corp. by Thomas B. Hodgson,President and Treasurer COMMONWEALTH OF MASSACHUSETTS ESSEX, SS . 2017 Before me, the undersigned notary public, personally, appeared Thomas B. Hodgson, as he is President and Treasurer of Livingstone Development Corp., duly authorized, and proved to me through satisfactory evidence of identification, which was , to be the person whose name is signed on the preceding document, and acknowledge to me that he signed it voluntarily for its stated purpose on behalf of Livingstone Development Corp, Notary Public: My commission expires; i r II! QUITCLAIM DEED Livingstone Development Corp., a Massachusetts Corporation, having a principal place of business and mailing address of P.O. Box 50, Tewksbury, Middlesex County, Massachusetts 01876 for consideration paid in the amount of Dollars GRANT TO with,Quitclaim Covenants A certain parcel of land with the buildings thereon situate in North Andover in the County of Essex and said Commonwealth, being shown as Lot 2 on plan of land entitled 'Plan of Land Located in Methuen, Mass, Record Owner, Lois R. Lachapelle, 931 Wilton Rd, Mason, NH, Applicant, Livingstone Development Corp., P.O, Box 50, Tewksbury, MA 01876. Date 415117, Scale 1" = 50',"pr-epar-ed by Cltristianserr arrd Sergi, 1ne, Professional Engineers &Land Surveyors, 160 Surnrner Street, Haverhill, Massachusetts 01830. Said plan being recorded with the North Essex District Registry of Deeds as Plan 17595,to which reference is made for a more particular description. Said Lot contains 134,569 square feet,more or less, according to said plan. The premises are conveyed subject to applicable provisions of the Notice of Decision- Land Disturbance Permit, dated September 5, 2017 and recorded with said Registry at Book 15242, Page 72, and the Affidavit relative to said Notice of Decision recorded at Book 15248, Page 336; as provided in Section 15 of said Notice of Decision, all drainage structures located on the lot will be maintained in perpetuity by the owner(s) of the Lot, their successors and assigns, and there shall be no further division or subdivision of a part or portion of the parcel. The premises are conveyed subject to and with the benefit of Declaration of Easement For Common Driveway and Utilities in common with Lot 3 on said plan and recorded with said Deeds at Book Page The premises are conveyed subject to and with the benefit of such other easements, covenants, restrictions and conditions of record, if any, insofar as the same remain in force and applicable. The grantors hereby states,under penalties of perjury that no persons are entitled to the benefits of a homestead in the premises conveyed, Being a portion of the premises conveyed to the Grantor herein by deed of Lois R. Lachapelle dated May 2, 2017 and recorded with the North Essex Registry of Deeds at Book 15069, Page 268. This conveyance does not constitute a sale of substantially all the assets of the Grantor corporation located in the Commonwealth and is in the ordinary course of business. Executed as a sealed instrument this day of , 2017. Livingstone Development Corp. by Thomas B. Hodgson,President and Treasurer COMMONWEALTH OF MASSACHUSETTS ESSEX, SS , 2017 Before me,the undersigned notary public,personally, appeared Thomas B. Hodgson, as he is President and Treasurer of Livingstone Development Corp., duly authorized, and proved to me through satisfactory evidence of identification,which was ,to be the person whose name is signed on the preceding document, and acknowledge to me that he signed it voluntarily for its stated purpose on behalf of Livingstone Development Corp. Notary Public: My commission expires: I i QUITCLAIM DEED Livingstone Development Corp., a Massachusetts Corporation, having a principal place of business and mailing address of P.O. Box 50, Tewksbury, Middlesex County, Massachusetts 01876 for consideration paid in the amount of Dollars GRANT TO with.Quitclaim Covenants A certain parcel of land with the buildings thereon situate in North Andover in the County of Essex and said Commonwealth, being shown as Lot 3 on plan of land entitled 'Plan of Land Located in Methuen, Mass, Record Owner, Lois R. Lachapelle, 931 Wilton Rd, Mason, NH Applicant, Livingstone Development Corp., P.O. Box 50, Tewksbwy, MA 01876. Date 415117, Scale 1" 50',"prepared by Christiansen and Sergi, Inc, Professional Engineers &Land Surveyors, 160 Suninier Street, Flaverhill, Massachusetts 01830. Said plan being recorded with the North Essex District Registry of Deeds as Plan 17595, to which reference is made for a more particular description. Said Lot contains 136,929 square feet, more or less, according to said plan. The premises are conveyed subject to applicable provisions of the Notice of Decision- Land Disturbance Permit, dated September 5, 2017 and recorded with said Registry at Book 15242, Page 72, and the Affidavit relative to said Notice of Decision recorded at Book 15248, Page 336; as provided in Section 15 of said Notice of Decision, all drainage structures located on the lot will be maintained in perpetuity by the owner(s) of the Lot, their successors and assigns, and there shall be no further division or subdivision of a part or portion of the parcel. The premises are conveyed subject to and with the benefit of Declaration of Easement For Common Driveway and Utilities in common with Lot 2 on said plan and recorded with said Deeds at Book Page The premises are conveyed subject to and with the benefit of such other easements, covenants, restrictions and conditions of record, if any, insofar as the same remain in force i i and applicable. The grantors hereby states,under penalties of perjury that no persons are entitled to the benefits of a homestead in the premises conveyed. Being a portion of the premises conveyed to the Grantor herein by deed of Lois R. Lachapelle dated May 2, 2017 and recorded with the North Essex Registry of Deeds at Book 15069, Page 268. This conveyance does not constitute a sale of substantially all the assets of the Grantor corporation located in the Co n3onwealth and is in the ordinary course of business. Executed as a sealed instrument this day of 32017. Livingstone Development Corp. by Thomas B. Hodgson, President and Treasurer COMMONWEALTH OF MASSACHUSETTS ESSEX, SS 2017 Before me, the undersigned notary public, personally, appeared Thomas B. Hodgson, as he is President and Treasurer of Livingstone Development Corp., duly authorized, and proved to me through satisfactory evidence of identification,which was , to be the person whose name is signed on the preceding document, and acknowledge to me that he signed it voluntarily for its stated purpose on behalf of Livingstone Development Corp. Notary Public: My commission expires: