HomeMy WebLinkAbout1994-08-16 Stormwater Marchionda
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gone 29, 1994
Mr. Richard P. Doucette
Conservation Adrnira trator
Forth Andover Conservation Conm-fission
120 Main Street
North Andover, MA 01845
RE, Proposed Ol,co Drug 525 '1umpike Road
Dear Richard.
Pursuant to your re€luest. �Nv, have reviewed the follawing inftmiiation regarding the subject
proposal.
* Notice of Tntcnt. dated May 12, 1994
* Hydrological analysis and drainage calculations prepared by CDW
Consultants.
* A letter from l cnr mzcc College to the Commission dated Juno 6, 1994
* A letter from CDW Consultants to ffte Commission elated .tune 9, 1994
* A letter from Merri mck College to the Commission elated June 17, 1994.
Our review is divided into a rcvimv of the site hycholog and a review of the on site drainage
design. Our comments are as follows:
ak3IV-dW
'l-he main issue bLt ccn the applicant and the college ccnters around wi t impact, if any, the
proposed development will have on the draina of the proposed site onto the college
t ,open . To determine the impact of the development, the applicranVs engineer has conducted
a pre and post development hydrological analysis for the 2, 10 and 100 year storm events.
Me utsulfs of the cn&=, calculations are that as a result of the proposed construetior4
there will not be an increase in either the peak rate or voliune of runoff foiltl the
predev lopment. ratrs, The reason that there will not be an increase in the rate or volutne of
runoff'for this ]x rtieular development is due to the fact that there YAII be a decrease in the
amount of irnpecvim s surface. We independently checked the impervious area calculations
and we concur that there will be a decrease of approximately 4,000 sf hi impeivims w .
62 Monivale Avenue
SEi e 1
SimidEAtu, M 02100
(fir 17)4 38-61'21
Fax (617)43 P)654
MWda
Eagi neerimg anA
ti Planklin Co nstiftaills
We also previewed the calculations to determine if the applicant's engineer had un& tated the
runoff from the roof as had been questioncd by the college. The applicants engineer has
=r=tly included the roof area in the hydrology calculations. Specifically, no reduction in
intensity of the roof area was made in computing the pre and post development analysis.
The question the college had raised was regarding the rainfall intensity that lAus used in sing
the on site chin hues. To reflect the capacity of the roof drainage system, the engincer had
reduced the intensity to coincide Nvith the roof drainage's capacity. We agree with the
applicants engineer that this approach is a reasonable way to compute the flow wNch iieeds
to be conveyed by the on site drainage system.
Cin.sitc Draina-
Although we agree with the applicants engineer regarding the overall site hydrology, we do
have a c: kern with the design of the on site drainage systcm. The outlet for die 6-Al Iine-q
are proposed in a low area to be ci ted at the southerly end of the site. The bottom of this
low area old the invert elevations of the drain lines are proposed to be 2 feet lower thwi the
wetlands grade. This creates several conecrns.
In order for any drainage to flow out of the drainage system and into the wetlands, the water
needs to pond to the top of the b= at elevation 94. This submerges the drainage inverts b
feet. Therefore the drain line8 will not have the capacities as indicated in the calculatiom.
The capacities in the calculations assume that the ends of the drain lines are experiencing fi
flow conditions, not. submerged.
Also, it is possible that the bottom of[lie law area will intercept the ground water level
because it is 2 feet below the wetlands grade. If so, them will be water back flowing into the
drainage system dLuing a significant l )tion of the ycar. When the drainage system is
submerged, in addition to reducing the capacity, wdimenui can build up in the structures and
tripes relativcly quickly reducing the capacities even further.
It is our opinion that tht design of the on site drainage and site grading should be revised to
raise the outlet elevation of the linage system above tho wettands grade.
If there are any questions or if any additional assistance is tree wary, please do not hesitate to
11
I
a 'i A9PIE
In
President
Merrn,pack
C G
North Andmer, Massachaasetts ttl 9, tw4 3,7111
Office of Space Planning and P'roject Managememk
LP Ira w,,a. .
