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HomeMy WebLinkAbout251124_HW_Proposal_Civil and SW_PeerReview_ZeroPrescottSt - Horsley Witten - Consultant Review - 0 Prescott Street 11/24/2025 November 24, 2025 Ms. Jean Enright Planning Director Town of North Andover 120 Main Street North Andover, MA 01845 RE:Proposal to Conduct Stormwater and Civil Engineering PeerReview ZeroPrescott Street North Andover, MA01845 Dear Ms. Enright: The Horsley Witten Group, Inc. (HW) is pleased to submit this proposal to provide atechnical peer review of the stormwater managementandcivil/site designof the Zero Prescott Street ResidentialDevelopmentComprehensive Permit application.East Mill Housing LLC(Applicant) has providedSite Development Plans and aComprehensive Permitpackage,including the Stormwater ManagementReport,dated October2025. We understand that the proposed project is to replacethe existing garageat 10 Prescott Street with two new buildings housing 296 rental units and a multi-story parking garageon a 6.13-acreparcel.The plan set included with the application package was prepared by Civil Design Group, LLC.It does not appear that the site improvementsarewithin the 100-footbuffer zone of a bordering vegetated wetland (BVW). The Applicant is proposing catch basins, hydrodynamic separators,and asubsurface infiltration systemto capture and mitigatethe stormwater fromthe proposed impervious areas. We understand that the North Andover Zoning Board of Appeals(ZBA)is seeking assistance in evaluating the project for compliance with the Massachusetts Stormwater Standards as well as in evaluating the project for compliance withgeneral civil design elements and adherence to local zoning and site plan review requirements.The project is located within the Downtown Overlay Historic Mill Area:Subdistrict A with underlying zoning districts Industrial 1 and Residential 4. Scope of Services The scope of services includes an initial review of documents submitted to the ZBA, preparation of a technical memorandum to summarize our findings, attendance at a public meeting, and a follow up review of the Applicant’s response to our initial comments. North Andover Zoning Board of Appeals November 24, 2025 Page 2of 5 Task 1:Civil/Site and StormwaterReview HW staff will conduct a peer review of the documents submitted to the ZBA as part of the Comprehensive Permit Application. As the basis for this review, HW will utilize the 2008 Massachusetts Stormwater Handbook,the North Andover Zoning Bylaw, and general application of accepted industry standards.The review will assess the level of completeness of the submitted information based on town and state requirements; thegeneral civil design elements and adherence to local zoning and site plan review requirements;we will determine whether proposed methods are correct and consistent with standard engineering practice; and whether the design will adequately manage stormwater. While Chapter 40B does not necessarily require strict compliance with local regulations, we believe that the substantive review of this project should include an understanding of how the proposal deviates from Town regulations. HW will review the Applicant’s list of requested waivers relative to site layout and evaluate the technical merits of each request. This task will include areview of the site plan and stormwater management design. The stormwater review will include design assumptions, the hydrologic model, and assessment points, evaluation of the stormwater management system capacity and ability to manage peak flows, selection of and site suitability for proposed stormwater practices and their expected water quality and recharge performance, and the proposed erosion and sediment control plan. HW understands that others will be conducting reviews of thetraffic components of the project. Under this task HW will also review the proposed grading, building layout, and retaining walls in comparison to the surrounding neighborhood. Task2: Technical Peer Review Letters HW will provide the ZBA with an initial technical peer review narrative toassist the Townin developing a decision regarding the Comprehensive Permit Application. Technical findings produced during the review will be compared with local rules and regulations and state laws to determine if specific conditions for approval are appropriate. HW will also coordinate as necessary with Townofficials, and or other consultants and, upon request, will provide recommendations for conditions if the Townissues an approval of the proposed project. HW will provide a final report that includes a detailed review and analysis of our findings, requested waivers, proposed recommendations, and guidance to the Town. Our comments will be organized using a numbering scheme so that they can be easily referenced and addressed by the Applicant in its response. We will include recommendations, where appropriate, for