HomeMy WebLinkAbout2002-12-27 Application PRD DEF SUB €E
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LANDSCAPE ARCHITECTURE URE LAND PLANNING
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Thursday, August 08, 2002 NU AUG ,n �
Ms. Heidi Griffin
Planning Director
Department of Planning & Community Services
27 Charles Street
North Andover, MA 01845
Re: Carter Farm- Planned Residential Development.
Dear Ms. Griffin,-
On behalf of Tara Leigh Development LLC, we are pleased to provide the following applications
regarding the proposed seventeen(17) lot open space development entitled Carter Farm:
1. Definitive Subdivision Application
a. Form C
b. Form D - Designers Certificate
c. Abutters List.
d. List of Requested Waivers
2. Watershed Special Permit—NAZB Section 4.136
3. Planned Residential Development -NAZB Section 8.5
As you are aware, this application is submitted pursuant to the proposed Town Boundary
Modification between North Andover and Boxford approved at the respective Town Meetings in
May of 2002. This boundary modification is proposed to be ratified by a special act of the
Massachusetts Legislature this fall. We expect that the Planning Board hearings with regard to
these applications will be held open pending resolution of that legislative action. As we discussed,
it is our understanding that these applications will be heard concurrently, and that the Planning
Board will open the public heating on September 10, 2002. As such, I have assembled all three
applications into one complete packet for ease of your review. We have also prepared one set of
plans entitled: Special Permit and Definitive Subdivision Plan for Carter Farm, Bradford Street,
North Andover, Massachusetts. I am confident that you will find these plans to satisfy both the
Special Permit and Definitive Subdivision requirements.
DEVELOPMENT STATEMENT I STATEMENT OF ENVIRONMENTAL IMPACT
As required by the Rules and Regulations Governing the Subdivision of Land, Watershed and
PRD Special Permit Applications, the following is a Statement of Environmental Impact and
General/ Specific requirements to be met for obtaining a Special Permit.
17I'mAsbUry Street, Ai)dover MA m8jo
9 7847n.8881 978-q7o.89901�11
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Ms. Heidi Griffin
Carter Farm---Planned Residential Development
August 9,2002
Page 2 of 8
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A. Description of Proposed Project:
The property is presently undeveloped, containing 110 acres (+/-} typical of the rural New
England landscape. The fiontage along Bradford Street is approximately 2380'
The existing topography ranges from a high point of 220' at the northern corner of the
site, to 130' at the center. The southern field is both wooded and open and not presently
maintained on a regular basis. The west and south boundaries are defined with a mix of
deciduous and evergreen vegetation, and mature deciduous trees and a woody plant under
story define the frontage along Bradford Street. The property is zoned R-1, and is within
the Lake Cochichewick Watershed.
The proposed project consists of the development of seventeen single-family homes, a
village green, playground and three multi-purpose fields. The total open space preserved is
82% (90 acres) of the total parcel size (110 acres). The development team recognizes that
this parcel is unique in its character, ecological and aesthetic value to the Lake
Cochichewick Watershed, surrounding neighborhood and both the Towns of Boxford and
North Andover. With this in mind we have made every attempt to minimize the impact
within the non-disturbance zone, preserve the rural character of Bradford Street, and
preserve a significant portion of the existing open space within the site.
The character of the roadway itself will be designed as a rural roadway. We are presently
proposing a 22' paved drive, lined with shade trees. The design is intentionally
understated, so as not to overpower the rural character of Bradford Street. For a more
detailed description of the proposed layout please refer to the attached plans.
B. General Requirements to be met for obtaining a Special Permit:
(Applicable for both the Watershed and PRD Special Permit)
1. Encouraging the most appropriate use of the land.
As the property is zoned R-1, single-family residential lots of a 2 acre minimum are
allowed by right. This would translate conservatively to a 17 lot conventional
subdivision with no preserved open space. This proposal looks to reduce the
minimum lot size to the allowed % acre under the PRD bylaw, and maintain the
density of seventeen lots surrounding a one-acre village green. The project also
proposes to build a playground and three multipurpose athletic fields within the
20 acres of proposed construction activity. This layout preserves approximately 90
acres, or 82%, of the property through a perpetual open space restriction to be
held by the Town of North Andover, or any other conservation organization
acceptable to the Town and the applicant.
Ms.Heidi Griffin
Carter Farm—Planned Residential Development
August 9,2002 j
Page 3 of 8
2. Preventing overcrowding of land.
As noted above, approximately 90 acres of land within the watershed will be
preserved.
