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HomeMy WebLinkAboutApplication - - 364 JOHNSON STREET tut PLANNING DEPARTMENT u ` Community&Economic Development Division Special Permit—Watershed Permit Application Please type or punt clearly. 1.Petitioner:Gregory&Melissa Buitkus Petitioner's Address:364 Johnson Street North Andover,01845 Telephone number&email 2.Owners of the Land:Gregory&Melissa Buitkus Address:364 Johnson Street North Andover,01845 Number of years of ownership:5(purchased 8/30/2019) 3.Year lot was created: 1964 4. Is the lot currently on septic or sewer?sewer If on sewer,please provide date the sewer connection was completed: 5. Description of Proposed Project:The proposed project consists of a 376 square foot addition to the rear of our existing residence,extending over a basement and two stories for a total of 1,128 square feet of additional living space.The addition will include a new entrance on the Abbott Street side of the lot.As part of the project, the existing rear deck will be extended to connect with the new structure.The expanded space will include a kitchen, mudroom, and primary suite.Although we are already permitted for geothermal heating and cooling,we are unable to fully convert from fossil fuels until this addition is approved and constructed to accommodate the necessary systems and layout changes. 6.Description of Premises:residential,single family 7.Address of Property Being Affected:364 Johnson Street Zoning District: R3 Parcel ID:038.0-0015-0000.0 Assessors Map: r Lot#:AS Registry of Deeds: Hook#: 15979 Page :2 8.Existing Lot: Lot Area(Sq.Ft): 26,571 (0,61 AC) Building Height:27.9 ft Street Frontage:240 ft Side Setbacks:35 ft Front Setback:37 ft Rear Setback:33 ft Floor Area Ratio:0,087 Lot Coverage: 9.Proposed Lot(if applicable):NIA Lot Area(Sq.Ft): Building Height: Page 1 of 2 120 Main Street,Planning Dept,, North Andover, Massachusetts 01845 Phone 978,688,9535 Fax 978,688.9542 Web m northandoverma gov Street Frontage: Side Setbacks: Front Setback: Rear Setback: Floor Area Ratio: Lot Coverage: 10,Required Lot(as required by Zoning Bylaw): Lot Area(Sq.Ft):25,000 Building Height:35ft(max) Street Frontage: 125 ft Side Setbacks:20 ft Front Setback:30 ft Rear Setback:30 ft Floor Area Ratio:NIA Lot Coverage:NIA 11.Existing Building(if applicable): Ground Floor(Sq.Ft.):890 of Floors:2+basement Total Sq.Ft.:2300 Height:27.9 ft Use:single family, residential Type of Construction:addition 12.Proposed Building: Ground Floor(Sq.Ft.): 1266 #of Floors:2+basement(same) Total Sq.Ft,3428 Height:27.9 ft(same) Use:single family, residential(same) Type of Construction:addition 13.Has there been a previous application for a Special Permit from the Planning Board on these premises?No If so,when and for what type of construction?NIA 14.Section of Zoning law that S eciai Permit Is Bein t_ Requested � � � Y i g 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 and Regulations may result in a dismissal by the Pianning Board of this application as incomplete. Petitioner's Signature: Print or type name here: eMS�� Owner's Signature: Print or type name here:Melissa uitkus -P Greong ta, 16.Please list title of plans and documents you will be attaching to this application. A. General Requirements to Be Met for Obtaining a Watershed Special Permit I Zoning Bylaw Section 10.31 B. Certification of No Significant Degradation to Water Quality or Quantity C. Statement of No Reasonable Alternative Location Outside Buffer Zones D. Re: Wastewater TreatmentiDisposai System E. Certification Regarding Nitrogen Loading and Groundwater Protection F Letter from Homeowners G. Stormwater Management Report H. Plot Plan of Land for 364 Johnson Street Page 2 of 2 120 Main Street, Planning Dept., North Andover, Massachusetts 01845 Phone 978,688,9535 Fax 978,688.9542 Web www.northandoverma Gov GENERAL REQUIREMENTS TO BE MET FOR OBTAINING A WATERSHED SPECIAL PERMIT In accordance with the North Andover Zoning Bylaw—Watershed Protection District Project Address: 364 Johnson Street North Andover, MA Applicant: Gregory& Melissa Buitkus Date: May 25, 2025 General Requirements 1. Encouraging the Most Appropriate Use of Land This project supports the continued residential use of the property and enhances the livability and sustainability of the home without altering the neighborhood character. The addition is designed in proportion to the existing home and surrounding properties, preserving the most appropriate and consistent use of the land as single-family residential. 