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HomeMy WebLinkAbout2020-01-07 Peer Review Horsley Witten Group % ,sustainable Environmental Solutions 294 Washington Street-Suit©801•Boston,MA 02108 857-263-8193 horsley witten.com November 12, 2019 Ms. Monica Gregoire, Staff Planner Planning Department Town of North Andover 120 Main Street North Andover, Massachusetts 01845 Ref: North Andover Country Club—Watershed Special Permit 500 Great Pond Road North Andover, Massachusetts Dear Ms. Gregoire and Board Members: The Horsley Witten Group, Inc. (HW) is pleased to provide the North Andover Planning Board with this letter report summarizing our initial review of the Watershed Special Permit Application for the proposed renovation and expansion of the existing club house and patio at the North Andover Country Club, 500 Great Pond Road, North Andover, Massachusetts. The application was prepared for the North Andover Country Club (Applicant) by Huntress Associates. The plan was prepared by Merrimack Engineering Services. We understand that the project involves an expansion of approximately 817 square feet (sf) to the existing clubhouse and expansion of the existing outdoor patio by approximately 164 sf, with associated improvements to the kitchen, dining area, entryway and outdoor seating areas. The proposed work is located within the 250- foot non-disturbance zone of Lake Chochichewick. It appears that the proposed erosion control barrier is approximately 180 feet from the edge of the lake and greater than 100 feet from the bordering vegetated wetlands (BVW). The following documents and plans were received by HW: • Watershed Special Permit Application, prepared by the North Andover Country Club; • Letter to North Andover Planning Director, regarding North Andover Country Club— Watershed Special Permit, prepared by Huntress Associates, dated October 3, 2019; and • Site Plan of Land in North Andover, Massachusetts, prepared for North Andover Country Club, prepared by Merrimack Engineering Services, dated September 26, 2019. Watershed Special Permit Application Review HW offers the following comments concerning the Watershed Special Permit Application considering Section 195-1.1 and Section 195-4.20 of the North Andover Zoning Bylaw (2018). Furthermore, as the Applicant is proposing to implement a pervious paver section to manage stormwater, this project is required at a minimum to comply with the performance standards of the Massachusetts Stormwater Management Standards (MASWMS). Therefore, we have provided comments in the second section, pertaining to compliance with the MASWMS. The comments below correlate with the sections of the North Andover Zoning Bylaw. Applicant's comments are in italics, HW's comments are in bold. l-iordeyWhHe^nxoirnu 0 @?Hordey%flenGroup IM Hiorslley Witten Group, lie. Town of North Andover November 12, 2019 Page 2 of 7 §-195-1.1. Purpose. The purpose of this bylaw is the promotion of the health, safety, convenience, morals and welfare of the inhabitants of the Town of North Andover, as provided by Chapter 40-A of the General Laws of the Commonwealth of Massachusetts, as amended by Chapter 808, Acts of 1975, and as they may be further amended, by regulating and restricting the use of land and buildings, thereby: A. Encouraging the most appropriate use of land; The property is zoned R-1 and has been in continuous operation as a Golf& Tennis Club since 1906. The modest expansion provides improvements for access and upgrades to meet present building and health code requirements. The proposed improvements do not represent a change in use or intensity of development. The Applicant appears to be in compliance with this section. No further comment is needed. B. Preventing overcrowding of land; As noted above, approximately 819,000 sf of land within the Watershed Protection District will remain undisturbed as a part of this work. The Applicant appears to be in compliance with this section. No further comment is needed. C. Conserving the value of land and buildings; The character of the project will reflect the rural aesthetic presently defined by the surrounding buildings and landscape. The site design is intentionally understated, so as not to overpower the rural character of Great Pond Road. The Applicant appears to be in compliance with this section. No further comment is needed. D. Lessening congestion of traffic; The modest renovation and expansion will have a negligible impact on the present traffic volumes associated with Great Pond Road. The Applicant appears to be in compliance with this section. No further comment is needed. E. Preventing undue concentration of population; The project is being proposed to better serve the existing membership and will not create undue concentration of