HomeMy WebLinkAbout1987-10-22 Jerad Place II MODIFICATION Approval DEF SUB 10/1/1987 OFFICES OF: fir' °m Town of 120 Main Street
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HEALTH
PLANNING PLANNING & COMMUNI'I'Y DEVELOPMENT
KAREN H.P. NELSON, DIRECTOR
MEMORANDUM
TO: Planning Board
FROM: Scott A. Stocking
RE: Approval of Jerad II Modification
RATE: October 1 , 1987
Based upon my conversations with Bob Neve and Robert Janusz
the following changes need to be made to the Conditional
Approval granted by the Board on March 2 , 1987:
1) Remove the following conditions since they have been
acted upon by the applicant in the modification:
Conditions 2 , 3 , 4 , 5 , 14 , 18 , 19 , 20 , 22, 24 , 29 ,
30 , 32 , 33 , 34 , 35 , 36 , 37 , and 38 .
2) All other conditions contained in the original
decision shall remain as written.
The Board should be advised that this subdivision as shown
is unlikely to receive Conservation Commission approval and
will be resubmitted to the Board for another modification
based upon the Order of Conditions issued. In addition the
town has been very active in obtaining a revised road net-
work involving this subdivision, Seven Oaks, and the Milco
property. It is likely that additional modifications will
be needed in this subdivision due to that effort.
i It
Notice to APPLICANT/TOHN CLERK and Certification ctibw of Planning Board
on Definitive Subdivision Plan entitled:
JERAD PLACE II
By: Thomas Neve Associates da&4 NqO4rci 19 , , 9 19 96
The North Andover Planning Board has voted to APPROVE said plan, subject to the
following conditions:
1. That the record owners of the subject land forthwith execute and record
a "covenant running with the land", or otherwise provide security for the con-
struction of Kays and the installation of municipal services within said sub-
division, all as provided by G.L. c. 41, S. 81-U.
2. That all such construction and installations shall in -all respects
conform to the governing rules and regulations of this Board.
3. That, as required by the North Andover Board of Health in its report to
this Board, no building or other structure shall be built or placed upon Lots
No. as shown on said Plan without the prior
consent of said Board of Health.
4. Other conditions:
See attached.
r
In the event that no appeal shall have been taken from said approval within
twenty days from this date, the North Andover Planning Board will forthwith
thereafter endorse its formal approval upon said plan.
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FORTH ANDOVER PLANNUG BOARD
Date: April 10 , 1987 By: Erich W. Nitzsche, Chairman
FORM C RECEIVCC'
DAMEL LO4G
APPLICATION FOR APPROVAL OF DEFINITVVI j 4�_ i jjOVER
N4.Y4��eiZcV �f9e86 19
To the Planning Board of the Town of North Andover:
The undersigned, being the applicant as defined under Chapter 41., Section
,81—L, for approval of a proposed subdivision shown on a plan entitled
Definitive subdivision plan of "Jerad Place II"
by Thomas E. Neve Assoc. Topsfield. MA dated Novpmber 19 . 1996
being land bounded as follows: Northerly by Candlestick ck Road and ,
Spinning Wheel Estates, Easterly by Mosquito Brook watershed and land
of Brickus; southerly and westerly by Forest Street and land of Miller.
hereby submits said plan as a DEFINITIVE plan in accordance with the Rules and
Regulations of the North Andover Planning Board and makes application to the
• Board for, approval of said plan.
Title Reference: North Essex Deeds, Book 1992 , Page 239 ; or
Certificate of Title No. , Registration Book , page ; or
Other:
Said plan has(x) has not( ) evolved from a preliminary plan submitted to
the Board of April 22 19 86 and approved (with modifications) (x)
disapproved ()oa JulrZ1 19 ..8Ii.•
The undersigned hereby applies for the approval of said DEFINITIVE plan
by the Board, and in furtherance thereof hereby agrees to abide 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:
1. To install utilities in accordance with the rules and regulations of the
Planning Board, the Public Works Department, the Highway Surveyor, the
Board of Health, and all general as well as zoning by—laws of said Town,
as are applicable to the installation of utilities within the limits of
ways and streets;
�. 2. To complete and construct the streets or ways and other improvements shown
thereon in accordance with Sections Iv and V of the Rules and Regulations
of the Planning Board 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 herein and made
a part of this application. This application and the covenants and agree—
ments 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
3. To complete the aforesaid installations and construction within two (2)
years from the date hereof. f
Received by Town Clerk:" x1p, /F
Date: Signature o p ieant
Time: * D
Signature:
Address ��7) 97S
JERAD PLACE II
CONDITIONAL APPROVAL
MARCH 2 , 1987
A. All Planning Board order of conditions are to be placed on the
recorded definitive plan, (cover sheet) prior to signature at a
Planning Board Meeting .
B . Prior to signing the definitive plans all executed deeds of
easements and parcels shall be submitted to the Planning Board
and held in escrow until completion. At the time of completion
and prior to final security release , . the developer shall
execute such documents for the Town.
