HomeMy WebLinkAboutConsultant Review - 350 GREAT POND ROAD 7/19/2011 Eggleston iro l
July 1.9, 2011
North Andover Planning Board
1600 Osgood Street
North Andover,MA 01845
Attn: Judy Tymon, Town Planner
RE: Watershed Special Permit Review
350 Great Pond Road
Dear Ms. Tymon and Board Members:
Per your request, I have conducted an initial technical review of the June 17, 2011
Watershed Special Permit Application packet for the above-referenced project, prepared
by Christiansen & Sergi, Inc. on behalf of Ismail Erhan. The proposed project entails the
expansion of an existing single family home, in conjunction with razing and replacement
of an existing garage. The entire project is located within the Non-Disturbance Zone of
the Watershed Protection District.
My comments on the application are outlined below:
1. While the project is described as an addition and is within the bounds of the 50
percent increase in gross floor area (GFA) allowed by special permit in the
district, it appears from the plan that the entire footprint of both the house and the
garage will be modified. In addition to the expansion of the footprint the
application also indicates that a second story is being added to the home, and the
proposed grading suggests that a basement walkout will be created. Additional
clarification is needed as to what specifically is being proposed, e.g. will the
existing home as well as the garage be razed? Will the deck be covered, and what
is the proposed roofing material(e.g. will there be any metal components)?
2. The total area of disturbance including vegetation clearing should also be shown
on the plan per the regulations, and the proposed landscaping should be described.
I recommend that the creation of any new lawn area be limited to that which is
absolutely necessary, and that any new landscape area be constructed in such a
manner as to minimize the maintenance that is required, e.g. the soil should be
well aerated, it should have a minimum of 6-inches of topsoil and, where possible,
native vegetation should be planted to minimize the need for fertilizer and
watering.
3. The applicant has indicated that only organic or slow-release nitrogen will be used
on the property; I recommend that any fertilizer should also be phosphorus-fiee
(phosphorus is generally not a limiting nutrient in the growth of healthy lawns in
this area) and that the use of non-organic pesticides and herbicides on the property
be prohibited in order to protect the town's drinking water supply. As with similar
32 Old Framingham Rd Unit 29 Sudbury MA 01776 tel 508.259,1137 fax 866.820.7840
350 Great Pond Rd,Technical Review 2
July 19, 2011
projects permitted within the Watershed Protection District, both the limits of
approved clearing and the restriction on lawn care products should be
permanently recorded on the deed to the property.
4. The Site Plan indicates that gutters and downspouts will collect all roof runoff
from the house and direct it to the proposed infiltration areas; however the
proposed infiltration system is only sized to handle %2-inch of runoff from about
30 percent of the total roof area, based on the net increase in GFA. The system
should be sized to handle the entire roof area, with downspout overflows to
vegetated areas on the property.
5. The proposed project also calls for replacing a commensurate portion of the
existing gravel driveway with 4,814 sf of asphalt pavement, draining to vegetated
areas on the property. Additional detail is needed on which vegetated areas this
refers to and what the nature of the vegetation will be; I note that a portion of the
driveway directly abuts the property line and is likely to drain onto the neighbor's
property. Given the high infiltration capacity of the soils in this area and the
proximity to Lake Cochichewick, consideration should be given to using a
pervious pavement, or draining the driveway to an infiltrating rain garden. At a
minimum, the use of coal-tar based pavement sealant should be prohibited and the
use of any pavement sealant highly discouraged, as they have been shown to leach
contaminants into the runoff.
6. The plan calls for razing of the existing detached garage and incorporates that
area in the GFA allowance for the proposed house addition. A prohibition on any
firture construction of an accessory garage structure on the property should
therefore be made a condition of approval.
7. Additional detail is needed on the proposed erosion & sediment control plan. The
soil stockpile locations referenced in the narrative need to be shown on the plan,
and excavation and stabilization of the proposed cut slopes on the front (lake) side
of the house should be addressed. Temporary measures to handle runoff during
construction should be identified. A construction sequence, including the total
anticipated time frame for disturbance would also be useful.
I appreciate the opportunity to assist the North Andover Planning Board with the review
of this project, and hope that this information is suitable for your needs. Please feel fi•ee
to contact me if you or the applicants have any questions regarding the issues addressed
herein.
