HomeMy WebLinkAbout2013-02-19 Planning Board Supplemental Materials (47)#17446
February 8, 2013
Ms. Judy Tymon, Planner
North Andover Planning Board
1600 Osgood Street – Bldg. 20 Suite 2-36
North Andover, MA 01845
Subject: Peer Review Summary
464 Appleton Street, North Andover
Definitive Planned Residential Development Subdivision Application
Dear Ms. Tymon:
Hancock has completed a review of the documents submitted to the Planning Board for
the proposed Subdivision at 464 Appleton Street. The following documents submitted by
Christiansen and Sergi Inc. were reviewed.
1. Development Statement dated January 10, 2013.
2. Special Permit Planned Residential Development Form and supporting
documentation dated January 13, 2013.
3. Form C and supporting documentation dated January 18, 2013.
4. Lot closure Calculations dated January 16, 2013.
5. Compliance with Rules and Regulations Governing the Subdivision of Land, and
compliance with Zoning Sections 8.5 and 10.31 checklists, undated.
6. Stormwater Management Report dated January 10, 2013.
7. Definitive PRD Subdivision of Land Plans, 12 sheets, dated January 10, 2013.
8. Conventional Proof Plan, 5 sheets, dated January 10, 2013
The following was used to assist in our review:
1. Zoning Bylaw of Town of North Andover last amended June 12, 2012
2. Rules and Regulations Governing the Subdivision of Land, in North Andover Ma
last amended December 2002
3. General Bylaws of the Town of North Andover, (adopted April 23 1979 as
amended).
Marlborough, MA Danvers, MA
315 Elm Street 185 Centre Street
www.hancockassociates.com
#17446
Review Comments:
Conventional Subdivision Proof Plan
1. The centerline radius of the first curve in from Blue Ridge Road does not appear
to meet the Subdivision Rues and Regulations Section 6.8 requiring a minimum
radius of 225 feet. The radius provided appears to be 150 ft. (radii are not
labeled).
2. The plan does not depict the northerly side of Appleton Street west of the wall
corner as a wall as shown on the Existing Conditions Plan and Definitive
Subdivision Plan. The Applicant should demonstrate that a 50-foot Right of Way
is possible within this area (Lots 2 and 3).
3. Zoning 7.1.1 states
"Contiguous Buildable Area (CBA) As of April 28, 1986, the area of any new lot
created, exclusive of area in a street or recorded way open to public use, at least
seventy five (75) percent of the minimum lot area required for zoning shall be
contiguous land other than land located within a line identified as wetland
resource areas in accordance with the Wetlands Protection Act, Massachusetts
General Laws, Chapter 131, Section 40 and the Town of North Andover Wetland
Protection Bylaw, Chapter 178 of the Code of North Andover. The proposed
structure must be constructed on said designated contiguous land area.
The North Andover Wetland Bylaws has the following definition of a "wetland
resource area":
§178.2 Jurisdiction.
Except as permitted in writing by the Commission, or as provided in this Bylaw, no
person shall engage in the following activities ("activities"): removal, filling,
dredging, discharging into, building upon, or otherwise altering or degrading the
wetland resource areas described in the following sentence. The Town's wetland
resource areas consist of:
1) any isolated vegetated wetland,
2) any ephemeral pool
3) any vegetated wetland bordering on any creek, river, stream, pond or lake,
4) any bank, beach, marsh, wet meadow, bog, or swamp,
5) any land under any creek, river, stream, pond or lake,
6) any 100-foot buffer zone of wetland areas 1-5 listed above,
7) any land subject to storm flowage, or flooding by groundwater or surface
water,
8) and the 200-foot riverfront area.
Based on these definitions it would appear that areas within the 100' buffer zone
should not be counted towards to the CBA. It appears that the CBA calculated for
lots 1, 3, 4, 5 and 6 utilized buffer zone areas and must be recalculated or the
applicability of this requirement refuted..
