HomeMy WebLinkAbout04032018 Application - Application - 660 GREAT POND ROAD 3/8/2018 andover 1 East River Place
consultants Methuen, Massachusetts 01844
incTel. (978) 687-3828
® Fax(978) 686-5100
www.andoverconsultants.com
March 8, 2018
North Andover Planning Board
c/o Monica Gregoire
Town Offices
120 Main Street
North Andover, MA 01845
RE: 660 Great Pond Road
Watershed Special Permit Application
Dear Ms. Gregoire and Members of the Board:
On behalf of the applicant, Rolling Ridge Retreat and Conference Center,please find the materials
listed below in support of a Watershed Special Permit along with a filing fee check for$300.00.
• 5 copies of the Special Permit—Watershed Permit Application
• 5 copies of Project Narrative, dated March 5, 2018
• Two Full Size copies of the Site Plan, dated March 5, 2018
• Three l 1x17 copies of the Site Plan, dated March 5, 2018
• Electronic copy of the above materials
We are looking forward to discussing this project with the Board Members at the Board's April 3ra
hearing.
If you have any questions concerning this request, or require anything further,please feel free to
contact us at your convenience.
Sincerely,
ANDOVER CONSULTANTS, INC.
Dennis A. Griecci, P.E., LEED AP
Enclosures
Cc: Applicant
PA18\18-02\dm\1Mm\2018-03-08_Pla ingC—Uuu.doc
Civil Engineers ® Land Surveyors ® Land Planners
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PLANNING DEPARTMENT
Community&Economic Development Division
Special_ Permit-Watershed Permit Agplication
Please type or print clearly.
1.Petitioner: Rolling Ridge Retreat and Conference Center
Petitioner's Address: 660 Great Pond Road North Andover, Mass 01845
Telephone number&email: (978)682-8815/lawrence.jay@rollingridge.org
2.Owners of the Land: Southern New England Conference of the United Methodist Church
Address: P.O. Box 249 Lawrence, Mass 01842-0249
Number of years of ownership: 25
3.Year lot was created: 11/9/1928
4. Is the lot currently on septic or sewer?
n/a-proposed project will not impact existing sewerage system.
If on sewer,please provide date the sewer connection was
completed:n/a-proposed project will not impact existing sewerage system.
5. Description of Proposed Project;
driveway which connects the main visitor's narking area to great Pond Road The existing
driveway is current broken pieces of asphalt,crushed stone and compacted gravel.
6. Description of Premises: Approximately 36.2 acre site at 660 Great Pond.Road
7.Address of Property Being Affected: 660 Great Pond Road
Zoning District Residence 1 District
Assessors Map. 63 Lot#: 11
Registry of Deeds: Book#: 03773 Page#; 0065
8.Existing Lot:;
Lot Area(Sq.FQ: 1,576,872 Building Height: n/a
Street Frontage: n/a Side Setbacks: n/a
Front Setback: n/a Rear Setback: n1a
Floor Area Ratio: n/a Lot Coverage: n/a
9.Proposed Lot(if applicable):
Lot Area(Sq.Ft): n/a Building Height: n/a
Street Frontage: n/a Side Setbacks: n/a
Page 1 of 2
120 Main Street,Planning Dept.,North Andover, Massachusetts 01845
Phone 978.688,9535 Fax 978,688.9542 Web www.northandoverma.gov
Front Setback: n/a Rear Setback: n/a
Floor Area Ratio: n/a Lot Coverage: n/a
10. Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.FQ: n/a Building Height: n/a
Street Frontage: n/a Side Setbacks: _n/a'
Front Setback: n/a Rear Setback n/a
Floor Area Ratio: n/a Lot Coverage: n/a
11.Existing Building(if applicable):
Ground Floor(Sq.Ft.): n/a #of Floors: n/a
Total Sq.Ft.: n/a Height:-n/a
Use: n/a Type of Construction: n/a
12.Proposed Building:
Ground Floor(Sq.Ft.): n/a #of Floors: n/a
Total Sq.Ft. n/a Height: n/a
Use: n/a Type of Construction: n/a
13.Has there been a previous application fora Special Permit from the Planning Board on these
premises? no If so,when and for what type of construction?-
14.Section of Zoning Bylaw that Special Permit Is Being
Requested 4.136
15.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 the
applicant from this responsibility. The petitioner shall be responsible for all expenses for filing and
legal notification. Failure to comply with application requirements, as cited herein' and in the
Planning Board Rules an .Regulations may result in a dismissal by the Planning Board of this
application as incomple e.
