HomeMy WebLinkAboutSANDS, BENJAMIN F }
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RAHAM ASSOCIATES, INC.
This submittal is being made on behalf of our Clients, Scott and Rhonda Coletti, owners of
the subject property at the end of Riverview Street.
Please advise us as to the date and time that the Planning Board will consider hearing this
application.
If you have any questions or need additional information, please advise us.
Very truly yours,
H.L. GRAHAM ASSOCIATES, INC.
H.L. Graham, P.E.
President
HLG/gb
Enclosures
cc: Scott and Rhonda Coletti
Attorney James Sears
Town of North Andover Board of Health w/2 sets all
Town of North Andover Town Clerk w/2 sets all
Town of North Andover Conservation Commission
Town of North Andover Fire Chief
Town of North Andover Police Department
Town of North Andover Public Works Department
Town of North Andover Open Space Committee
Town of North Andover Building/Zoning Department
H ` RAHAM ASSOCIATES, INC.
CIVIL ENGINEERS
PROFESSIONAL SERVICES SINCE 1984 PH: 978 356-2756
TWO CENTRAL STREET
IPSWICH, MA 01938 FAX: 978-356-4880
EMAIL: hl.graham@verizon.net
April 26, 2006
VIA HAND DELIVERY
Town of North Andover
Planning Board
400 Osgood Street -
N. Andover, MA 01845 � C31%
i
. ..,: 70 1-q
Re: Preliminary Subdivision Plan Submittal
JC n
Riverview Street Extension (Coletti)
H.L. Graham Project No. 05-502- `?
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Dear Board:
In accordance with Section 4.2 of your Rules and Regulations Governing the Subdivision of
Land in North Andover, Massachusetts, enclosed please find the following:
• Repro mylar set of plans.
• Nine (9) sets of prints of plans.
• Two (2) copies of the Form B Application.
• Two (2) copies of the Owner/Applicants deed to the property.
• Two (2) copies of the Certified Abutters List.
• Two (2) copies of the Development Narrative.
• Filing Fee Check for $415 ($275 (base) plus $70/lot x 2 new lots).
• Project Review Fee Check for $2,000.
In accordance with said Section 4.2, the above submittal package is also being delivered in
duplicate to the Board of Health and Town Clerk. In addition, one set of the submittal
package is also being delivered to the following North Andover Departments:
• Conservation Commission
• Fire Chief
• Police Department
• Public Works Department
• Open Space Committee
• Building/Zoning Department
5
BK 7366 PC 21
After Recording Return to:
Scott R.ColettL Rhonda E.ColettL
Sharon M.Coidd
73 Riverview Stmt
N.Andover,MA 01845
MASSACHUSETTS QUITCLAIM DEED
We,Benjamin F.Sands,Jr.and Douglas B.Sands,both ofNorth Andover,Essex
County,Massachusetts,for consideration paid,and-in full consideration of Two
Hundred Si=ty Thousand(5260,000.00)Dollars
••� grant to Scott R Coletti and Rhonda L CoIcK husband and wife,as tenants by the
entirety,and Sharon M.Coletti,Individually,as joint tenants with the right of
survivorship,of 73 Riverview Street,North Andover,Essex County,Massachusetts
with QUITCLAIM COVENANTS:
PARCEL I:
The following parcel of land together with the buildings thereon,situated in North
Andover,Essex County,Massachusetts bounded and described as follows: ,
Beginning at the southeasterly corner of the premises at an iron pipe by land of Sutton's
Mills,Inc.;thence running northeasterly one hundred fiSy-four(154 feet)to a stone
bound at land of Boston&Maine Railroad;thence running northerly one hundred thirty-
six(136)feet more or less to an iron pipe at land now or fomlerly ofJ.0.Safford heirs;
thence northwesterly two hundred seventy(270)feet more or less by land of the said J.O.
Safford to the Merrimack River;thence southwesterly one hundred eighty-eight(188).
feet more or less by said Merrimack River,to a point at land now or formerly of Michael
F.Fitzgerald,Catherine W.Fitzgerald and Mary D.McCarthy;thence southeasterly Z
seventy-five(75)feet to an iron pipe;thence continuing one hundred forty-four and 8/10
(144.8)feet in the same general direction to an iron pipe by hand now or formerly of
Michael F.Fitzgerald,Catherine W.Fitzgerald,and Mary D.McCarthy;thence turning at
an angle of 93'in a southwesterly direction and running seventy-one and 75/100(71.75)
feet to an iron pipe;thence turning at an angle of 99°in a southwesterly direction and
running ninety-three and 45/100(93.45)feet to the point of beginning.
