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HomeMy WebLinkAboutCHESTNUT REALTY DEVELOPMENT Form C Application For Definitive Subdivision Approval Received;Town of North Andover Town Clerk (Date Stamp) Stamp three (3) forms with the Town Clerk. File one (1) copy with the Town Clerk and two (2) with the Planning Department. To the Planning Board: The undersigned, being an applicant under Chapter 41, 81-0, 81-T, 81-U, MGL, for approval of a proposed subdivision plan, hereby submits a Definitive Plan and makes application for ' approval to the North Andover Planning Board: The undersigned hereby applies for the approval of said Definitive plan by the Board, and in furtherance thereof hereby agrees to abided by the Board's Rules and Regulations undersigned hereby further covenants and agrees with the Town of North Andover,upon approval of said Definitive plan by the Board: a. To install the utilities in accordance with the rules and regulations of the Planning Board, Department.of Public Works,the Board of Health, and all general as well as zoning by-laws of said Town, as are applicable to the installation of utilities with the utilities within the limits of ways and streets; b. To complete and construct the street or ways and other improvements shown ' thereon in accordance with Section V and VI of the Rules and Regulations of the Planning Board, including all Appendices (I-VI) and Figures (1-27), 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 hereing and made a part of this application. This application and the covenants and agreements 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 C. To complete the aforesaid installations and construction within two (2) years from ' the date hereof. 1. Name of Applicant: Chestnuttreet Realty Development Address: 231 Sut tr et, North Andover, MA 01845 Signature of Applic w�jf, ,vT ' 2. Name of Subdivision: Eastwood 3. Location and Description of Property [include Assessor's Map&Lot and Zoning District(sT- Mapa 108A, Lot 2 Land on Salem Strut i n t-ha, R 27Za. _ Address of Property Being Affected: 2009 -Salem Street ' Zonin g R2 District: ' Assessors: Map#: 1 0$A Lot# 2 1056 . 4. Deed Reference. Book Pa _, ge 72 and/or ' Certificate of Title No. 5. Name of Surveyor/Engineer: Merrimack ,Engineering Services, Inc. ' Address: 66 Park Street, Andover, MA 01810---- Easements&Restrictions of Record(Describe&Include Deed References) ' None ' 6. Preliminary Plan Submi No ; Plan approved? ; Date.--es 7xi 117- Signature of Owners( . Address: 2009 Salem reet, North Andover, MA 01845 Received: Town of North Andover Town Clerk(date stamp): Signature of Town Official receiving this application: r Form L ' Departmental Referral Form With Signature of Departments Acknowledging Receipt ' To: Director,Engineering,Jack Sullivan Fire Chief,William Dolan Interim Conservation Administrator,Alison McKay Building Commissioner,Bob Nicetta Health Administrator,Susan Sawyer tSchool Committee Police Department Chestnut Realty Development From: Applicant: Date: 1 /14/05 Re: Preliminary Plan ' X Definitive Subdivision Modification to a Subdivision Special Permit ' Site Plan Review Address Development: 2009 Salem Street, North Andover, MA, Eastwood A Public Hearing has been scheduled for to discuss the plans checked above. Please provide your written comments to the Planning Department by (The Wednesday before the scheduled public hearing and/or scheduled Planning Board.meeting.) Failure to provide written comments by this date will constitute your approval of this plan. Thank You. Dec 16 04 11 : 47a NORTH ANDOVER 9786889542 p. 3 ' FORM D DESIGNER'S CERTIFICATE 1 /14/05 X ' TO THE PLANNING BOARD OF THE TOWN! OF NORTH ANDOVER: In preparing the plan entitled Eastwood I hereby certify tha.t the above named plan and accompanyinq data is true and correct to the accuracy required by the current Rules and Reg,uiatior-' Governing the Subdivision of Land in North Andover, Massachusetts , and Ty source of information about the location of boundaries shown on said plan were one or more of the following : I . Geed from Richards to Richards dated 1975 and recorded in the Essex No ' Registry in Book 1056 Page 7_ 2 2 . Other plans , as follows Plan by Clinton Goodwin RLS ' dated 1975 3. Oral informatio• n furnished by ' 4 . Actual measurement on the around from a starting point established Clinton Goodwin RLS by • 5. other Sources i I jolt S i g n e d ---- ,�► Ste t4p' nski (Seal of Engi nee 9rEPNM (Registered �rofes i ona t ngi neer or Surveyor ) E. Registered Land Surveyor) 66 Park Street Andover, MA 01810 Address o,* �-- } 1 ' The Deerfield Colonial The Deerfield Colonial is designed to reflect a style and character typical of homes built in the mid 1700's. Its detailing is somewhat refined but still primitive when compared to the intricate detailing found on some of the homes built in the late colonial and early federal periods. The front fagade is symmetrical with nine double