HomeMy WebLinkAbout2004-04-22 Preliminary Plan DENIAL "°oT"
Town of North Andover o�
Office of the Planning Department
Community Development and Services Division,
27 Charles Street
North Andover,Massachusetts 01845 �SSgcHus�`
ht!p://www.townofnorthandover.com
Town Planner jparrilio a townohiortliandover•Coni P (978)688-9535
Julie Parrino F (978)688-9542
April 22,2004
"Old Salem Village"
Preliminary Plan Denial
The Planning Board herein denies the 2 lot subdivision located off of Turnpike Street(Route 114), located in the
Village Residential Zoning District. The application was submitted by Key Lime, Inc., 60 Beechwood Drive,
North Andover,MA 01845 on March 4,2004. Public meetings were held on April 6, 2004 and April 20, 2004.
Findings of Fact
The Planning Board makes the following findings relative to this proposed preliminary subdivision plan:
The Preliminary Plan does not adhere to all of the design standards indicated in Section 4 of the Town of North
Andover Massachusetts Rules and Regulation Governing the Subdivision of Land in North Andover,
Massachusetts, amended December 2002:
a) Section 4.3.2.1 requires an original PE or RLS stamp on the actual Form B application. This was not
submitted.
b) Section 4.3 (f)requires that the applicant show existing and proposed easements on the plans. The plans
show one proposed drain easement on Lot 1 at the end of the proposed road however there appears to be a
need for additional drain easements at either end of the proposed 15-inch culvert at the beginning of the
proposed road. Additionally,there are three cross culverts under Route 114 that may require easements
on the proposed subdivided land.
c) Section 4.3 0)requires"Layout of proposed storm and surface drainage system. This shall include the
general structures in the proposed drainage system. The proposed drainage plan shall indicate the
location of bodies of water and Wetland Resource Areas, both within and adjacent to the subdivision,
particularly if they will be receiving drainage discharge from the subdivision. The applicant shall submit
sufficient information to indicate the general volumes, rates, flows that would be generated by the
subdivision and must be accommodated by the drainage system". The general layout of the drainage
infrastructure has been displayed on the plan however no supporting engineering calculations were
submitted for a general review of the drainage design. Extremely limited information was submitted on
the identified"Proposed BMP". It is unlikely this general drainage design will accommodate the volume,
rates and flows that would be generated by the subdivision, as an extensive roadway system with multiple
family unit dwellings was presented to the Board for review.
d) Section 4.3.9 requires the"submittal of a statement describing cut and fill operations, including a general
assessment of the net import or export of fill from the subdivision". Sheet 4 of 4 of the site plans displays
that"3000 yds fill required(imported)". No additional written statements supporting the notation have
been included.
Dimensional Requirements:
BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535
e) Development within the Village Residential District is subject to the requirements of Section 8.5
(Planned Residential Development). Section 8.5 (4)requires the applicant to submit a preliminary plan
per Section 6(G). The applicant has not submitted a subdivision plan in accordance with Section 6(G)
which would display the maximum number of buildable lots that would result from an approved
conventional subdivision plan.
As the applicant has failed to follow all the required procedures and provide information required by the
Rules and Regulations as demonstrated in the Findings of Fact,the Planning Board herein DENIES this
application for a preliminary subdivision plan.
The following plans are included as part of this decision:
Plan Titled: Preliminary Subdivision Plan, Old Salem Village,North Andover, Mass. (4 Sheets)
Owned By: L.A.M. Realty Trust, 89 Main Street,North Andover,MA 01845;
Harold&Beverly Whipple, 123 Winchester Drive,Monroe,NH 03771
Scale: 1"=40'
Prepared by: Hayes Engineering,Inc., 603 Salem Street, Wakefield,Mass, 01880
Dated: March 3,2004