Mr. Richard ➢ ➢ardellaa, Chaa;irummann, l~ orth �.nnn`-lover ]�l,au.unniinn ; Board
.Mrs .George,Reich,Chairmanun,conwsery aIion Conlin iSsi 11
Town eofNorth Andover
1,20 twrl oin st.
North Andover,Ma.. 0184
Dear Mr. Nardella Mr. R(Ach„
On Wednnesclay,July 6, 19911 thin Conservation Commission's public hc^au:ruun,g,re&arding tine
Osco Drug project continued. The hearing op umed with discussions concerning the response letter
from Ma$rchio nda tu.9 the Comn-tissio n ru'go rding Merrh no(c,k,;con cernn,about the
prop o,qt'!d Pr Iject drainage. Mr. 9arvhion da'� let er urndiu,°atec➢l that tine ➢nro➢aoserd protect would
not: likely have any impact umnn Merrfinack College or worsen the existing problems'r l lowi4"eVerr;
Mr, lwlard lonndan did 'indicate that tine on site drainage system as designed would not Perform in
accordance with the post develenpmnrnneaut calcnulaatio.i. s, due in part to t➢ne proposed elevation of the
l
outlet of [lie drain lines,
The sin➢:alie:aaunt"s desi nn engineer was clearly unlade aware of this,condition prior to Ellis,
rraOC-fin , i"c:;a-r the aupj,)honnt sunlnnnnitte cl an re,vise°d p"wlann f(.)r file C"OrnnannJiSsiasun"q rewrieW i I'll nnnediate➢
fcallowing l'w➢ir, Nfaar hic_ndatms presenntaatiup, The Commission indicated that dec i�;i-tarn would be
ennminnent within tine next 21 days concerning this project,, pending further study by th,c
Connmumnissieanm a nd ra reaction from the Planning lieauurd, tylerrimack College respects and
understands the process involved in the review of any project and we din not intend to complicate,
[lie process for the applicant nt or the Tnw;wMnn of North Andover. l lowwrevcr, the College still
lure➢ieves that the entire watershed. area inclusive of (lie proposed project site is'i n trodble auand
the problems associated with this area must be fully considered. While the delibcrgm.tiumnns
regarding this project countinnwue, Merrimack College would request [lie Conservation Cwnnra.mmiissionn.
and the Planning Board seriously consider the following Issues.
First, the u!aaahnrn.issionn of a reviabed c➢ira innagt, pnlamrn„ As rrnenntac,nnt-id, the sp l.,licaunt has
sunfnrnniit,tencj an rtrVk %1 drainage plan based on the c'cmu e;vruns innd iw^,nte it within the repnnmrt by
Mare-hienunci41 Mn rrinn'Mu'k College would request. the opportunity to review the
revised Plar"Is and wwo anlswa Ndie vo the planans sho nlwl be evawlwnaated by . Assnbnt.,asnte.'s.
We afire", c'oi°vicei-ne'c➢ that tine.' revisions mnnade may have u:11g3r1gc%f the Original hydroltnpaic,'4n1
anuna➢ysis annnd -�.aul�eul�ntiumnns �u7lnamnutteul..
i
Mr. Richard Nardella, Chairman, North Andover Nanning Boatel
Mr, George Reich,Chairman,Conservation Conimission
Osgo DRIB FIT()c-ct
July II, 1994
Page 2.
Second, the water shed area, The fellowship Bible School, Ches€ntit Green office park and
Hillside load, about 17 acres in total, compilses the water shed area that flows through a
culvert pipe under Rt# 125 to the Merrimack College campus, The poin€of concen Ira tion of this
entire water shed area is the site of the proposed project. Clearly, a majo r flooding problem
Currently exists within this area and the source i�)f the problein-,rare not difficult to deterrnint if
a brief study of [lye development within the entire water shed -UOIN iS cV3111{}[ed. Please
miderstand [lie College's concerns, the proposed project may not increase the.volume of water
flow however, the project will do Nothing to improve what it� an iixtolerable Condition,
On a number of occasions, Mr. Doua,ette the Town Qinwrvation Admimsirator has statcd
that 45 long as the existing problem 1s trot made any worse, the projart should not he que5tioned-
ferriEnaclk College it; not in agrCcmcnt with this statement or philosophy and believes that
the Town of North Andover should work towards correcting existing problems ass well as
preventing future problems. At some point a pro-a cti ve pot}itivii miist be ta`lken to assure any and
all future development will not only be appropriate. to the character of the a ma but will also
add some valve to the wrnrniinity in the form of infrastructure improvements or otherwise.