3. Conserving the value of land and buildings.
The character of the project will reflect the rural aesthetic presently defined by the
surrounding Barker Farm, Mazurenko Farm, Carter Hill and undeveloped acreage
associated with both Hickory Hill and Settlers Ridge. The site design is
intentionally understated, so as not to overpower the rural character of Bradford
Street.
4. Lessening congestion of traffic.
The development of seventeen single-family homes will have a negligible impact on
the present traffic volumes associated with Bradford Street.
5. Preventing undue concentration of populations.
As noted above, the project provides for seventeen homes on 110 acres, with over
90 acres being preserved in perpetuity.
G. Providing adequate light and air.
Each lot will have a minimum of 21780 sf, and be surrounded by open space. The
boundary of the site is additionally preserved with a minimum 50' buffer,
preserving existing grades, vegetation and views.
7. Reducing hazards from fire and other danger.
Each home will be supplied with a built in fire sprinkler system tied to the
municipal water service.
8. Assisting in the economical provision of transportation, water, sewerage,
schools, parks and other public facilities.
The project will extend available public utilities at its own cost. Each home will be
provided with a sewer connection, minimizing the chance of unwanted pollutants
entering the ground water within the watershed. The project also intends to
dedicate a perpetual open space restriction for 90 acres to be held by the Town of
North Andover, or any other conservation organization acceptable to the Town
and the applicant. Further, the applicant proposes to construct 3 multi-purpose
fields athletic fields, a village green and playground for general use by the Town of
North Andover.
Ms, Heidi Griffin
Carter Farm—Planned Residential Development j
August 9,2002
Page 4 of 8
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9. Controlling the use of bodies of water, including watercourses.
The project has been designed so as to not include any wetland areas within the
limits of private lots. All wetlands and most associated buffer zones have been
preserved as a part of the perpetual open space.
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10. Reducing the probability of losses resulting from floods.
All homes, roadways, and other site improvements have been located outside of
the 100-year flood elevation. j
11. Reserving and increasing the amenities of the Town.
The preservation of over 90 acres of property within the watershed and extension
of the municipal sewer service to this property, will serve to protect the Town's
interest in Lake Cochichewick as a drinking water and recreational resource.
Further, the applicant proposes to construct 3 multi-purpose fields athletic fields a
village green and playground for general use by the Town of North Andover,
C. Specific requirements to be met for obtaining a Watershed Special Permit
(Watershed Protection District-NAZB Section 4.136)
1. Written certification by a Registered Professional Engineer, or other scientist
educated in, and possessing extensive experience in the science of hydrology
and hydrogeology, stating that there will not be any significant degradation
of the quality or quantity of water in or entering Lake Cochichewick.
The site has been designed specifically to minimize the impact of the project to the
buffer zones associated with the Watershed Protection District. Specifically, no
impervious surfaces, walls, homes, roof drains or associated structures have been
located within the Non-disturbance zone. In addition, all homes will be tied to the
municipal sewer system, eliminating the need for additional septic fields and
possible nitrogen loading within the Watershed Protection District. The storm
water management system has also been designed to encourage recharge through
overland flow, and the use of fertilizer will be limited to organic methods with
reduced nitrogen content.
Attached you will find a written certification from the project engineer.
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Ms.Heidi Griffin
Carter Farm—Planned Residential Development
August 9,2002
Page S of 8
2. Proof that there is not reasonable alternative location outside the Non-
disturbance and/or Non--discharge buffer zones, whichever is applicable, for
any discharge, structure, or activity, associated with the proposed use.
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All homes, impervious areas, and utilities are shown in areas that are allowed by
right under section 4.136. The primary use that has triggered this special permit
review is the location of the access roadway and storm water management
features, including surface and subsurface discharge, drainage pond outlets, and j
associated grading within both the Non-disturbance and Non-discharge buffer
zones. These facilities have been so located as to minimize the grading and
earthwork required to complete the project and restore vegetative cover as quickly
as possible.
3. Evidence of approval by the Mass. DEP of any industrial waste water
treatment or disposal system, or any waste water treatment system of fifteen
thousand (15,000) gallon per day capacity.
All seventeen homes will be tied to the municipal sewer system. No on site
disposal of any kind is anticipated.
4. Evidence that all on-site operations including, but not limited to,
construction, waste water disposal, fertilizer applications and septic systems
will not create concentrations of nitrogen in groundwater, greater than the
Federal limit at the down gradient property.
No Nitrogen products will be used throughout the construction process. We
further propose to limit, through the conditions of a Special Permit Approval, the
use of fertilizer applications to those using organic methods with reduced nitrogen
content. As stated previously,the project will be tied to municipal sewer.