hung windows, a center chimney and simple center doors with a transom window. The house is stretched laterally on the side elevation by the addition of an ell which contains a gathering room with cathedral ceiling,mud room and garage to add interest and scale to the fagade and provide cover for the side entry.This home has an open flowing floor plan 1 with separate living and dining rooms and a centrally located kitchen that is open to the gathering room. There are fireplaces in the living room, breakfast/kitchen area and gathering room. c9'O 1 t-7 ■ �� n ■■i - , i rfflfg�M HE= 1/2 BATH ' KITCHEN , NI �, � '• 11"X 13" 2 CAP, j CARRIAGE BARN LAUND D © �`I U 1 U 1EP I N, ROOM DINING ROOM G 16"X 20" BREAKFA5T AREA 12"X 14" i Q + O 1 � ENTRY PORCH r� --------------Q------------------ o- 1 � 9 LIVING R00 15t FLOOR 14'X 24' a TM 4nd 1 CM v 0 0 N 2 U ' U Classic Colonial Homes,Inc.•P.O.Box 31 •Deerfield,MA 01342. 1-800-413-9111 •www.cchonline.com The Deerfield Colonial 1. On the second floor you will find the master suite with walk-in closet and bath.Two additional bedrooms U are serviced by a second full bath 2nd FL001z on the floor.The third floor has two more bedrooms and a bath to round out the plan.There are two options ! for exterior finish on this house. If you want it to be formal, it should ' be painted in a white or off-white color with a slightly darker tinted O color for the trim.The window sash WALK-11 FULL BATH 2 can be painted with the same trim �� color or a darker"colonial" accent BED ROOM color. If you want an informal 12'X 14' "antique" look, the house and trim MASTEK d ' should be stained with a dark o BED ROOM lot IVIS black-brown color. In this case the BED ROOM -0 o window sash and front doors 10'X140 should be painted with a bright "colonial" accent color (barn red L.1 OPEN TO BJ L�94V works well). In either case, the 0 roofs should be sawn cedar or slate colored asphalt and the chimneys ' should be done with used or lrt&2nd FLP5 2444 5Q.FT. antique style bricks. CCH offers 3rd FLK 656 5Q.FT. several custom variations of this ABOVE GARAGE(2 CAR) 364 5Q.FT. ' home in addition to the standard plan. Please contact our office for information. r S.L. i1 1ATH L------ BED ROOM BED ROOM 14'X 14' 3rd FLOOR '° X14' TM 0 N U U Classic Colonial Homes,Inc.-P.O.Box 31 •Deerfield,MA 01342. 1-800-413-9111 •www.cchonline.com 0 The Granby Colonial ._-- -_- .v_..__ The Granby Colonial is a larger and more refined representation of the classic 2-stone design that is common throughout New England. This is a formai design,with trim and detailing reminiscent of the finer homes built in the late C:8 dd3 - 18th and early 19th century.The trim details include molded corner boards and IF- window casings, finely detailed window pediments with dentils, and an MUD no w_ elegant double door front entryway with fluted pilasters.The first floor plan t - CEO offers comfortably sized formal dining and living room spaces, and a large _ open informal kitchen/breakfast/gathering room. Two angular fireplaces provide warmth and light,encouraging family interaction in both the kitchen ' - — and gathering room. Adjacent to the kitchen is the side entry mudroom. It contains a half bath, separate laundry room, closet space and a built in bench/boot box to sit,remove and store our shoes.The mudroom also contains ' a heated access to the stairway leading to optional space above the garage. 4 ." it _4 f;III t � i z..�. ` t I ..i I t l•d tit. til 14 X 14"-6" L a O !M 0 .0 { HERWG 0 16"X 1 " t BREAKFAST AREA ;W -- 2 CAR ao LAU CARRIAGE BARN - - KITCHEN LIVI R i 14'X 16" � PORCH 14'X 14"-6"v _w ' WOOD TM SHED lot FLOOR a 0 N S U ' U Classic Colonial Homes,Inc.•P.O.Box 31 -Deerfield,MA 01342. 1-800413-9111 •www.cchonline.com o ' The Granby Colonial VC L a.. _ F(} Doug _w _ Doling F 1 � 1 � 1 I 1 � 1 i 1 � 1 ( 1 � t � The second floor of this house contains a �.� gracious master bedroom suite with two - O separate walk-in closets and a BED ROOM comfortable master bath. Three other BATH 10'-6"x t4 bedrooms, a shared full bathroom and staircase to the third level accompany the ____ 00 master suite. Optional living space for WALK-IN , - future expansion can be found on the CL t WALK-INI CL ' third floor of the main house and the 1 U_CL _� _ CL. ---- -- second floor above the carriage shed.The o BATH third floor is suitable for two comfortable _ �L• ' bedrooms and an additional bathroom. The second floor of the carriage shed is a MA5TER SUrrE-y' tt perfect space for and office,guest room, 14'Xt7' 1 ---- or or exercise room. L , __ CL. -3�BED ROOM OPEN TO 18'X 14' BELOW 77 LIVING AREA 2858 50 FT OPT.5PACE OVER GARAGE 52150 FT 2nd FLOOR OPT.3RD FLOOR 5PAGE 902 5Q FT TM 0 N 2 U U Classic Colonial Homes,Inc.•P.O.Box 31 •Deerfield,MA 01342. 