For several years many cummunides have nnandated voontnunity based improvements for
roadways, inflow/infiltration for drainage and selvage mitigation arid broad based fees kyond
the normal application and building permit fees. Merrimack College understandtt that
Kennedy De-velopment is not the cause of the problems that exist in this area, hfr wever, the
problems do exist and an opportunity is before us to work toword5 an appropriate:resol11 fion for
everyone:involved. if the Town continues to peanut further developinent without von;idc'rahun
of re;olving problum5, when will [lie problems be resolved?
Third, the proposed proju t design. To date the pla nning board leas requested Ken
Development to revise the i rch itucti i ra I plans to be mare sensitive to the character of the area.
On July 19, 1994, Kennedy Develnpmetit will preseTtt what is to be a final revision for this
projccI that may include a {'ompletely difFerent building con figul-a'ktion than the original
proposal. If this is it) fact thy:caw,shuiild the Conservation Commission reserve a decision on
this project until a full review of any changes in the plan are evaluated? Any charges within
the plans could retsnIt in a nurnkr of site and conditional changes that could have an impact in
one form or another.
The rcqsacs[ from the Phimif ng Board for a revision of the propu5ed building design is
centered aro>< nd the configuration of a`L box Bice structure that 1n tile. opinii)n of the Planning
Bnard, may not bra apprupriate far Else area. During the last flatting Board meeting, Mr_ John
Sh-rions indicated thm he bdievud a Favurable recommendation of the re-zoning of the Bible
School property was based on a number of conditions ilia were not being met under the. pWosed
plan. In light of M rr Sinmons concerns,I have researched the min Lltc.s of the Planning Boards
origin II decision regarding the re-zoning of this property. Attachod for Y01Ir review you will
find a numbur of documents tha€will support Mr. Sin,nEls[�CFrtC�rnS_ '�'#1c�duC1n11L`FkIS include:
A Copy of the minutes of the P1a11IliT%g 130ards Public Hvit Ong on tite rc-zoning of the
Fellowship Bible Property,
■ A le[ter of intenI from the Rubino Development Company dated April 27, 19903
Mr. Diehard Nardella, Chairman, North Andover 11lcinning Board
r. George Reie'h,C.hairman, Con wrvation Con-unission
Ok,(U Dnig I'ry-Ct
July 11,1994
Page 3.
dp A copy of the originaI purchotw and Niles agrcenient for the Fellowship Bible property.
• A.copy of the E_7cTd for the property reflecting the covenants of the premises dated
December 27, 19 5.
• A Copy of the site play} entitled Fellowship Bible Church Site, prepared by the Rvbim)
Development Company present(xl to the Piannbig Board on April 25,1990.
Of p�irtticuIuv tntcT st within all the atEached documents#ion is the letter from Rubino
Development Company to the Planning Bayard dated April 27, 1990, paragrt�iph 0 3 , stating:
3, We have agreed zoA yore that in the event thigt the town meeting votes in favor
of the re-zof�in , tote propost?I that zve bring back to tine I'frrrrn hkV Board for site
review Zvi ff be 2 r1&s tail IinIly in the forirr that. was presented to you at your meetin
of Apilf 25, inchuriing the architect's and engineers renderhgs of the We and
buildings. ]ion stated venj e Ica rly that in the ez)e+it than v?4� dirt )rot fo110TV tiara
instruction, our plans wo u14 lie rejer'ted. We avi--ept 1ho1, Additiourrrly, in the
Event that a third linty s Ito ufit buy thv properly, zvc zvi11, iPi detail, explain this
to this third party the above agn!ensent arud owke it part Of any yurchnse and safe
Clearly, if the Planning Board reviews the proposed Osrc) Drug plait al}ainst tt+e plan
UriginaIIy subirniIted for re-zoning,you will notice two very different pTuposaf%_ Of pas-€ictalar
concern tender the 0sco flare is the intention to demolish the existing church building. Under the
original proposal, the church building was to be renovated to supporE a village style retail
center. Additionally, the origirkal plans does not include any curb cut on to Fit, 125 as prnrxtsed
within the Cisco flan.
