HomeMy WebLinkAbout20030516 Def Sub Plan 12 of 12I
Peachtree Farm Definitive Subdivision
Conditional! Approval
The Planning Board herein APPROVES the Definitive Subdivision for an existing single family home, a
new twenty-nine (29) lot subdivision with 29 single family homes, a village grew and 5 attached
townhouses with associated parking known as PeachUm Farm Definitive Plan. Peachtree Development,
LLC, 231 Sutton Street, North Andover, MA 01945, submitted this application on November 1, 2002.
The area affected is on Rea Street and is located in the Residential 3 Zoning District.
The Panning Board makes the following findings as required by Section 5.6 of the Town of North
Andover Rules and Regulations Governing the Subdivision of Land:
A. The approved Definitive Plan, dated October 24, 2002, revised January 17, 2003, satisfies all
requirements of the Planning Board Rules and Regulations regarding the subdivision of land. The
above referenced plates are complete and technically adequate.
B. The approved Definitive Plan has due regard for the provision of adequate access to all of the lots
in a subdivision by ways that will be safe and convenient for travel. The plan has been reviewed
by the town's consulting engineer, VHB, and has been found to be acceptable in that it provides
adequate access. Furthermore, the applicant submitted a traffic impact and access study that was
also found to be acceptable.
C. The approved Definitive Plan has been prepared to lessen congestion in such ways and in the
adjacent public ways. Conventional development of this subdivision plan would allow a build -cut
of 42 new lots, including ANR lots along both Chestnut and Rea Street that would result in
numerous driveways entering and exciting Chestnut and Rea Street.
D. The approved Definitive Plan reduces danger to life and limb in the operation of motor vehicles.
Again, conventional development of this subdivision plan would allow a build -out of 42 new lots,
including ANR lots along both Chestnut and Rea Street. These ANR lots would create additional
driveways entering and exiting Chestnut and Rea Street, creating unnecessary pedestrian and
vehicle conflicts_
E. The approved Definitive Plan secures satety in the case of fire, flood, panic and other emergencies.
The new roadway and driveway will provide ample access to the homes during emergency
situations.
F. The approved Definitive Plan complies with the Town of North Andover Zoning By-law.
F. The approved Definitive Plan secures adequate provisions for water, sewerage, drainage,
underground utility services, fire, police and other similar municipal equipment, and street lighting
and other requirements where necessary in a subdivision. The Definitive Plan has been reviewed by
the appropriate public safety agencies and has been found to be acceptable.
H. The Definitive Plan coordinates the ways in neighboring subdivisions.
1. The Definitive Plan conforms with the design and construction standards described in these Rules
and Regulations and in the attached Appendices with the exceptions of waivers granted in
Condition 17.
J. The Definitive Plan conforms with all the applicable zoning requirements.
Ivan kally, the Planning Board finds that the Definitive Subdivision complies with Town Bylaw
regtUrcments so long as the following conditions are complied with:
l.J Environmental Monitor: The applicant shall designate an indeperukat envircmneaW monitor
who shall be chosen in coosiiltant with the Planning Department. The Envimn=Cotal Monitor
be available upon few (4) hours' notice to inspect the site with the Planning Board 4 *--01a01.
official. The Environmental Monitor shall make weekly inspections of the projixt and f.:4, t �c�':tly
reports to the Planning Board throughout the duration of the project. The mouddy reE ort:, shall
detail area of non-compliance, if any and actions_ taken to resolve'dtese issues.
2) Prior to endorsement of the plans by the Planning Hoard the applicant shall adhere io tkvc
following:
a) A. Site Opening Bond in the amount of -fifteen thousand (S15,000) dollars to be h6d ley the
Town of North Andover. The Site. Opening El nd shall be in the form of a check ni pia out to
the Town of North Andover that will be placed, into an interest bearing escrow account. A
covenant (FORM 1) securing all lots within. the subdivision Sor the construction of ways and
municipal services must be submitted to the Planning Board. Said lots may be released from the
covenant upon posting of sec nifty as required m Condition 5(c),
b) The applicant must submit to the Town Planner a FORM M fear all utilities and casements placed
on the subdivision.
