HomeMy WebLinkAboutCorrespondence - 870 GREAT POND ROAD 2/18/2007 14ORTH
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PLANNING DEPARTMENT
Community Development Division
MEMORANDUM
Agenda Item#14
TO: Planning Board
FROM: Lincoln Daley,Town Planner
RE: Ronald and Karen McCluskey,870 Great Pond Road,Map 103,Parcel 112.
Watershed Special Permit to construct a 396 s.f. attached garage, 62 s.f. single-story
addition,250 s.f. expansion to the existing bluestone patio, installation of 500 gallon
drywell, and related grading work within the Non-Disturbance and Non-Discharge Zones
of the Watershed Protection District.
DATE: February 18,2007
Proposal: The applicant, Ronald and Karen McCluskey, filed for a Watershed Special Permit under
Section 4.136 of the Zoning Bylaw to construct a 396 s.f. attached garage, 62 s.f. single-story addition, a
250 s.f. expansion to the existing bluestone patio, the installation of 500 gallon drywell, and related
grading work within the Non-Disturbance and Non-Discharge Zones of the Watershed Protection
District. The project site is located at 870 Great Pond Road, Assessors Map 103, Parcel 112 in the R-1
Zoning District. The parcel consists of approximately 1.267 acres (55,218 sf) with 150 feet of frontage
on the Great Pond Road. The parcel was created in 1970(Plan#20252C) and is subject to the Watershed
Protection District provision for lot created before October 24, 1994.
Background:
The application was received on March 16, 2007. This is the first public hearing for this application.
Given the size of the project and minimal impact on the Watershed, the applicant has asked the Planning
Board to waive the requirements for a review of the project by the outside consultant. The proposed
drainage plan is being reviewed by the Division of Public Works for compliance with the Town's
regulations. Further, the applicant is in the process of submitted a Notice of Intent with the Conservation
Commission on March 161h and will appear before the Commission on April 11, 2007.
Below please find my review of the following plans submitted to this Department:
Plan titled: #870 Great Pond Road
Proposed Site Development Plan
Located in North Andover,Massachusetts
Prepared for: Ronald and Karen McCluskey
870 Great Pond Road
North Andover,MA 08145
Prepared by: Sullivan Engineering Group,LLC.
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978.688.9535 Fox 978.688.9542 Web www.townofnorthandover.com
22 Mount Vernon Road
Boxford, MA 01921
Scale: 1"=20'
Date: March 14,2007
Sheets: 1 of 1
SECTION 3 ZONING DISTRICTS AND BOUNDARIES
Map 103, Parcel 112 is located in the R-1 District and consists of approximately 1.267 acres (55,218 sf).
The parcel of land is located within the Non-Distrurbance and Non-Discharge Zones of the Watershed
Protection District of Lake Cochichewick and a delineated wetland resource area located on the abutting
parcel(Map 103, Parcel 111)to the west of the subject property. As mentioned previously,the parcel
was created in 1970 and is a pre-existing non-conforming lot(grandfathered lot). A single-family
residence with an attached garage are located on the property complete with two bituminous concrete
driveways connecting the residence to Great Pond Road.
SECTION 4.136 WATERSHED PROTECTION DISTRICT
Section 2—Boundaries and Zones:
➢ The proposed activities are located primarily within the 325 foot Non-Discharge Zone associated
with Lake Cochichewick and the 100 foot Non-Disturbance Zone associated with bordering
vegetated wetlands in the Watershed Protection District. The Non-Discharge and Non-Disturbance
Zones in connection with Lake Cochichewick and the delineated wetland are correctly labeled on the
plan.
Section 3—Uses and Building Requirements:
➢ Within the Non-Disturbance Buffer Zone,the construction of any accessory structure or expansion
of any existing structure by less than fifty(50)percent of the gross floor area of the existing primary
structure is less then 2,500 square feet and the primary structure will be connected to municipal
sewer upon completion of the project requires a Watershed Special Permit from the Planning Board.