Sincerely,
EGGLESTON ENVIRONMENTAL
S
Lisa D. Eggleston,P.E.
Eggleston.,� �,���e' Sri» o e n �
July 19, 2011
North Andover Planning Board
1600 Osgood Street
North Andover, MA 01845
Attn: Judy Tymon, Town Planner
RE: Watershed Special Permit Review
350 Great Pond Road
Dear Ms. Tymon and Board Members:
Per your request, I have conducted an initial technical review of the June 17, 2011
Watershed Special Permit Application packet for the above-referenced project, prepared
by Christiansen & Sergi, Inc. on behalf of Ismail Erhan. The proposed project entails the
expansion of an existing single family home, in conjunction with razing and replacement
of an existing garage. The entire project is located within the Non-Disturbance Zone of
the Watershed Protection District.
My comments on the application are outlined below:
1. While the project is described as an addition and is within the bounds of the 50
percent increase in gross floor area (GFA) allowed by special permit in the
district, it appears from the plan that the entire footprint of both the house and the
garage will be modified. In addition to the expansion of the footprint the
application also indicates that a second story is being added to the home, and the
proposed grading suggests that a basement walkout will be created. Additional
clarification is needed as to what specifically is being proposed, e.g. will the
existing home as well as the garage be razed? Will the deck be covered, and what
is the proposed roofing material(e.g.will there be any metal components)?
2. The total area of disturbance including vegetation clearing should also be shown
on the plan per the regulations, and the proposed landscaping should be described.
I recommend that the creation of any new lawn area be limited to that which is
absolutely necessary, and that any new landscape area be constructed in such a
manner as to minimize the maintenance that is required, e.g. the soil should be
well aerated, it should have a minimum of 6-inches of topsoil and,where possible,
native vegetation should be planted to minimize the need for fertilizer and
watering.
3. The applicant has indicated that only organic or slow-release nitrogen will be used
on the property; I recommend that any fertilizer should also be phosphorus-free
(phosphorus is generally not a limiting nutrient in the growth of healthy lawns in
this area) and that the use of non-organic pesticides and herbicides on the property
be prohibited in order to protect the town's drinking water supply. As with similar
32 Old Frarnini;liarn fed Unit: 29 5udbUry MA 01776 tel 5013.259.1137 fax 866.820.7840
350 Great Pond Rd, Technical Review 2
July 19, 2011
projects permitted within the Watershed Protection District, both the limits of
approved clearing and the restriction on lawn care products should be
permanently recorded on the deed to the property.
4. The Site Plan indicates that gutters and downspouts will collect all roof runoff
from the house and direct it to the proposed infiltration areas; however the
proposed infiltration system is only sized to handle 1/2-inch of runoff from about
30 percent of the total roof area, based on the net increase in GFA. The system
should be sized to handle the entire roof area, with downspout overflows to
vegetated areas on the property.
5. The proposed project also calls for replacing a commensurate portion of the
existing gravel driveway with 4,814 sf of asphalt pavement, draining to vegetated
areas on the property. Additional detail is needed on which vegetated areas this
refers to and what the nature of the vegetation will be; I note that a portion of the
driveway directly abuts the property line and is likely to drain onto the neighbor's
property. Given the high infiltration capacity of the soils in this area and the
proximity to Lake Cochichewick, consideration should be given to using a
pervious pavement, or draining the driveway to an infiltrating rain garden. At a
minimum, the use of coal-tar based pavement sealant should be prohibited and the
use of any pavement sealant highly discouraged, as they have been shown to leach
contaminants into the runoff.
6. The plan calls for razing of the existing detached garage and incorporates that
area in the GFA allowance for the proposed house addition. A prohibition on any
fiiture construction of an accessory garage structure on the property should
therefore be made a condition of approval.
7. Additional detail is needed on the proposed erosion & sediment control plan. The
soil stockpile locations referenced in the narrative need to be shown on the plan,
and excavation and stabilization of the proposed cut slopes on the fi•ont (lake) side
of the house should be addressed. Temporary measures to handle runoff during
construction should be identified. A construction sequence, including the total
anticipated time frame for disturbance would also be usefiil.
I appreciate the opportunity to assist the North Andover Planning Board with the review
of this project, and hope that this information is suitable for your needs. Please feel free
to contact me if you or the applicants have any questions regarding the issues addressed
herein.