5. Projections of down gradient concentrations of nitrogen, phosphorous, and
other relevant chemicals at property boundaries and other locations deemed
pertinent by the SPCA.
We do not anticipate the projection of down gradient concentrations of either
nitrogen, phosphorous or any other relevant chemicals.
6. The SPGA may also require that supporting materials be prepared by other
professionals including, but not limited to, a registered architect, registered
landscape architect, registered land surveyor, registered sanitarian, biologist,
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Ms. Heidi Griffin
Carter Farm—Planned Residential Development
August 9,2002
Page 6 of 8
geologist or hydrologist when in its judgment the complexity of the proposed
work warrants the relevant specified expertise.
The project team, which helped in the preparation of these documents, consists of
the following professionals:
Huntress Associates, Inc. Registered Landscape Architects
MHF Design Consultants, Inc. Registered Professional Engineers
Epsilon Associates,Inc. Biologists, wetland/soil scientists, geologists
&hydrologists
We are to have these professionals in attendance at the required public
prepared
hearings to respond to any and all concerns raised by the board.
D. Specific requirements to be met for obtaining a PRD Special Permit
(Planned Residential Development -NAZB Section 8.5)
ITEM ALLOVfED PROPOSED
The number of units 17 lots, 1/2 acre min. 17 lots, %2 acre min.
Type/size Single family Single family
Ground Floor Area N/A 3000-3500sf+1-
Ground Coverage NIA <0.10:1
Open Space provided 35% (38.50 acres) 82% (90 Acres)
E. NAZB Section 10.31 SPGA findings to be met:
(Applicable for both PRD and Watershed Special Permit)
a. The specific site is an appropriate location for such use, structure or
condition.
As the property is zoned R-1, single-family residential lots of a 2 acre minimum are
allowed by right. This would translate conservatively to a seventeen lot
conventional subdivision with no preserved open space. This proposal looks to
reduce the minimum lot size to the allowed %2 acre under the PRD bylaw, and
maintain the density of seventeen lots, thus preserving approximately 82%, or 90
acres, of the property through a perpetual open space restriction to be held by the
Town of North Andover, or any other conservation organization acceptable to the
Town.
Ms. Heidi Griffin
Carter Farm—Planned Residential Development
August 9,2002
Page 7 of 8
b. The use as developed will not adversely affect the neighborhood.
The character of the project will reflect the rural aesthetic presently defined by the
surrounding Barker Farm, Mazurenko Farm, Carter Hill and undeveloped acreage
associated with both Hickory Hill and Settlers Ridge. The site design is
intentionally understated, so as not to overpower the rural character of Bradford
Street.
C. There will be no nuisance or serious hazard to vehicles or pedestrians.
Sufficient on site parking has been provided for the proposed multi-purpose
athletic fields. The development of seventeen single-family homes will have a
negligible impact on the present traffic volumes associated with Bradford Street.
d. Adequate and appropriate facilities will be provided for the proper operation
of the proposed use.
The project will extend roadways and utilities at its own cost. Each home will be
provided with a sewer and water connection, minimizing the chance of unwanted
pollutants entering the groundwater within the watershed. The project also intends
to provide the Town of North Andover, acting through its Conservation
Commission, a conservation easement to all open space.
e. The SPGA 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.
The PRD bylaw was enabled to encourage the preservation of land, reduction of
impervious surface and minimization of require public infrastructure to service new
developments. This project has specifically met these objectives through the
following efforts:
i. Preservation of 90 acres within the watershed protection district;
2. Preservation of the rural character along Bradford Street;
3. Preservation of existing grades, views, mature vegetation, and;
4. Provision of both active and passive open space for the use of the
Town of North Andover.
We are confident that the plans and supporting information we have submitted are in keeping with
the general intent of the North Andover Zoning Bylaw, and are in the best interest of the
neighborhood and the Town of North Andover. For these reasons, we request that the Planning
Board issue a Watershed Special Permit, Planned Residential Special Permit, and a Definitive
Subdivision Approval for the proposed project.
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Ms.Heidi Griffin
Carter Farm—Planned Residential Development
August 9,2002
Page 8 of 8
III
We appreciate your time and consideration with regard to this matter and we look forward to
working with you throughout the approval process. Please feel free to contact my office with any
further questions or concerns.
Sincerely,
Hun ress As oc' tes, Inc.
Chri C. Huntress
Landscape Architect
CC: T. Zahoruiko, Tara Leigh Development Corp.