PARCEL II: DEC 17'02m2:05
The land in North Andover,Essex County,Massachusetts,bounded and described as
follows:
LOT NO.15-A
A portion of a certain triangular shaped parcel of]and situated'in North Andover,Essex
County,and being shown as Lot No.15-A on a"Plan of Land in North Andover,Mass.,
as subdivided for Nellie Jukins(Jurkewic),"October 1950,Ralph P.Brasseur,C.E.,
recorded with Northern District of Essex Registry of Deeds as Desk Pian,No.2317. Said
lot is more particularly bounded and described according to said plan as follows:
Beginning at the so-called apex of said triangular.shaped parcel of land at a stone bound;
thence running in.a southwesterly direction according to said plan 160.97 feet by the
Boston&Maine Railroad to.an..iron pipe;thence in a northwesterly direction by Lot#1 S-
B according to said plan 29 feet to an iron pipe;thence running in a northeasterly
direction by land formerly of James and Katerina Griva,153.90 to a drill hole;thence
easterly 1.70 feet to the point of beginning.
Containing 2400 square feet,more or less,according to said plan.
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~- BK 7366 FG 22
For grantors title see deed of Benjamin F.Sands,Jr.,Trustee of S.A.R.S.Realty Trust
dated July 7,1988 and recorded with Essex North District Registry of Deeds at Book
2767,Page 138.
i Witness our hands and seals this+= c�day of December 2002.
f
4amin 1.Sands,Jr.
1
DougldB.Sands
COMMONWEALTH OF MASSACHUSETTS
December l002
z Then personally appeared the above named Benjamin F.Sand,Jr.and
e.�
acknowledged the foregoing instrument to be his free act and deed,before me,
Notary Public��� 1 1/
My Commission Expires:
COMMOMWEALTH OF MASSACHUSETTS
as. DecemberL2_a 2002
Then personally appeared the above named Douglas B.Sands and acknowledged
the foregoing instrument to be his fine act and deed,before me,
Y �
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�3 O Notary Public
c My Commission Expires:icf/9la aa
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Ag erflent 11d 1L!LEAs l?nthot', Gosselin, and his wife, Mary L. Gosselin, are the"owner'
�n
Gosselin of certain premises bounding, on Riverview Street so calledlNorth And-
et ux over, Esser County, -lassachusetts , conveyed to them by deed recorded
with with l�orth Essex Deeds,� a d book 746, Pare 106, and shown on plan recorded �
D
Griva' ' with said Deeds as "817 owned by Michael F. Fitzgerald et ux;and WHERE
et ux AS James Jriva, and his wife I_aterina Griva, are the owners of premise
said Gosselin conveyed to them by deed re-
adjoinin said premises of
corded with said Deeds, Book 551, Page 174; and WHERLaS all said Parti s
are residents of said North Andover. NOW TEfftEFORE said Anthony
Gos-
selin and 'pq.ary B. Gosselin, in consideration of one dollar and other
753
vali,u.ible considerations, do hereby grant unto said James Griva and Kate.
rina Griva, their heirs and assigns, the right to pass and repass over
a strip of land BOUNDED as follows: Beginning at a stone bound at the
northeasterly corner of the end of Riverview Street .as shown on said
plan; thence westerly twenty two feet by the end of Riverview Street,
to a stone bound; thence northwesterly, at a right angle, twenty six
feet, more or less, to the northerly boundary line of said Griva land;
thence easterly twenty two feet, more or less, by said last named line;
thence southerly twenty three feet, more or less, to the point first
rientianed, And said James Griva and Ka
terina Griva hereby,in considers-
tion of oie dollar and the grant above given to them in the last par-
agraph herein,
do Hereby on behalf of themselves,their heirs and assigns
relinquish any possible claim or right to pass and repass over any othe
pert of the premises of said Anthony Gosselin and plary L,Gosselin,above
referred to ,except the strip described in said next preceding paragraph
described herein. IN WITNESS WHEREOF,the parties herein mentioned set
their hands and seals this eighteenth day of July, 1951•
Commonwealth of Vlassachuseti;s. Ee- )Anthohy Gosselin
sex,se. July 18, 1951. Then per- )Plary L. Gosselin
sona.11y appeared 'the above named )Jamss Griva
Anthony Gosselin and Mary L.Gosse7in)Katerina Griva.
and acknowledged the foregoing instrument to be their free act and deed
before me, Brainerd h;.Smith, Notary Public. My commission expires Dec.