Petitioner's Signature:
Print or type name here:
Owner's Signature:
Print or type name here;
16.Please list title of plans and documents you will be attaching to this application.
Watershed S ecial Permit Site Plan, dated March 5, 2018
Watershed S ecial Permit Narrative dated March 5 2018
Pane 2 of 2
120 Main Street, Planning Dept.,North Andover, Massachusetts 01845
Phone 978. 88.9535 Fax 978.688.9542 Web www,northandoverma.gov
Watershed Protection District
Special Permit
660 Great Pond Road
North Andover, Massachusetts
March 5, 2018
Owner:
Southern New England Conference of the United Methodist Church
P.O. Bog 249
Lawrence, Mass 01842
Applicant:
Rolling Ridge Retreat and Conference Center
660 Great Pond Road
North Andover, MA 01845
Prepared By:
andover
consultants
inc.
1 East River Place
Methuen, MA 01844
978-687-3828
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Page 2 of 6
Project Description
The proposed project involves the repaving a portion of the existing paved and
compacted gravel access drive at 660 Great Pond Road leading to the Rolling Ridge
Retreat and Conference Center(Rolling Ridge). Rolling Ridge is situated on an
approximate 36.2 acre parcel on Lake Cochichewick in North Andover, Massachusetts.
The property is depicted on North Andover Assessors map 63 Lot 11 and created by a
deed dated November 9, 1928 (prior to October 24, 1994) and located along the southerly
side of Lake Cochichewick. Wetlands located on or adjacent to the site were flagged by
Norse Environmental Services and located by instrument survey by Findeisen Survey&
Design Inc. The site is located within the Surface Water Supply Watershed(Watershed
Protection Overlay District) as mapped on the Town of North Andover's "Lake
Cochichewick Watershed Map".
The proposed repaving will cover approximately 12,900 square feet and will also include
the addition of a grassed swale to capture and treat stormwater runoff. The swales will
offer stormwater treatment and promote recharge on site, which is currently not available
with the broken asphalt/gravel driveway. Additionally, the paved driveway and swale
will limit the continued flushing of silt and sediment from the current broken and failing
access driveway to nearby resources areas. The proposed repaving will match the
existing slope of the driveway; therefore no topography will be altered.
As the driveway currently exists, it is a combination of asphalt,underlying exposed
gravel, dirt, and crushed stone. Rolling Ridge has maintained the driveway to the extent
practicable to allow for visitors to access the main building and visitor parking lot. As
the existing drive has further degraded, it has become increasingly difficult to navigate
from Great Pond Road to the visitor parking lot, especially during winter and spring
months when the conditions can be wet and muddy which exacerbate the existing
problems.
All proposed work will take place greater than 400' from Lake Cochichewick and outside
of the Non-Disturbance (250') and the Non-Discharge (325')zones from Lake
Cochichewick. Additionally, all work will be outside of the 100' Non Disturbance buffer
zone from the edge of wetland resources areas. However, work will take place within the
325' Non-Discharge Buffer zone of wetland resources areas within the Watershed
District. No wetland resource areas will be disturbed as part of the proposed work, and as
previously stated, all work will be greater than 100' from the wetland resource areas.
Wetland resource areas will be protecting during paving operations via haybale barriers
shown on the"Watershed Special Permit Site Plan", dated March 5, 2018,prepared by
Andover Consultants, Inc.
