HomeMy WebLinkAbout1988-03-10 Application for Approval of Preliminary Plan t
RECEIVED
DANIEL LONG
TOWN CLFRK
NORTH ANOOVER FORM B
t e t
MAR 10 ` `1 IsLTMION FOR APPROVAL OF A PRELIMINARY PLAN
March 10, 19 88
To the Planning Board of the Town of North Andover:
The undersigned, being the applicant as defined under Chapter 41, Section 61—Lq
for approval of a proposed subdivision shown on a plan entitled
Subdivision_Plan of Land - North Andover, MA Scale 1" = 100'
By _ Harry R. Feldman . Inc, dated April 6, 9 19 87
being land bounded as follows:
Lot A on said plan consisting of approximately 62. 9 acres off Osgood and Stevens
Streets, North Andover, MA.
See attached document for perimeter distances.
hereby submits said plan as a PRELIMINARY subdivision 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 194$ Page 170; or
Certificate of Title No. , Registration Book , Page ; or
' Other:
Qt
Appl t'$ signature: EDGEWOOD LIFE CARE, INC.
Received by Town Clerk: B y' ic P
Date: Applicant'sVa dress c/o Clifford E. Elias
70 East Street
Time: Methuen, MA 01844
Signature: ,
Owner s signature and address if not the
applicant:
Samuel Roq,P�,s z, Abbot StCeet_._._
Andover, MA 01810
Notice to APPLICANTITOWN CLERK of Action>of Planning Board on Preliminary
Subdivision Plan entitled:
Subdivision Plan of Land - North Andover, MA Scale 1" =100' Edgewood Farm
By: Harry R. Feldman, Inc. dated April 6, 1987
N rt Axi over 1 Bo has tat a appro aid � th-�
c i h of
he rth ov Pl g Bo has �a ppr d aid ' fv :Y
North Andover Planning Board has tentatively approved said plan#
.,.subject. to the following modifications,thereof
:
SEE. ATTACHED
COD
Very truly yours,
NORTH ANDOVER PLANNING BOARD
By Pau,, A• ,$edstrom, Chairman
Date: April 29, 19R�_.�
Edqewood Farm - CCRC Pre l3�minary Site Ptan
Conditional Approval
1 , Covenant filed with the Town to the number of unit7,
perm anent ] y to numbers cmrent ] y proposed in thc. plans befo, s us .
2 . Applicant wi | l file for Or of Conditions with the NAC[ .
3 . Applicant will resolve al ] open issues regarding |�hysic� l occ�s�
to site including the 1*o1iowinq :
a . The ruadway to Osgood Street to be p ] aced / n most
appropriete loc�tion from a safety perspect } vn .
b . Questions regarding easements/access rights mu-- t h=
reso \ved satisfactorily ; may require grantlnq speciol
permit fnr a common driveway for the } nt,� involved .
4. No const` uction , cul;ting on site related drain-age to nccur / n
the Water,:,hed District ,
5. Permanent conser'ation easer-ent to be g/ *nted accnr'| i .v` tn thp
proposed bylaw . Pre [�rence of the Planning Board is for t|`e
current "pa jve" public access a] ong the lakeshore tu con1: irop .
6 . The size and mass of buildinqs on this nroperty is a major
concprn to the Planning Board ' The Board will r—quire U`a(
adequate screening ( including " fnur season" foliage where
appropriate ) be provided in order to screen the project h—m
abutting property and to ensure that the facility is not
conspicuous or v.isiblp from surroundinq areas . I addition . the
P\annirig Board yili requtre that sca }e models and ot|`er visua |
representatinns of the site be provided if a definitive 51'ec1, ai
permit app | i Eat iori evolves from this preliminary nlan ,
7 . The Planning Board will require , if a definitive s:ubm \s-- ion ' s
eventual iy approved , that a|/proprlate bonds be posted to ensure
cons tructinn and/or comp |etion is sewers ` roadways , site
screening and other pertinent public amenities ,
8 . If a definitivc spectal peI- (nit auplicatinn e,�ntual ] y [ol ! oy�
from this proposal , the Planning Board wi ] l r�quire iha�
detaiLed enginf-=ering and architectura} plans be provi O-d i `
accordance with the Zoning Bylaw ' !n particular . the P] ann ' /.q
8oard wii ) ` focus on issues of site drainage , roadway
constr tic tIcm, bui ] ding incatIon . changes to Lopngraohy ,
potential watersheJ impacts , aI/d traffic studies .
9 . The P \anning Boar'J will rpquire thet the style/drsI r-In n,
project be in accordsnce �,)ith the �chematic drauirgs orce~n�e,!
