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HomeMy WebLinkAbout2013-07-16 Planning Board Supplemental Materials (38) July 15, 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 1077 Osgood Street Application for Site Plan Special Permit Dear Ms. Tymon: This letter is in response to Lynnfield Engineering, Inc.'s June 26, 2013 letter addressing Hancock Associate's April 1, 2013 peer review summary. Also included is a review of the following: 1. Proposed Site Plans, "Pentucket Bank at Butcher Boy Marketplace", prepared by Lynnfield Engineering, Inc., dated March 15, 2013 and revised June 26, 2013, containing sixteen (16) sheets. The following was used to assist in our review: 1. Zoning Bylaw of Town of North Andover last amended June 12, 2012 2. General Bylaws of the Town of North Andover, (adopted April 23 1979 as amended). Project Description The project entails development of a portion of the Butcher Boy Market Place site current occupied by a stormwater detention basin and access drive from Osgood Street with the construction of a 3,672 square foot bank with a three lane drive-through window featuring two teller lanes and one automated teller machine (ATM). A twenty-one-space parking lot and connection to on site utilities is also proposed. Access to the site will be provided via the existing one-way entrance and exit driveways that serve the current marketplace from Osgood Street. Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com Comments 1. The Special Permit - Watershed Permit Application is incomplete and should include the proposed building height, setbacks Lot Coverage. Lynnfield Engineering, Inc. Response: Proposed Retail Bank Building Building Height: 35’ Front Yard Setback: 85’ Side Yard Setback: 56’/>450’ Rear Setback: >250’ Lot Coverage: 1.1% Existing Butcher Boy Marketplace Building Height: 20’ +/- Front Yard Setback: 122’ Side Yard Setback: 89’/99’ Rear Setback: 54’ Lot Coverage: 9.3% Proposed Butcher Boy Marketplace and Retail Bank Buildings Building Height: 35’/20’ Front Yard Setback: 85’/122’ Side Yard Setback: 56’/89’ Rear Setback: >250’/54’ Lot Coverage: 10.4% Hancock Associates Response: No further comments. 2. The Special Permit - Site Plan review Application is incomplete and should include the proposed building height, setbacks and Lot Coverage. Lynnfield Engineering, Inc. Response: Refer to Response No. 1. Hancock Associates Response: No further comments. Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com 3. As the proposal is an expansion of the existing retail center, the Applicant must present zoning compliance information for the entire site as well as impact on prior approvals and conditions of approvals for the site. Lynnfield Engineering, Inc. Response: No response provided. Hancock Associates Response: Zoning compliance information for the entire site is included in the response to comment 1. Applicant should provide impact on prior approvals and conditions of approvals for the site. 4. The proposed sign must be in conformance with Zoning Section 6. Lynnfield Engineering, Inc. Response: Comment noted. Hancock Associates Response: No further comments. 5. The applicant must demonstrate that adequate parking in compliance with Zoning, Section 8, exists on the site for the current use. (Zoning Section 8.1) Lynnfield Engineering, Inc. Response: Refer to Table No. 1. Hancock Associates Response: Parking summary chart is now included on Site Layout Plan, C-5 of the proposed site plans. The overall project appears to be in compliance with zoning section 8.1. No further comments. 6. The Landscape Plan must be prepared and stamped by a Landscape Architect not a Sanitary Engineer. The landscape plan refers to relocation of trees and shrubs without itemizing quantities. It appears more trees are proposed than available for relocation. The Applicant should provide a plant list containing new and relocated species and sizes should relocation prove unsuitable. The Applicant must demonstrate compliance with Zoning By-law Section 8.4. Lynnfield Engineering, Inc. Response: Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com Refer to revised Drawing L-1, Landscape Plan. Hancock Associates Response: The note 3 on the Landscape Plan, L-1 should be revised to indicate that plants that are deemed unsuitable before, during, or after relocation will be replaced with the same size and species. 