Marlborough, MA Danvers, MA
315 Elm Street 185 Centre Street
www.hancockassociates.com
#17446
4. Please provide sight distance information showing compliance with the
requirements at the entrance and also along the vertical curves from Station 3+50
to 7+0 (per 6.8.9).
5. The applicant should provide sufficient information to indicate the general
volumes, rates, flows that would be generated by the subdivision and must be
attenuated by the drainage system per Section 4.3. (1) (J) of the Rules and
Regulations Governing the Subdivision of Land.
6. The applicant should indicate whether the existing street is subject to the Scenic
Roads Act per Section 4.3.4 of the Rules and Regulations Governing the
Subdivision of Land.
7. The proposed cul de sac is over the maximum allowable length of 600' and would
require a waiver to construct (Table 1A).
8. The turnaround ROW and pavement radii should be labeled on the plan to
demonstrate compliance (Table 1A).
Definitive Subdivision
1. The applicant has not provided any sign details. All signs shall be in compliance
with Zoning Section 6 Signs and Sign Lighting Regulations.
2. As per comment above regarding Zoning 7.1.1, it would appear that areas within
the 100' buffer zone cannot be counted towards to the CBA. It appears that the
CBA calculated for lots 5 and 6 utilized buffer zone areas and must be
recalculated.
3. Lot 4 does not appear to comply with Zoning Section 7.1.2 Lot Width for any lot
created after May 1, 1995, the minimum width of the lot shall be distance of one
hundred (100) feet between the street frontage and the front building line. The
width shall be measured in a line parallel to the street. This requirement shall
apply in all zones except Residence 4 (R4) and Village Residential (VR); for zone
R4, said minimum width of the lot shall be a distance of (eighty) 80 feet and for
zone VR, said minimum width of the lot shall be a distance of (eighty) 80 feet.
4. The Applicant should provide a legal opinion outlining his right to make changes
to the location and configuration of the existing right of way of Appleton Street
subject to and preserving the rights of others. In particular the proposed
transformation of the segment between the proposed cul-de-sac and wall corner
labeled as a proposed Utility and Access Easement.
5. The application requests a number of waivers to the Rules and Regulations
Governing the Subdivision of Land and two "waivers" to section 8.5.7.D of the
Zoning Bylaw. The waivers requested to the Zoning Bylaw may require approval
from the North Andover Zoning Board of Appeals.
6. The applicant should list the intended Ownership entity for the Open Space on the
plans (Zoning 8.5.6. (F)(3)).
7. The applicant must provide written justification for the requested waivers in
accordance with Section 2.7.2 and Section 5.1.8 of the Rules and Regulations
Governing the Subdivision of Land.
Marlborough, MA Danvers, MA
315 Elm Street 185 Centre Street
www.hancockassociates.com
#17446
8. Pavement widths and scenic road designations of adjacent street should be added
to Sheets 2 & 3 (Subdivision 5.2.5.2(9)).
9. The applicant should add the bearing and distances to the profile plan as required
by Section 5.2.5.4(b)(1) and (2) of the Rules and Regulations Governing the
Subdivision of Land.
10. The information required in Section 5.2.69(c) Test Data has not been provided.
The applicant should provide soil borings along the roadway to determine depth
to water table and ledge.
11. This office has not performed a complete review of the Stormwater Management
Report since that review is being completed by Eggleston Environmental.
12. The north side of the proposed roadway intersects with Blue Ridge Road in an
irregular manner and does not comply with Table 1A for centerline radius or curb
radius. The applicant should request waivers for this situation.
13. The slope of the road along the curb of the cul de sac is less than 1% and does not
comply with Table 1A.
14. Site distances should be provided. (Subdivision 6.8.9)
15. Ten-foot wide drainage easements have been provided adjacent to the road.
Subdivision Section 6.13(I) requires twenty-foot wide easements.