In conclusion,Merr!mark College has a nurnbert of curio:,-rns regarding [lie proposed Osco Drug
project and main, we would request your hill consideration of the concerns presented. As
ttleittioned ire previutis lr:ttcrs to but the Planning Board and the Conservation Carr mission,
Merrimack CoIlege is not anti-develupmeni and we support projects that are beneficial to the
entire en min tjnity. UnfortunaMy, we believe that the projecE as proposed wilI not be beneficial
to the community of North Andover.
Sirtceir I
Scott A. Cott
] iTec[or of Space darning x
Project Management
,AIhs
Attachments
cc: Mr. John Pairttucci, Vice President, e.rrirrea(k Coll-ug .
Mr. Diehard Doucette, North Andover Consurvation Commissinn
I {
Citizen Articles
' f Rezoniq2 from VR to VC
Petition of Robert Duna and Others
John Simons read the legal notice to open the public hear
The petitioner, Robert Dunn would like to rezone a small �
Route 114 . The parcel is situated between land owned
� +q Finks , zoned General Business and land owned by the F
zoned Village Commerc�-ia.l . This lot is presently grand
s r under General. Business till May 30 , 1990, at which time th
. --.N will be Village Residential .
IL
' * � A motion was made by John Simons to continue the public he
' April 25 , 1990 and set up a workshop to discuss the :Hatt
:'. motion was seconded by Erich Nitzsche and voted unaniiii
` those present, including the chairman. .
Rezoning from R-4 to B-2
Petition of Joseph Mahoney and Qt1je6 s
164 Mass. Avenue �
i
Jahn Simons read the legal notice to open the public. hear
Joseph Mahone and Richard Kaminski were p
F� Y present to ex lair
owner of the parcels wants to rezone . Presently there are
zonP-d R-4 . The cwner uould like to renovate the existing s
and add to it, for a medical office . Richard Kaminski Sid
Planning Board what the owner would lute to do on this pa
A motion was made by Juhn Simaaz to continue the public he
April 25 , 1990 . The notion Was seconded by Erich Nit.zsche
gas` unacimously by those present, includi€ g the Chairman .
;. Rezoning from GB R-2 AND VR TO VC
,A4 Petition of Angus _Realty Corp, Thomas Yameon and Others
"F joullemJ14 a .Ssallkvai� Street
41, Jahn Simons read the legal notrce to open the public hear:
Jim Bourgeois , WC , Inc . , presented plan-, to the Boar
r • ,� possible Village Commercial Project . Presently, m the pa
k
} zoned G$ , R- 2 d RJR . The owner would like to rezone the
- * parcel to Village Commercial ,
- Bernioe Fink , Turnpike Street, asked about sewer along Fla;
din. Yameen stated that he was wiIIing to discuss he possib:
.iot developing antil sewer was available ,
-= A motion vat made by Join Slmon5 to continue the public hea
April 25 , 1990. The motion was seconded ;:�y Lrlc�i ',4itzs
' voted unanimously by those present , including he Chairman
on a ayes PffOthers
i
.y MM
!!!!j!O!h!n!!Simons
114 and Route 125 FellowshipBible Fro e�ty
a
. i
rEad the legal notice to apes the public heari
;hard Ptubino , developer, discuumed with the Board, some €
,Ysybi7 ities of what could be done With the present zoning of this
cei .x office buildings are allowed , Mr. Rubino shored the Board
he would like to see rather than just an office building ,
�i-
;'' . 311�3kno said th4t a traffic study will be supplied before Town
4t was mace b John Simons to c
�� .�t,1;�on �ntinue the public; hearing to
tflA 25 , 1990 , The motion was 'Qwonded by Erich itzsche and
� �+ ci unanimously by those present, Lnc:luding the Chairman .
,t no from R -2. to 1-1 -Off Fla sh i ivo
In ttior o� tit pert Webster
Th
ply b ;� i o zs read the fecal notice t" uPen the public hearinq
_,toer was received and read from fir . apd Mrs . Motella of Marian
. - 7
oUrgeois stated that the Miti-ner has met with the abuote= .