Sincerely,
EGGLESTON ENVIRONMENTAL
Lisa D. Eggleston,P.E.
CHRISTIAN 1, INC
PROFESSIONAL ENGINEERS AND LAND SURVEYORS
CS1 160 SUMMER STREET,HAVERHILL,MA 01830
tel:978-373-0310 www.csi-engr.com fax 978-372-3960
January 17,2012
Judy Tymon
Town Planner
1600 Osgood St
North Andover MA 01845
Re: 350 Great Pond Rd, Special Permit Application
Dear Judy
On behalf of my client Ismail Erhan I wish to withdraw the Special Permit application for
350 Great Pond Road,North Andover.
We have decided to approach the project differently and will be submitting a new
application shortly
I
Very.,�t�,y your
p stiansen
CHRISTIANSEN & SERGI., INC
PROFESSIONAL ENGINEERS AND I-AND SURVEYORS
160 SUMMER STREET,HAVERHILL,MA 01830
CS1 tel:976-373-0310 www.csi-engr.com fax 978-372-3960
June 16, 2011
Ms. Judith Tyrnan
Planning Board
Town of North Andover
1600 Osgood St.
No. Andover, MA 01845
RE: Watershed Special Permit Application
350 Great Pond Road
North Andover, MA
Dear Ms. Tynian:
Please find attached a Watershed Special Pert-nit Application for the modifications to an
existing single family home for Ismail Erhan which consists of the following:
-Two "Application Forms"as stamped by the Town Clerk
-two sets of full sized drawings associated with this project
-3 sets of 11 x 17"drawings
- 5 sets of all written documentation
- an electronic PFD version of all submitted materials
- Certified abutter list, envelopes, stamps and certified mail forms for mailings to
abutters, as specified
- additional $.44 stamps for second mailing to all abutters.
- Filing fee of$3100
- Project review fee of$2,000
- Outside Consultant review escrow form.
One complete copy of this application will be mailed to your designated outside
consultant.
A copy of the legal notice you provide will be delivered to the Eagle Tribune for
publishing as designated.
Very 0 176
7nI 411tianisen & Sergi, Inc.
P Christiansen
III ip Christiansen
I. Site Description:
The subject parcel is located at 350 Great Pond Road. The parcel is
approximately 1.97 acres in land area and was created 1964 identified as
Assessor's Ref Map 37A, Parcel 5. Deed is recorded at North Essex Registry
Book 11392, Page 0026.
The USGS locus map for this site is shown on the attached Figure 1.
Figure 2 provides USDA NCRS data for the site area and results of test
pits dated May 5, 2011.
The subject parcel is wholly located within the Town of North Andover
Watershed Protection overlay zoning district as depicted on Figure 3: Town of
North Andover Zoning Map. As such, the parcel is subject to the requirements
set forth in Section 4.136 of the Town of North Andover Zoning By-Laws.
The subject parcel is not located in a special Flood hazard Area
on Flood Insurance Rate Map Community Panel No. 250098 0003C and 0006C,
as depicted on Figure 4.
II. Project Description:
The applicant seeks to remodel an existing single family home and
associated landscaping at 350 Great Pond Road, in North Andover within the
Watershed Protection District. The site now has an existing home, gravel
driveway and detached garage within the Non-Disturbance Buffer Zone.
All work for the proposed application is located outside the Watershed
Protection District's Conservation Zone to Lake Cochichewick and its
associated BVW.
III. Written Documentation:
In accordance with the Town of North Andover Planning Department's "General
Requirements to Be Met for Obtaining a Watershed Special Permit" the
applicant offers the following information:
1) Encouraging the most appropriate use of land:
The site is in a residential zone (R1), and the proposed project is in
accordance with the requirements set forth in the zoning bylaw. The project has
been designed to minimize disturbance to the site, impact to the water resources,
and the neighborhood.
2) Preventing overcrowding of land:
The site will continue in its use as a single family residence.
3) Conserving the value of land and buildings:
The proposal should enhance the value of the property and the
surrounding buildings and land. Diligent upkeep of the property and yard will
continue to provide an aesthetically pleasing environment.
4) Lessening congestion of traffic:
The proposal calls for the adequate parking for the homeowners and
guests.