population at the club or within the surrounding neighborhood. The Applicant appears to be in compliance with this section. No further comment is needed. F. Providing adequate light and air; The addition of approximately 817 sf of building and 164 sf of outdoor seating area will have no impact to the surrounding light and air and will preserve existing grades, vegetation and views. K:1 ioiects`,20MIS065 N Andovcr0n-CalI\I8065M 500Cireat Pond Roa([AeporM91112_ 'atershcd Special l'ertlliI IS(Ib5�9 500(;real Pond Road(002�Aoex i I I Town of North Andover November 12, 2019 Page 3 of 7 I I The Applicant appears to be in compliance with this section. No further comment is needed. G. Reducing the hazards from fire and other danger; The renovation will be in full compliance with local health and safety codes, as required by the Massachusetts Building Code. The Applicant appears to be in compliance with this section. No further comment is needed. H. Assisting in the economical provision of transportation, water, sewerage, schools, parks and other public facilities; The existing clubhouse is on public sewer and the expansion will have no negative impact to area utilities, parks or public facilities. The Applicant appears to be in compliance with this section. No further comment is needed. 1. Controlling the use of bodies of water, including watercourses; The project has been designed so as to not include any wetland areas within the limit of work. All wetlands, watercourses and associated buffer zones have been preserved and protected as part of this project. The Applicant appears to be in compliance with this section. No further comment is needed. J. Reducing the probability of losses resulting from floods; All improvements have been located outside of the 100-year flood elevation. The Applicant appears to be in compliance with this section. No further comment is needed. K. Reserving and increasing the amenities of the Town. The continued operation of the golf and tennis club on over 819,000 sf of property within the watershed will have no negative impact to the Town's interest in Lake Cochichewick as a drinking water and recreational resource. The Applicant appears to be in compliance with this section. No further comment is needed. 195-4.20. Special permit requirements. A. Nine copies of an application for a special permit under this Part 5 shall be filed with the SPCA. Special permits shall be granted if the SPGA determines that the intent of the bylaw, as well as its specific criteria, is met. In making such determination, the SPGA shall give consideration to the simplicity, reliability, and feasibility of the control measures proposed and the degree of threat to water quality which would result if the control measures failed. HW defers the decision on whether this criterion is met to the Planning Department. B. Upon receipt of a special permit application, the SPGA shall transmit one copy of each to the Division of Public Works, Fire Chief, Title III Committee, Division of Planning and Community K:APrgjecIs%2018 8065 N Andover On-Ca11118065NI 500 Gnat Pond Spccial Permit 18005N-1 300 Great Pond Road(002).doca Town of North Andover November 12, 2019 Page 4 of 7 Development, Conservation Commission, the Board of Health, and the Watershed Council for their written recommendations. Failure to respond in writing within 30 days shall indicate approval or no desire to comment by said agency. HW has not received any comments. HW defers the decision on whether this criterion is met to the Planning Department. C. An application for a special permit under this section shall include the following information: (1) Application form for a special permit from the Planning Board. The Applicant has provided the appropriate application form. No further comment is needed. (2) Map at a scale of one-inch equals 40 feet prepared by a registered professional engineer or surveyor showing: The Applicant has provided a map at a scale of one-inch equals 20 feet. The Applicant has asked to accept their letter as a request for a waiver from formal compliance with the required scale of'I" = 40'. HW defers the decision of accepting the map scale to the Planning Department, although HW has no objection to the scale provided. (a) The annual mean high-water mark of Lake Cochichewick (if the annual mean high-water mark is within 400 feet of any proposed activity); The Applicant has noted the edge of water, located on June 29, 2017, on the Site Plan. No further comment is needed. (b)The edge of all wetland resource areas, as confirmed by the Conservation Commission (if the edge of the wetland resource area is within 400 feet of any proposed activity); The Applicant has included a flagged BVW and a flagged top of bank on the Site Plan. No further comment is