-c) All subdivision application fees must be paid in fall and verified by The Town Planner_
d) The applicant must naeet with the Torun Planner in order to ensure that the plans confioIIn to the
Board's decision. A fog set of final plans reflecting any required chants outlined in VHB's
report dated Janus" 27, 2003 roust be submitted to the Town Plainer for review prior to
endorsement by the Plan ling Board. These plans must be submitted within amety (90) days of
filing the decision with the Town Clerk-
e) The Subdivisions Decision for this project must appear on the myiars.
i) A Development Schedule must be submitted for sigrmatum by the Planning Board, which conforms
to Section 8.7 of the North Andover Zoning Bylaw. The schedule must show building permit
eligibility by quarter for all lots.
g) All do, Annents shall be prepared at the expanse of the applicant, as required by the Planning Board
Rules and Regulations Governing the Subdivision of Land.
h) Final water service and water main cvnn� to Kara Drive and Chestnut Street must be
approved by the Division of Public Works prior time Plannin Board's ctidorsement of the record
plaits. A memorandum frown the Division of Public works coritirming di se plans have been
approved must be provided to the Planning Dcp;iAment.
i) The Applicant has stated that the access road to the townhomes will be a private way and
maudaineel by the owners. However,, time rights and restrictions associated with the `exclusive
use and drainage casement' are unclear. The applicant shall submit a draft of the proposed
4)
5)
6)
exclusive use and drainage easement clarifying this arrangetneirt.
31 Prior to ANY WORK on site:
a) Yellow "Caution" tape must be placed along the limit of clearing and grading as shown on the
le plane. Shaw fence snail be installed along the- linnet of clearing and grading line to the rear of lots
149 15 and 16_ The Planning Staff must be contacted prior to any cutting and or clearing on site.
b) All erosion control rmeasnres as shown on the plan and outlined m the erosiaa control plan most be
in place and reviewed by the Town Planner,
7)
4
c) Police details will be provided as necessary. The applicant shall coordinate the construction
schedule with the North Andover Police Department and submit a final schedule to the Planting
Board prior to construction commencing.
TbnxChotrt and Denmg CoastructGow
a) Dust mitigation (such as dewatering) and roadway cleaning must be performed weekly, or as
deemed necessary by the Town Planner, throughout the construction process.
b) Street sweeping must be performed, at least once per month, throughout the construction process,
or more frequently as directed by the Town Pkmnw.
c) Hours of operation during construction are limited from 8 a-m. to 5 p.m., Monday through
Saturday.
Prior to any lots being released fi-om the statutory covenawts:
a) Three (3) complete copies of the endorsed and recorded subdivision plans and one (1) certified
copy of the following documents: recorded subdivision approval, recorded Covenant (FORM
I), recorded Growth Management Development Schedule, and recorded :FORM M must be
submitted to the Town Planner as proof of recording..
b) The applicant must submit a lot release FORM J to the Planting Board for signaian'a
c) A Performance Guarantee in an amount to be determined by the Planning Board,'"I be posted to
ensure completion of the work in accordance with the Plans approved as part of tbs. cmlihonal
approval- The bond must be in the fora acceptable to the North Andover Planning :Board. Items
covered by the Bond may include, but shall not be limited to:
i) as -built drawings;
ii) sewers and utilities
iit) roadway construction and maintenance
iv) let and site erosion control
v) site samening and street trees
vi) drainage facilities
vii) site restoration
viii) final site cleanup
d) The Planning Board has determined that due to the size, scale and CXM3Pk X1ty of this project,
outside inspectiorial services shall be Provided by the Town's Consulting Engineer, at the
applicant's cost, in accordance with Section 5.7.3(a) of the Town of North Andover Subdivision
Regulations. As such, the applicant shall request an estnute of the inspectiorW services from the
Town Plamw, and the Town Planner shall provide the applicant with this estimated cast. The
applicant shall then deposit that amount of funds in are account with Ilia Planning Department,
which will be utilized to pay for these required inspectional services. The opplicant shall conform
to the general construction procedures listed in Section 6.5 of the 7cwn of North Andover
Subdivision Regulations.
e) Due to the existence of steep slopes at the rear of marry of the proposed ktsg the applicant shall hire
a geotechnical engineer to be present during construction to observe any p:iential cToundwater or
slope failures that may occur. This, geotedmtilcal mgux= shall be m addition too the outside
inflectional services required in condition 5(d). The geot adnmical w4p-rw- ,:,hall provide monthly
reports to the Planning Board, Town Planner, and outside inspectional eng; � o as to closely
rnmitorthis situation. \
Prior to Building Permit Issuance for an individual lot, the following lute rin _.teen is required by the
Planning Department:
a) The applicant must submit a certified copy of the recorded FORME I rr5v :axl to in Condition 5(b)
above.
b) A plot plan for the lot in question crust be submitted, which includes all of tle fallowing:
i) location of the strix:um
ii) location of the driveways,
iii) location ofthe septic systems if applicable,
iv) location of all water and sewer lines,
v) location of wetlands and arty improvemetts acquired undo- a NACC order of
contrition,
vij any grading called for on the lot,
vii) all required zoning setbacks,
vier) location of any drainage, utility and other ease vents.