5) Lessening undue concentrations of population:
This proposal does not cause any change to the Town's population.
6) Provides adequate light and air:
7)
There will be no adverse impact to current background of air and light for
the structure.
8) Reducing the hazards from fire and other danger:
The proposal does not pose additional hazards from fire or other dangers.
9) Assisting in the economical provision of transportation, water, sewage,
schools, parks and other public facilities:
The proposal will increase the tax revenue for the town to support these
public facilities and utilities.
10) Controlling the use of bodies of water, including watercourses:
The proposal will not have a negative impact on the present uses of the
Lake or the tributaries.
11) Reducing the probability of losses resulting from floods:
Roof runoff from the proposed structures will be infiltrated on site. Runoff
from the asphalt driveway will be treated and infiltrated on site in accordance with
regulations to ensure the quality and quantity of all surface and groundwater
resources.
11) Reserving and increasing the amenities of the Town:
The project will increase the amenities of the town through an
improvement to the property and additional tax revenue due to the new
construction assessment.
In accordance with section 10.31 of Town of North Andover Zoning By-
Laws the applicant offers the following information:
a. The specific site is an appropriate location for such a use, structure or
condition:
The subject property is located within the R1 zoning district and currently
occupied by an existing single family residence. The proposal meets all
the Zoning requirements for R1 for frontage and set backs. The attached
site plan demonstrates a suitable use of land and buildings on this site.
b. The use as developed will not adversely affect the neighborhood:
The land use associated with the abutting parcels is single family
residence within the R1 zoning district.
c. There will be no nuisance or serious hazard to vehicles or pedestrians:
No nuisance or serious hazard to vehicles or pedestrians will be
introduced by the construction of the proposed roadway, houses and
appurtenances.
d. Adequate and appropriate facilities will be provided for the proper
operation of the proposed use:
The applicant is amenable to conditions on the Watershed Special Permit
to ensure that there will be proper operation of the proposed use.
e. The Special Permit Granting Authority shall not grant any Special
permit unless they make specific finding that the use is in harmony with the
general purpose and intent of this Bylaw:
The applicant requests that the Town of North Andover Planning Board
acting as the Special Permit Granting Authority for the Watershed Special
Permit find this petition is in harmony with the general purpose and intent
of this Bylaw.
In accordance with the Town of North Andover Zoning Bylaw,
"Section 4.136.4.(c-1) Special Permit Requirements": the applicant offers
the following Information:
c. An application for a Special Permit under this Section shall include the
following information:
(i) Application Form— included in this package.
(ii) Plan Details— refer to attached Site Plan.
(iii); Written certification by a registered Professional Engineer, or other
scientist educated in and possessing extensive experience in the science of
hydrology and hydrogeology, stating that there will not be any significant
degradation of the quality or quantity of water in or entering Lake Cochichewick:
I, Philip G. Christiansen, hereby certify that the work depicted on
"Watershed Special Permit Site Plan of Land for"350 Great Pond Road" in
North Andover, MA" dated June 17, 2011 prepared by Christiansen &
z .AA i, Inc. wi not, a ro�osed, contribute to any significant degradation
f., or I y of water in or entering Lake Cochichewick.
PHILIP
CFf2ISTIANSE�
CIViL I ip G. Christiansen, P.E. MA#28895 Date
No.28895
ss��iVAL E�
(iv). Proof that there is no reasonable alternative location outside the Non-
Disturbance and/or Non-Discharge Buffer Zones, whichever is applicable, for any
discharge, structure, or activity, associated with the proposed use to occur:
The proposal locates the structures to the greatest extent away from the
Lake and all water resources on the site.
(v). Evidence of approval by the Mass. DEP of any industrial wastewater
treatment or disposal system or any wastewater treatment of system fifteen
thousand(15,000) gallons per day capacity:
This item is not applicable to the site
(vi). Evidence that all on-site operations including, but not limited to,
construction, waste water disposal, fertilizer applications and septic systems will
not create concentrations of nitrogen in groundwater, greater than the Federal
limit at the down gradient property boundary.
The proposal will tie into the existing sewer system. Fertilizer, when used
on the property, will be slow release.