revisions to the plan to bring it into compliance with applicable local and state requirements and performance standards. Upon receipt of a response to our comments, HW will prepare a second peer review letter. For budgeting purposes, HW assumes that the revisions to the Applicant’s plan will be somewhat H:\\Projects\\2024\\24018 Town of North Andover\\10 Prescott Street\\Admin\\251124_Proposal_Civil_PeerReview_ZeroPrescottSt.docx North Andover Zoning Board of Appeals November 24, 2025 Page 3of 5 limited in nature and will not be a complete reconfiguration of the site layout, drainage, stormwater management, or utility designs. Tolimit the use of paper and facilitate the sharing of information, thepeer review letters will be provided to the Boardelectronically in PDF format. Deliverables: Initial peer review letter with recommendations for plan revisions for regulatory compliance; and Follow-up peer review letter in response to the Applicant’s revisions. Task 3: Hearing Attendance Under this task, HW professional staff will attend two (2)ZBA public hearingsto present the findings of the peer review and to respond to any questions from the Board, the Applicant, and the attending public. HW will provide 4 hours of conference calls and workshops to coordinate with the Applicant’s design team. Deliverables: Participation by HW professional staff at twoZBA public hearings. Participate in 4 hours of meeting & calls with Applicant. At the request of the Board, HW can be available to attend additional hearings, participate in a working meeting with the Applicant and Town staffto review our comments and recommendations, or provide additional rounds of peer review services. The fee for these services would be calculated based on our standard rates and agreed upon in advance with the ZBA. Proposed Fee TASKFEE Task 1:Civil/Site and Stormwater Review$2,900 Task 2: Technical Peer Review Letters(2letters)$2,800 Task 3: Hearing Attendance(2hearing2)$1,200 TOTAL:$6,900 Elements and Assumptions: We will provide the above services for a lump see fee of $6,900. This fee includes all technical review services, attendance at meetings as prescribed and reimbursable expenses (i.e., travel, reproduction, and delivery services) necessary to perform the tasks listed above. Additional services requested by the North Andover ZBA,beyond those listed above,will be billed based on our hourly rates. H:\\Projects\\2024\\24018 Town of North Andover\\10 Prescott Street\\Admin\\251124_Proposal_Civil_PeerReview_ZeroPrescottSt.docx North Andover Zoning Board of Appeals November 24, 2025 Page 4of 5 We have assumed our review will be limited to the materials submitted to our office, at meetings, and discussions with the Town of North Andover. Toensure a timely review process and allow adequate time for the Townand the Applicant to review our reports, we would request that any additional review materials, including revised submittals be received by our office at least 21calendar days prior to a scheduled hearing date. If the review materials are submitted within that period, HW will commit to providing their report at least five days prior to said meeting to allow the Applicant time to provide itsresponse to ensure that itsapplicationswillbe processed in a timely manner. If review materials are submitted beyond this date, HW will not commit to completing a review for that specific hearing date. HW is interested in any specific concerns from abutters or the Townas appropriate to this development. If available, comments from the North AndoverDepartment of Public Works, Board of Health, and Conservation Commissionshould be provided to HW for informational purposes. This proposal does not include services for sampling and testing of materials, surveying, or construction inspection. If any of the above assumptions prove to be false, or if work is required beyond the scope as proposed, HW will discuss those needs with you and develop any necessary contract amendments. HW will review this project in as timely a manner as possible toaccommodate the Applicant’s and the Board’s schedules. Should it become necessary to request additional review time, we will notify the ZBA. Thank you for the opportunity to provide this proposal to North Andover. We would welcome the opportunity to work with you again. Please do not hesitate to contact me at 857-263-8193 or at jbernardo@horsleywitten.comwith any questions regarding this proposal. Sincerely, Horsley Witten Group, Inc. Janet Carter Bernardo, P.E. Principal H:\\Projects\\2024\\24018 Town of North Andover\\10 Prescott Street\\Admin\\251124_Proposal_Civil_PeerReview_ZeroPrescottSt.docx North Andover Zoning Board of Appeals November 24, 2025 Page 5of 5 Acknowledged and Approved: Authorized Signature Title Date H:\\Projects\\2024\\24018 Town of North Andover\\10 Prescott Street\\Admin\\251124_Proposal_Civil_PeerReview_ZeroPrescottSt.docx