(See North Andover Zoning Bylaw, Section 4.136 (4)(c)(ii)(7))
The construction of the single-story addition and single-car garage consists of 448 sf., which is less
than 50%of the gross floor area of the existing residential dwelling. Although sewer is shown on
the plans, the engineer should clam if the existing house is connected to municipal sewer and
revise the plans accordingly. If the existing house is not connected to sewer, a condition must be
placed in the final decision requiring that the single-family residence be connected to town sewer.
Section 4:—Special Permit Requirements:
4.136(4)(c)(ii)(7). The construction of addition and garage requires a Watershed Special Permit from
the Planning Board as stated above.
4.136(4)(c)(iii). Although the applicant's engineer submitted drainage calculations as part of the
application, the application does not contain a letter from an engineer stating that the proposed project
will not degrade the quality or quantity of water in or entering Lake Cochichewick as a result of this
project. The applicant will be required to submit said letter from an Engineer.
4.136(4)(c)(iv). The applicant has not submitted written or visual alternatives to locating the activities
outside the Non-Disturbance and Non-Discharge Zone. It would appear that 30 foot side setback
requirements and the Conservation Commission 50 foot no build zone requirement significantly limit the
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com
number of possible locations on the property. Regardless, the applicant should provide additional to the
Planning Board to explain why the proposed garage is located on the rear side of the house.
4.136(4)(c)(v). The project will not result in any industrial waster water treatment or disposal system or
any wastewater treatment system of fifteen thousand gallons per day capacity. It is unclear on the
submitted plans if the existing residential dwelling is connected to municipal sewer. The plan shows that
a municipal sewer lines running along Great Pond Road, but no tie-in to the house. The applicant should
clam if the existing residential dwelling is connected to municipal sewer and revise the plans if
necessary.
4.136 (4)(c)(vi&vii). The applicant has not provided written documentation stating proposed activities
will not create concentrations of nitrogen,phosphorous and other relevant chemicals on and off-site the
property. The applicant will be required to submit said written documentation.
4.136 (4)(g). The Bylaw requires that any runoff from impervious areas within the Non-Disturbance
Zone to the extent possible shall be recharged on site and diverted toward areas covered with vegetation
for surface infiltration. The runoff from the I stall garage is handled by proposed 500-gallon drywell
with 18-inch stone surrounding the structure. The drainage analysis is being currently reviewed by the
Division of Public Works. The applicant should explain how the water runoff is handled as a result of the
250 foot expansion of the proposed bluestone patio.
SECTION 7 DIMENSIONAL REQUIREMENTS
Section 7.1-Lot Area: This lot is within the R-1 district with a total area of approximately 55,128
square feet and 150 feet of frontage. The parcel is a legally non-conforming lot(grandfathered lot) and
does not meet the minimum lot area requirement of 87,120 square feet or as shown in Table 2 of the
North Andover Zoning Bylaws.
Section 7.3- Setbacks: Proposed structure meets the required yard setbacks of the Residential 1 District
of 30-foot front, side, and rear setbacks.
Section 7.4—Building Heights: The proposed garage will be one floor,thus meeting the 35-foot
maximum height limitation.
GENERAL COMMENTS
➢ The applicant will need to provide additional information to determine if the wetland is subject to
flooding.
➢ The construction of the garage addition and single-story addition to the existing home by themselves
will not significantly impact the watershed. The applicant will be adding minimal pavement
(impervious surface)for the construction of the garage. Further,the grades will match existing site
grading in the areas of the proposed additions. The Division of Pubic Works will provide VHB
completed a review of the application and drainage November 16, 2006. Please refer to the review
included in your packets.
➢ The plan should be revised to include details of the proposed retaining wall expansion.
RECOMMENDATION
➢ Continue the application to the May 1,2007 meeting to allow the Applicant to revise the plans and
submit required information.
➢ Direct staff to draft decision in preparation for the May 1St meeting.