7, 1956. Commonwealth of Massachusetts. Essex,ss. August 7,1.951. Then
personally appeared the above named James Griva and Katerina Griva and
acknowledged the foregoing instrument to be their free act and deed,be
fare me, Charles 4+I.Trombl}>,J,�stice of the Peace: My commission expires
January 23, 1953.-
1 ; sex,ss. Received Aug. .21,1951 at 20m past 3P.M. Recorded and Examined
Abutter to Abutter( ) Building Dept. ( ) Conservation ( ) Zoning ( )
Town of North Andover
Abutters Listing '
REQUIREMENT: -MGL 40A,Section 11 states in part"Parties in Interest as used in this chapter shall mean the petitioner,
abutters,owners of land directly oppositeon any public or private 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,not withstanding 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,"
Subject Property:
MAP PARCEL Name Address
72 1 Scott&Rhonda Coletti 73 Riverview Street North Andover,MA 01845
Abutters Properties
Map Parcel Name Address
72 2 John Conlon 71 Riverview Street North Andover,MA 01 115
72 3 Michelle Kierstead 67 Riverview Street North Andover,MA 01 i 15
72 4 Michelle Kierstead 67 Riverview Street North Andover,MA 01.345
72 5 Town of North Andover North Andover,MA 01845
c/o Conservation Commission 120 Main Street North Andover,MA 01315
72 7 Richard Blanchette 49 Riverview Street North Andover,MA 01,345
72 12 John Conlon 71 Riverview Street North Andover,MA 01845
72 13 Scott&Rhonda Coletti 73 Riverview Street North Andover,MA 01845
72 14 Greater Lawrence Sanitary 240 Charles Street North Andover,MA 01845
75 1 Lawrence City Airport 492 Sutton Street North Andover,MA 01:345
75 2 Town of North Andover 120 Main Street North Andover,MA 01845
75 3 Greater Lawrence Sanitary 240 Charles Street North Andover,MA 01845
North Andover,MA 01845
Date 3/17/2006
Page 1 of 1
This rertifies that the names appearing on the
records of the Assessors Office as of,
Certified by:---- Date
H L
RAHAM ASSOCIATES, INC.
DEVELOPMENT NARRATIVE
PRELIMINARY SUBDIVISION PLAN
for
RIVERVIEW STREET EXTENSION
prepared for
SCOTT R. AND RHONDA E. COLETTI
April 26, 2006
Applicants propose to extend to a terminous, Riverview Street and subdivide their property
into three (3) total lots. Lots will range in size from 13,000± S.F. to 26,000± S.F. Applicants
intend to request permitting of dwellings on each of the three (3) lots as allowed by the
current zoning.
The division of the property along the right-of-way/street line of the proposed Riverview Street
terminous and Y-shaped turnaround will provide the requisite lot frontages and widths. The
extended street right-of-way and constructed street and turnaround would be offered to the
Town for acceptance.
Access to each building site will be via the proposed paved, street extension/Y-shaped
turnaround. The center of the "Y" has been designed to accommodate passenger vehicle
turnaround while larger vehicles will utilize the "Y" for turnaround. This feature of the
proposed development adds a significant benefit to this now dead-end street condition where
reverse direction movements are restricted to the inappropriate use of private driveways
and/or lengthy backup movements.
Parking for each of the three (3) building sites planned will be provided by the construction of
4-space gravel surfaced .areas near the front of each building. Drainage structures will be
constructed beneath each of these three (3) parking areas (see discussion to follow).
All dwelling units will be served by an extension of existing utilities in Riverview Street being
water, sewer, electric and natural gas. Sewering will require pumping from each building.
An existing fire hydrant is located 230'± from the building (Bldg. No. 3) to be constructed
furthest therefrom.
Permitting of the project will require submission and approval of a Definitive Subdivision Plan
by the North Andover Planning Board. Utility extensions will require approval of the
municipal/private utility owners.
The Applicant may opt to develop Building Nos. 2 and 3 as two-family residential dwellings.
As such a Special Permit filing
with the North Andover Zoning Board
of Appeals eals will be
required (Sect. 4.122.14.b. of the Zoning Bylaw). Building No. 1 exists and is proposed to
remain as a two-family dwelling.
x�
RAHAM ASSOCIATES, INC.
Permitting of the project will also require approval of the North Andover Conservation
Commission (NACC) and MA D.E.P. These approvals are required as the project is adjacent
to the Merrimack River where the aforenamed Commission and Department enjoy
jurisdictional authority with regard to Resource Areas including Riverfront Area (somewhat
previously developed) and Bordering Land Subject to Flooding, along with Buffer Zones
associated with same and also with Banks and Bordering Vegetated Wetland. Meeting
certain Performance Standard criteria associated with these environmental constraints
presents the greatest engineering and construction challenges in developing the site.
Approximately 39,000 square feet of the locus site lie within the Riverfront Area (RFA) of the
Merrimack River. Most of this RFA has been maintained as lawn area. An earthened
surfaced boat ramp/launch also exists on-site. A portion of the RFA has been "previously
developed" and is surfaced with a gravel base and used for vehicle access.
Under 310 CMR 10.58 (4)(d), the Conservation Commission may allow alteration of up to
10% of a Riverfront Area provided that certain requirements are met. The Applicants propose
to alter approximately 9.2% or 3,600 S.F. of RFA in the construction of proposed Building
No. 2 and the paved roadway, walls and walks. (See EXHIBIT "RFA" attached). The
proposed gravelled parking has not been included as an alteration as an equivalent or
greater area of same exists on site. Restoration of loamed lawn-has also not been included
as altered area as most of the RFA now exists in said condition. Finally finished grading to
provide for stormwater management and compensatory flood storage has also not been
included as altered area as allowed by the statute. The Applicants suggest that they can
meet the four (4) conditions cited at 310 CMR 10.58 (4)(d) 1. a.-d. allowing the Conservation
Commission to permit the requested alteration.