c) All appropriate erosion control measures for the lot shall be in place. The Planning Board or Staff
shall make final determination of appropriate measures.
d) Lot numbers, visible from the roadways must be posted on all lots.
e An as -built plan most be submitted to the; Division of Public Works anxt VII-lB for review and
approval prior to acceptance of the sewer appurtenances for use.
f) The roadway must be constructed ted to at least binder coat of pavement to properly access the lot in
question. Prior to ccnstrtutian of the binder cost, the applicant shall etstnre that all required
msPccUm and testmg of wader, sewer, and dramage facilities has been coripleted. The applicant
moist submit to the Town Planner and the Department of Public Works are interim as -built, certified
by a professional engineer, verifying that all utilities have bem installed'• m accordance with the
plans and profile sheet. The interim as -built plan shall be prey; ed in accordance with the
defmition listed in Section 1.3.3 of the Town of North Andover Subcivisnott Regulations and
Section 5.14 of the Town ofNorth Andover Subdivision Reguhttions-
g) Any driveway percents required for the new lots must be secured and all fees paid for fi om the
Departinent of Public Works, along with necessary sewer connection, orateconmamn, and sewer
rintigation permits. Proof of the secured driveway permits and payment of water and sewer fees
small be provided to the Planning Department.
h) The applicant shall adhere to the following requirements of the North AwJover Fire Department
and the North Andover Building Department:
1) All new homes must contain a residential fire sprinkler system. 'lhe plans and hydraulic
calculations for each residential system shall be submitted fur review and approval by the
North Andover Fire Department. Plans and hydraulic calculations for each residential
system must also be supplied to the Building Department.
Prior to a Certificate of Occupancy being requested for an individual lot; the following shall be
a) All rosary permits and approvals for the lot in question shall be obtafiled froma the North
Andover Board of Health, and Comervation Conunission.
t • 3. • 1 . • of •r1 Andover/ • •.d. wand Regulation&,. to
submitting a warramfbr such 1 :111 Ytheapplicant s1 the subdMsionand all remaining
:
work 11thei i • e andDepartmentof1. Public Y, " Planning BoardshaU/ • f
portion of the subdivision bond for continued maintenance and operations until such time as Town
Meeting has accepted (or rejected in favor of Pnvate owriership) the rowh;vays. It shall be the
deveJ1 P•responsibility• insure that all proper easementshavebeen • i :. •at theRegistry1
Deeds andcopies provided to theNorthAndover Planning
1 H • Dqiartment
9) The Applicant shall. ensure that all Plammg, Conservation Cwvm9sion, Board of Health and Division
of Public Works requirements are satisfied and that. construction is in strict comphance, with all
approved plans and conditions.
10) 1.-applicantd 1e to thefol[lowing requirementsof 1' Fire Department:
Openburning r•is allowed by permitonlyafter• w •'..• 11 the Fire1ifa 11
b) Underground fuel storage will be allowed in conformance with the Town Bylaws and State Statute
and only with the review and approval of the Fve Departnent aM Conservation Commission.
1' no burying or dumping ofconstructionY1 site.
12) 1.' location of anystump dumps•.1site mu be 1 r , •' id bythePlanning Board,
13) The contractor shall contact Dig Safe at least 72 hours prim to commencing any ex=vation.
14) Gas� Telephone, Cable� and Electric utilities shall be installed as specified by the irespectrye4
• r: i :.
15) Any action by ♦ . Board, Commission, or Deparbriertwhich requireschanges in the roadway
alignment, placement of casements :, eft. or util[itiess,draintigegradmgor noc4Alines, d r, be
subject• modification by the Planning: ••: •
ESSEX NORTH REGISTRY OF DEWS
tAWRENCE, MASS.
A TRUE COPY-. ATTEST:
i
"I CERTIFY THAT THIS PLAN CONFORMS TO THE RULES AND REGULATIONS OF
THE REGISTERS OF DEEDS OF THE COMMONWEALTH OF MASSACHUSETTS"
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Marchimonda
& Associates, L.P.
i�, Engineering and
Planning Consultants
.• s• d
121
Suite I FAX: (781) d, ,
Stoneham, MA 02
180
engineering@marchionda.com
fwww.marchionda.com
1' 1 Ir 11
I H \PROJECTS\685-01\DEF\COVER.dwg IDEUSIONJ 1
l M. & A. NO.: 685-01 1 SCALE: AS NOTED
C' 3 MARCHIONOA AND ASSOCIATES LP.
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S PHEN U. MELESCI I R.L.S. DATE
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