, by the applicaot ( i , p' . co \onia ] style , fra*e/Ftir|- constrort � v''
consistpnt with the stvLe of the existinc Edgewood Far�. )
`
The Planning Board would request that this applicant covenant ' as he his
done previously ) thot , if this project were approved , this op=ratjrn of
the abutting Edgewnod Farm would continue for a minimum of 5 ypnrs and
that , if the adjoining property were to be sold , that the Town nf Mr0|
Andover , or its designee would receive the right of first rn+usal to
purchase the property for open space or as a school site .
NORTHANDOVER PLANNING BCAR0
Paul A . Hedstrom ,
Chairman
cc : Director of Public Works
Highway Surveyor
Board of Public Works
Tree Warder,
Board of Health
Conservation Commission
Assessors
Building inspector
Police Chief
Fire Chief
ApplicanL
File
Engineer
,
POIR-14--E
CERTIFIED LIST OF A3U'1-11'1';1'D1QP
March 10, 19 88
To The Planning Board of the Town of North Andover :
The undersigned , being an appl -1.c,'1"t for approval of a
preliminary
reliminary - plan of a proposed project entitled Subdivision
Plan of Land,North Andover, MA,-Scale—Y'_ = 1001 by Harry R,..Feldman,—Inc
-
submits the following sketch of the land In the subdivision
listing the names of the adjoining owners in their relative
positions and Indicating the address of each abutter on the
sketch or in a separate list , including owners of land
separated from the subdivision only by a street .
EDGE D LIFECARE, INC.�"��"4,,
h"Signatur f Ap icant.
c/o Clifford E. Elias
Address
70 East Street
Methuen Massachusetts 01844
March 10, 19 88
To The Planning Board of the Town of North Andover :
This is to certify that at the time of the last assessment
for taxation made by the Town Of North Andover, the names
and addresses of the parties assessed as adjoining owners
to the parcel. of land shown above were as above written ,
except as follows :
Assessor
FORM E
LIST OF ABUTTERS
Samuel S. Rogers
7 Abbot Street
Andover, MA 01810
Nancy J. Melia
523 Osgood Street
North Andover, MA 01845
Trustees of Reservations
572 Essex Street
Beverly, MA 01915
Samuel F. Rockwell, Jr.
William P. Rockwell
George A. D. Rockwell
Thomas P. Rockwell
676 Osgood Street
North Andover, MA 01845
Trustees U/W of Mary F. Charles
c/o Ropes and Gray
225 Franklin Street
Boston, MA 02110
Albert F. and Maeve M. Cullen
605 Osgood Street
North Andover, MA 01845
Michael L. Kettenbach
40 Coachmans Lane
North Andover, MA 01845
Trustees U/W of Caroline S. Rogers
c/o Tyler & Reynolds
One Boston Place
Boston, MA 02108
1 U
Neighborhood Context
The project site is located in the western portion of the Town of North Andover, bordering
Lake Cochichewick on its eastern side. It is approximately three miles from Interstate 495.
The site entrance is on Osgood Street at its intersection with Stevens Street.
The immediate neighborhood has a rural character. The houses along Osgood Street are
older single family, three story clapboard homes, many of which have outbuildings, on
large lots. The most visually prominent portion of the site is Osgood Hill, an open field
now used as a working horse farm. The combination of openness and topography afford
spectacular views to the west and north to the City of Lawrence. The views to the east and
south are hindered by mature, predominantly evergreen forest; although the site borders
Lake Cochichewick, it is virtually impossible to see the Lake from any point on the site
west of the Osgood Hill ridge line.
Within one-half mile from the site in any direction,the neighborhood character changes to
a more suburban setting, with condominium homes, duplexes, and small single family
homes on smaller lots. Several non-residential uses are in close proximity to the site:
Within one-half mile from the site entry are the Prescott House Nursing Home, the
Merrimack Valley Motor Inn, and the Osgood Hill Conference Center, which is owned by
Boston University. Weir Hill Reservation, the abutter to the south, is open conservation
land owned by the Trustees of Reservations. The Lawrence Airport is one and one quarter
miles north of the site.
Primary access to the site is from Osgood Street, a two-lane, undivided local collector
which is presently utilized at moderate capacity. Existing utilities serving Osgood Street
are 8"water and gas buried in Osgood Street,telephone and electric lines carried
overhead on the west side of the street.
The long-term impact on the neighborhood by the project will be an increase in vehicular
activity on the loads approaching the site-Osgood and Stevens Streets. The estimated
increase in traffic is about 20% of the existing use.
Environmental Concerns
The following is a summary of information contained in the Environmental Notification
Form submitted to the Commonwealth of Massachusetts Executive Office of
Environmental Affairs in November, 1986:
The direct and indirect adverse impacts on the following elements or conditions have been
considered and found to be insignificant or inapplicable- historical resources, ecological
effect, hazardous substances,water quality and quantity,wind and shadows, forestry
production,flood hazards,fisheries and wildlife, and water pollution.
