HomeMy WebLinkAbout1979 Abutter Comments DEF SUB I Campbell Road
North Andover, Mass. 01845
January 29, 1979
Planning Board
Town of North Andover
RE: Campbell Forest Subdivision
Dear Members of the Planning Board:
As an abutter to Lots 2, 3, 4 and possibly 5 on the Campbell Forest Subdivision plans,
we should like to make known soine of our concerns for presentation in our absence
at the public hearing scheduled for July 2, 1979.
1) The dividing line for the proposed subdivision (Lots 3, 4, and possibly 5) passes
through the middle of an already existing pond which controls the water table or) our
property. This area is a lot wetter than it would appear at this time of year when
viewed by the casual observer or even those vested with the authority to make a
judgment on the subdivision as now proposed. Memorial Day weekend we dug numerous
post holes and we had only to dig '12 to 14 inches below the surface and the holes
filled with water. Desoite the fact that the portion of the Campbell Forest which
abuts the pond is heavily treed and helos to slow the run off from the hill, the pond
filled to its capacity on January 25, 1979, and the existing storm drains under
Campbell Road and Salem Streets were totally inadequate to handle the flood waters
as illustrated in the ohotographs taken during serious flooding of this area. This
resulted in much damage to Campbell Road and the house constructed on the
controversial Lot 41 by Wilmar Construction now known as '1809 Salem Street.
Maybe this house should not have been constructed in the flood Plain, but it stands
there now and must be protected from further flooding.
If the area abutting the pond which includes a knoll is stripped of trees, will this not
increase the volume of run off into our pond to a dangerous point? The water on our
property on January 25, actually the water table came to within 6 inches of our living
room rug. It would appear that this po6d may have to be dredged and/or enlarged
to handle any additional run off. There must also be a method of controlling the level
of this pond manually with a flood gate of sorts and a means of effectively getting the
water out under Campbell Road . Lo� 2 is now the safety flood control area accommodating
water not only from our pond, but from the stream which runs behind many of the abutters
up Campbell Road. What will happen if this is filled and built on?
2) If I understand the plans correctly, a good portion of the I acre minimum for lots
3, 4. and 5 is pond water and the other end of those same lots indicates the required
frontage from a new road. This would seem to leave little latitude for the positioning
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Members of the Planning Board -2-
of the houses on those lots which would seem crucial to proper drainage. Our
house is at the lowest point of all houses abutting us and I believe will be lower
than those to be constructed . What provisions will be made to ensure that the
leaching fields from the septic systems don't pollute the pond which is in close
proximity to our well . We wish to avoid a similar situation to Raleigh Tavern
Lane. We are already forced to have a sump pumpin our well housing to keep
the surface water from contaminating our well .
3) Since the pond controls the water table on our property and it has been drarriatically
illustrated that the 6 foot storm drains at the junction of Campbell Road and Salem
Street are inadequate to handle the increased run off, Lot 2 (area to the right of our
driveway facing it) which flooded to a depth of 3 feet or more serves as the flood
plain or holding area and protects our property from being flooded out. We would
plead consideration that this area be formally deemed flood plain, wet land or
something sirnilar, be acquired by the Town of North Andover with the provision
that it can never be filled in or constructed upon.
4) Since this area consists of so much marginal land and wet land, we would like
the Planning Board to consider a requirement that all the site work and drainage
be completed prior to the beginning of any contraction .
In closing, these are but a few of our primary concerns. We appeal to the Planning
Board and the Conservation Commission to take a long hard look at this subdivision
(is it is now laid out. It appears Hi:it without the utmost in careful planning,
professional consulation and engineering expertise, it can spell disaster for those
of us in this area of North Andover. Please protect us from a similar plight as that
of the house on page I of the photographs.
Sincerely yours,
X"
v
Gilbert H . Meyer, Jr., D.M.D.
Susanne K. Meyer
cc V . Turano., Chairman, Conservation Commission
R. Ringdahl, 1929 Salem St., N . Andover
Campbell Road
North Andover, Mass .
June 28, 1979
Planning Board
Town of North Andover
RE: Public Hearing for Campbell
Forest Subdivision
Dear Members of the Planning Board:
As abutters to the proposed Campbell Forest subdivision, we are greatly concerned
about the possible ramifications of the development of said area and adjacent
wet lands. We feel that in addition to the customary advertising we should have
been individually notified by mail well in advance rather than at the last minute
3 days prior to the hearing. If there is no existing policy in this regard we
would propose that such a policy be implemented especially when marginal and
existing wet lands are involved so that all abutters who stand to be affected
could plan well in advance to attend such a public hearing. It seems most
unfortunate thal- such a large Subdivision with so many potentially hazardous
drainage problems for those who abut it would be slated to be aired during
the busiest holiday season of the year when a large proportion of those most
vulnerable cannot be in attendance.