7. The landscape island modified by the reconfigured entrance is only three (3) feet wide. This is far too narrow for effective landscaping. The Applicant should comment on the impact to the overall Butcher Boy Market Place compliance with Zoning By-law Section 8.4 given the proposed modifications. Lynnfield Engineering, Inc. Response: Refer to revised Drawing L-1, Landscape Plan. Hancock Associates Response: The width of the landscaped aisle has been revised so that it is 5 feet wide in most areas and 4' wide at the narrowest location. The aisle should be 6' wide or greater to comply with Zoning By-Law Section 8.4. Since the aisle is located on the perimeter of the parking lot, at least one tree shall be planted for every thirty linear feet. The trees shall be planted to be in compliance with Zoning By-Law Section 8.4. The applicant must revise the existing plan. 8. The Existing Conditions plan must be prepared and stamped by a Registered Professional Land Surveyor, not a Sanitary Engineer. A Registered Architect must stamp the Architectural Plans, they are unstamped. (Zoning Section 8.3.5.b) Lynnfield Engineering, Inc. Response: Comment noted. Drawing C-2, Existing Conditions Plan, is stamped by a Registered Professional Land Surveyor. Drawings A210 and A211 are stamped by a Registered Architect. Hancock Associates Response: No further comments. 9. The modification to the access road and layout of the entrances to the bank parking lot and tellers is unconventional potentially causing conflicts with the existing marketplace traffic. This office will defer to the traffic engineering Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com review being provided by Vanasse Associates, Inc. (VAI) under separate cover for additional comments regarding the layout. Lynnfield Engineering, Inc. Response: Comment noted. Hancock Associates Response: The access and circulation patterns have been revised. Hancock defers to VAI for further input. 10. The location of the proposed stabilized construction entrance should be added to sheet C-3. Lynnfield Engineering, Inc. Response: The stabilized construction entrance has been added to Drawing C-3, Erosion and Sedimentation Control Plan. Hancock Associates Response: The construction entrance should be oriented so that the edge perpendicular to the direction of travel connects directly with existing pavement. 11. The plans should clarify if the proposed entrance is one or two-way and provide appropriate signage on sheet C-4. Lynnfield Engineering, Inc. Response: The site entrance is one way. Proposed signage is presented on Drawing C-5, Site Layout Plan. Hancock Associates Response: Signage and flow arrows are shown on the Site Layout Plan, C-5. The plans should indicate if the entrance is one lane or two. The entrance is shown as tapering from 25' wide to 16' wide. For a two lane driveway, a 20' minimum aisle is required per Zoning Section 8.1(5). If the driveway is one lane, the 16' width is acceptable. 12. The plans received by this office are very difficult to read, with the greyscaled background almost unreadable, please provide more readable copies for future reviews. Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com Lynnfield Engineering, Inc. Response: As requested, the grey scale used has been adjusted to allow the Existing Conditions Plan to be more easily read. Hancock Associates Response: No further comments. 13. Provide top and bottom of retaining wall elevations on sheet C-5. It appears the wall will be as much as seven (7) feet high along Pond Road. The applicant must provide design plans for the wall stamped by a structural engineer. Lynnfield Engineering, Inc. Response: The top and bottom of wall elevations have been added to the plans. The plans are for permitting purposes only. The wall will be designed by a structural engineer prior to application for a building permit. Hancock Associates Response: The applicant should provide existing and proposed top and bottom of retaining wall elevations at the location where the new wall will meet the existing wall. Although preliminary, the applicant should verify that geogrid required for the proposed wall will not be in conflict with Proposed Extended Dry Detention System B. 14. The proposed retaining wall is directly over the existing sewer main that feeds the adjacent pump station. The applicant should provide details on how this wall will be constructed without damaging the existing main, and comment on the ability to repair or replace the sewer main once the wall is constructed on top of it. Lynnfield Engineering, Inc. Response: The proposed Versa Lok retaining wall will extend approximately 12” - 16” below the existing grade, approximately 5 to 6 feet above the existing pipe. The Contractor shall video inspect the sewer line prior to and after construction to document the condition of the sewer line. Hancock Associates Response: The plans should include a note indicating that the contractor is responsible for repairing any damages to the existing sewer main. Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com 15. Hancock defers to Eggleston Environmental for a detailed stormwater review, however we would like to offer several observations. Lynnfield Engineering, Inc. Response: Comment noted. Hancock Associates Response: No further response. 