HomeMy WebLinkAbout2008-07-08 Correspondence & Continuances Preliminary Subdivision TOWN OF NORTH ANDOVER PLANNING BOARD
ENGINEERING CiRING REVIEW OF PRELIMINARY SUBDIVISION PLAN
FOR CONFORMANCE WITH THE
TOWN OF NORTH ANDOVER SUBDIVISION RULES AND RE,GULAIION
AND ZONING BYLAW
Plan Title: Preliminary Subdivision Plan, VHB No.: 09280,46
Endicott Plaza
Location: 1210 Osgood Sti eet
Applicant: F or getta Development,LLC,P.O.Box 278,North Andover-MA 01845
Applicant's Engineer': Marohionda&Associates,L.P.,62 Montvale Avenue,Stoneham MA 02180
Plan Date, May 2,2008 Review Date: Tune 25,2008
Tho plans were reviewed for confbtmance to the 1972 Town of'Noith Andover Zoning Bylaw(last
amended Tuly 10,2006)and the Town of'Noith Andover Rules and Regulations Governing the Subdivision
of'Land(last amended December 2002) The Applicant has submitted the following information for VIJBs
review:
• Booklet for the North Andover Planning Board,including Application for Preliminary
Subdivision,dated May 2,2008
0 Preliminary Subdivision Plans(6 sheets total),dated May 2,2008
The following comments note non-conformance with specific sections of the Zoning Bylaw,Subdivision
Rules and Regulations and questions/comments on the proposed design and VRB's recommendations/
suggestions.
Rules and Regulations Gover-ninu the Subdivision of'Lhnd
1. Section(43,Li): It appears the plans do not show the distances along the front property line of'Lot 2
to the intersection of the proposed easement line The Applicant should add this information to the
plans
2 Section(4 3.1): One sheet(C-5)does not show a North arrow as required by this section The
Applicant should revise this information as requited
3. Section(4-310): The Applicant should provide a copy of the Federal Insurance Rate Map of the area
in order far the Town to verify that the property is located outside any floodplain area.
Section(4 3 13): It appears that the proposed drainage easement is not labeled with bearings and
distances. VHB suggests the Applicant add this information to the plans
5. Section(6.8.1)Table IA:VHB assumes that the roadway plan and profile were designed under the
standards of"'Local Residential"in this table.. It appears that the intersection curb radii are not labeled..
The Applicant should add this information to the plans
6 Section(6 8 4): It appears that the plans do not list the resulting sight distances for the proposed
roadway profile,as is required by this section. The Applicant should provide this information.
7, Section(6-89): It appears that the proposed roadway piof fle does not provide a distance of at least
100'at a grade of'3%or less before the intersection with Osgood Str-eet The Applicant should revise
the design as required
1.\09280 00\dm\memvs\092&M6-McAico!A Plaza Prelim Subdivision doe
8 Section(6.9): It appears that the plans do not list the proposed edge treatment of the cul-de-sac, 7 his
section states that vertical granite curb is required at cul-de-sac locations and intersections The
Applicant should add information to the plans to show that this cul-de-sac is in compliance with the
requirements of this section. Additionally,the plans show proposed berm but do not indicate the limits
of the berm as it approaches the intersection The.Applicant should add information to the plans to
show that the edge treatment at the intersection is in compliance with the requirements of this section
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9. Section(6 12): It appears that the plans show proposed monuments(bounds)on sheet C-2,however
they are not shown on any legend_ the Applicant should add this information to the plans
10 Section(6,13,3.V11):It appears that the proposed drainage easement(accessible from the street)has
side slopes greater than 4'horizontal to V vertical,which is the maximum slope allowed The
Applicant should revise the design as required.
11. Section(614.5): It appears the plans do not show an area fbr emergency overflow from the detention
basin. The Applicant should add this information to the plans.
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12. Section(6.15.2): It appears the plans show a proposed fire hydrant. VHB assumes that the Applicant
will review fire protection issues with the North Andover P ire Department,
13.. Section(6.17.1):It appears the plans and the typical section detail do not show pioposed underground I
telephone lines,as required by this section the Applicant should add this information to the definitive
plans
14 Section(6.18 1): The plans do not show proposed trees to be.planted within the glass strip between the
roadway and sidewalk Additionally,the typical section detail proposes an area for trees,but it is not
between the roadway and sidewalk The Applicant should revise the typical section detail and add the
proposed tree locations to the definitive plans,or request a waiver from this section
15 Section(6 19): the plans do not show proposed guardrail It appears guardrail may be necessary in
the proposed drainage easement area and maybe required in other slope areas The Applicant should
verify and revise the plans as necessary.
16. Section(6 20): It appears that the plans do not show any proposed street signs The Applicant should
add this information to the definitive plans..