1-800-413-9111 •www.cchonline.com o ' The Northfield Colonial The Northfield Colonial is a two-storie design, offering a unique exterior detail carried over from early English architecture.The second storie step was a common feature of 16th and 17th century English town architecture, designed to provide weather protection to merchant's booths at street level. This decorative detail was brought to early America and incorporated into structures throughout New England. The Northfield Colonial has a refined character, with primitive exterior trim ' — detailing consistent with other modest homes built in the mid-1700s.This home was _ designed to capture the historic charm of the time, while offering a comfortable sized structure,well suited for family living. + , On the first floor of the Northfield Colonial, in front we find a comfortably sized living room and separate formal dining room. The first floor also contains a large open space with a combined ' E3 keeping room,breakfast area and kitchen warmed by the glow of GATHE NG KM, two angled fireplaces. Flowing from the kitchen area is an ell LIVING KM. 14' 18' g p g 14'X 1i which offers an outside covered farmer's porch on the right side ' elevation.This ell functions as a mudroom and includes a laundry room,closet and a 3/4 bath,servicing the first level.The mudroom has doors leading outside to the back yard and side porch, and CL051 heated access into the carriage shed and to the bonus room above i the carriage shed. + 0 �o BKEAKFA5T AREA W � o MUD ROOM + O CLO5. °� KITCHEN — 2 CAR GAKAGE SHED ' DINING ROOM 12'X 14" TM lot FLOOR 0 N 2 U U ' Classic Colonial Homes,Inc.•P.O.Box 31 •Deerfield,MA 01342. 1-800-413-9111 •www.cchontine.com ' The Northfield Colonial t a ' 2nd FLOOR 1 We designed the second floor of ' this home to maximize space. A , l �� r'•'� 4 LIN. large master bedroom boasts a �� + �� WALK-IN CL 1 . sizable walk-in closet and master ( y � bathroom with dual vanity and full tub. There are three additional 13 i bedrooms on this floor;all serviced 2t gED ROOM by a full bathroom and additional t CLO5. storage areas. The Third level of 13'X 13� -- a ' the house is a large space divided by the center chimney mass. This room and the bonus room above the CL05. garage both offer additional CLOS. ' opportunities for immediate or ��, future expansion. The 2 car t `" carriage shed is designed to comfortably house 2 vehicles and t 1 includes a built-in tool/equipment n� 5TUD �' �'• storage area.A small woodshed on �; VEST ! � the garage exterior provides a LA 9'X11 MASTER SUITE 9 storage place for firewood. BED ROOM a _ _ 15'X18' 1, �_ 13±X13" 'ti -- J J r - LIVING AREA 2455 5q.ft. 3rd FLOOR 840 6q.ft. ROOM OVER GARAGE 430 sq.ft. TM 0 N S ' U U Classic Colonial Homes,Inc.•P.O.Box 31 •Deerfield,MA 01342. 1-800-413-9111 •www.cchonline.com ' The Portsmouth Saltbox Saltboxes with a gambrel roof were not as common as the gabled roof version but, frugal Yankees were well aware of the space advantages afforded by the gambrel roof form and so today one can still find many _ - fine 18th and 19th century gambrel saltboxes in New England. The ® IC31 Portsmouth Saltbox is trimmed and finished in a manor that was typical of - finer homes built in the mid to late 1800s. In its time,it might have been -', — the home of a wealth merchant or sea captain.Its symmetrical 9 window y P _ M M ® � � front is decorated with molded corner boards and window trim, chevron _ pediments, a robust entablature accentuated with modillions and d p s clapboard siding,refined with a beaded edge.The Portsmouth interior is ' designed for informal family living. ti iT A r {- r f e O XX 1rz cry' The open kitchen and dining spaces share the warmth and ambiance of a big walk-in fireplace with a functional bee o" + hive oven for the adventurous chefs. In the kitchen, 2 roof LAM windows brighten the space with natural light and a large 14"X 16" u Roo island provides space for food preparation and counter 1 dining.The kitchen has an abundance of cabinet storage and KITC _ a convenient pantry closet. A pair of glass pocket doors / 4 X1 ro ; separates the dining area from the more formal living room which is warmed by its own fireplace. 00 +r _ t.c) PANTRY LAU DEN a 13"X 14' I ` 1 SCREENED --- --- ENTRY PORCH PO 10"X 14" 1 BATH CARRIAGE 5HED Qn- BENCH i TM lot FLOOR �. v 0 WOOD 5TORAGE _ U U Classic Colonial Homes,Inc.•P.O.Box 31 •Deerfield,MA 01342. 1-800-423-9111•www.cchonline.com e i iThe Portsmouth Saltbox 13 ~d'i M1313 1 IIf3� 64 soa ' 2nd FLOOR , U WALK-IN-ii � I The other major living space on the — BATH; CL i ATH first floor is the den or TV room.(for `� those who want a more formal dining m _ BED ROOM the dining area and TV room t4'X t0' room, ._ can be switched around). The second MASTER BED ROOM floor has a large master bedroom suite s i 16'X 16' with 2 walk-in closets and a separate ' master bath. Two additional bedrooms - are serviced by a second full bath.The t . side entry/mudroom incorporates all the essentials: closet space, a benchi — with abuilt-in boot box,a half bath and �,! _ � ._'• BED ROOM! a separate laundry room with soaking -r ��" WALK-IN 12'X 14 tub and counter for folding.A screened CL ' porch off the side entry rounds out the -- - - - --- first floor plan. L-A LA i FIRST FLOOR 1301 sq.ft. SECOND FLOOR 1307 sq.ft. THIRD FLOOR 624 5q.ft. ------- 13E 0 -_- BED ROOM 15'X 16' LOFT 3rd FLOOR ;-� l �, STUDY l ' - TM 10'X 11' v 0 0 - N U ' U Classic Colonial Homes,Inc.