needed. (c) The Conservation Zone; The Applicant has not included the Conservation Zone. HW proposes that the Applicant document if the Conservation Zone is applicable to this site. (d) The Non-Disturbance Zone; The Applicant has included the 100-foot Non-Disturbance Zone from the BVW and the 250-foot Non-Disturbance Zone from the edge of water (lake). No further comment is needed. (e) The Non-Discharge Zone; The Applicant has included the Non-Discharge Zone, 325 feet from the edge of the lake. No further comment is needed. (f)The edge of vegetation clearing (edge of work). The Applicant has included the limit of work at the erosion control barrier. No further comment is needed. (3)Written certification by a registered professional engineer, or other scientist educated in and possessing extensive experience in the science of hydrology and hydrogeology, stating K:AProiects 201 811 80 6i N Andover On-Calrl]8065N] 700 Great Pond Roxd'.ltel�ort119r I l?_l�'aldrsh¢d Specitzl Poirot I�065M 500 Great Paul Road f002j.doex Town of North Andover November 12, 2019 Page 5 of 7 that there will not be any significant degradation of the quality or quantity of water in or entering Lake Cochichewick. The site has been designed specifically to minimize the impact of the project to the buffer zones associated with the Watershed Protection District. Specifically, the clubhouse is tied to the municipal sewer system, eliminating the need for a septic field and possible nitrogen loading within the Watershed Protection District. The storm water management system has also been designed to encourage recharge through overland flow, and the use of fertilizer will be limited to organic methods with reduced nitrogen content. Native, non-invasive plantings will be used around the new expansion. Attached you will find a written certification from the project engineer. A written certification from the project engineer was not included in the documents received. HW recommends that the Applicant provide the written certification. (4) Proof that there is no reasonable alternative location outside the Non-Disturbance and/or Non-Discharge Buffer Zone, whichever is applicable, for any discharge, structure, or activity, associated with the proposed use to occur. The current building, including the kitchen, dining and outdoor seating areas are existing. The proposed expansion connects to the existing utilities and entry ways, and relies upon those core facilities as part of the renovation. These facilities have been so located as to minimize the grading and earthwork required to complete the project and restore vegetative cover as quickly as possible. HW agrees that the existing utilities and entry ways prohibit finding an alternative location outside of the Non-Disturbance Buffer Zone. No further comment is needed. (5) Evidence of approval by the Massachusetts Department of Environmental Protection (DEP) of any industrial wastewater treatment or disposal system or any wastewater treatment system of 15,000 gallons per day capacity. The proposed improvements will be tied to the municipal sewer system. No on site disposal of any kind is anticipated. No further comment needed. (6) Evidence that all on-site operations, including, but not limited to, construction, wastewater disposal, fertilizer applications and septic systems, will not create concentrations of nitrogen in groundwater, greater than the federal limit at the downgradient property boundary. No nitrogen products will be used throughout the construction process. As stated previously, the project will be tied to municipal sewer. No further comment needed. (7) Projections of downgradient concentrations of nitrogen, phosphorus and other relevant chemicals at property boundaries and other locations deemed pertinent by the SPCA. We do not anticipate the projection of down gradient concentrations of either nitrogen, phosphorous or any other relevant chemicals. North Andover Country Club has a previous deed restriction prohibiting the use of chemical fertilizers within the Watershed Protection District. K:APrgiects12018118,065 N Andover Un-Ce11118065M 500 Great Pond Road Repor[�19]I]2_H'atershed Special Permit 1S065M 500 Great Pond Road(002),does Town of North Andover November 12, 2019 Page 6 of 7 HW agrees that the down gradient concentrations of relevant chemicals will not be influenced by the proposed project. No further comment is needed. D. 