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978,688.9535 Fax 978.688.9542 Web www.townof north andover.ronn
TOWN OF NORTH ANDOVER
DIVISION OF PUBLIC WORKS
384 OSGOOD STREET
NORTH ANDOVER, MASSACHUSETTS 01845-2909
J. WILLIAM HMURCIAK, DIRECTOR, P.E.
Eugene P. Willis P.E of No oTH Telephone (978) 685-0950
Director of Engineering ,�? *`yf_ `'•� Fax (978) 688-9573
F 9
April 13,2007 "c* • •'••"
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North Andover Planning Dept RECEIVED
400 Osgood St.
North Andover MA.01845 APB? 17 2007
NON I r1 ANuOVER
Re: 870 Great Pond Road Watershed permit PLANNING DEPARTMENT
To Lincoln J. Daley,
Town Planner
I have been asked to review the drainage analysis and site plan submitted for the project at 870
Great Pond Road shown on the"Proposed Site Development Plan''by Sullivan Engineering Group
LLC, dated March 14,2007.
I offer the following comments to clarify the design intent and continued functionality:
1. As modeled,the design does not appear to include the increase in post development runoff
from the proposed driveway. The garage roof is adequately infiltrated;the proposed
addition on the west side of the residence does not appear to be piped to the infiltrator.
2. Of a greater concern to DPW is that there are no proposed grades for the new driveway.
The plan should include grading to insure runoff from the site does not enter onto paved
areas of Great Pond Road. There should be a negative pitch of at least I%for 6' in the
driveway apron off the street. The road should be graded to channel this runoff away from
Great Pond Road paved areas.
:ely,
i lis, E.
3ector of Engineering
Cc: file
W CHECKLIST
The following items must be approved by the Town Planner (through virtue of signature
at bottom of sheet) prior to submitting an application for a Building Permit.
W A bond in the amount of ODD (attach copy of decision and amount you are to
deposit as deemed by the Planning Board _ must be posted for the purpose of insuring
that a final as-built plan showing the location of all on-site utilities, structures, curb
cuts, parking spaces, topography, and drainage facilities is submitted. The bond is
also in place to insure that the site is constructed in accordance with the approved
plan. The form of security must be acceptable to the Planning Department.
LiA construction schedule shall be submitted to the Plannin g Staff. 6,4vt 6p°�
04hree copies of mylars and plans endorsed by the Planning Board and recorded at the
Registry of Deeds.
3
ne certified copy of the recorded decision.
0 Any other condition in the decision not list ed above are attached hereto and
incorporated herein by refe nce for the below referenced property.
Decision Date Address of Property:
?D �-.e���
4d By their signature, the applicant hereby certifies that they have complied with all the
conditions of the Planning Board Decision necessary prior to the building permit.
Inspections by, and certifications from , the Town Planner or other municipal employee
shall not absolve the applicant of their responsibility. Verbal communication shall not
serve to certify compliance. The applicant understands that their failure to meet any of
these conditions may be cause fl or revocation of a building permit.
Applicant V
Town Planner
TOWN OF NORTH ANDOVER
DWISION OF PUBL1C WORKS
384 OSGOOD STREET'
NORTH ANDOVER, MASSACHUSE'll'S 01845-2909
J. WILLIAM HMURUAK, DIRECTOR, P.E.
Eugeiie P. Willis RE' RAH 7elephoiie(978) 685-0950
Director o1'Engineerii4,,, Fax ('978) 688-9573
0
April 13, 2007
CH
North Andover Planning Dept
400 Osgood St. RECEIVED
North Andover MA.0 1845 APR 17 2007
-W NON i t,AlNuOVER
i
Re""870 Great Pond Road ,)atershed permit OLANNING DEPARTMENT
To Lincoln J. Daley,
Town Planner
I have been asked to review the drainage analysis and site plan submitted for the project at 870
Great Pond Road shown on the "Proposed Site Development Plan"by Sullivan Engineering Group
LLC, dated March 14, 2007.
1 offer the following comments to clarify the design intent and continued functionality:
1. As modeled,the design does not appear to include the increase in post development runoff
from the proposed driveway. The garage roof is adequately infiltrated;the proposed
addition on the west side of the residence does not appear to be piped to the infiltrator.
2. Of a greater concern to DPW is that there are no proposed grades for the new driveway.
The plan should include grading to insure runoff from the site does not enter onto paved
areas of Great Pond Road. There should be a negative pitch of at least I%for 6' in the
driveway apron off the street. The road should be graded to channel this runoff away from
Great Pond Road paved areas.
S Se
Y'
11 lis. P.E.
11s'
tor ril
ector of Engineering
4�
Cc: file