The second significant environmental constraint in developing the site is to meet the
requirements of 310 CMR 10.57 for the 100-year flood plain of 'he Merrimack River. This
Flood Plain established as EI. 33 by FEMA/FIRM Comm. Panel No. 250098 0005C (6/2/93)
extends well into the property.
The Applicants have calculated the volume displacement by the proposed improvements
within the Flood Plain consisting of all of Building No. 2, a portion of Building No. 3, the
parking for Building No. 2, a portion of the proposed Y-shaped turnaround and the
associated grading, walls and walks. The Applicants propose and have designed the
development to provide for compensatory storage volumes in excess of the proposed
displacement volumes. (See EXHIBIT "FP" attached).
Compensatory storage volumes have been calculated on a (vertical) foot by foot basis.
These volumes are accomplished under both Building Nos. 2 and 3, in three (3) proposed
drainage structures beneath the parking areas, in a detention basin and by on-site grading.
H
RAHAM ASSOCIATES, INC.
Stormwater management is proposed by use of three (3) catch basins with hoods and 4'
sumps that will discharge to the three (3) proposed drainage structures mentioned above.
Except for Merrimack River flood stages in excess of EI. 30, these structures will provide for
groundwater recharge of collected surface water run-off. This system addressed one of the
four above mentioned standards associated with RFA alteration approval.
Above the aforementioned flood stage of El. 30, an equalizer pipe beneath the proposed
roadway will allow flood waters to simultaneously begin flooding the detention basin and two
of the three drainage structures under the parking areas. The drainage structure under
Building No. 2's parking will also begin accepting flood storage volumes at EI. 30. A
proposed floodway around the north and east sides of Building No. 3 provides a second
means of floodwater access (above a flood stage of El. 31.6±) to the detention basin area. A
positive means of draining the detention basin and the three drainage structures may require
consideration of one or more small diameter pipes set between the structures and basin
and/or lower on-site grades.
It should be mentioned that the large mature tree population that now exists on-site will be
minimally impacted. It appears that only 4 or 5 of the larger on-site trees will need to be
removed to accommodate the proposed building/development pians. And with the exception
of some very minor grade changes, the 100' inner riparian zone of the Merrimack River can
remain undisturbed.
X L
RAHAM ASSOCIATES, INC.
EXHIBIT "RFA"
SUMMARY OF RIVERFRONT AREA CALCULATIONS
TOTAL RIVERFRONT AREA OF LOCUS 39,000± S.F.
((1) SOMEWHAT PREVIOUSLY DEVELOPED)
PERMITTABLE ALTERATION WITHIN 3,900± S.F.
RIVERFRONT AREA OF LOCUS (10% OF 39,000±)
PROPOSED ALTERATION WITHIN
RIVERFRONT AREA OF LOCUS (2)
DWELLING 1,800± S.F.
PAVED ACCESS ROAD 1,200± S.F.
WALKS AND WALLS 600± S.F.
TOTAL 3,600± S.F.
<3,900± S.F.
(1) PREVIOUSLY DEVELOPED AREAS WITHIN THE RIVERFRONT AREA OF THE LOCUS
EXIST CONSISTING OF GRAVELLED VEHICLE PARKING AND ACCESS DRIVES. THE
PROJECT PROPOSES 720± S.F. OF GRAVELLED PARKING WITHIN THE RIVERFRONT
AREA WHICH IS LESS THAN THE AREA ALREADY SIMILARLY DEVELOPED.
(2) PROPOSED ALTERATION FIGURES INCLUDE THE IMPERVIOUS SURFACE ALTERATIONS
OF STRUCTURES, PAVED ACCESS ROAD, WALKS AND WALLS. PROPOSED
ALTERATION DOES NOT INCLUDE PROPOSED GRAVELLED PARKING. SEE FOOTNOTE
(1) ABOVE. PROPOSED ALTERATION DOES NOT INCLUDE T-IE RESTORATION TO LOAM
AND LAWN GRASS WHERE SAME NOW EXISTS.
H L
RAHAM ASSOCIATES, INC.
EXHIBIT "FP"
SUMMARY OF FLOOD PLAIN CALCULATIONS
LOCUS IS PARTIALLY WITHIN FLOOD ZONE A AND ENTIRELY WITHIN FLOOD ZONE B OF THE
MERRIMACK RIVER ACCORDING TO FEMA/FIRM COMM. PANEL NO. 250098 0005C (6/2/93).
PROPOSED ALTERATIONS AND COMPENSATORY STORAGE VOLUMES WITHIN FLOOD ZONE A
(EL. 33) ARE AS FOLLOWS:
INCREMENTAL
ELEVATION PROPOSED VOLUME PROPOSED COMPENSATORY
RANGE (Ff.) DISPLACEMENT (C.F.) STORAGE VOLUME(C.F.)