2. Preventing Overcrowding of Land The project maintains compliance with zoning setback and lot coverage requirements. By building upward instead of expanding extensively outward, the design preserves more open space and limits disturbance to the land. The proposed development respects the scale of the site and avoids any appearance or function of overcrowding. 3. Conserving the Value of Land and Buildings The addition will enhance the functionality and energy efficiency of the residence while increasing the home's value. This investment contributes positively to surrounding property values and maintains the overall desirability of the neighborhood. Improvements such as modernized space and geothermal heating/cooling increase long-term value and resilience. 4. Lessening Congestion of Traffic There is no change in the number of residents or dwelling units.All construction traffic will be confined to the site and will not impact public ways. Once complete, the project will not contribute to increased traffic generation, parking demand, or congestion. 5. Preventing Undue Concentration of Population This is a single-family home improvement with no additional dwelling units being created. Household occupancy remains unchanged, ensuring no impact on residential population density in the neighborhood or surrounding watershed area. 6. Providing Adequate Light and Air The proposed addition Complies with zoning requirements for height and setbacks, preserving light and airflow for both the subject property and neighboring homes. The design minimizes any shadowing effects and maintains the character of the existing built environment. 7. Reducing the Hazards from Fire and Other Dangers The construction will meet all applicable building and fire codes. Integrating geothermal heating and cooling helps eliminate reliance on combustible fuels, reducing fire hazards. The project also preserves significant vegetation and avoids unnecessary clearing, reducing risk of environmental degradation. 8.Assisting in the Economical Provision of Transportation, Water, Sewerage, Schools, Parks, and Other Public Facilities As there is no increase in population or dwelling units, the addition places no added burden on town services or infrastructure. The home remains on existing utility connections and will not affect school enrollment or public service usage. The sustainable design aligns with long-term resource management goals. 9. Controlling the Use of Bodies of Water Including Watercourses We have intentionally sited the addition to be as far as possible from the wetland boundary, respecting all applicable setback requirements.To control runoff and protect the nearby watercourse, roof runoff will be directed into an underground groundwater recharge system. Erosion controls such as mulch socks will be employed during construction to prevent sediment transport into sensitive areas. 10. Reducing the Probability of Losses Resulting from Floods The property is not located within a floodplain. The project's compact vertical design reduces impervious surface expansion and avoids redirecting stormwater in a way that could cause flooding. The water recharge system and careful site grading will mitigate any additional stormwater impact. 11. Preserving and Increasing the Amenities of the Town The addition is designed to complement the home and neighborhood while enhancing livability and sustainability. By increasing the functionality and energy performance of the residence, the project contributes to the long-term aesthetic and environmental quality of the community. Transitioning the home to geothermal systems further aligns with the town's goals of environmental stewardship and resilience. Zoning Bylaw Section 10 31 1. The specific site is an appropriate location for such a use, structure, or condition. The proposed addition is to a single-family home, which is a by-right use in the R3 zoning district. The location is within a well-established residential neighborhood with similarly scaled homes. The addition is sited at the rear of the property and is fully compliant with zoning setback and dimensional regulations. It is designed to integrate with the existing residence in a manner that preserves the lot's open space and minimizes land disturbance, particularly given its proximity to the watershed protection area. No new structures or uses incompatible with the zoning district are proposed. 