We , therefore, respectfully request the Planning Board's consideration for a short
delay of one week before this item is brought up at public hearing or at the very
least the guarantee of a continuance of the discussion at a subsequent meeting.
Sincerely yours,
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1929 Salem Street
No. Andover, Mass. 01845
July 16, 1979
To the Board Members of
The Town of No. Andover
RE: Campbell Forest Subdivision
I am an abutter to the proposed Campbell Forest subdivision. I have
expressed my concern to the Planning Board regarding water run off and flooding
in this area at previous public hearings. I now have viewed a new copy of
the subdivision plan and I find other serious problems to me and the town
as well as my other neighbors.
Access to lots 6, 7, and 8 appear to require a common driveway to
the proposed house sites. I know this area that is involved and I know
if the land as well as the trees are removed I and my neighbors will be
subject to water run off as well as septic field leeching onto our property.
The proposed driveway starts at a high elevation and comes over
solid ledge down to lots 6, 7 and 8. At the lower elevation is the flood
plain at a pond jointly owned by G. Meyer and TDJ Corporation. It appears
as though the developer will fill this valley and cause all kinds of
problems in this pond area.
This driveway (or street) appears not to have any drains or water
control systems for run off. I wonder if the practice of using a
common driveway would not open up a can of worms by setting a new precedent
in the town. Other developers or private enterprises may then make use of
back lots of land in the same fashion.
I realize that the public hearing is over but I wanted at least to
speak my opinions on these final plans since they were not available to
the public before and, as I said, they have brought out new/additional
facts.
Sincerely,
........4"501'
Richard E. Rj( gdah,-T'
RER:jes
83 Campbell Road
No. Andover, Mass.
To The Board Members of
The Town of No. Andover
Re: Campbell Forest Subdivision
We are abutters to the Campbell Forest Subdivision which is now in the
planning/approval state. We recently reviewed a set of the subdivision
plans and have serious concerns with regard to the potential adverse
effect this development may have on our property.
Concerns:
Our first concern regards lot #46. The topographical figures on the plan
indicate that this lot will serve as a catch basin for water runoff from
surrounding lots. However, it is not clear that the water will be channeled
to the artificial pond shown on the map. Further, should this lot be built
on it would have to be "filled in" to the point where the natural grade
that removes the water from our lot is altered to the point where the run
off collects on our property.
The second concern regards the septic run off of any proposed leeching
system in Lot #30. If not planned/positioned properly the septic run off
from Lot #30 could invade both our property and that of Lois and Paul
Keenlyside. The subdivision plans clearly indicate that if the leeching
fields are positioned towards the back of Lot #30 this improper situation
could occur.
Our final concern is on the planned "straightening" of Campbell Road
between the Meyers property,and our own. I see no reason why the
natural/present curve of the road could not be maintained. This will
reduce the amount and speed of the traffic on our road and preserve
the- residential quiet and safety we now enjoy.
Recommendations:
1) Declare Lot #46 unbuildable and provide adequate drainage under current
and planned streets to insure that stagnant water does not collect in
the natural basin. If it is not possible to declare it unbuildable
I ask that we be notified when the lot is to be "perked". Further, if
it is true that we must be the ones to watch out for violations in
grading cleaning, etc. , I ask that my wife and I be allowed to trespass
on Lots #46 and #30 throughout the construction period.
Board Members of The Town of No. Andover August 6, 1979
Re: Campbell Forest Subdivision Page 2
2) Require that the leeching fields for Lot 30 be positioned in the
front of the lot towards the planned roadway where they should
not have an ill effect on the Keenlyside' s or our property.
3) Leave the natural curve in Campbell Road and simply widen and pave it.
Vm a firm believer in the use of an "ounce of prevention". Properly
planned and with the necessary restrictions Campbell Forest will be a
beautiful home for our new neighbors and an enhancement to our property.
However, with any development of this magnitude the potential for serious
and very costly damage to existing properties is entirely too real . I
would ask that you consider these concerns and those of our other neighbors
seriously as it is our property and investment that are potentially
threatened.
If any of our concerns need clarification please don't hesitate to
contact us at 687-2062.