Open space and agricultural production will be affected by construction on the existing
hay fields.
The visual character of the site will be changed by buildings and roadways, a small portion
of which will be visible from Stevens Street after construction is completed.
The project will generate approximately 50 cubic yards of solid waste per week, to be
removed by a contract disposal service; and 26,300 gallons of sanitary sewage per day, to
be disposed of by an extension of the municipal sewerage system. Construction of the
project will require the extension of water, sewer, and other utility lines into the site.
The project will require the construction of a storm water retention pond on site to control
the flow of runoff from the site. When completed, the flow of runoff should not differ
appreciably from the current volume.
Water consumption will increase by 26,300 gallons per day.
Energy consumption will be increased.
Short term effects to air quality will occur during construction of the project. The long term
effects to air quality will be from the increase in vehicular activity. Noise will be generated
during construction, primarily by earth moving equipment. The long term effect of noise
will be from the increase in vehicular activity. The estimated number of vehicle trips per
day past the project site will increase the existing volume by about 20%.
The Family Cooperative Pre-School and Edgewood Farm will be affected by these
changes in air quality and noise levels.
Access to the community from the project will be primarily by private automobiles, as well
as by at least one shuttle bus/van that will run to and from the town center daily.
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Earl R. Flansburgh+Associates,Inc. PROJECT LOCUS
77 North Washington Street Boston,Massachusetts 02114
EDWARD W. PHELAN OFFICE OF THE TELEPHONE 682-5137
JOSEPH N. HERMANN
GEORGE R. BARKER 'Dowd of, Assessots
Of jNO D 9H .
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�9S`ACHUs�t 9
P.O. BOX 133, NORTH ANDOVER, MASSACHUSETTS 01845
TEN HIGHEST TAXPAYERS
FISCAL YEAR 1988 VALUE TAX
1. A. T. & T. (Western Electric) $600,094,500. $ 7821,430.39
2 . T.J. F latley Co. (Royal Crest) 3309998, 000. 4421666,98
3 . Andover Mills Inc. (D & F) 2316401800, 307, 803 .22
4. Woodridges Homes of N.A. 13 ,12041800, 171,926.50
5 . Borden Co. 1015419, 000. 1370,243.82
6. Delta & Delta Realty Trust
No. Andover Mall 914301500. 122, 785.11
7. Jefferson Office Park
Turnpike & Mill Rd. 7179211500. 101#458.35
S. Mass, Electric Co.
Real Estate $3021000.
Personal Prop $7,3501000. 71652 ,000. 99,629.04
9. John Hancock Co. (Mass. Elect. Bldg. ) 601550,000. 85, 281.00
10. No. Andover Office Park (451 Andover St. )41950,900. 641,460.72
617718561000, $213151685.13
EDGEWOOD LIFE CARE
PLANNING BOARD HEARING
APRIL 21, 1988
Contents
Representatives of Edgewood Life Care
I. Site
II. Conditions for Development
III. Access
IV. Safety
V. Utilities
VI. Wetlands
VII. Traffic
VIII. Continuing Care Retirement Center
IX. Facility
X. Summary
Contact Persons for Information
t
Representatives of Edgewood Life Care
1. Clifford E. Elias, Attorney
112 Chestnut Street
North Andover, MA 01845'
2 . Marsha K. Elias, Attorney.
Sweeney & Sargent
32 Chestnut Street
Andover, MA 01810
3 . Samuel S . Rogers, Owner of Parcel
One Johnson Street
North Andover, MA 01845
4 . Paul C. Luthringer, Edgewood Life Care
Life Care Services Corporation
Des Moines, Iowa
5. Nelson Hammer, Architect
Earl R. Flansburgh & Associates
Boston, MA
-2-
I. SITE
1. Off Osgood and Stevens Streets.
62 acres.
R-1 (watershed) portion: 30 acres.
R-2 portion: 32 acres.
2 . Even without proposed new article prohibiting
development in watershed, Edgewood never intended to
develop there.
3 . Proposal has always been to build in R-2 , exclusively.
4 . In any event, .proposed bylaw prohibits building in
watershed.
5 . Leaves •32 acres in R-2 available for project.
6. Siting of buildings important.
7 . There are some wetlands in R-2 portion.
8 . Site for building chosen for Following reasons:
a. Outside watershed.
b. Least impact on entire site
c. High point of site.
d. Very little destruction of site in terms of trees,
growth, etc.
le. Aesthetically sound.
II. CONDITIONS FOR DEVELOPMENT
1. All facilities should be accessible under "one roof. "
2 . No more than 3 stories.