M. Howard, Epsilon Associates, Inc.
M. Gross, MHF Design Consultants j
Form C
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Application For Definitive Subdivision Approval
9 A 8: 11
Received; Town of North Andover Town Clerk (Date Stamp)
Stamp three (3) forms with the Town Clerk. -File one (1) with the Town:Clerk and one
(1) with the Planning Department.
To the Planning Board:
The undersigned, being an applicant under Chapter 41, 8 1-T and 8 1-U, MGL, for
approval of a proposed subdivision plan,.hereby submits a Definitive Plan and makes '
application for approval to the North Andover Planning Board:
The undersigned hereby applies for the approval of said Definitive plan by the Board, and
in furtherance thereof hereby agrees to abided by the Board's Rules and Regulations.
The undersigned hereby further covenants and agrees with the Town of North Andover,
upon approval of said Definitive plan by the Board:
a. To install the utilities in accordance with the rules and regul I ations of the
Planning Board,Department of Public Works, the Board of Health, and all
general as well as zoning by-laws of said Town, as are applicable to the
installation of utilities with the utilities within the limits of ways and
streets;
b. To complete and construct the street or ways and other improvements
shown thereon in accordance with Section V and VI of the Rules and
Regulations of the Planning Board, including all Appendices (I-VI) and
Figures (1-27), and the approved Definitive,plan, profiles and cross-
sections of the same. Said plan,profiles, cross-sections and construction
specifications are specifically, by reference,incorporated hereing and
made a part of this applica'tion. This application and the covenants and
agreements herein shall be binding upon all heirs, executors,
administrators, successors, grantees of the whole or part of said land, and
assigns of the undersigned; and
C. To complete the aforesaid installations and construction within two (2)
years from the date hereof.
1. Name of Applicant: TrAi-cAIe'iADP_\rdo
Address: 11
U ji c 'I 1J, ctt�Q A I gqS
Signature of Applicant.*
2. Name of Subdivision: 6.4 R T , A
3. Description of Premises:
S456
4. Address of Property Being Affected: e-'AKT R fA A A J d 13 sT.
Zoning District:
Assessors: Map#__ G? Lot# !� i 13f)
S. Deed Reference: Book , Page 30
and
--�exmt�fient�-of—'Fi tie�o,
6. Name of Surveyor i ngineer:
Address: 3 S a �.� I S 034� r
Easements & Restrictions of Record (Describe & Include Deed References):
7. Preliminary Plan Submitted?- ; Plan Approved?
Date
Signature of Owner(s);
Address: .5�` 7,
t i 'j t [ t
FORM D
DESIGNER ' S CERTIFICATE
� 7g YoeZ- E
TO THE PLANNING BOARD OF THE TOWN OF NCH AN
In prepari n,g the plan er,,ti tled
I hereby certify that the above named plan and accompanying, data is trice,
and correct to the accuracy required by the current Rules and Regulation
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 :
�19N1G1d P. Ca�T to CC[� Vz. � l.T`( Tf2U4s�
1 . Deed from .
dated �Z. Z gG=' -- and r e c o r d-e d in the ti:. 5e7 C ZV_ZrNST2.h'
aFD "`�J5 p►� cC ) Reg istrY in Book 214a3 page 221
2 , Other plans , as follows L�'r�
3 . Oral information furnished by
4. Actual measurement on 'the around from a starting point established
by
5 : Other Sources
Signed
(seal of Engineer or
( Registered Professional Engineer or
Surveyor ) Registered Land Surveyor
NIWF uz-o CS3)WLTAIJVS , Luc ,
OF R14540.
y .a 1 ►W� .�l L► rSw �� O t 5'
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`S r,� nsro�Hr n �n A d d r e s s
L 0-5 f RANCHER r+
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Town of North Andover, Zoning Board of Appeals
Parties of Interest/Abutters Listing
RE,QUIRE MGL 40A, Section 11 states in part " Parties in Interest as used in this
chapter shall mean the petitioner, abutters, owners of land directly opposite on any public or
private street or way, and abutters to abutters within three hundred (300) feet of the
property line of the petitioner as they appear on the most recent applicable tax list,
notwithstanding that the land of any such owner is located in another city or town, the
planning board of the city or town, and the planning board of every abutting city or
town."
Applicant's property, list by reap, parcel, name and address (please print clearly
and use black ink.)