•P.O.Box 31 •Deerfield,MA 01342. 1-800-413-9111 •www.cchonline.com o 1 Abutter to Abutter( x ) 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 108.A 2 Guy Richards 2009 Salem Street North Andover,MA 01845 ' Abutters Properties Map Parcel Name Address 90.B 17 Commonwealth of Massachusetts 100 Cambridge Street Boston,MA 02202 ' 106.6 176 David Linton 190 Webster Woods Way Notch Andover,MA 01845 108.A 1 Ruth Richards 2051 Salem Street North Andover,MA 01845 108.A 18 Cleon Richards 2053 Salem Street North Andover,MA 01845 ' 108.A 24 Frank Britt 195 Webster Woods Lane North Andover,MA 01845 108.A 25 Andrew Graff 201 Webster Woods Lane North Andover,MA 01845 108.A 26 Steven Casey 209 Webster Woods Lane North Andover,MA 01845 1 ' Page 1 of 1 This certifies that the names appearing on the ' records of a Assessors Office as of 1 i Certified by: ate ' This certifies that the names appearing on the records of the,5Assessor Office as of Certified b Date// ' 1/13/05 Planning Board, Conservation Commission Town of North Andover 400 Osgood Street ' North Andover, MA 01845 RE: To Whom It May Concern: ' Chestnut Realty Development, LLC and its managers have my authorization to submit all permit applications for an 8 lot Planned Residential Development on my land located at 2009 Salem Street, in North Andover, also known as Assessor's Map 108A, Lot 2. ' Permitting entities include, but are not limited to, the North Andover Conservation Commission, Zoning Board of Appeals, and Planning Board. ' Sincerely, i Guy Richards 1 Eastwood i �� Proposed 8 Lot Planned Residential Development Submitted by: Chestnut Realty Development, LLC P.O. Box 907 North Andover, NM 01845 Page 1 of 3 PRD Special Permit Application Town of North Andover Planning Board EI::: Application for PRD Special Permit Please type or print clearly. 1. Petitioner: Chestnut Development LLC Petitioner's Address: 231 Sutton Street,North Andover,MA 01845 Telephone number: 978.687.6200phone 978.682.6473 fax ' 2. Owners of the Land: Guy Richards Address: Salem Street North Andover MA 01845 ' Number of years of ownership: 50 years+ ' 3. Description of Proposed Project: The proposed project consists of the development of eight(8)new traditionally designed single family homes clustered in a small village with over 35%of the site protected as permanent open ' space.All new homes will be connected to the municipal sewer system.The development team recognizes that this parcel is unique in its topographic character and rural/aesthetic value to the Town of North Andover. 4. Description of Premises: The property is presently developed,containing one(1)existing house and 10.1 acres(+/-)with approximately 285'of frontage along Salem Street. The topography is rolling,and the land is ' entirely wooded with a mix of deciduous hardwood and evergreen species.The property contains two wetland areas identified on the existing conditions plan as isolated wetlands. One of the wetlands has characteristics of a vernal pool,and as such we have made all efforts to respect the wetland resource area and vernal pool setbacks identified in the Town's Wetland Bylaw. The property is zoned R-2,and is not within the Lake Cochichewick Watershed. 5. Address of Property Being Affected: 2009 Salem Street,North Andover Zoning District: Residential Two(R-2) Assessors: Map: 108A Lot# 2 Registry of Deeds: Book# 1056 Page# 72 6. Existing Lot: Lot Area(Sq.Ft) 10.10 Acres+/- Building Height: 35' Street Frontage: 285'+/- Side Setbacks: 93' +/- Front Setback: 136' +/- Rear Setback: 800' min. Floor Area Ratio: N/A Lot Coverage: N/A I ' 7. Proposed Lot(if applicable): Lot Area(Sq.Ft) 21,780 sf(min.) Building Height: 30' /2.5 stories Street Frontage: 100'min. Side Setbacks: 20'min. ' Front Setback: 20' min. Rear Setback: 20'min Floor Area Ratio: N/A Lot Coverage: N/A 8. Required Lot(as required by Zoning Bylaw): Lot Area(Sq.Ft) 21,780 sf(min.) Building Height: 30'/2.5 stories Page 2 g of 3 PRD Special Permit Application Street Frontage: 100' min. Side Setbacks: 20'min. Front Setback: 20' min. Rear Setback: 20' min ' Floor Area Ratio: N/A Lot Coverage: N/A 9. Existing Building(if applicable): Ground Floor(Sq.Ft.) 1000 #of Floors 2.5 stories ' Total Sq.Ft. 2500 sf,including garage Height: , 35'+/- Use: residential/agricultural Type of Construction:Wood frame ' 10. Proposed Building: Ground Floor(Sq.Ft.) 2000 sf(+/-) #of Floors 2.5 stories Total Sq.Ft. 3200 sf+/- Height: 30' max Use: Residential homes Type of Construction:Wood frame ' 11. Has there been a previous application for a Special Permit from the Planning Board on these premises?No If so,when and for what type of construction? ' 