16. Proposed catch basin PCB10 appears to connect directly into the drainage system without treatment and does not meet the 80% TSS removal requirement. Lynnfield Engineering, Inc. Response: Refer to the revised site layout and storm drain system. Hancock Associates Response: The Site Grading, Drainage and Utility Plan, C-6, has been revised so that catch basin PCB10 now drains to drain manhole PDMH1 which drains to water quality inlet PWQI#1 before entering Extended Dry Detention System A. Stormwater flow from PCB10 now appears to receive adequate treatment. The existing site drainage system now appears to connect directly into the drainage system via drain manholes PDMH7 and PDMH6 and does not meet the 80% TSS removal requirement. 17. The applicant should provide a detail of the catch basin frame and grates, with dimensions demonstrating that they can be constructed with only 1.5± feet of cover over the pipe as they are designed. Lynnfield Engineering, Inc. Response: In order to construct the catch basin structures and install the pipe the minimum cover over the HDPE is 1.7 feet. This would include a frame and cover 8 inches deep and a flat top catch basin which is 12 inches thick. Hancock Associates Response: The applicant's response does not account for the thickness of the HDPE pipe which for 12" pipe is typically 2.5" or the fact that the structure cannot be cored within 6" of the cover seal. The applicant should provide a detail of the catch basin frame and grates and adjust the elevations of the drainage system as necessary so that the structures and pipes can be installed as shown on the plans. Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com 18. The applicant has not provided infiltration as required by the MADEP SWM Regulations. Lynnfield Engineering, Inc. Response: A substantial portion of the property is located in a Zone A Area. The design provides infiltration of the roof area of the proposed bank. The infiltration system will treat the one inch rainfall event. The overflow from the infiltration system will then discharge to extended dry detention systems. Hancock Associates Response: The Massachusetts stormwater handbook states that "Unless essential to operation of a public water system, stormwater BMP's are prohibited within the Zone A." and "Stormwater Discharges to a Zone I or Zone A are prohibited unless essential to operation of the public water supply." The applicant should provide a figure showing the delineation of Zone A area on the project site and a Hydrocad report of the storage within the proposed infiltration and detention systems which should not be located within the Zone A. If the infiltration and detention systems are allowed in the Zone A area by the DEP and the North Andover Planning Board and Conservation Commission, they should be designed to meet all of the Massachusetts Stormwater Standards and the applicant should provide documentation of their compliance with the standards. 19. The applicant has considered the underground detention area an "extended dry detention basin" with a TSS removal rate of 50%, they should provide the appropriate data and calculations including volumes and detention times between the low flow orifice elevation and the first primary outlet to document this assumption or change the design to a "dry detention basin" which has no TSS removal. We note that volumes between the bottom of the stone and the low flow orifice appear to be included in the calculations despite having no way to drain this volume between storms. Lynnfield Engineering, Inc. Response: Refer to the revised extended dry detention basins design. Hancock Associates Response: The Underground Extended Dry Detention System details indicated CMP pipe. If this pipe is intended to be perforated this should be indicated on the details. We also suggest that these systems be wrapped with non-woven filter fabric to prevent clogging of the systems. The applicant should indicate estimated seasonal high groundwater (ESHGW) elevations on the "Underground Extended Dry Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com Detention System" and "Roof Drywell" details. A minimum of 2' separation should be provided between the ESHGW and the bottom of the infiltration and detention systems. If the applicant chooses to use infiltration as a discharge outlet for these systems, the separation needs to be 4'. The extended dry detention basins should be designed to meet the criteria described in the Massachusetts Stormwater Handbook in order to provide the TSS removal rate of 50%. 