MAP PARCEL NAME ADDRESS
ABUTTERS PROPERTIES
MAP PARCEL NAME ADDRESS
.. -'1 � rt s er e C I'll Pee-I nmsi Ptint 4, z90 , '00T
of N <Q. ex . S}• N,f{. Ci�'4r
10 L 1614p; kv-ar- rq,4 019Vy
6 f �� F, l Utt 1C tif5(li C. 4���•f ��i1 �}SS�QIf✓e .JI . /v A . -0f,�ur
�' D c.LY1 L'� 1 y3�f R�L ?_y i�lli t�c��i-ilra'� F oF',.,,. LL7V�G� 1';1►� (?l i I
THIS INFORMATION WAS OBTAINED AT THE ASSESSORS OFFICE AND
CER 'MID BY THE ASSESSORS OFFICE BY:
DATE
SIGNATURE PAGE OF
Cortiiie late Q
B d of Ass or h Ando r
BOXF'ORD, MA
2 Owner-s Name Co Owners Name Address City ST Zip Parcel Location
0 BARKER JR GEORGE R 1267 OSGOOD ST NO ANDOVER MA 01845 BARKER RD
0 PEARL JACK R P O BOX 120 WEST BO$HORD MA 03.885 BARKER RD
0 BARKER SR GEORGE R 1267 OSGOOD ST N ,A,NDOVER MA 01845 BARKER RD
0 STRONG WILLIAM S TV ✓ C/O ANNE M RENSHAW 2910 MILITARY RD N W WASHINGTON DC 20015 LOTS BRADF'ORD ST
0 BROWN RICHARD a NO. ANDOVE.R/ V BOSPORD DEVELOPMENT LLC 4 CREST DRIVE METHUEN MA 01844 BRADFORD ST
0 STERN GEORGE B t,� 243 NECK ROAD HAVERHILL NA 01830 179C LAKE SHORE RD
0 MARTIN GARY TE f MARTIN KARE2i
� 179C LAKESHORE RD BO%FORD MA 01921 179C LAKE SFIORE RD
0 MSLILLO CHRISTOPAER TE
f MELILLO LISA 128 ESSEB STREET SAUGUS MA 01906 179A LAKE SHORE RD
CEKI FIED. Copy
$OXFORD, MA
Map Block Lot IInit ? Owner-s Dame Co Owner-9 Name Address Cit3
03 01 01 0 BARKER JR GEORGZ R 1267 OSGOOD ST NO 2
01 01 02 0 PEARL JACK R P O BOX 220 WEST
04 01 02 0 BARKER JR GEORGE R 1267 OSGOOD ST N Al
04 01 03 0 STRONG WILLIM S TR C/O ANNE M RENSHAW 2910 MILITARY RD N W WASk
04 01 04 0 BROWN RICHARD & NO. ANAOVSR/ BOXFORD DEVELOPMENT LLC 4 CREST DRM NgM
09 01 01 2 0 STERN GEORGE B 243 NECK ROAD HAVI
09 01 01 2 0 MARTIN GARY TE MARTIN KAREN 179C LMMSHORE RD BOXP
09 01 01 3 0 MELILLO CHRISTOPHER TE MELILLO LISA 128 845EX STREET SAIId
Record Count: 8
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S/ 9/02 10:39:46AM
A� dwoo
MEOW ffilm
103 Stiles Road •Suite One• Salem, Now Hampshire 03079
MHF Design Consultants, Inc. TEL(603)893-0720 e FAX(603)893-0733
August 9, 2002
North Andover Planning Board
C/o North Andover Community Development and Planning
27 Charles Street
North Andover, Massachusetts 01845
Re: Waiver Requests/Carter Farm Subdivision
MHF # 110900
Dear Board Members:
On behalf of Tara Leigh Development, LLC,this letter serves as a request for several
waivers from the Rules and Regulations Governing the Subdivision of Land of the Town
of North Andover for the above referenced project located off Bradford Street in North
Andover. The waiver request is from Section 7 Subdivision Design Standards and are
identified as follows:
1. A, Streets ,2) Width,paragraph a
The proposed Row width is 40 feet where 50 feet is required.
2. A. Streets , 2) Width,paragraphs c and d
The cul-de-sac design has a 60' diameter island with a 120'diameter ROW where a
200' diameter Row is required.
3, A. Streets , 3) Grade,paragraph a
The maximum road grade allowed is 6%. We are requesting a waiver for the
following sections of roadway:
8%from Sta 1+00 to Sta 2+50
7.13%from Sta 8+50 to Sta10+50
4. A. Streets , 4)Dead End Streets,paragraph a and c
The proposed length of the cul-de-sac street is approximately 1700 feet where a
maximum of 800 feet is allowed.
5. C. Shoulders ara a h 1
8' shoulders are required. We are requesting a waiver for a reduced shoulder width of
5 feet in the area of the wetland crossing.