12. Section of Zoning Bylaw that Special Permit h Being Requested: NAZB Section 8.5(Planned Residential Developments-PRD) NAZB Section 10.3(Special Permit) ' 13. Petitioner and Landowner signature(s):Every application for a Special Permit shall be made on this form,which is the official form of the Planning Board. Every application shall be filed with the Town Clerk's office. It shall be the responsibility of the petitioner to furnish all supporting documentation with this application. The dated copy of this application received by the Town Clerk or Planning Office does not absolve thit from this responsibility. The petitioner shall be responsible for all expenses for filinl notification. Failure to comply with application requirements,as cited herein annning Board Rules and Regulations may result in a dismissal by the P ig ar ication as incomplete. Petitioner's Signature: ' Print or type name ' here: A.Mnici Representative-Chestnut Deve1o ment LL C. Owner's Signature: Print or type name here: Christina A.Minicucci Authorized Representative 14. Please list title of plans and documents you will be attaching to this application. Plans: Definitive Subdivision and Special Permit Plan ' Eastwood North Andover,Massachusetts 01845 Dated: January 10,2005 ' Prepared by: Merrimack Engineering Services 66 Park Street Andover,MA 01810 Sheets: 1 through 17 ' Plans: Streetscape Planting Plan Eastwood North Andover,Massachusetts 01845 Dated: January 10,2005 Prepared by: Huntress Associates,Inc. 17 Tewksbury Street Andover,MA 01810 Page 3 of 3 PRD Special Permit Application Sheets: L-1 Streetscape Planting Plan ' Plans: Architectural Floor Plans and Elevations Dated: Copyright 2004 Prepared by: Classic Colonial Homes,Inc. P.O.Box 31 Deerfield,MA 02180 Styles: House#I -The Deerfield Colonial House#2-The Granby Colonial ' House 93 -The Northfield Colonial House#4-The Portsmouth Saltbox Reports,Attachments and filing fees • Drainage Report-Prepared by Merrimack Engineering Services,Inc. • PRD Special Permit Filing Fee: $ 2,400.00 ' • Definitive Subdivision Fees: $ 3,475.00 • Definitive Subdivision Application i. Form C ii. Form D,Designers Certificate iii. Abutters List. iv. List of Requested Waivers(see plan set cover sheet) v. Statement of Environmental&Community Impact(see cover letter) HUNTRESS ASSOCIATES ' LANDSCAPE ARCHITECTURE &LAND PLANNING January 13, 2005 Mr. John Simons Chair North Andover Planning Board Department of Planning&Community Services 27 Charles Street North Andover, MA 01845 Re: Eastwood -Planned Residential Development. ' Dear Mr. Simons: ' On behalf of Chestnut Development LLC, we are pleased to provide the following applications regarding the proposed open space development entitled Chestnut Village: 1. Definitive Subdivision Application a. Form C b. Form D -Designers Certificate ' c. Abutters List. 2. Planned Residential Development -NAZB Section 8.5 & 10.3 As you are aware, this application is submitted pursuant to Section 8.5 and Section 10.3 of the North Andover Zoning Bylaw. We have prepared one set of plans entitled: Special Permit and Definitive Subdivision Plan for Chestnut Farm, Salem Street, North Andover, Massachusetts. I am confident that you will find these plans to satisfy both the Special Permit and Definitive Subdivision requirements. STATEMENT OF ENVIRONMENTAL& COMMUNITY IMPACT As required by the Rules and Regulations Governing the Subdivision of Land and PRD Special Permit Regulations, the following is a Statement of Environmental and Community Impact and ' Specific Requirements to be met for obtaining a Special Permit. ' 1. Description of Proposed Project: The proposed project consists of the development of eight (8) new traditionally designed single family homes clustered in a small village with over 35% of the site protected as permanent open space. All new homes will be connected to the municipal sewer system. The development team recognizes that this parcel is unique in its topographic character and rural/ aesthetic value to the Town of North Andover. r ' 17 Tewksbury Street, Andover MA oz8zo 978.470.8882 978.470.889op., Mr.John Simons Eastwood—Planned Residential Development January 13,2005 Page 2 of 8 The property is presently developed, containing one (1) existing house and 10.1 acres ' with approximately 285' of frontage along Salem Street. The topography is rolling, and the land is entirely wooded with a mix of deciduous hardwood and evergreen species. The property contains two wetland areas identified on the existing conditions plan as isolated wetlands. One of the wetlands has characteristics of a vernal pool, and as such we have made all efforts to respect the wetland resource area and vernal pool setbacks identified in the Town's Wetland Bylaw. ' TheroPerty is zoned R-2 and is not within the Lake Cochichewick Watershed. The total p open space preserved is 35%(3.6 ac.