2. The use as developed will not adversely affect the neighborhood. The proposed addition will not change the use of the property or increase residential density. it is architecturally consistent with surrounding homes and is designed to blend into the neighborhood. There will be no increase in traffic, noise, or visual disruption. The home will retain the same number of occupants.Additionally, the project will likely improve the overall aesthetics and value of the home, thereby positively contributing to the neighborhood character. 3. There will be no nuisance or serious hazard to vehicles or pedestrians. The proposed construction will not alter any existing driveways, curb cuts, or pedestrian paths. All construction vehicles will remain on the property and will not obstruct public roads or rights of way.The new entrance on the Abbott Street side is designed for residential use and will not increase pedestrian or vehicle traffic. Once completed, the addition will not generate any new vehicle trips or increase risk to traffic or pedestrian safety. 4.Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The addition is being constructed to current building code standards and will be into the home's existing utilities, including water, sewer, and electric.A geothermal system, already permitted, will be fully integrated into the homes HVAC system as part of the addition, reducing fossil fuel use and enhancing efficiency. Stormwater from the addition will be managed on-site via a ground recharge system, and erosion will be controlled with mulch socks and other best management practices during construction. 5. The Special Permit Granting Authority shall not grant any special permit unless they matte a specific finding that the use is in harmony with the general purpose and intent of this bylaw. The proposed addition is fully in harmony with the general purpose and intent of the North Andover Zoning Bylaw. It upholds the R3 district's goal of maintaining low-density, single-family residential development, while improving the function, safety, and energy efficiency of an existing home. The design minimizes environmental impact through compact vertical construction, runoff mitigation, and erosion control.The project demonstrates responsible stewardship of the land and promotes public health, safety, and welfare, consistent with the objectives of the Zoning Bylaw and the protections required in the Watershed Protection District. Statement of No Reasonable Alternative Location Outside Buffer Zones Project Address: 364 Johnson Street North Andover, MA Applicant: Gregory & Melissa Buitkus Zoning District: R-3 Residential/Watershed Protection District Date: May 25, 2025 In accordance with the requirements of the North Andover zoning Bylaw governing the Watershed Protection District, the applicant hereby submits the following justification demonstrating that there is no reasonable alternative location outside the applicable non- disturbance and/or non-discharge buffer zones for the proposed structure and associated activities. Project Summary The project consists of a 376-square-foot addition to the rear of an existing single-family residence, totaling approximately 1,128 square feet of additional living space across two stories and a basement. The addition will contain a kitchen, mudroom, and primary suite, and will facilitate the integration of a previously permitted geothermal heating and cooling system. The project includes an extension of the existing rear deck and installation of stormwater recharge measures. Justification for Proposal Location Within Buffer Zone 1. Existing Site Configuration and Wetland Proximity The existing residence is positioned on the right side of the property,while wetlands are located on the left side. The proposed addition is to the rear of the house, built away from the wetland area and as far from resource areas as possible while maintaining required setbacks and efficient access to the existing structure.Any attempt to relocate the addition elsewhere on the lot—such as to the left side—would place it closer to the wetlands and within more sensitive buffer zones, increasing potential environmental impact and contradicting the intent of the Watershed Protection Bylaw. 2. Buildable Area Constraints&Zoning Compliance The property is constrained by front, side, and rear yard setback requirements typical of the R-3 zoning district. The proposed location is the only buildable area that accommodates the addition without encroaching on required setbacks or requiring zoning relief. Building in another location would either be infeasible due to a lack of space or require greater land disturbance in previously undisturbed areas. 