ENGINEERS PLANNERS SURVEYORS
Romw Mao REW
raiannecxr
MHF Design Consultants, Inc.
These waivers are being requested as a result of this project being developed in the
Watershed Protection District Overlay under the Planned Residential Development
guidelines and would respectively request the Planning Board give consideration to
granting these waivers for the project.
Sincerely ours
M F D I
C S, INC,
Mark
o
Principal
Cc: Mr. Thomas Zahoiuiko,Tara Leigh Development, LLC
Page ] of Watershed Special Permit Application
Town of North Andover Planning Board,,';i,,
Application for Watershed Special Permjt
Please type or print clearly.
1. Petitioner: Tara Leigh Development,LLQ,
Petitioner's Address: 185 Hickory Hill Road,North Andover MA 01845
Telephone number: 978,687.2635 phone 97809.23 10 fac ...................
2. Owners of the Land: Tara Leigh Development, LLC
Address: 185 Hickory Hill Road,North Andover MA 01845
Number of years of ownership: I year
3. Description of Proposed Project:
The proposed project consists of the development of seventeen single family homes,a village
green,playground and three multi-purpose athletic fields with associated parking.The total open
space preserved is 82%(90 acres)of the total parcel size(110 acres), In an effort to minimize
groundwater impact,all seventeen homes will be connected to the municipal sewer system. The
development team recognizes that this parcel is unique in its ecological and aesthetic value to the
Lake Cochichewick Watershed.Understanding this,we have limited the impact to any wetland or
buffer zone to those listed below:
a. Conservation Zone(within 75' of all wetland resource areas)
I Public sewer line crossing. See attached plans for specific details.
2. Roadway Access
(Allowed Use—Section 4.136 para 3d)
b. Non-Disturbance Buffer Zone(between 75'and 150'of all wetland resource areas)
1. Stormwater management including surface and subsurface discharge,drainage
pond outlet,and associated grading. See attached plans for specific details.
2. Gravel parking area and parking overflow associated with multi-purpose fields.
3. Roadway Access,
(Uses allowed by Special Permit—Section 4.136 para 3c)
C. Non-Discharge Buffer Zone(between 150' and 400' of all wetland resource areas)
I Roadway,driveways,homes,utilities,associated fieldstone walls,multi-purpose
athletic fields,village green and associated site grading. See attached plans for
specific details. (Allowed Use—Section 4.136 para 3 b)
2. Stormwater management including surface and subsurface discharge,drainage
pond outlet,and associated grading, (Use allowed by Special Permit—Section
4.135 para 3b(ii))
4. Description of Premises:
The property is presently undeveloped,containing 110 acres(+/-)typical of the rural New
England landscape. The frontage along Bradford Street is approximately 2380' (+/-). The
existing topography ranges fiom a high point of 220' at the north end of the site,to 130' at the
center of the site. The south field is both forested and open and not presently maintained on a
regular basis.The northern most boundaries are defined with a mix of deciduous and evergreen
vegetation,and the frontage along Bradford Street is defined by mature deciduous trees and a
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Page 2 of 3 Watershed Special Permit Application
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woody plant understory.The property is zoned R-1,and is within the Lake Cochichewick E
Watershed.
5. Address of Property Being Affected: Carter Farm—Bradford Street North Andover
Zoning District: Residential One R-1
Assessors: Map: 62 Lot# 2& 138
Registry of Deeds: Book#: 4791 Page# 301
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6. Existing Lot:
Lot Area(Sq.Ft) 110 Acres BuildingHeight: NIA
Street Frontage: 2380' +1- Side Setbacks: NIA
Front Setback: NIA Rear Setback: N/A
Floor Area Ratio: N/A Lot Coverage: NIA
7. Proposed Lot(if applicable):
Lot Area(Sq.Ft) 21,780 sf(min,) BuildingHeight: 30'J 2.5 stories
Street Frontage: 100'min, Side Setbacks: 20'min.
Front Setback: 20'min. Rear Setback: 20'min
Floor Area Ratio: NIA Lot Coverage: NIA
8. Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.Ft) 21,780 sf(min.) BuildingHeight: 30'f 2.5 stories
Street Frontage: 100'min. Side Setbacks: 20'min.
Front Setback: 20'min, Rear Setback: 20'min
Floor Area Ratio: NIA Lot Coverage: NIA
9. Existing Building(if applicable):
Ground Floor(Sq.Ft.) NIA #of Floors NIA
Total Sq.Ft. NIA Height: N/A
Use:No existing structures on site. Type of Construction:NIA
10. Proposed Building:
Ground Floor(Sq.Ft.) 3000-3500 sf(+/-) #of Floors 2,5 stories
Total Sq.Ft. NIA Height: 30'max
Use: Single family residential homes. Type of Construction: Wood frame
it. Has there been a previous application for a Special Permit from the Planning Board on these
premises?Yes If so,when and for what type of construction? Spring 2002—Single Family
Home Construction.