+/-)of the total parcel size(10.1 acres). The new homes are approximately 3000 - 3600 sf in size, and have been designed to reflect a style and character typical of homes built in the mid 1700's. The homes detailing are ' somewhat refined but still primitive when compared to the intricate detailing found on some of the homes built in the late colonial and early federal periods. The front facades are symmetrical with nine double hung windows, a center chimney and simple center doors with transom windows. The houses are stretched laterally on the side elevation by the addition of an ell which contains a gathering room with cathedral ceiling, mud room, and garage to add ' interest and scale to the facade and provide cover for the side entry. These homes have an open flowing floor plan with separate living and dining rooms and a centrally located kitchen that is open to the gathering room. There are fireplaces in the living room, breakfast/kitchen ' area and gathering rooms. The roadway and lotting plan has been designed to minimize the impact of grading and ' structures on all slopes restricted by both the North Andover Zoning Bylaw and the Planning Board's Rules and Regulations Governing the Subdivision of Land. You will also note that the roadway has been shifted to the east, allowing the open space to wrap the western edge of ' the site. In so doing, we have been able to pull all development activity away from the wetland resource areas and the potential vernal pool identified just behind lot two and lot three. The houses are all set 20' from the right-of-way and most garages are recessed behind ' the front facade of the house, emphasizing the pedestrian arrival of a traditional New England home. The streetscape includes appropriately detailed sidewalks, fences, stonewalls, street ' trees and ornamental light posts. The new roadway and driveway designs are intentionally understated, so as not to overpower the existing rural character. The intended result is a charming, traditional neighborhood which preserves the character of the site while minimizing impacts to steep slopes, wetlands and abutting properties. Mr.John Simons ' Eastwood—Planned Residential Development January 13,2005 Page 3 of 8 For a more detailed description of the proposed layout please refer to the attached plans. 2. Adverse Impacts and Alternative Development: Short-term adverse impacts may include typical construction activity, dust and limited noise. ' All efforts will be made to reduce the impact of construction on the neighborhood, including police details, limited construction hours and roadway watering. Long-term, the proposed project will provide a significant benefit to the neighborhood in that over 35%of the site will remain as permanently protected open space. Alternative development includes a conventional buildout of 8 new house lots. A ' conventional layout on this property would result in the following: 1) No public open space; 2)No buffers to adjacent properties; 3)Houses visible from Salem Street. ' 3. Natural Environment: a. Air and Noise Pollution: The new homes will have a varying roofline, at no time exceeding 2.5 stories. Each lot will have a minimum of 21,780 sf, and most will be ' adjacent to protected open space. The boundary of the site is additionally preserved with a minimum 50' buffer, preserving existing grades, vegetation and views. The provision of generous open space both within and around the neighborhood will negate any possible ' impact the new homes may have to air and noise pollution. ' b. Water Pollution: The design of this project incorporates the recommended BMP's provided by the Massachusetts Department of Environmental Protection in all stormwater and drainage improvements. c. Land: The applicant intends to dedicate a perpetual open space restriction for 3.6 acres to be held by the Town of North Andover, or any other conservation organization acceptable to the Town and the applicant. d. Plants and Wildlife: Removal of existing vegetation has been minimized through the use of a PRD, or reduced lot size. Most wetlands and associated buffer zones have been preserved by careful planning of the roadway and house locations. ' e. Water Supply: The project will tie into the municipal water supply. The municipal system has adequate capacity to supply the needs of this project. i ' f. Sewage Disposal: The project will extend available public utilities at its own cost. Each home will be provided with a sewer connection, minimizing the chance of unwanted pollutants entering the ground water. I , Mr.John Simons Eastwood—Planned Residential Development January 13,2005 Page 4 of 8 4. Man-Made Environment a. Existing Neighborhood.Land Use: The character of the project will reflect the rural aesthetic presently defined by the surrounding Salem Street neighborhoods. The project ' minimizes impact to existing slopes, and provides significant buffer to surrounding properties and wetlands. ' b. Zoning: As the property is zoned R-2, single-family residential lots of a 43,560 sf minimum are allowed by right. This would translate conservatively to a 8 lot conventional subdivision with no preserved open space. This proposal looks to reduce ' the minimum lot size to the allowed half acre under the PRD bylaw, and better locate the homes to protect natural resources and buffer adjacent properties. 