-ighting problems will be addrenmud ,
Grover , an abutter spoke to the hnatd on the lighting situation
hY tht )n Flagship Drive .
o lox,
uctur+ . o AnrraY , wSuPerintendent of Ward Roogrvation asked that a buffo}
ed the be established between the Parcel before the Boaj. d for
el . _ :wn inch and the land owned by the nLate .
ing t� Grover asked what the use would bq .
d vote
_' _nr Novello , abutter , stated tha+ he own two paroels , cne of
,, %ch is now being used as a buffer .
'. _o:ael Worths expressed his oonceL"w about the lighting and the
� 0100 in the area .
g , - rs . pat Cavanaugh , abutter W several issues she wanted
dEe ze ,
on 3
:el is 1 . noise
entire 2 . ligUing
3 . reahan Gals of the buildinki
v 114. :Ae Planning Roarti will visit resid-uts of Marian Drive to observe
ity of !'.Q situation . Tuesday, April 17 at 6 : oo p , m• has been designated
r that visit,
ung U ;nation was MOA by John Simons to wontinue the public hearing to
.e and April 25 , 195W She motion was s,K-Onded by Ericri Nitzsche and
ad unanimously by those present , including the Chairman .
! 4rranst ArtjcLe ?ecomnendatioas C?nlY
c aept sprirf� :__Ll Road as a Public k ,-xy
- to Planning - o_ n Wa9ts the detentAo" pond issue addressed . Trees
„t-2d to be =a ,�:d in the area of the pond. Suggested were 2-
.!Iow trees a.. _ a maple trees .
�).To Bourgeois, representing Bayf],eld, spoke onIF2 Listria -I
,equlation.9 being more Research and Development with an office six .
hat :tip haeL Rice , Bayfield Company, stated that he would consider a
rem
0'(5
'x Cavanaugh, Marian Drive , suggested that the Board visit the
x ve"4k =Jre during the late inorYing hours, 10 :00 to 11100 a. m.
CO1l4
d vot�q LL Notion was rude by Erich Nitzsche to continue the pub�.ic hearing
liay 3 , 1990 . The motion was seconded by John Simons and voted
,n<�simouslr by those presentF including the Chairman .
}}t�hers
p okrshiU Babe Proper•.L
)eyi!.N y
Rubino , Rubino Development Casnpany, gave the hoard a brie
lighti�q
of trLq .ra entat,ion on the proposed . Photos of what exists alone with an
h tests renderings of what could be developed were shown .
hours.
;rx iszg 'Wass '9imons commented on the proposed :
-
1 . 8-4 to B-2 would be less intense
ro 2 . gf�od example of what 18 likely to be presented
_.� -. Rubino stated that he has done a title search and no liq ,or or
s:auraats are ailQwed on the parci 3l .
coked as l Pi Planning Board icequested a copy of the deed with xestrictiorts ,
f.iom t�'e r altot� , possible owner, spoke to the Board ors the Proposed. He
:Ls been in the area for some time and has been the gown Moderato?`
rs } Wen _; Andover as well as on the Board of seiectmeTk and the Planning
ends t -„ard.
i:� `
zorge Perna recapped what was needed :
ogled 1* 1 . A copy of the restriction on the deed .
:1gs tha. 2 . Copy of the Purchase and Sale Agreement
at wou •
3 . A tatter of Intent .
€er that notion was made by John Simons to close the public hearing and
.:.3Lt4� a FAVORABLE recommendation on this article subject, to a copy
F. the restrictions on the deed, a copy of the Purchase and Sale
ked at. =''re"er ent and a Letter of Intent being supplied to the Board . Paul
C-. votes;IfIlLmously
johrtson Street, asked if lieri7imack College had any
The motion was seconded by Erich Nitzsche and by those present., including the Chairman .
lezona Pram VR to V - ,tout 114 - Petition of Robert Durrn & Others
-�rzstian Huntress , Town Planner, told the Board that Mr . Dunn is
%'Lider a time restraint on this parcel .
R-2 a° )hl) Simons spoke on the size of the lot and could riot justify the
because of the size .
3 aricl