C. A certified document shall be submitted to the Planning Board
after the completion od each phase verifying that all utilities
(including electric , telephone , sewer , and cable) have been
installed prior to binder coat of application. Installation
shall be in accordance with plans and profile prior to the
release of any lots.
1. A Notice of Intent shall be filed with the NACC as required
under Chapter 131 - Wetlands Protection Act, and local
Conservation Commission regulatons and any changes required may
be cause for reconsideration. All wetlands shall be properly
located in accordance with Chapter 131 and shown on the
Definitive Subdivision Plans at the time of submittal.
m
Lot 10-A should be changed to eliminate parcel A, and to become
V lot 10 without the rounded corner . Eliminate the easement from
mm the cul-de-sac on lot 10-A (10 ) .
(V1�3. Placement of houses, septic systems , and lot grading are to be
U shown in accordance with the Subdivision Rules and Regulations ,
Section 3 , K, as part of the final topographic grading plan of
the subdivision. Sufficient information will be provided to
enable the Planning Board to determine that surface run-off
from adjacent areas does not cause detrimental damage to other
lots and or areas within or adjoining the subdivision.
0n4. There will be no common driveways or driveway easements in the
subdivision without a Special Permit from the Planning Board .
5 . Each-dwelling unit will be serviced by its own driveway across
it ' s own lot from the street where it has legal frontage unless
otherwise approved by the Planning' Board . Any driveway
easement in the Subdivision must have Planning Board approval .
6 . Temporary cul-de-sac language for the easement should be
included. Note on the recorded plan that the Sugarcane Lane
may become a through Street in the future under the Subdivision
Control Law. At that time the temporary turnaround easement
shall be removed from lots 29 and 30 . All pavement and
utilities within temporary turnaround easements with the
exception of driveway and services to dwellings on lots 29 and :
30 will be removed and the area loamed and seeded .
7 . The temporary cul-de-sac on lots 9 and 10 Candlestick Road
shall be removed. Pavement and utilities within shall be
removed and temporary easement area shall be loamed and seeded.
8 . Recorded plans shall be revised to show drainage easements with
metes and bounds to include drainage to a waterway and include
headwalls and detention ponds .
9 . No lot (s) or group of lots will be released from the Statutory
covenant until all street utilities have been installed to the
satisfaction of the Division of Public Works. and further that
certification and an As-Built plan and profile shall be
submitted for approval to the Planning Board indicating that
all drainage has been installed in accordance with the approved
plans . In the event any drainage has not been installed with
the approved plans, the Design Engineer shall substantiate with
revised drainage computations that the incorrected installation
shall not adversely effect any downstrea, abitter amd/or the
overall drainage design of the subdivision to the satisfaction
of the Planning Board. The as-built plan and certification
shall include all utilities installed within the street ,
including , but not limited to drainage , sewer , gas , water ,
telephone , fire, cable and electric and further that all
detention basins and off street drainage has been completed
satisfactorily.
10 . No lot (s) or groups of lots shall be released from -the
Statutory Covenant until the binder coat of bituminous pavement
has been placed to the satisfaction of the Division of Public
Works and certification from the Design Engineer certifies the
horizontal and vertical location of the binder, coat is in
conformance with the approved plans.
11. No lot (s) or group of lots shall be released from the Statutory
Covenant unless the Conservation Commission has approved such
lot construction and has issued either a Negative Determination
or an Order of Conditions on such lot or if neither is
applicable has informed the Planning Board that such lot is not
governed by Chapter 131.
12 . The As-built and Acceptance plans shall be accompanied by a
Certificate of Compliance from a Registered Professional
Engineer certifying that the grades on all lots and streets
have been established in compliance with the Definitive Plans
and that such grades do not create adverse drainage patterns
onto adjoining lots, streets and/or abutters.
13 . Developer shall reserve the fee in the roadway from any lot
m �
conveyance.
G�14 . The Record and Topographic plans will indicate the 100 year
flood elevation in each respective area that is subject to
flooding in accordance with the rules and regulations .
15 . Candlestick Lane and Jerad Place Road will be constructed and
brought to binder and connected to Forest Street prior to any
construction being started on Sugarcane Lane. In other words ,
the through road is to be in place prior to any other roads.
16 . The developer shall submit to the Planning Board an erosion
control plan.
17 . In accordance with the Rules and Regulations , there shall be no
driveway curb cuts constructed in the locations of catch basins
or stone bounds. Prior to release of any security, any and all
driveways so constructed , whether by , the developer and
individual owners, shall be removed and reconstructed elsewhere
as approved by the Planning Board at the developers expense .
This conditions shall be placed in the statutory covenant.
0 18 . Plans will indicate the installation of the water main on the
profile sheets in accordance with the rules and regulations .
9 . Additional hydrants may be required at the front of any lots
that will have dwellings situated more than 300 feet from the
40 .
street line with the approval. of the Fire Chief.Definitive construction plans and specifications are to include
existing topographic data , top of headwall elevations for the
wetland crossings on lot 23 and lot 37 . The developer will
provide cross sections .