5. Public Services a. Schools Department: Plans have been provided to the North Andover School ' Department. The applicant hereby requests a waiver from supplying additional information at the time of submission. b. Police Department: Plans have been provided to the North Andover Police.Department. ' The applicant hereby requests a waiver from supplying additional information at the time of submission. ' c. Fire Department: Plans have been provided to the North Andover Fire Department. Each home will be supplied with a built in fire sprinkler system tied to the municipal water ' service. The applicant hereby requests a waiver from supplying additional information at the time of submission. d. Recreation: The applicant intends to dedicate a perpetual open space restriction for 3.6 acres (+/-) to be held by the Town of North Andover, or any other conservation organization acceptable to the Town and the applicant. e. Solid Waste Disposal: Like other existing homes in the neighborhood, it is anticipated p g that these homes will be provided with municipal rubbish removal. ' f. Traffic: The development of eight new homes will have a negligible impact on the present traffic volumes associated with Salem Street. Due to the limit nature of this I ' project, the applicant hereby requests a waiver to the strict compliance of this requirement. The applicant has retained DJK Associates to review requirements for safe Mr.John Simons ' Eastwood—Planned Residential Development January 13,2005 Page 5 of 8 ingress and egress to the site from Chestnut Street. That information is being prepared ' presently and will be provided to the Planning Board prior to the public hearing. g. Highway Department: Appropriate provisions have been made for safe access and egress to and from the proposed neighborhoods. All construction activity will conform to the requirements of the North Andover DPW,Fire and Police Departments. ' 6. Aesthetics: a. Lighting: One ornamental streetlight shall be provided for each house. The light posts shall be cedar with a colonial fixture, approximately 7' in height. All lights shall be on a 1 photocell and powered by the house that it serves. The intent is that the street lighting be uniform throughout the project, pedestrian in scale and appropriately detailed to match the proposed architecture. b. Landscaping: The proposed landscape is intended to reinforce a streetscape and traditional colonial home design. The plan proposes shade trees at regular fifty-foot ' intervals on both sides of the street. Additional street trees, ornamentals and evergreens have been includes at irregular spacing to add interest and provide visual buffers when appropriate. Each home will also be appropriately landscaped to fit within the ' neighborhood setting. ' c. Visual: The design team recognizes the unique character of this neighborhood. The PRD concept was specifically used to minimize the visual impact to surrounding homes and preserve the agricultural character of Salem Street. The eight new single family homes are all provided with a minimum fifty foot buffer to adjacent property lines 7. Planning: ' This proposal respects the agricultural character of the neighborhood and permanently preserves over 3.6 acres of open space. The preservation of rural character and open space are both fundamental principles of the Town's Masterplan and Open Space Plan. ' 8. Traffic: The development of eight new homes will have a negligible impact on the present traffic ' volumes associated with Salem Street. Due to the limit nature of this project, the applicant hereby requests a waiver to the strict compliance of this requirement. Mr.John Simons ' Eastwood—Planned Residential Development January 13,2005 Page 6 of 8 9. Cost/Benefit Analysis: The development of a PRD with eight new homes is no greater than if the property were developed conventionally. Given the density, and the considerable extents to which the applicant has gone to insure the project fits into the surrounding neighborhood, the applicant ' would respectfully request a waiver from this requirement. 