20. The "Checklist for Stormwater Report" must be stamped by a registered Professional Engineer. Lynnfield Engineering, Inc. Response: Comment noted. Hancock Associates Response: Hancock Associates defers to Eggleston Environmental for their review of the Checklist for Stormwater Report. 21. The "Checklist for Stormwater Report" indicates the site is a mix of new development and redevelopment, as such the project "must improve existing conditions" per the MADEP SWM Regulations. "New stormwater controls (retrofitted or expanded) must be incorporated into the design and result in a reduction in annual stormwater pollutant loads from the site. Proponents of redevelopment projects shall make full use of all opportunities for controlling the sources of pollution and to incorporate environmentally sensitive site design and low impact development techniques." Lynnfield Engineering, Inc. Response: Comment noted. Hancock Associates Response: In order for a project to qualify as a "redevelopment" the project must not result in a net increase in impervious area from the previous developed condition. The portions of this project that do not meet the redevelopment requirements must fully meet all of the Massachusetts Stormwater Standards. Hancock Associates does not believe this project is considered a redevelopment under the Massachusetts Stormwater Handbook. 22. The applicant should provide the "Redevelopment Checklist" from MADEP SWM Vol. 2 Chapter 3 to document compliance with all the requirements of Standard 7. Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com Lynnfield Engineering, Inc. Response: The checklist standards are addressed within the Stormwater Report. Hancock Associates Response: Hancock Associates defers to Eggleston Environmental for their review of the Redevelopment Checklist. 23. The "Checklist for Stormwater Report" indicates that certain standards are not met, the applicant should clearly indicate what standards are not met and why with Stormwater Report. Lynnfield Engineering, Inc. Response: The Stormwater Report indicates what standards have not been met. Hancock Associates Response: As discussed above, Hancock Associates feels the project must meet all of the Massachusetts Stormwater Standards. 24. The traffic report indicates an average weekday daily traffic for the bank of 544 trips. The applicant needs to provide the number of trips for the entire site, and if the total is over 1,000 trips per day the site is considered a Land Use with Higher Pollutant Loads and the drainage design must be updated accordingly. Lynnfield Engineering, Inc. Response: The original Butcher Boy Marketplace was constructed in the early 1990’s, more than 20 years ago. This project is not considered to be a phased project; therefore the entire site should not be reviewed as a whole. In addition the majority of the existing site is located outside of the wetland buffer zone and the stormwater system discharges to the Merrimack River. The bank traffic is estimated to be approximately 544 vehicle trips per day which does not classify as a LUHPPL. However, the Applicant is providing improvements to the existing stormwater system. A hydrodynamic separator is proposed, prior to the existing storm drain system exiting the site. The hydrodynamic separator will provide TSS removal for the entire site in an effort to improve the overall stormwater quality exiting the property. Hancock Associates Response: The applicant should provide the number of trips for the entire site to demonstrate the daily traffic on the entrance driveway portion of the project which will be used Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com by the entire site. If the total is over 1,000 trips per day, the entrance driveway portion of the project is considered a Land Use with Higher Pollutant Loads, and stormwater runoff from this area must be designed to accordingly. Particular consideration should be taken if this area is within the Zone A since Land Uses with Higher Pollutant Loads are not permitted in Zone A areas. Additional Comments 25. The proposed water, sanitary sewer, and gas services for the proposed building are no longer shown on the Site Grading, Drainage and Utility Plan, C-6. These services, including size and materials of the services should be included on the plans. The applicant should also include electric and communications services for the proposed building. 26. The applicant should demonstrate how the existing "electric hand hole" and associated conduits and/or duct banks will be relocated so as not to be in conflict with the proposed building and other site utilities. 27. The applicant should demonstrate how traffic will enter the existing Butcher Boy development during construction. 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. Sincerely, Hancock Associates Joseph D. Peznola, PE Principal Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com