17, Section(6.24,b): It appears that the plans show areas of'slopes exceeding 25%(4:1)over 10' i
horizontally that are being disturbed in the area of the detention basin. This section states that such
areas are to remain in their natural state.. Has the Applicant considered alternative methods to
disturbing such areas?
M Section(6.24_c): It appears the plans do not show proposed slope surface treatments The section
requires the planting of low growing plant materials or grass,along with either wood chips or mulch to
minimize slope erosion, The Applicant should provide this information on the definitive plans
Town of'North Andover Zoning Bylaw
19 Section(4„127): This section states the permitted uses of the Business 2 District. One-family
dwellings are not included on this list,however multi-family dwellings and town houses are allowed
with a Special Permit The Applicant should verify the intended use of the lots will be in compliance
with this section.
General Comments/Standard E,n2ineedne Practice i
f
20_ The details sheets have a detail for sloped granite curb and the typical section detail shows proposed i
sloped granite edging;howeverthe.plans show proposed hot mix asphalt berm. The Applicant should
modify to make these details consistent with the proposed edge treatment Details for vertical granite
curb should also be added assuming it is proposed in areas as required by Section 6 9(see comment
##9)
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21. Sheets C-3 and CA appear to have mislabeled scales_ The scale appears to measure as 1"=40'.on these
sheets,but it is labeled as 1"=50', T he Applicant should verify and revise as necessary.
22 On Sheet C-2 the C B_A's listed for Lots I and 2 are not consistent between what is shown on the plan
and the listing in the zoning summary on the sheet. The Applicant should verify and revise as
necessary.
23 It appears that work is proposed within the State Highway Layout The Applicant should verify if an
access permit has been granted f'ar this work to be performed•
E
24 The Stormwater Management section of the Engineering Summary references design in accordance
with the DEP standards. The Applicant should note that the standards have been revised recently and
there are now 10 design standards The Applicant should verify that all 10 standards are met in the
design of the stormwater management system.
25. Will the detention basin have a fence around it? Far safety reasons,VHB recommends proposing
fences-if the pond will be holding water j
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26, How is access for maintenance provided for each detention basin?
27.. It appears that cable utilities are proposed but not shown on the plan_ VHB recommends adding the
assumed location of the lines to the plans.
28. Details should be checked for conformance to the standard town details
Drainage Comments
29 The Applicant has submitted partial design information of the stotrnwater management system,which
includes a detention basin and storrnwater recharge area The Applicant has stated additional drainage
calculations supporting the design ofthe system will be provided as part of'the Definitive Subdivision
Plan submission.
It is recommended that the Applicant provide WRITTEN RESPONSES to the issues and comments
contained herein_
Reviewed by: Date: i��i✓b ��
Stephen Rhoads
Civil Engineer,—Highway and Municipal
LL
Checked by: 1.Y Date:
Timothy clntosh,P E.
Praject Manager--Highway and Municipal s•
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TOWN OF NORTH ANDOVER PLANNING BOARD
ENGINEERING REVIEW OF PRELIMINARY SUBDIVISION PLAN
FOR CONFORMANCE WITH THE
TOWN OF NORTH ANDOVER SUBDIVISION RULES AND REGULATION
AND ZONING BYLAW
Plan Title: Preliminary Subdivision Plan, VHB No.: 09280A6
Endicott Plaza
Location: 1210 Osgood Street
Applicant: Forgetta Development,LLC,P.O.Box 278,North Andover MA 01845
Applicant's Engineer: Marchionda&Associates,L.P.,62 Montvale Avenue,Stoneham MA 02180
Plan Date: May 2,2008 Review Date: June 25,2008
2Id Review Date:July 1,2008
The plans were reviewed for conformance to the 1972 Town of North Andover Zoning Bylaw(last
amended July 10,2006)and the Town of North Andover Rules and Regulations Governing the Subdivision
of Land(last amended December 2002). The Applicant has submitted the following information for VHB's
2"d review:
• Preliminary Subdivision Plans(6 sheets total),dated May 2,2008,and revised June 30,2008
Flood Insurance Rate Map showing the area of the proposed site
• Letter to the Town of North Andover Planning Board
The following commnents note non-conformance with specific sections of the Zoning Bylaw,Subdivision
Rules and Regulations and questions/comments on the proposed design and VHB's recommendations/
suggestions. Original colmtments are shown in regular font with follow up comments shown immediately
after in bold font.
Rules and Regulations Governing the Subdivision of Land
1. Section(4.3.11): It appears the plans do not show the distances along the front property line of Lot 2
to the intersection of the proposed easement line. The Applicant should add this information to the
plans.
Addressed.