(vii). Projections of down gradient concentrations of nitrogen, phosphorus
and other chemicals at property boundaries and other locations deemed
pertinent by the SPGA:
There will be no down gradient concentration of nitrogen and phosphorus
due to the proposed work.
d. The SPGA may also require that supporting materials be prepared by
other professionals including, but not limited to, a registered architect, registered
landscape architect, registered land surveyor, registered sanitarian, biologist,
geologist, or hydrologist, when in its judgment the complexity of the proposed
work warrantees the relevant specific expertise:
The applicant will supply additional information as requested by the
SPGA.
e. Special Permits under this section shall be granted only if the SPGA
determines, after the time of comment by other Town agencies as specified
above has elapsed, that, as a result of the proposed use in conjunction with other
uses nearby, there will not be any significant degradation of the quality or
quantity of water in or entering Lake Cochichewick.
The applicant has given the design of this project the highest priority to
ensure there will not be any significant degradation of the quality or
quantity of water in or entering the Lake. The location of the proposed
dwelling has been chosen to minimize to the greatest extent possible the
encroachment in the various zones established to protect the waters of the
lake, the Town's drinking water supply.
f. Construction within the Non-Disturbance Buffer Zone:
The existing and modified buildings are within the Non-Disturbance Buffer
Zone.
g. Within the Non-Disturbance Zone and Non-Discharge Buffer Zone,
any runoff from impervious surfaces shall, to the extent possible, be recharged
on site and diverted toward areas covered with vegetation for surface infiltration.
Applicant proposes use of downspout roof infiltration and
stormwater drainage from driveway will be directed to the vegetated areas
of the property.
h Provisions shall be made to protect against toxic or hazardous material
discharge or loss resulting from corrosion, accidental damage, spillage or
vandalism through measures such as spill control provisions in the vicinity of
chemical or fuel delivery points; etc..
Although no direct use of toxic or hazardous materials is proposed
with this project, steps will be maintained to limit the impact of the use
construction equipment and associated construction activities.
- Prior to the start of construction, sedimentation control devices will be
installed at the limit of work line.
- Temporary stockpile areas are designated on the site plan.
- Accepted engineering and construction standards and procedures will
be followed in the completion of the project.
- The contractor will take all steps necessary to control dust onsite so
that adverse effects on the adjacent buffer areas do not occur..
- Any fill used in connection with this project will be clean fill, containing
no trash, refuse, rubbish or debris.
- All waste generated by or associated with the construction activity will
be contained within the limit of work, and away from the sensitive buffer
areas. There will be no burying of spent construction materials or disposal
of waste on the site by any other means. The applicant will maintain
dumpsters (or other suitable means) at the site for storage and removal of
such spent construction materials off-site.
- During work on this project, there will be no discharge or spillage of fuel,
or other pollutants into any sensitive area.
i. For any toxic or hazardous waste to be produced in quantities greater
that those associated with normal household use ...
The applicant does not propose to produce toxic or hazardous waste in
any quantities greater that those associated with normal household use.
CHRISTIANSEN & SERGI, INC
PROFESSIONAL ENGINEERS AND LAND SURVEYORS
160 SUMMER STREET,HAVERHILL,MA 01830
CS01 tel:978-373-0310 www.csi-engr.com fax 978-372-3960
June 16, 2011
Ms. Judith Tyman
Planning Board
Town of North Andover
1600 Osgood St.
No. Andover, MA 01845
RE: Watershed Special Permit Application
350 Great Pond Road
North Andover, MA
Dear Ms. Tyman:
Please find attached a Watershed Special Permit Application for the modifications to an
existing single family home for Ismail Erhan which consists of the following:
- Two "Application Forms" as stamped by the Town Clerk
- two sets of full sized drawings associated with this project
- 3 sets of 11 x 17" drawings
- 5 sets of all written documentation
- an electronic PFD version of all submitted materials
- Certified abutter list, envelopes, stamps and certified mail forms for mailings to
abutters, as specified
- additional $.44 stamps for second mailing to all abutters.
- Filing fee of$3100
- Project review fee of$2,000
- Outside Consultant review escrow form.
One complete copy of this application will be mailed to your designated outside
consultant.
A copy of the legal notice you provide will be delivered to the Eagle Tribune for
publishing as designated.
fVeryo s
4
P tianZsen& Sergi, Inc.
ip Christiansen