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: Jefferson Group Architecture, Inc. Registered Professional Architects Huntress Associates, Inc. Registered Landscape Architects Merrimack Engineering, Inc. Registered Professional 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. At this time no further supporting materials are needed. Further comment may be necessary during or after the public hearing. F. Special permits under this section shall be granted only if the SPGA determines, after the time of comment by other Town agencies as specified above has elapsed, that, as a result of the proposed use in conjunction with other uses nearby, there will not be any significant degradation of the quality or quantity of water in or entering Lake Cochichewick. No further comment necessary. F. Any special permit issued under this section for a new permanent structure (other than an accessory structure or expansion that is less than 25% of the gross floor area of a structure) or a septic system shall require that such structure or system be constructed outside the Non- Disturbance Buffer Zone. The expansion to the existing building is less than 25% of the gross floor area of the structure. This section is not applicable. No further comment is needed. G. Within the Non-Disturbance Zone and Non-Discharge Buffer Zone, any runoff from impervious surfaces shall, to the extent possible, be recharged on site and diverted toward areas covered with vegetation for surface infiltration. Where on-site recharge is not feasible due to soil or other natural conditions, other mitigating measures such as sedimentation ponds, filter berms, or restoring wetlands shall be used only where other methods are not feasible and after approval by the Board of Health, Building Inspector and the Division of Public Works to assure that the methods used for on-site infiltration and/or other measures shall remain effective. The Applicant is proposing to implement; permeable pavers, which will recharge runoff from the new roof drain. HW has no objection to the use of the permeable pavers. No further comment is needed. H. Provisions shall be made to protect against toxic or hazardous material discharge or loss resulting from corrosion, accidental damage, spillage or vandalism through measures such as spill control provisions in the vicinity of chemical or fuel delivery points; secured storage areas for toxic or hazardous materials; and indoor storage provisions for corrodible or dissolved l<:IPrgjecisl3#11 SI I�065 N Andover On-CaIIV 5065N1 500 Great Pond 1Zo;ul'Iteport1191112 \Viterslied Special Permit 18065M 500 Cilex Pond Road(002).docs / " Town Of North Andover November 12, 2D19 Page 7of7 � materials. For operations which allow the evaporation Of toxic materials into the interior ofany structure, a closed vapor system shall be provided for each structure to prevent discharge or contaminated condensate into the groundwater. HW assumes that there are no toxic or hazardous material discharges. For documentation purposes, HW recommends that the Applicant confirm that there will not be any toxic or hazardous material discharging from the site. 1. For any toxic or hazardous waste to be produced in quantities greater than those associated with normal household use, the applicant must demonstrate the availability and feasibility of disposal methods which are }D conformance with k0GL Chapter 21C. HW recommends that the Applicant confirm that there will not he any toxic orhazardous material discharging from the site. Stormwater Comments The Applicant has proposed a permeable paver patio and walkway to infiltrate runoff from the proposed building addition. HVV has the following comments: * HW recommends that the Applicant include the location of the test pits on the site plan to verify that they are in the approximate location of the proposed pervious paver section. * HW recommends that the Applicant add the following provisions to the pervious paver maintenance tO satisfy the requirements set forth in K4ASVVKXVo|.2, Ch. 2, p.118: o Monitor tDensure that the paving drains properly after storms; and o Assess exfiltration capacity at least once a year. When exfiltration capacity is found to decline, implement measures form the Operation and Maintenance Plan tQ restore original nxfi|tn3hODcapacity. Conclusions HW recommends that the Planning Board require that the Applicant address the above recommendations 8S part ofthe Board's review process, The Applicant is advised that provision of these cODlml8n10 does not relieve him/her of the F8sp0M3ibi|ik/to comply with all Town of North Andover Codes and By-Laws, Commonwealth of Massachusetts laws, and federal regulations em applicable tO this project. Please contact Janet Bernardo at 857-263- 8193 or at jbernardo@horsleywitten.com if you have any questions regarding these comments. Sincerely, HORSLEYVV|TTEN GROUP. INC. ---`� �o���~~ Maria Pozinleki Janet Carter Bernardo, P.E. Staff Planner Senior Project K4mnaO8[ C[|: CODs8[V8UoD Administrator u^p*ice(^omx\|xomw Andover o/`r,U`|nnuMmoo,un Pon u Road`u«p^m|v|/)z_Watershed spcci^}pm.xi' IS' �um m p o^ uo. � "xu Read(ooq.o"*