2. Section(4.3.1): One sheet(C-5)does not show a North arrow as required by this section. The
Applicant should revise this information as required.
Addressed,
3. Section(4.3.10): The Applicant should provide a copy of the Federal insurance Rate Map of the area
in order for the Town to verify that the property is located outside any floodplain area.
Addressed.
4. Section(4.3.13): It appears that the proposed drainage casement is not labeled with bearings and
distances. VHB suggests the Applicant add this information to the plans.
Addressed.
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The A licant's En ineer has not provided responses to comments 5 through 29. VHB
recommends that the Applicant provide written responses to the comments below.
5. Section(6.8.1)Table IA:VHB assumes that the roadway plan and profile were designed under the
standards of"Local Residential"in this table. It appears that the intersection curb radii are not labeled.
The Applicant should add this information to the plans.
6. Section(6.8.4): It appears that the plans do not list the resulting sight distances for the proposed
roadway profile,as is required by this section. The Applicant should provide this information.
7. Section(6.8.9): It appears that the proposed roadway profile does not provide a distance of at least
100' at a grade of 3%or less before the intersection with Osgood Street, The Applicant should revise
the design as required.
8. Section(69): It appears that the plans do not list the proposed edge treatment of the cul-de-sac. This
section states that vertical granite curb is required at cul-de-sac locations and intersections. The
Applicant should add information to the plans to show that this cul-de-sac is in compliance with the
requirements of this section. Additionally,the plans show proposed berm but do not indicate the limits
of the berm as it approaches the intersection. The Applicant should add information to the plans to
show that the edge treatment at the intersection is in compliance with the requirements of this section.
9. Section(6.12): It appears that the plans show proposed monuments(bounds)on sheet C-2,however
they are not shown on any legend. The Applicant should add this information to the plans.
10, Section(6.13.3.VIl): It appears that the proposed drainage easement(accessible from the street)has
side slopes greater than 4'horizontal to V vertical,which is the maximum slope allowed. The
Applicant should revise the design as required.
11. Section(6.14.5): It appears the plans do not show an area for emergency overflow from the detention
basin. The Applicant should add this information to the plans.
12. Section(6.15.2): It appears the plans show a proposed fire hydrant. VHB assumes that the Applicant
will review fire protection issues with the North Andover Fire Department,
13. Section(6.17.1):It appears the plans and the typical section detail do not show proposed underground
telephone lines,as required by this section. The Applicant should add this information to the definitive
plans.
14. Section(6,18.1): The plans do not show proposed trees to be planted within the grass strip between the
roadway and sidewalk. Additionally,the typical section detail proposes an area for trees,but it is not
between the roadway and sidewalk. The Applicant should revise the typical section detail and add the
proposed tree locations to the definitive plans,or request a waiver from this section.
15. Section(6.19): The plans do not show proposed guardrail. It appears guardrail may be necessary in
the proposed drainage easement area and may be required in other slope areas. The Applicant should
verify and revise the plans as necessary.
16, Section(6.20): It appears that the plans do not show any proposed street signs. The Applicant should
add this information to the definitive plans.
17, Section(6.24.b): It appears that the plans show areas of slopes exceeding 25%(4:1)over 10,
horizontally that are being disturbed in the area of the detention basin. This section states that such
areas are to remain in their natural state. Has the Applicant considered alternative methods to
disturbing such areas?
18, Section(6.24.c): It appears the plans do not show proposed slope surface treatments. The section
requires the planting of low growing plant materials or grass,along with either wood chips or mulch to
minimize slope erosion. The Applicant should provide this information on the definitive plans.
2
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Town of North Andover Zoning Bylaw
19. Section(4.127): This section states the permitted uses of the Business 2 District. One-fancily
dwellings are not included on this list,however multi-family dwellings and town houses are allowed
with a Special Permit. The Applicant should verify the intended use of the lots will be in compliance
with this section.
General Comments/Standard En2ineering Practice i
20. The details sheets have a detail for sloped granite curb and the typical section detail shows proposed
sloped granite edging;however the plans show proposed hot mix asphalt berm. The Applicant should
modify to make these details consistent with the proposed edge treatment. Details for vertical granite
curb should also be added assuming it is proposed in areas as required by Section 6.9(see co€ nient
119).
21, Sheets C-3 and C-4 appear to have mislabeled scales. The scale appears to measure as 1"=40' on these
sheets,but it is labeled as 1"=50'. The Applicant should verify and revise as necessary.
22. On Sheet C-2 the C.B,A.'s listed for Lots 1 and 2 are not consistent between what is shown on the plan
and the listing in the zoning sunnnary on the sheet. The Applicant should verify and revise as
necessary.