3 . Parking readily accessible, with some underground.
III. ACCESS
1. Choose access road with least impact.
2 . Only one road.
3 . Private road.
4 . Road to be built to town specifications, if required.
-3-
IV. SAFETY
Police - 24-hour security personnel.
Fire - good access road
- road around watershed side, if required
- fully sprinkled building.-
V. UTILITIES
1. Town water: will tap in without cost to Town.
2 . Town sewer: developer will make town sewer accessible
without cost to Town.
VI. WETLANDS AND CONSERVATION
1. No building in watershed.
2 . No building in wetlands.
3 . Wetlands issues will be addressed to satisfaction of
statute, rules and regulations.
4 . Only 7-8 acres out of 62 will be developed. .
5 . Remainder will be open space.
6 . Conservation easement will be granted.
VII . TRAFFIC
As with any project, Edgewood will have some effect on
traffic. The traffic analysis report concludes with the
following: "The study has indicated that the street system
would be able to accommodate existing plus project-generated
traffic volumes with negligible impact. "
VIII . CONTINUING CARE RETIREMENT CENTER
1. General Concept
Edgewood will be a totally integrated continuing care
retirement center consisting of a 45-bed Health Center,
approximately 250 living units and extensive common
facilities specifically designed for the elderly who
need a viable alternative to living alone at home or in
a traditional nursing home. Its unique combination of
nursing care, supportive services and housing provides
a lifestyle characterized by freedom, dignity, indepen-
dence and security that addresses both immediate
-4-
requirements and potential needs. Residents can enjoy
an active life in good health, comfort, peace and
contentment.
2 . Unique Financing
A. Residents pay a one-time entrance fee, often the
proceeds from the sale of their house, and receive a
contract which guarantees them residence and health
care at a monthly rate for the rest of their lives .
Upon moving or death, ninety percent (90%) of their
entrance fee is returned to them or their estate.
B.. If residents move from their living units to the
nursing home, there will be no per diem charge for
nursing home care.
3 . Management
Edgewood Life Care, Inc. is a private, taxpaying
proprietary corporation, independent and non-
denominational. The management firm for Edgewood has a
25-year history and more than 50 successful life care
communities, nationwide. A local Board of Overseers
drawn from area residents will assist and monitor the
development of the community.
4'. Health Care
As a continuing care retirement center, Edgewood will
have its own on-site Health Center, licensed and
staffed to provide the highest level of care available
outside of a hospital. The Health Center will offer
unlimited emergency, recuperative and long-term care.
It will have a 24-hour skilled nursing home and a
physician on call at all times.
All residents at Edgewood will be in constant communi-
cation with the Health Center through an emergency call
system. Residents will have available day-to-day
assistance with personal requirements. Private under-
ground parking will be available, along with scheduled
private transportation for shopping, professional
appointments, worship services and trips, as well as
recreational excursions. A gracious community dining
room will provide sit-down service for breakfast, lunch
and dinner seven days a week under the supervision of
professional chefs and dieticians.
-5-
IX. FACILITY
1. Up to 250 living units.
2 . 47-bed nursing home.
3 . Density:
R-1 30 acres x 2 = 60
R-2 32 acres x 4 = 128
188
Open space bonus
15% x 188 = 28
216
Affordable housing
bonus of $2/sq. ft.
would allow maximum
of: 250
X. SUMMARY
1. Protect the watershed. There will be no building in
the watershed forever.
2 . Only 7 to 8 acres out of 62 would be utilized.
Remaining 87% will be preserved forever.
3 . Major real estate taxes to Town of $300, 000 to $400, 000
annually.
4 . Town sewer at no expense to Town.
5. Town water tap at no expense to Town.
6. Private road, plowing and garbage pickup.
7 . Avoid 40-50 house lot development which would produce
only $120, 000 to $150, 000 in taxes. This kind of
development would increase school system budget.
8 . Affordable housing bonus to Town of at least $650 , 000
(if maximum number of units is constructed) .
9 . Provide a highly desirable need to the elderly.
10. Dignified, caring environment.
11. Optimal use of sensitive area.
-6-
FOR ADDITIONAL INFORMATION ON CONTINUING CARE RETIREMENT
CENTERS AND ON THE EDGEWOOD PROPOSAL, PLEASE CALL OR WRITE:
1. CLIFFORD E. ELIAS
112 Chestnut Street
North Andover, MA 01845.
Tel: 686-1092
Office of the Faculty
Suffolk University Law School
Boston, MA 02114
Tel : 573-8170
70 East Street
Methuen, MA 01844
Tel: 687-0151, ext. 2304
2'. SAMUEL S. ROGERS
1 Johnson Street
North Andover, MA 01845
Tel : 688-7211