12. Section of Zoning Bylaw that Special Permit Is Being Requested:
NAZB Section 4.136-(Watershed Protection District)
NAZB Section 10.3—(Special Permit)
13. Petitioner and Landowner signature(s): Every application for a Special Permit shall be made on
this form,which is the official form of the Planning Board. Every application shall be filed with
the Town Clerk's office. It shall be the responsibility of the petitioner to furnish all supporting
documentation with this application. The dated copy of this application received by the Town
Clerk or Planning Office does not absolve the applicant frorn th' responsibility. The petitioner
shall be responsible for all expenses for filing and legal notih on. Failure to comply with
application requirements,as cited herein and in the Plannin�B and Rules and Regulations may
result in a dismissal by the Planning Board this applicatlo as incomplete.
Petitioner's Signature: �'74
Print or type name here: a as D.Zahoruiko—Tara Leigh Development,LLC.
Page 3 of 3 JW hed Special Permit Application
Owner's Signature:
Print or type name here: Th as D.Zahoruiko—Authorized agent for owner
I
14. Please list title of plans and documents you will be attaching to this application.
Plans: Special Permit and Definitive Subdivision Plan for Caller Farm Subdivision
Bradford Street—North Andover,Massachusetts 01845
Dated: August 9,2002
Prepared by: MHF Design Consultants
103 Stiles Road, Suite 1
Salem New Hampshire 03079
Sheets: I through 22
Reports,Attachments and filing fees
• Drainage Report-Prepared by MHF Design Consultants.
• Watershed Special Permit Filing Fee: $ 100.00
• PRD Special Permit Filing Fee: $ 1,900.00
• Project Review Fees: $ 6,000.00
• PRD Special Permit Application-NAZB Section 8.5
• Special Permit Development Statement
• Definitive Subdivision Application
i. Form C
ii. Form D,Designers Certificate
iii. Abutters List.
iv. List of Requested Waivers
v. Statement of Environmental Impact
i
AIRMEW
— = _ 103 Stites Road m Suite One.Salem, New Hampshire 03079
MHF Design Consultants, Inc. TEL(603)893-0720 m FAX(603)893-0733
August 9,2002
North Andover Planning Board
C/o North Andover Community Development and Planning
27 Charles Street
North Andover, Massachusetts 01 845
Re: Watershed Certification/Carter Farm Subdivision
MHF# 110900
Dear Board Members:
On behalf of Tara Leigh Development, LLC,this letter serves as our certification that
there will not be any significant degradation of the quality or quantity of water in or
entering Lake Cochichewick. The site has been designed specifically to minimize the
impact of the project to the buffer zones associated with the Watershed Protection
District. Specifically, no impervious surfaces, homes, roof drains or associated structures
have been located within the Non-disturbance zone. In addition, all homes will be tied to
the municipal sewer system,eliminating the need for additional septic fields and possible
nitrogen loading within the Watershed Protection District. The storm water management
system has also been designed to encourage recharge through overland flow, and the use
of fertilizer will be limited to organic methods with reduced nitrogen content.
Should you have any questions,please feel free to contact me at your convenience.
Sincerely yours
MHF DESIGN CONSULTANTS,INC.
i
Fr 4. nteiro, P.E.
Prii
Cc: Mr. Thomas Zahoruiko, Tara Leigh Development, LLC
ENGINEERS PLANNERS SURVEYORS
Pagel of PRD Special Permit Application
Town of North Andover Planning ioa�a��' ) I
i m-uVI F i;"�
Application for PRD Special Permit:
6JEUZ 9 A 8% 1 2
Please type or print clearly.
1. Petitioner: Tara Leigh Development,LLC.
Petitioner's Address: 185 Hickory Hill Road,North Andover MA 01845
Telephone number: 978.687.2635 phone 978,689.23 10 Ax
2. Owners of the Land: Tara Leigh Development,LLC
Address: 185 Hickory Hill Road,North Andover MA 01845
Number of years of ownership: I year
3. Description of Proposed Project:
The proposed project consists of the development of seventeen single family homes,a village
green,playground and three multi-purpose athletic fields with associated parking.The total open
space preserved is 82%(90 acres)of the total parcel size(110 acres). In ati effort to minimize
groundwater impact,all seventeen homes will be connected to the municipal sewer system. The
development team recognizes that this parcel is unique in its ecological and aesthetic value to the
Lake Cochichcwick Watershed.