No work is proposed within estimated habitats of rare wetlands wildlife, and there are no
certified vernal pools on or near the lot according to the NHESP website. Per Flood
Insurance Rate Map 25009CO229F, the site is not within the floodplain. Soils on the lot
were mapped by the USDA NRCS as Charlton fine sandy loam (Hydrologic Soil Group
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Written Documentation
As required by the Watershed Application Special Permit instructions,below is
supporting information setting forth in detail all facts relative to this application.
➢ Encouraging the most appropriate use of land
As described in the project description, the proposed project would repave an
existing driveway that was previously paved. Currently, the driveway is a
combination of broken asphalt,packed gravel, and crushed stone. As the
driveway currently exists,the proposed repaving of the driveway is an appropriate
use of land.
➢ Preventing overcrowding of land
The proposed repaving of the driveway would not add any additional structures or
impervious surfaces to the lot and would not lead to overcrowding of the±36 acre
parcel.
➢ Conserving the value of land and buildings
An argument could be made that the proposed repaving of the driveway will lead
to an increase in the value of the site, while having no impact on the value of
adjacent land.
➢ Lessening congestion of traffic
The driveway as it currently exists has resulted in cars getting stuck in several the
gravel rutted areas, the repaving would allow for cars to more easily get off of
Great Pond Road and access the visitor parking lot on the Site.
➢ Preventing undue concentration of populations
The proposed project would not lead to an increase in the population of the Town.
➢ Providing adequate light and air
The proposing repaving of the driveway would not adversely impact the light or
air quality in the Town.
➢ Reducing the hazards from fire and other danger
The proposed repaving of the driveway would allow for better access for fire and
emergency vehicles responding to calls from Rolling Ridge.
➢ Assisting in the economical provisions of transportation,water, sewerage,
schools,parks, and other public facilities
No provisions will be used for the proposed repaving of the driveway that would
otherwise be used for transportation, water, sewerage, schools, parks, or other
public utilities. .
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Specific Requirements to Be Met for Obtaining a Watershed Special Permit
As required by the Watershed Application Special Permit instructions, below is
supporting information explaining how each of the conditions has been met.
➢ Written Certification by Registered Professional Engineer...stating that
there will not be any significant degradation of the quality or quantity of
water in or entering Lake Cochichwick.
I, Dennis A. Griecci, PE, certify that the work as depicted on the plan titled
"Watershed Special Permit Site Plan" dated March 5, 2018,prepared by Andover
Consultants, Inc., and stamped by Dennis A. Griecci,PE, will not result in the
significant degradation of the quality or quantity of water in or entering Lake
Cochichewick.
➢ Proof that there is no reasonable alternative location outside the Non-
Disturbance and/or Non-Discharge Buffer Zones.
The proposed project will repave an existing driveway, which was previously
paved, and is currently a combination of broken asphalt,packed gravel, and
crushed stone. One "reasonable alternative"would be to leave the driveway in its
current state, which could lead to further silted stormwater runoff discharging to
the Lake and surrounding wetland resource areas. The driveway is unstable in
certain areas, and crushed stone has been used in places as short term solution to
prevent further degradation; however repaving is the sole long-term solution.
➢ Evidence of Approvals by the Mass. Dept. of Environmental Protection
(DEP) of any industrial wastewater treatment or disposal system
No industrial wastewater treatment or disposal systems are proposed.
➢ Evidence that all on-site operations including,but not limited to,
construction,waste water disposal, fertilizer applications and septic systems
will not create concentrations of Nitrogen in groundwater, greater than the
Federal limit at the down gradient property boundary.
The proposed project will employ all the best management practices for erosion,
siltation, and stormwater control in order to preserve the purity of the ground
water and the lake. This includes the use of haybales during construction and the
construction of a swale along the side of the driveway.
➢ Proiections of down gradient concentrations of nitrogen,phosphorus and
other relevant chemicals at property boundaries and other locations deemed
pertinent by the SPGA
The proposed work will not create concentrations of nitrogen,phosphorus, or
other chemicals at the property boundaries.
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