28-29 200± (BUILDING NO. 2 AND 2,000± (UNDER BUILDING NO. 2
AND GRADING)
29-30 2,000± (BUILDING NO. 2, 4,900± (UNDER BUILDING NO. 2, DETENTION
GRADING, DRIVE, PARKING BASIN, DRAIN. STRUCTURES AND GRADING)
AND WALKS)
30-31 4,500± (BUILDING NO. 2, 7,500±(UNDER BUILDING NOS. 2 AND 3,
GRADING, DRIVE, PARKING DETENTION BASIN, DRAIN. STRUCTURES
AND WALKS) AND GRADING)
31-32 5,800± (BUILDING NO. 2, 6,200± (UNDER BUILDING NOS. 2 AND 3,
GRADING, DRIVE, PARKING DETENTION BASIN, DRAIN. STRUCTURES
AND WALKS) AND GRADING)
32-33 7,500± (BUILDING NO. 2, 7,700± (UNDER BUILDING NOS. 2 AND 3,
GRADING, DRIVE, PARKING DETENTION BASIN, DRAIN. STRUCTURES
AND WALKS) AND GRADING)
28-33 20,000± C.F. 28,300± C.F.
I�ULi;1 11
JOB NO. 05-502
Rules and Regulations Governing the Subdivision of Land in North Andover,Mas:nchusetts
FORM B
APPLICATION FOR PRELIMINARY SUBDIVISION APPROVAL
DATE: A-p i.l Z6 2006
(Stamp two (2) forms with the Town Clerk. File-one (1) form with the Town Clerk and one (1) form with the
Planning Board)
To the Planning Board:
The undersigned, being an applicant under Chapter 41, 81-5,MGL,for approval of a proposed subdivision plan,
hereby submits a Preliminary Plan and makes application for approval to the North Andover Planning Board.
1. Name of Applicant: Scott R. & Rhonda E.Coletti
Address: 73 Riverview Street, N. Andover, MA 01845
2. "Name of Subdivision:Riverview Street Extension
Location and Description of Property(indade Assessor's Map&Lot and Zoning District(s)]:
Assessors Map 72, Lots 1 and 13, R4 Zoning District
7366 21
3. Deed Reference: Book 753 Page 324 or
Certificate of Title NIA
4. Name of SurveyorlEngineer: H.L. Graham Associates, Inc.
Address: Two Central St. , Ipswich, MA 01938-
5.
19385. Signature of Owner(s):,:-- v=--G✓ L--za-��
Address: 73 Riverview Street, North- Andover, MA 01845
Received: Town of North Andover Town Clerk(date stamp):
Signature of Town Official receiving this application:
Page 81
RHONDA COLET'i 5-7515/410
SCOTT COLETT0 69204954429
73 RIVERVIEW STREET
NORTH AND 'r
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RECEIVED
Town of North Andover 2006 JUL Z 8 AM 9: 5 9
Planning Department
1600 Osgood Street,Bldg.20,Suite 2-36F
North Andover,Massachusetts 01845MNORW pSS C�9*.,
t 0
Phone: 978-6$8-9535 Fax: 978-688-9542 S �
MASS ACHOU
NOTICE OF DECISION
Any appeal shall be filed
within(20)days after the
date of filing this Notice
in the office of the Town Clerk.
Date: July 18, 2006
Date of Hearing: June 20, July 18, 2006
Petition of: Scott Coletti, 73 Riverview Street,North Andover,MA 01845
Premises Affected: 73 Riverview Street Extension,North Andover,MA 01845
Map 7366& 753,Parcels 21 & 324.
Referring to the above petition with provision of M.G.L., Chapter 41, Section 81-S and
81-L, M.G.L for a Preliminary subdivision to extend to a terminus,Riverview Street and
subdivision property into three total lots. Property is located within the R-4 zoning
district.
At a public hearing given on the above date, and upon a motion made by John Simons
2nd by Jack Green to DENY a Preliminary Subdivision for 73 Riverview Street
Extension based on the reasons in the decision as amended by the Board Vote was 4-0
as Richard Rowen abstained from voting.
Signed:
AAZ���—
Lincoln Daley, To4 Planner
cc: Applicant
Engineer Richard Nardella, Chair
Abutters John Simons, Vice Chair
Town Departments Alberto Angles
Jack Green
Page 5
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PLANNING DEPARTMENT
Community Development Division
Mr. Scott Coletti
73 Riverview Street
North Andover, MA 01845
July 19, 2006
RE: Riverview Street Extension, Map 34, Parcel 7
Preliminary Subdivision Plan -Denial
At the July 18, 2006 Planning Board Meeting, the Planning Board herein denied the 3-lot
subdivision located at the terminus of Riverview Street, Assessor's Tax Map 34, Parcel 7 in the
Residential-4 Zoning District. The application was submitted by Scott and Rhonda Coletti, 73
Riverview Street,North Andover, MA 01845, dated April 27, 2006.
