HomeMy WebLinkAboutConsultant Review - 386 GREAT POND ROAD 4/18/1997 �fETLANOS
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4 ■,RESERVATION
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April 18, 1997
Mr. Steve Stapinski
Merrimack Engineering Services,Inc.
66 Park Street
Andover,MA 01810
Re: Proposed House Modification Impacts
386 Great Pond Road
North Andover,MA
Dear Mr. Stapinski:
At the request of Douglas Ely,Wetlands Preservation,Inc. (WPI)has conducted a review of modifications
which Mr. Ely has proposed for his home at the above referenced location. WPI previously conducted
wetland delineation services at the site,and those wetland boundaries are indicated on the site plan
generated by your office on February 13, 1997.
The proposed modifications include removal of the septic system,installation of a sewer pump and sewer
force main enclosure of the existing car port;changes in-paving areas,installation of a gas main,deck and
additions. The additions are all located-greater than,l40'•from-the.wetland.boundar}rwhich has been.-,,:.-.
delineated by WPI on the property. This boundary,in general,represents the high water elevation of Lake-
Cochichewick,a drinking water reservoir for North Andover. The proposed additions will also include
disturbance of the soils within approximately 5' of the additions. We recommend installation of an
erosion control barrier consisting of silt fence and hay bale lines to the west of the proposed addition
where slopes are steep. The work on the easterly side of the house is further,away from the lake,much
less steep,and runoff would travel greater distances to get to the lake while passing.through a densely
vegetated area. We anticipate this would effectively control any siltation runoff that might be directed
towards the pond during any unusual storm event occurring during construction. This barrier should be
placed in position prior to construction,and any stockpiling of soil should be located on the southeastern
portion of the property in a manner so any runoff from the temporary stockpile would be directed to the
easterly side of the subject parcel. Temporary stockpiles,if left in place for longer than two weeks, should
be surrounded by an erosion control barrier. This measure represents a precautionary measure solely to
reduce the risk of any unusual storm event impacting the pond. We assume that excess material will be
removed from the site during or shortly after construction. If the soil is to be used for grading onsite,we
recommend that,if possible,grading be located on the easterly side of the house and that suitable erosion
control be considered in the site plans at the limit of fill.
The site plan also indicates that down spouts from the roof drains will be directed into a leach pit and we
believe this is appropriate given the proximity of the edge of Lake Cochichewick. From our soil sampling
in the area,the sandy gravel in the area should be able to effectively absorb infiltration and allow
infiltration to maintain the groundwater table in its current condition. The pit will also reduce erosion of
soil on the slopes due,to surface runoff from the impervious soil surfaces.
475 Ipswich Road 47 Newton Road 126 Wildcat Road
Boxford, MA 01921 Plaistow, NH 03865 Barrington, NH 03825
(508) 352-7903 (603) 382-3435 (603) 664-7645
The proposed removal of the existing septic system from the site and the installation of a sewer pump
station and associated forced main is expected to result in an appreciable benefit with regard to potential
risks to Lake Cochichewick. While there was no apparent problem with the septic system at our site
inspection,the system does discharge to the groundwater table and eventually feeds into the Lake
Cochichewick drinking water supply. The installation of the sewer hook-up will eliminate the risk of
future potential failure of that septic system, and will allow for better control of sewage offsite through the
North Andover sewer system.
Activities associated with soil disturbance on the site is not expected to have a consequential impact on
Lake Cochichewick, either in the short or long term,assuming the proper erosion controls are installed as
identified above,and that the work is confined to the area currently proposed. Based on the type of
modifications being proposed to the house,we do not anticipate any measurable impacts in terms of
nutrient budgets through surface runoff or groundwater discharges to Lake Cochichewick.
Should you have any questions or should you require any additional information with regard to this
assessment,please do not hesitate to contact us.
Very truly yours,
61111� 17
Curtis R Young
President
CRY:bsg
cc: Douglas Ely
#1893
386 Great Pond Road
North Andover, MA 01845
(508) 686-1144
May 17, 1997
To Whom it May Concern:
We have applied for a zoning variance seeking relief from the gross floor area increase
limitation of 4.136 3c(ii)(6). If we are granted a variance, we will seek a Special Permit
with the Planning Board per the attached application. The proposed addition consists of
a 20 foot straight extension off the gable end of the house (away from the lake), a 2-car
attached garage off the end of this proposed addition, and enclosing of the existing
carport to form a fourth bedroom.
Addressing provisions of 4.134 (4)(c)--Special Permit Requirements:
i. attached
ii. attached
iii. attached
iv. The entire house lies within the non-disturbance zone of the watershed, so there is no
way to build an addition that is outside of the non-disturbance zone. The existing
house is constructed such that three of the four outside walls of the lower level are
formed by the foundation, so moving the house outside of the non-disturbance zone
would not be practical (only the upper floor could be moved).
v. n/a
vi. &vii. The proposed work will include removal of the existing septic system and
connection to the sewer system, which will eliminate any potential of leaching of
nutrients from the septic system. In addition, there will be no increase in lawn area,
therefore no increase in nitrogen, phosphorus or other chemicals from lawn
fertilizers. Also, in his letter(copy attached), Curt Young of Wetlands Preservation
Inc. states that"Based on the type of modifications being proposed to the house, we
do not anticipate any measurable impacts in terms of nutrient budgets through surface
runoff or groundwater discharges to Lake Cochichewick." Therefore, we request
that the requirement for a downgradient nutrient concentration study be waived.
We feel that a Special Permit is warranted, and does not go against the intent of the
Bylaw, for the reasons outlined in the letter from Wetlands Preservation Inc. as well as
the following reasons:
• The house, at 2470 sq. ft., is one of the smallest in the area, and is on an oversized lot
of 3.24 acres.
• The proposed addition will only contain about 900 sq. ft. of additional living area,
specifically the family room and enclosing the carport to make a fourth bedroom.
The rest of the added floor area(about 1300 sq. ft.) is the garage and unfinished
basement space, to be used for storage and a hobby shop.
• Because of the hill between the road and the house, the house is only visible to one
abutter, and only during the winter. Debi and Alan Hope at 370 Great Pond Road
have no objection to the proposed addition.
• The house has become too small for our growing family. While we can afford to
build an addition to our current house, buying and moving to a larger house of
comparable quality is beyond our economic means. Our only viable option is to
expand our existing home.
• The existing house has no attic, no basement, and no garage, thus no storage space.
There is no place to put bicycles, lawnmower, or garden tools out of the weather.
(We have to store bicycles on our small entry landing, where they are a safety
hazard.)
• Our four-year-old son and six-year old daughter are currently sharing a bedroom, but
this cannot continue too much longer. The proposed basement area will allow us to
free up the third bedroom that is currently being used for storage of out-of-season
clothes and other items.
Thank you for your consideration of this Special Permit. We will be happy to address
any questions or concerns at the upcoming meeting, or please feel free to call us at the
number above.
Sincerely,
Douglas I Ely rudithly Zazula