John T. Anderson
Lauren V. Anderson
JTA/kmn
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WARNER & STACKPOLE
ATTORNEYS AT LAW
Established 1874
75 State Street Telephone: (617)951-9000
Boston Telecopier:(617)951-9151
Massachusetts 02109 Telex: 940139
November 28, 1988
i
BY HAND 'R
Mr. Stephen Davis
MEPA Unit, Executive Office
of Environmental Affairs
100 Cambridge Street
Boston, MA 02114
Attn: Richard Foster
Re: Campbell Forest Subdivision
EOEA #03903
North Andover Massachusetts
Dear Mr. Davis :
This office represents Dr. and Mrs . Gilbert Meyer, of
Campbell Road, North Andover, abutters to the above-
referenced project. As your files on this project should
indicate, the original, final Environmental Impact Report
prepared for the above-referenced project was rejected by the
Secretary in 1981, and the project has remained dormant since
that time. Recently, a new final Environmental Impact Report
was submitted to the Secretary for review, without mention of
the fact that the original FEIR was rejected as inadequate.
Later corrective filings addressed that error.
When the Meyers first responded to the draft and final
Environmental Impact Reports, their comments focussed on the
impacts of the subdivision drainage on Meyers Pond, the body
of water dividing the project from the Meyers ' property.
Their house is located in a relatively low-lying area of the
property, and is immediately and severely affected by changes
in groundwater elevation and the elevation of water in the
Pond. Consequently, even minor fluctuations in surface and
groundwater at the Pond location would create significant
environmental and other impacts on the Meyers ' property. The
original criticisms of the draft and final Environmental
Impact Reports highlighted the initial deficiencies in the
site engineering and analysis, many of which may still be
present today. Under separate letter, the Daylor Consulting
Group, Inc . , consultants to the Meyers, have presented their
technical critique of the FEIR, identifying those
WARNER & STACKPOLE
Mr. Stephen Davis
November 28, 1988
Page 2
deficiencies which remain in the engineering analysis .
However, I wish to point out several other notable concerns
on behalf of the Meyers .
First, we note that the subdivision drainage plans have
been substantially modified to incorporate a different method
of stormwater management. These modifications undoubtedly
will require new filings with the Conservation Commission and
the Planning Board, which filings may result in additional
modifications to the project. Because this FEIR fails to
address or suggest alternatives to further mitigate the
adverse wetlands impacts, the project as described in the
FEIR may change through the Planning Board and Conservation
Commission process without an opportunity for further
disclosure in the Environmental Impact Report.
Second, we remain concerned, as we did in 1981, that the
drainage calculations fail to incorporate the full
subdivision build-out which is anticipated to occur after
project approval. As the FEIR makes clear, the hydrology and
hydrologic functions in the area are extremely delicate, and
may be easily upset by alterations to wetlands and water
courses, as well as to upland areas proposed for development.
The new calculations are prefaced with a comment that the
developers clearly anticipate additional wetland and upland
modification which will require new project reviews by the
North Andover Conservation Commission to assure that the
original engineering is not upset by the site development.
However, it is almost inevitable that the individual lots
will be developed without full benefit of Conservation
Commission review, and individual lot fillings may occur
below the wetlands filling threshold, creating a cumulative
impact on our client of significant magnitude. Given the
severity of the potential impacts, it is imperative that the
engineering for the site incorporate a full build-out
assumption in managing all stormwater runoff .
We also note that a new culvert is proposed at Campbell
Road which will, it is anticipated, somewhat alleviate a very
serious flooding problem at that location. It is not clear,
however, by what means or under what authority the applicant
will be able to make such improvements . Further, we note
that the proposed modifications will still result in flooding
at Campbell Road and is by no means an appropriate means of
managing increases in the rate and volume of offsite runoff.
WARNER & STACKPOLE
Mr. Stephen Davis
November 28, 1988
Page 3
We remain dismayed at the approach taken by the
proponent in attempting to avoid disclosure of the earlier
FEIR rejection, and presumably to avoid the MEPA office ' s
evaluation of the FEIR against those criticisms lodged
against the previously deficient document. We are also
troubled by the apparent continuation of the proponent 's
refusal to incorporate a complete build-out analysis in the
runoff and drainage calculations, presumably because such
calculations may point out the deficiencies in the stormwater
management program. Finally, we suggest that the MEPA Unit
require additional information to provide mitigation
alternatives to the Planning Board, Conservation Commission,
and Department of Environmental Quality Engineering to assist
them in assessing and developing additional conditions for
the proposed project.
Please contact this office if you have any further
questions .
'ncerely,
M chael A. Leon
MAL:rdo
cc : North Andover Conservation Commission
North Andover Planning Board
Dr. and Mrs . Gilbert Meyer