16. Subdivision Section 6.13. (III) prohibits utility easements crossing open space
unless approved by the Board upon recommendation of the Department of Public
Works. The plan shows easements for drainage in Open Space areas A and C and
a sewer and utility easement in Open Space B.
17. Fire hydrants location will require written approval from the Fire Chief and
Department of Public Works (Subdivision 6.15.2).
18. A street sign should be shown on the plans (Subdivision 6.20)
19. The applicant should demonstrate that there exists two feet of naturally occurring
soil between the bottom of all infiltration structures and the maximum annual
water table (Subdivision Appendix V).
20. The plan shows two inlets to the proposed Stormceptor; please provide
appropriate detail for the connections.
21. The "standards for material and construction methods “section, sheet 10,
reference to” Turnpike Street" should be revised.
22. The applicant should clarify if the drop inlet is intended to have a 48" sump
similar to a catch basin.
23. The pavement and right of way widths on Blue Ridge Road should be shown
within 100 feet of the intersection.
24. Existing structures extending 50 feet beyond the subdivision boundaries must be
shown on the plan.
25. Existing contours extending 50 feet beyond the subdivision boundaries must be
shown on the plans.
26. Proposed house numbers assigned by the North Andover Public Works
Department must be shown on the plan.
27. The proposed cul-de-sac does not meet the minimum pavement diameter of 100
feet (per 6.8.1).
Marlborough, MA Danvers, MA
315 Elm Street 185 Centre Street
www.hancockassociates.com
#17446
Waivers
1. Minimum pavement width – Hancock does not see an issue with the pavement
width proposed at 24 feet given the number of lots being serviced. The
Applicant should correct the cul-de-sac pavement diameter and provide proof
that the North Andover Fire Department can navigate the turnaround with the
proposed landscaped island.
2. Granite curbing – The stormwater management system proposed featured low
impact design roadside swale. If the Planning Board is generally acceptable of
this methodology and the Public Works Department accepts the responsibility
of implementing a different method of snow plowing so as to not block the
swales, Hancock does not see an issue with the waiver.
3. Sidewalks – Hancock defers to the Board on this matter as it entails a town
wide approach to pedestrian safety.
4. Street Trees – Hancock defers to the Board on this matter as it relates to the
issue of long-term protection and maintenance of these trees located on
private property.
5. Street Lights – Hancock defers to the Board on this matter as it entails a town
wide approach to public safety.
6. Benchmarks – Hancock does not see an issue with the use of the 1988 NAVD
datum. This datum is not more readily accepted and is the datum now used by
the Federal Emergency Management Agency with floodplain mapping.
7. Monuments – Hancock believes the smaller size monuments are acceptable,
however recommends the Board require the front corners of the Open Space
parcels be monumented.
8. Location of Existing Structures – Hancock does not see an issue with not
showing the on site structures on all sheets as the structures are being razed.
As mentioned earlier, the structures within 50 feet of the subdivision boundary
are required to be shown within the plan set. The Applicant should comply
with this requirement as he is requesting a waiver from the P.R.D. 50 foot
Buffer. The Board should be able to view abutting structures to assist in their
review of this waiver (if authorized).
9. Environmental Impact Analysis – Hancock defers to the Board regarding this
issue.
10. Height – Hancock recommends the Board seek Town Counsel input regarding
the authority to grant such a waiver.
11. P.R.D. 50 foot Buffer - Hancock recommends the Board seek Town Counsel
input regarding the authority to grant such a waiver.
We believe the Applicant should address the issues raised prior tot the Board finalizes
their deliberation of the matter. Should you have any questions or comments, please do
not hesitate to contact our office.
Marlborough, MA Danvers, MA
315 Elm Street 185 Centre Street
www.hancockassociates.com
#17446
Marlborough, MA Danvers, MA
315 Elm Street 185 Centre Street
www.hancockassociates.com
Sincerely,
Hancock Associates
Joseph D. Peznola, PE
Principal