3. Integration with Existing Nome Layout and Utilities The proposed addition aligns directly with the functional layout of the home and existing utility infrastructure. Relocating the structure would necessitate reconfiguration of living spaces, additional grading, and potentially significant rerouting of mechanical systems. This would increase construction impacts and disrupt the current permitted geothermal system layout. 4. Minimized Disturbance and Improved Environmental Outcomes The addition is compact and designed vertically to limit impervious surface expansion and land disturbance. Stormwater from the roof will be managed through on-site infiltration, and all construction will take place in previously disturbed or maintained areas. Temporary erosion controls, including mulch socks, will be installed during construction. 5. Topography and Drainage The proposed addition is located at a lower elevation than the adjacent wetlands, which serve as feeders to Lake Cochichewick.As a result, runoff from the proposed structure cannot physically flow toward the wetlands due to the natural slope of the land. Relocating the structure upslope,would likely increase runoff exposure to the resource area. Given the site's layout, the location of the wetlands on the opposite side of the lot from the proposed work, the constraints of zoning setbacks, and the need to minimize environmental impact, there is no reasonable alternative location for the proposed structure and related activities outside the applicable buffer zones.The current location maximizes protection of wetland resources, preserves open space, and supports responsible stormwater management in accordance with the Watershed Protection District regulations. Respectfully submitted, Gregory& Melissa Buitkus (617)-538-9726 1 (978)-766-16 11 C buitkus09fa7amail.com EL-C-0-M May 25, 2025 CERTIFICATION REGARDING NITROGEN LOADING AND GROUNDWATER PROTECTION In accordance with the North Andover Zoning Bylaw®Watershed Protection District Project Address: 364 Johnson Street North Andover, MA Parcel ID: 038.0-0015-0000.0 Applicant: Gregory & Melissa Buitkus Prepared by: John J. McDonnell, MSCE, PE, PLS Massachusetts Registration No.: 33601 Date: May 20, 2025 I, John J. McDonnell, a Registered Professional Engineer in the Commonwealth of Massachusetts, have reviewed the proposed site development for the property located at 364 Johnson Street, North Andover, MA, located within the Watershed Protection District. The project entails a 376-square-foot building footprint addition (totaling approximately 1,128 square feet over a basement and two stories), which includes a new bedroom and one new bathroom, but and may increase the number of residents living in the home. In accordance with the nitrogen-loading requirements under the North Andover Zoning Bylaw and Watershed Protection District performance standards, I hereby certify the following: STATEMENT OF NITROGEN LOAD COMPLIANCE 1. No Increase in Occupancy or Septic Flow Load This Section does not apply the Project site is serviced by the Town of North Andover's Municipal sewerage system, thus there will be additional Septic Flow. Although there will be an increase in occupancy resulting from an additional bedroom which will be part of the addition, No Introduction of New Nitrogen Sources The project does not involve any commercial, agricultural, or industrial use that would generate elevated nitrogen loads. There will be no fertilizer-dependent landscaping, no animal waste storage, and no surface discharge of septic or graywater. The project is entirely residential in nature, with no change in use or occupancy density. 2. Stormwater Recharge and Erosion Control All roof runoff from the proposed addition will be conveyed by piping to a subsurface infiltration/recharge system, which will ensure that on-site recharge with natural filtration. No stormwater will be directed toward resource areas or neighboring properties. Mulch socks and erosion controls will be used during construction to prevent sediment transport and preserve soil stability. 3. Topography and Groundwater Flow Direction The addition is located on the right side and rear of the property. Wetlands are located on the left side of the property, uphill from the proposed construction. Because the elevation of the addition is lower than the adjacent wetlands, any groundwater recharge from the construction site will not flow toward the wetlands or Lake Cochichewick, but rather away from them, following the natural slope of the land and hydraulic gradient. 