23. It appears that work is proposed within the State Highway Layout, The Applicant should verify if an
access permit has been granted for this work to be performed.
24. The Stormwater Management section of the Engineering Sununary references design in accordance
with the DEP standards. The Applicant should note that the standards have been revised recently and
there are now 10 design standards. The Applicant should verify that all 10 standards are met in the
design of the stormwater management system.
25. Will the detention basin have a fence around it? For safety reasons,VHB recommends proposing
fences if the pond will be holding water.
26. How is access for maintenance provided for each detention basin?
27. It appears that cable utilities are proposed but not shown on the plan. VHB recommends adding the
assumed location of the lines to the plans.
28. Details should be checked for conformance to the standard town details.
Drainage Comments
29. The Applicant has submitted partial design information of the stormwater management system,which
includes a detention basin and stormwater recharge area. The Applicant has stated additional drainage
calculations supporting the design of the system will be provided as part of the Definitive Subdivision
Plan submission.
3
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SMOLAK VAUGHAN .1011nT. S111olak, F'Sq.
T: 979-327-52 15 F: 978-327 9
I P, 1A,
2011113, 1111il1 19 PI I 1 � 27
June 17, 2008
BY HAND and
return one copy to Mary Ippolito.
Jol-u-i Simons, Chairman Thank you.
Planning Board
Town of North Andover
1600 Osgood Street
North Andover, Massachusetts 01845
RE: Application for Preliminary Subdivision Approval - Continuance Request
Property,: 1210 Osgood Street
Project: Endicott Plaza
Owner/Applicant: FoLgetta Development LLC
Dear Chairman Simons and Other Board Members:
On behalf of the Applicant, Forgetta Development LLC, we respectfully
request the Board to continue this evening's hearing to the Board's next regularly
scheduled meeting which we understand will be held on July 1, 2008. As reasons
for the continuance request, the Board's peer review consultant has not yet
provided comments on the preliminary subdivision application and related
plans. We understand the Board would prefer to receive and review the peer
review comments before acting on the above-referenced application,
Sincerely,
ol-a T i T. Sniolak
-U I
JTS/
cc: Curt Bellavance, Director, Division of Community Development
Mar), Ippolitio, Planning Department
Easl NMI, 21 Ifigh S(reet, Std(eMl, Nor(IiAndover, AAA (11845
TO: North Andover Planning Board FAX # 978-688-9542
FROM: Mary, Planning Assistant, Town of North Andover, MA 01845
FAX #978-688-9542 - PHONE #978-688-9535
Please sign your name and fill in address of Premises affected, fill in current
date, return same to fax #978-688-9542. Thank you.
"REQUEST FOR A CONTINUANCE"
NAME: Endicott Plaza Preliminary Subdivision
ADDRESS OF PREMISES AFFECTED:
1210 Osgood Street
PHONE NUMBER:
AREA CODE: 978 327-5215
"I WISH TO REQUEST A CONTINUANCE UNTIL :
July 1, 2008"
fill in date
THEREFORE, WAIVE THE TIME CONSTRAINTS FOR ISSUING OF
ANY AND/ALL DECISIONS RELATIVE TO ANY/AND ALL PERMITS
OF THE PLANNING BOARD FOR THE TOWN OF NORTH ANDOVER,
MA.
SIGNED BY PETITIONER OR REPRESENTATIVE: d
John Smolak as attorney for the Applicant, For etta De elo men LLC
Signature
DATE: June 17 2008
fill in current date
N91/CONTINUANCE
Please time stamp both copies and
return one copy to Mary Ippolito.
Thank you.
TO� North Andover Planning Board FAX #
FROM: Mary, Planning Assistant, Town of North Andover, MA'01845
FAX #978-688-9542 - PHONE #978-688-9535
Please sign your name and fill in address of premises affected, f Il GXi�cu' `en ;',;
date, return same to fax #978-688-9542. Thank you. �1
"REQUEST FOR A CONTINUANCE"
NAME: Endicott Plaza Prelimina!y Subdivision
ADDRESS OF PREMISES AFFECTED:
1210 Osgood Street
PHONE NUMBER:
AREA CODE_ D78) 327-52155
"I WISH TO REQUEST A CONTINUANCE UNTIL :
June l 7� 2008"
fill in date
THEREFORE, WAIVE THE TIME CONSTRAINTS FOR ISSUING OF
ANY AND/ALL DECISIONS RELATIVE TO ANY/AND ALL PERMITS
OF THE PLANNING BOARD FOR THE TOWN OF NORTH ANDOVER,
MA.
SIGNED BY PETITIONER OR REPRESENTATIVE:
John Smolak as attorney for the A licant Far etta veto�&entLLC
Signature
DATE: June 2 2008
fill in current date
MUCONTINUANCE