Findings of Fact
The Planning Board makes the following findings relative to this proposed preliminary
subdivision plan:
1. The Preliminary Plan does not adhere to all of the design standards indicated in Section 4.3
of the Town of North Andover Massachusetts Rules and Regulations Governing the
Subdivision of Land in North Andover, Massachusetts, dated November 2001 as noted
below.
a) The Plan does not comply with Section 4.3.1. of the regulations as a copy of the deed
demonstrating ownership of the property and reference to any and all deeds;
encumbrances and easements are not listed on the plan.
b) The Plan does not comply with Section 4.3.La as the plans do not provide a legend.
c) The Plan does not comply with Section 4.3.1.e as the plans do not specifically state
whether the proposed roadway extension will be offered for acceptance to the Town.
d) The Plan does not comply with Section 4.3.2.1 as a mylar was not submitted and
stamped/signed by a Registered Land Surveyor and Engineer.
e) The Plan does not comply with Section 4.3.5, as the plans do not show contiguous
buildable area(CBA) for each of the proposed lots. The contiguous buildable area of
each lot needs to be listed for each and every lot on the plan.
f) The Plan does not comply with Section 4.3.9 of the regulations which requires a
statement describingthe cut and fill operations, including a general estimate of the net
Pe � g
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com
import or export of the fill from the subdivision to be provided. No such statement
has been provided.
g) The Plan does not comply with Section 4.3.13, as the plans lack sufficient detail
showing potential drainage easements for a drainage system located on the 3
proposed lots.
h) The proposal does not comply with Section 4.3.16 of the regulations,which requires a
certification from a registered professional engineer in the Commonwealth of
Massachusetts stating that the plans have been designed in accordance with good
engineering practice and the design of the plans is in compliance with the purpose of
these subdivision rules and regulations.
2. The Preliminary Plan does not comply with the Town of North Andover Zoning Bylaw:
a. (Table II) No proposed location is shown for the existing two-family dwelling on Lot
I.
b. (7.1.2) Lot 2 does not meet the minimum lot width requirement of eighty feet
between the street frontage and front building line. Lot 3 does not have eighty feet of
continuous lot width.
As the applicant failed to follow the procedures and provide the information required by the
Rules and Regulations as demonstrated by the Findings of Fact the Planning Board herein
DENIES this application for a preliminary subdivision plan.
1. The following plans are included as part of this decision:
Plan titled: Preliminary Subdivision Plan of Riverview Street Extension
Owned by: Scott R. and Rhonda E. Coletti
73 Riverview Street
North Andover, MA 01845
Scale: 111=20'
Sheets 1 of 2
Prepared by: Graham Associates, Inc.
Two Central Street
Ipswich, MA 01938
Dated: April 6, 2006
cc: Applicant
Graham Associates, Inc.
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978.688.9535 fax 978.688.9542 Web www.townofnorthandover.com
TODIMENSIONAL REQUIREMENTS 0 E S
AI E OE N T
N
(ZONING DISTRICT R4 )
OWNER & APPLICANT: SCOTT R. and
1 OW RHONDA E. COLETTI
REQUIRED PROVIDED 73 RIVERVIEW STREET
NORTH ANDOVER,
MA. 01845
LOW S
LOT 1 LOT 2 LOT 3 PH. (978) 208-0378
LOT AREA
12,500 S.F. 13,000± S.F. 191000± S.F. 25,750± S.F. 2. ASSESSORS MAP 72, LOTS 1 AND 13
13,000E S.F. 19,000E S.F.* 25,750E S.F.*
CONTIGUOUS 9,375 S.F. 3. ZONING DISTRICT: R4
�s BUILDABLE AREA
STREET FRONTAGE 100' 1881± 139 ± 103'±
� 4. AREA: 1 .547E ACRES
SIDE SETBACK 15' 15' 15' 15'
30' 30' 30' 5. EXISTING SEPTIC SYSTEM COMPONENTS SERVING #73 RIVERVIEW
REAR SETBACK 30' 10,** 10'** 10'** STREET TO BE ABANDONED PER TITLE 5.
i FRONT SETBACK 30'
6. ALL PROPOSED DWELLINGS TO BE SERVED BY EXTENSION OF
TOWN WATER UNDERGROUND POWER SERVICE BY NATIONAL GRID,
NATURAL GAS SERVICE BY BAY STATE GAS, AND UNDERGROUND
TELECOMMUNICATIONS. ALL BUILDINGS WILL BE SEWERED BY GRAVITY
CONTIGUOUS BUILDABLE AREAS CALCULATED FROM LOT LINES TO
LINES TO A PRIVATELY OWNED, OPERATED AND MAINTAINED PUMP
MEAN HIGH WATER OF THE MERRIMACK RIVER.
** STATION WHICH WILL DISCHARGE TO THE TOWN SEWER SYSTEM.
MIN. FRONT SETBACKS OF ALL PROPOSED BUILDINGS TO BE GREATER THAN 10'.