4. Concentration of Nitrate-Nitrogen Within EPA Limits Given the elimination of fertilizer inputs, and infiltration-based stormwater handling, the project will not result in nitrate-nitrogen concentrations in groundwater at or beyond the downgradient property boundary exceeding the U.S. EPA limit of 10 mg/L. If modeled under MassDEP assumptions (e.g., 2 Ibs/person/day nitrogen load with recharge rates typical for residential soil), the anticipated contribution from this project remains well within permissible thresholds. Since no additional occupants are added, nitrogen loading remains effectively unchanged from pre-construction conditions. Conclusion It is my professional opinion, based on standard engineering practices and current site design, that the proposed addition will not contribute to nitrogen levels in groundwater in excess of 10 mg/L nitrate-nitrogen at the downgradient property boundary. The project complies with the nitrogen-loading provisions of the North Andover Watershed Protection District and the U.S. Environmental Protection Agency's groundwater quality standards. OF r` Res ectfull submitted, g JOHNMcDON v CIVIL 11 No.41157 John J cDonnell, MSCE, PE, PLS ��Q�sT Professional Land Surveyor s�ON MA License No. 33601 2 Cullen Circle Andover, MA 01810 (978)-569-7850 May 20, 2025 CERTIFICATION OF NO SIGNIFICANT DEGRADATION TO WATER QUALITY OR QUANTITY In accordance with the North Andover Zoning Bylaw—Watershed protection District Project Address: 364 Johnson Street North Andover, MA Parcel ID: 038.0-0015-0000.0 Applicant: Gregory & Melissa Buitkus Prepared by: John J. McDonnell, PE, PLS Massachusetts Registration No.: 33601 Date: May 20, 2025 I, John J. McDonnell, a Registered Professional Engineer in the Commonwealth of Massachusetts, hereby certify that I have reviewed the plans and supporting documents for the proposed addition at the above-referenced property. The project includes the construction of a 376-square-foot footprint addition (1,128 square feet of living space over two stories plus basement) to the rear of the existing single-family residence, within the Watershed Protection District for Lake Cochichewick. Based on my professional judgment, and subject to the design measures incorporated into this project, I hereby certify that: ® The proposed Project has been designed to minimize site disturbance and impervious surface expansion by utilizing vertical construction and maintaining required setbacks from resource areas. ® The proposed addition is located on a portion of the site that is lower in elevation than the adjacent wetlands, which act as feeders to Lake Cochichewick. As such, surface runoff from the addition to the building will not flow toward the wetlands or Lake Cochichewick due to natural topography—runoff cannot defy gravity. ® Roof runoff from the new addition will be directed into a subsurface infiltration/recharge system to promote on-site infiltration and prevent direct discharge into any wetland or water body. The subsurface infiltration/recharge system has been adequately sized for the current addition. • Temporary erosion control measures, including mulch socks, will be installed and maintained during construction to prevent sediment transport from reaching adjacent wetland areas. • The project will not alter existing stormwater flow patterns in a way that increases runoff or flood potential to downstream areas, including Lake Cochichewick. ® No subsurface wastewater disposal systems are proposed or altered as part of this project. ® The use of geothermal HVAC systems will reduce reliance on fossil fuels and minimize environmental impacts associated with heating and cooling operations. Therefore, it is my professional opinion that the proposed project will not result in any significant degradation of the quality or quantity of water in or entering Lake Cochichewick. Respectfully submitted, or 44 JOHM WDONNELL CIVIL Cn No.41W John J. McDonnell, MSCE, PE, PLS (?tSTS Professional Land Surveyor ONAL LNG MA License No. 33601 2 Cullen Circle Andover, MA 01810 (978)-569-7850 May 20, 2025 RE: WASTEWATER TREATMENT/DISPOSAL SYSTEM In accordance with the North Andover Zoning Bylaw—Watershed Protection District Project Address: 364 Johnson Street North Andover, MA Parcel ID: 038.0-0015-0000.0 Applicant: Gregory &Melissa Buitkus Date: May 26, 2025 No industrial wastewater treatment or disposal system or any wastewater treatment system of 15,000 gallons per day capacity will be utilized. No DEP file applicable.