21. Granite curbing shall be installed along siding where roadway
grade is steeper than 4% .
The catch basins drainage in front of lot 9 on Jerad Place I
plans shall be shown on Jerad Place II plans between lots 10-A
and 9 . There should be two catch basins , only one is shown.
23 . A bond in the amount of $24 ,000 shall be posted for the as
built plans, based on their acceptance .
A4 . All test pit data including spring water tables will be shown
on the Definitive Plans.
25 . Proper sight distance easements will be provided as necessary
and/or required at the roadway intersection with Forest Street.
26 . The applicant shall confer with the Department of Public Works ,
the Highway Surveyor , the Tree Warden, the Fire Department and
the Planning Board regarding the widening of Forest Street and
the provision of safe access to the subdivision including
adequate site distances . The Planning Board shaft approve the
i
final road alignment and insure that appropriate sight
easements are obtained and recorded. Also, there shall be no ...
tree cutting in the public way except as in accordance with
MGL , Chapter 81 and the approved subdivision plan.
27 . The applicant shall comply with the Tree Wardens recommendation
dated April 30 , 1986 requiring security in the amount of
.$14 ,000 to preserve existing trees and for new planting .
28 . In accordance with the Fire Chiefs recommendations :
- Fire hvdrants must be installed at 500 foot intervals .
- Hydrant shall be relocated to the end of the cul-de-sac of
the proposed subdivision.
Lot numbers are to be posted during construction .
Permanent house numbers shall be posted on dwellings prior
to occupancy.
- No open burning is to be permitted except during open
burning season under the Fire Departments regulations.
All builders must comply with the Fire Departments
underground fuel storage regulations.
29 A definitive plan submittal shall provide a detailed program of
phasing the total development acceptable to the Board . No
construction shall take place prior to endorsement of said
program.
Gr) 0 . A detail tree plan in accordance with Section V,K, and IV. 1
shall be submitted with the definitive plan for review and
approval by the Planning Board and Tree Warden prior to
endorsement. ' Said plan shall be designed to preserve existing
trees as much as possible .
31. A stump pit burial plan shall be submitted to the Board and
Highway Surveyor for review and approval prior to any on site
construction.
Definitive subdivision plans of Phase I and Phase II show
different property lines and appear to subdivide and landlock
other land of the developer to the rear of lot 27 . Applicants
professional land surveyor will clarify and certify to the
Planning Board ' s satisfaction where the Janusz property lines
lie and adjust as necessary to include all property of the
applicant for further review of the Planning Board. The plans
shall show the balance of the Janusz property, and demonstrate
that there is legal frontage and that the property is not
landlocked. This information may be shown on the key map.
�1Q3Dvt� Drainage computations as submitted for the Definitive
DP6 ,O,subdivision plan are unacceptable to the Planning Board for the
�� following reasons :
1° � oQ
1. Pages shall be numbered and ponds referred to will be labled.
2. Computations will be provided for stage storage discharge of
the various detention ponds .
3 . Detention pond at lot 23 does not appear to contain the
correct watershed area and no comparison for existing flows
at this design point is presented therefore it is unclear
whether or not this detention pond is mitigation.
4 . Runoff of lots 8 & 9 of Phase I and of lots 26 , 27 and 28 of
Phase II flow unmitigated into the Mosquito Brook wetland
area. The applicant is required to mitigate the increased
rate of runoff from development of these lots on Phase IT ,.
Phase I stands by itself and can not be used for Phase II
since this sites runoff bypasses the detention on Phase I and
rather a portion of Phase I may indeed flow onto Phase II .
Insufficient data has been presented to prove otherwise .
5. Drainage computations are also unacceptable due to the fact
that 13 of the proposed 26 lot subdivision has runoff
directed away from the detention ponds and mitigation is not
addressed in those areas.
/ Revision to the Definitive subdivision plans do not preclude the
possibility that the Planning Board will not have additional
comments on impacts of revisions or changes .
�. Any changes in the approved definitive plan which occurs during
construction in regard to the road profiles, horizontal or
vertical locations of drainage and any other roadway changes ,
will be brought to the Planning Board for review prior to
`A implementation.
�� 36 Adequate sidewalks shall be provided by the applicant at the
discretion of the Planning Board after it receivers input from
the Department of Public Works and other pertinent town
departments concerning the need for sidewalks in this section of
C37
Town.
C0 In order to provide for the common welfare , convenience and
safety of future inhabitants of the subdivision, and to preserve
important site features, the applicant shall submit to the
Planning Board for its approval an appropriate plan ' which'
provides for open space for parks and/or recreation. .
Plans and profiles will be revised to provide a connection to
the Seven Oaks subdivision owned by Brickus such that a
cul-de-sac be avoided in the said Seven .Oaks development.
E • The Planning Board would like to recommend that the proposed
site would be suitable for a Cluster Development based on the
site situation. Although cluster zoning is not an
alternative at present, the Board is of the position that if
passed, this site would be accomodating to cluster housing .
INS
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Board of Public Works
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