10.Materials Estimate: The applicant would respectfully request a waiver from this requirement at the time of submission. We would be happy to work with your consulting engineer in determining an appropriate bond amount during the review and approval process. ' 11. Soil Erosion and Sedimentation Control Plan: Please refer to the Soil Erosion and Sedimentation Plans prepared by Merrimack Engineering ' Services, Inc. that have been included in the plan set. 12. The SPGA may also require that supporting materials be prepared by other professionals including, but not limited to, a registered architect, registered landscape architect, registered land surveyor, registered sanitarian, biologist, geologist or hydrologist when in its judgment the complexity of the proposed work warrants the relevant specified expertise. ' The project team, which helped in the preparation of these documents, consists of the following professionals: ' Huntress Associates,Inc. Registered Landscape Architects Merrimack Engineering Services,Inc. Registered Professional Engineers Classic Colonial Homes,Inc. Architects West Environmental Wetland Scientists&Hydrologists DJK Associates,Inc. Traffic Engineers We are prepared to have these professionals in attendance at the required public hearings to respond to any and all concerns raised by the board. 13. Specific requirements to be met for obtaining a PRD Special Permit (Planned Residential Development-NAZB Section 8.5) ALLOWED i� ITEM D PROPOSED` The number of units 8 houses 8 new homes. Type/size Single family Single family Mr.John Simons Eastwood—Planned Residential Development January 13,2005 Page 7 of 8 &Townhouse (3000-3600 so ' Ground Floor Area N/A 2000-2500sf+/- Ground Coverage NIA <0.10:1 Open Space Provided 35%(3.6 Ac.)* 35%(3.6 Ac.) 1 * Section 8.5.6 (F)requires 35% Open Space for a Subdivision PRD. Wetland resource areas account for less than 25%of the proposed usable open space. 14. NAZB Section 10.31,SPGA findings to be met: ' a. The specific site is an appropriate location for such use, structure or condition. As the property is zoned R-2, single-family residential lots of a 43,560 sf minimum are allowed by right. This would translate conservatively to a 8 lot conventional subdivision with no preserved open space. This proposal looks to reduce the minimum lot size to the allowed half acre under the PRD bylaw, and create a density of 8 traditionally detailed single-family homes. This layout preserves approximately 35% of the property through a perpetual open space restriction to be held by the Town of North Andover, or any other conservation organization acceptable to the Town and the applicant. This layout also minimizes the development impact to existing slopes, wetlands and abutting properties by ' taking advantage of the reduced lot size. ' b. The use as developed will not adversely affect the neighborhood. The character of the project will reflect the rural aesthetic presently defined by the surrounding Salem Street neighborhoods. The project minimizes impact to existing slopes, and provides significant ' buffer to surrounding properties and wetlands. c. There will be no nuisance or serious hazard to vehicles or pedestrians. The development will have a negligible impact on the present traffic volumes associated with Salem Street. ' d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The project will extend roadways and utilities at its own cost. Each home will be provided with a sewer and water connection, minimizing the chance of unwanted pollutants entering the groundwater. e. The SPGA shall not grant any special permit unless they make a specific finding that the use is in harmony with the general purpose and intent of this bylaw. The PRD bylaw was enabled to encourage the preservation of land, reduction of impervious surface and minimization of require public infrastructure to service new �I Mr.John Simons ' Eastwood—Planned Residential Development January 13,2005 Page 8 of 8 developments. This project has specifically met these objectives through the following efforts: 1. Preservation of over 35%of the site as open space. 1 2. Preservation of the rural character along Salem Street; 3. Preservation of existing grades,views,mature vegetation; 4. Design and construction of a neighborhood intended to foster pedestrian activity, neighborhood interaction and community participation. We are confident that the plans and supporting information we have submitted are in keeping ' with the general intent of the North Andover Zoning Bylaw, and are in the best interest of the neighborhood and the Town of North Andover. Please refer to the attached plans for a complete list of waivers being sought in the approval of this project. Also, please be aware that the 1 applicants intends to provide a Letter of Credit as a performance guarantee, and that roadway construction is anticipated to begin in the spring of 2005 and last through the Fall of 2006. ' For the reasons outlined above, we respectfully request that the Planning Board issue a Planned Residential Development Special Permit and a Definitive Subdivision Approval for the proposed project. We appreciate your time and consideration with regard to this matter and we look ' forward to working with you throughout the approval process. Please feel free to contact my office with any further questions or concerns. Sincerely, es 6untress c. s 1 Landscape Architect Cc: Christina Minicucci—Chestnut Development LLC Steve Stapinski—Merrimack Engineering Services, Inc. I