RAGE SETBACK OF ALL EXISTING BUILDINGS WITHIN 250' ALONG RIVERVIEW STREET IS 6'±. 7. THE PROPOSED STORM DRAINAGE SYSTEM WILL BE PRIVATELY
r o� AVE
0 (SEE FOOTNOTE 8. OF TABLE 2, SUMMARY OF DIMENSIONAL REQUIREMENTS). OWNED, OPERATED, AND MAINTAINED.
8. BUILDINGS 2 AND 3 ARE TO BE CONSTRUCTED IN ACCORDANCE WITH
fj5T NEON ST. 780 CMR: STATE BOARD OF BUILDING REGULATIONS AND STANDARDS,
S SECTION 3107.0 "FLOOD—RESISTANT CONSTRUCTION".
9. DUE TO THE NEED TO PROVIDE COMPENSATORY FLOOD STORAGE,
AN EXCESS OF 250 TO 300 C.Y. OF MATERIAL IS EXPECTED TO
KEY MAP BE EXPORTED FROM THE SITE. IN ADDITION„ APPROXIMATELY
300 TO 400 C.Y. OF GRAVEL SUBBASE AND GRAVEL FOR
lot= 200'x+ DRAINAGE SYSTEMS IS EXPECTED TO BE IMPORTED TO THE SITE.
3±20
40
40
3+0p
PROPOSED
ROAD GRADE
35 ��25 � � - - �\
35
0.40%
------ -----------— ---------- ------ -- /22' 1l I/ �I
� I I
�\ \ WHEEL
EXISTING1 TRACK
\ \\
GRADE TYP.
\ \
l
30
30 �\
i 2-j
60 �
PASSENGER
VEHICLE NOTES, T1 R L ES, DETAILS,
° PROFILE: AND KEY MAP
PRELIMINAW SUBDIVISION PLAN
of
25 RIVERVIEV STREET EXTENSION
25 o v O � o o prepared for
O � O opM 0) � � � O 0 � OR `t
.D �, M
n4 �, M M SCOTT R. aid RHONDA E. COLETTI
TURNAROUND AREA DETAIL
73 RIVERVIEW STREET NORTH ANDOVER, M
2+00 2+50 3+00 ���
1+00 1 ±50 SCALE : I "=20 '
t s F1AKM ASSOCIATES, INV
.HAM
1(7L
""` CI IL ENGINEERS
PROFILE. o. 32622 y
tie Q ' TWO CENTRAL STRT, IPSWICH, MA 01938 (978) 356-2756
o
1 "=20' HORIZONTAL
vLI DRAWN EiY: JC Cq(ED eY: HLG PRo,IECT NO.: 05-
1 "-2' VERTICAL
DATE: APRIL 6, 2006 '� AS SHOWN SHEET 2 OF 2
L
APPROXIMATE 100' FROM APPROXIMATE M. 75, L. 2
PROPERTY LINE MEAN HIGH WATER LINE NIF
a
-r-..- (TYPICAL) , TOWN OF NORTH
U 200 RIVERFRONT
f AREA LINE TO
ANDOVER
CITY OF � �, MAINE LOCUS DATA.
LOCUS '
� =� �
V LAWRENC �' �� --..�� S �.� 100 YEAR FLOOD —
s
?66 ZONE AE (EL. 33)
s �, 'a - ,° I 1 . OWNER & APPLICANT:
z SCOTT R. and
C I 'r'
,� � � ._ I RHONDA E. COLETTI
73 RIVERVIEW STREET
/ �? `P'A i ` � '�+- NORTH ANDOVER, MA. 01845
i` 4
5�• w r- �PIPRPX;Ma MAr� uY PH. ( 78) 208-0378
ISH w�T^ 4N -
Q �
�1yf7 ,.
OSED z 3 ' 2. ASSESSORS MAP 72, LOTS 1 AND 13
�n o PROP
i
,
I
- � Fl DSON
r �
I , l - '; L T (� � jo �UNII B qCK � 3. ZONING DISTRICT: R4
Q- 1' INING WALL
_ 25,750 .F.
ICAI_) - - I 4. PORTIONS OF THE SUBJECT PROPERTY LIE WITHIN
THE 1 o-YEAR FLOOD ZONE (AE) ON FEMA-FIRM
TOW F ' - .
DO R �, ° COMMUNITY PANEL No. 250098 0005C (6�2�93).
°rp
pE N.
5. AREA: 1 .547± ACRES
�r I D
28 8 I TNG i ' l z BOOK 7366, PAGE 21
� 6. DEED REFERENCES:
J 1 I
PROPOSED PROPERTI ,2 { F E 5
MAP Ev
�-���� I �� ,r l � UNEP TYPICAL F. •F. E �' `�4.5 rr', ;r BOOK 753, PAGE 324
��� 8 �� ?g ``� 1. �0 0 I
.. 'I' OT. WALL
1 ... 600 _ I EL. 32
POURED CONCRETE, M Y � 24" HDP
�i
FIELD STONE M �`� t L 31'4
� `�`n IT LOCK 3 � 1 r 1EQUALIZER
GO OR UN B PIPE
1 j o !0 ^ N RETAINING WALL
`O (TYP(CAL) --r-
�� gN O45
ro
j c�'c� 24" HDPE 2 {.► � : �! 5' WIDE
t
_-.... GL M 3 T� PLANTING
1
PROPOSED m EQUALIZER goo
l �`�• PIPE 0 0%- w_ .; SHELF
EL. 36f
r ; T 30.