4. Description of Premises,-
The property is presently undeveloped,containing 110 acres typical of the rural Now
England landscape. The frontage along Bradford Street is approximately 23 80' (+/-). The
existing topography ranges fi-orn a high point of 220' at the north end of the site,to 130'at the
center of the site. The south field is both forested and open and not presently maintained on a
regular basis.The northern most boundaries are defined with a mix of deciduous and evergreen
vegetation,and the frontage along Bradford Street is defined by mature deciduous trees and a
woody plant understory. The property is zoned R-1,and is within the Lake Cochichewick
Watershed.
5. Address of Property Being Affected: Carter Farm—Bradford Street,North Andover
Zoning District: Residential One(R-1)
Assessors: Map: 62 Lot# 2& 138
Registry of Deeds: Book#: 4791 Page# 301
6. Existing Lot:
Lot Area(Sq.Ft) 110 Acres BuildingHeight: N/A
Street Frontage: 2380'+/- Side Setbacks: N/A
Front Setback: N/A Rear Setback: N/A
Floor Area Ratio: N/A Lot Coverage: N/A
7. Proposed Lot(if applicable):
Lot Area(Sq.Ft) 21,780 sf(min.) BuildingHeight: 30' 2.5 stories
Street Frontage: 100'min. Side Setbacks: 20' min,
Front Setback: 20'min. Rear Setback: 20'min
Floor Area Ratio: N/A Lot Coverage: N/A
8. Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.Ft) 21,780 sf(min.) BuildingHeight: 30' 2.5 stories
Page 2 of 3 PRD Special Permit Application
Street Frontage: 100'min. Side Setbacks: 20' min.
Front Setback: 20'min. Rear Setback: 20'min
3
Floor Area Ratio: NIA Lot Coverage: NIA
9. Existing Building(if applicable): l
Ground Floor(Sq.Ft.) NIA 9 of Floors NIA
Total Sq.Ft. NIA Height: NIA
Use:No existing structures on site. Type of Construction:NIA i
10. Proposed Building:
Ground Floor(Sq.Ft.) 3000-3500 sf(+1-) #of Floors 2.5 stories
Total Sq.Ft. N/A Height: 30'max
Use: Single family residential homes. Type of Construction:Wood frame
11. Has there been a previous application for a Special Permit from the Planning Board on these
premises?Yes If so,when and for what type of construction?Spring 2002-Single Family
homes within the Watershed Protection District.
j
12. Section of Zoning Bylaw that Special Permit 1s Being Requested:
NAZB Section 8.5 (Planned Residential Developments-PRD)
NAZB Section 10.3(Special Permit)
13. Petitioner and Landowner signature(s):Every application for a Special Permit shall be made on
this form,which is the official form of the Planning Board. Every application shall be filed with
the Town Clerk's office. It shall be the responsibility of the petitioner to furnish all supporting
documentation with this application. The dated copy of this application received by the Town
Clerk or Planning Office does not absolve the applicant from this responsibility. The petitioner
shall be responsible for all expenses for filing and legal notificatio . Failure to comply with
application requirements,as cited herein and in the Planning Bodi ules and Regulations may
result in a dismissal by the Planning Board of this application a ncomplete.
Petitioner's Signature: -�
Print or type name here: Tho s D. Zahorui _Tara Leigh Wyelopment,LLC.
Owner's Signature:
Print or type name here: Thomas D.Zahoruiko-Tara Leigh Develo ment LLC.
14. Please list title of plans and documents you will be attaching to this application.
Plans: Special Permit and Definitive Subdivision Plan for Carter Farm Subdivision
Bradford Street—North Andover,Massachusetts 01845
Dated: August 9,2002
Prepared by: MHF Design Consultants
103 Stiles Road,Suite I
Salem New Hampshire 03079
Sheets: t through 22
Reports,Attachments and filing fees
+ Drainage Report-Prepared by MHF Design Consultants.
Page 3 of 3 PRD Special Permit Application
e
E
Watershed Special Permit Filing Fee: $ 100.00
• PRD Special Permit Filing Fee: $ 1,900.00
• Project Review Fees: $ 6,000.00
• Watershed Special Permit Application-NAZB Section 4.136
• Special Permit Development Statement
Definitive Subdivision Application
i. Form C.
ii. Form D,Designers Certificate
iii. Abutters List.
iv. List of Requested Waivers
v. Statement of Environmental hnpact