4zl 199000± S.F. L 29. 4,a° r i ' 45
30' DETEN1ON BASIN
I
- BOTTOM EL. 29.0E
PIPE
FROM DRAINAGE
l
PROPOSED ptr . , �� - r 29 ...
X25 ,�vENr r' � t w STRUCTURES, EL. 30f
GUARD RAIL V PIPE ° /` L 30. N
(TYP.) 1� i fir.
r ;
2
'30.0 ^ l
l
22 I I I
L 30. i Z
S
i i 21j, WOOD
I PROPOSED GRAVEL PARKING
f 4 SPACES WITH DRAINAGE
~ °` I OT. WALL
( I J I I I l STRUCTURES BENEATH TO 100 BUFFER ZONE LINE i . -
\\ `�\� .. y TEL 32f ( _ '�/♦
I I 1 ( PROVIDE STORMWATER MGM T. TO BORDERING VEGETATED ,
ti..
I AND COMPENSATORY FLOOD WETLAND \ 30
' STORAGE (TYP. OF 3) AG NAI( - 3
ca
CATCH BASIN WITH FOUND) 1
' x
TRAP AND 4' SUMP .
r ` ` PIPED TO DRAINAGE ° 34
STRUCTURE (TYP. OF 3) —3
\ CONTROL POINT 1 I
SPIKE s DTIC
r 3
' PAT
\ :\ �
EL.32.63
T NK
M. 72, L. 2 & 12
I
r
NIF PROPOSED L
4 JOHN CONLON RIGHT-OF-WAY `` S
,
\moo' FOR ACCESS '`
2 I BUIL
DING (
4 X" �� AND UPLITIES jI 73
�s - (9,534 S.F.) 1 f. EXISTING / �a cUY
EXISTING; 1
PR
ACCESS TWO' FAMI L Y OPSED �,
'+so DWELLING LOT !1
' M
-- - EASE �NT
TE MOVED
E �
OR' RAZED 13,000:± ; S.F.
_ \p� IRON ROi \
EDGE OF BORDERING AND RELOCATED / I
VEGETATED WETLAND AS T � — ` `\� -11.
N �\ y (FOUND)
VERIFIED BY DEROSA _ - '
ENVIRONMENTAL
0
CONSUL TING, INC. �-- �`� �At 7-
�` ```�\' 0 10 20 40 60 80
r�`�`, ���\,� �� ` FEET
GA AGS �` I
., SCALE:
Fq METERS
PROPOSED EXTENSION OF RIVERVIEW STREET � �� �` �'; �V ���
'� _``\`' ,,. �: '` \�' '\ END OF RI VER OEW'`1 0 5 10 20
TO BE OFFERED FOR ACCEPTANCE TO THE
TOWN OF NORTH ANDOVER. PAVEMENT TO BE ; \ \11,X ",\ ' STREET ACCEPTANCE ?p6,
PLACED IN ACCORDANCE WITH APPENDIX
`•`� '. �` ,, ' �' � PLA N
STREET CONSTRUCTION SPECIFICATIONS OF THE M. 72, L. 5 `` ' `r i� SEWE \
RULES AND REGULATIONS. l\/IF `;�. '\, , PUM _
�� CNAM ER
TOWN OF BENCHMARK "A" , r \ I
� s ;
s
NORTH ANDOVER TOP OF IRON ROD �'�`�' �`' ��, ��CC �h. 71 I PRELIMINARY SUBDIVISION PLAN
EL. 34.14 .E 1 \�1\� , \ I # M. 72, L. 2 & 12 I
�. I I� EXISTING NIF
I of
h}t�. ;�1 ��l,1 t I DWELLING N ONLO STREET EXTENSION
JOHN RIVERVIEW
prepared for
TO SCOTT R. and RHONDA E. COLETTI
I BOSTON
If. 1. 6,± •
CONTROL POINT 3 ! i ,U PI I A,�A�4 73 RIVERVIEW STREET NORTH ANDOVER, MA
MAG NAIL ' � ''II.. HOF
EL. 34.91
I ► p - I R M y RAHAM ASSOCIATES, INC.
- _ "" y � CI VI L ENGINEERS
o. 32622 i
6 _ _ I � TWO CENTRAL STREET, IPSWICH, MA 01938 (978) 356-2756
a 6 7 �'-I ~°::::��'G •� -502
.� # M. 72, L 3 & 4 I
EXISTING N/F �•U D'RANM BY: JC CHECKED BY: NLG PROJECT NO.: 05
14'fIL
DWELLING MICHELLE KIERSTEAD DATE. APRIL 6, 2006 SCALL. 1" = 20' SHEET 1 OF 2