HomeMy WebLinkAboutConsultant Review - 870 GREAT POND ROAD 3/15/2007 Sullivan Engineering Group, LLC
Watershed Special Permit
870 Great Pond Road, forth Andover
Written Documentation
To: North Andover Planning Board
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From: Jack Sullivan,P.E.
Date: March 16, 2007 3-11,0r7
Subject: 870 Great Pond Road,North Andover—Written support for Project
Planning Board members:
The following written summary is prepared on behalf of the owner/applicant, Ronald &Karen McCloskey, in
support of two small additions to an existing single family dwelling, an extension of an existing bluestone
patio, drainage infrastructure, and associated minimal site grading in the Watershed Protection District. The
following items as outlined in the Watershed Special Permit requirements are listed below(responses to
required items are in italic);
1. Encouraging the most appropriate use of land
This site is zoned residential and the proposed site development items listed above are appropriate for
this parcel. The proposed site work was designed to provide minimum disturbance to the existing site.
2. Preventing overcrowding of land
The proposed additions and extension of the patio are small in nature and will overcrowd the land.
3. Conserving the value of land and buildings.
The proposed site development will enhance surrounding building and land values, while being
aesthetically pleasing. The building additions will be mutually beneficial to the applicant as well
as the abutters.
4. Lessening congestion of traffic
This project will not increase traffic congestion, since there will be no increase in the number of
vehicles or vehicle trips.
5. Preventing undue concentration of population
There will be no population change as the result of this project. It will remain a single family
residence and there will be no addition to the current number of residents in the premises.
6. Providing adequate light and air
There will be no adverse impact to current background air and light levels.
7. Reducing the hazards from fire and other danger.
There will be no increase in hazard levels from fire or other dangers. The proposed additions will be
accessible to fire fighting equipment and the additions will meet Building Code requirements in
providing stroke detectors.
22 Mount Vernon Road — Boxford,Massachusetts 01921 — (978)352-7871-Phone — 978352-7871 -Fax
8. Assisting in the economical provision of transportation,water, sewerage, schools,parks, and other public
facilities.
This project will not impact the above noted public facilities and/or utilities. There will be not be a
negative impact to the economics of any public utility.
9. Controlling the use of bodies of water, including watercourses;
This project will not have a negative impact on present uses of the Lake or tributaries thereto.
10. Reducing the probability of losses resulting from floods;
The applicant is proposing to install drainage infrastructure, including piping and a 500 Gallon
Drywell, to collect all runoff associated with the roof areas of the proposed additions. The drainage
inf astructure is designed to handle the 100 year storm event and will serve to mitigate any potential
stormwater runoff problems from the proposed addition. The proposed extension of the Bluestone
patio will not alter present site grading.
11. Reserving and increasing the amenities of the Town
This project will increase the amenities of the Town through an improvement to the property and
additional tax revenue due to new construction assessment.
The Planning Board, in reviewing this application,will note that all the threshold requirements for granting the
Special Permit are met and/or exceeded.
Further written documentation is provided below(responses to required items are in italics)
1. 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 or water in or entering Lake Cochichewick.
The proposed site work described in this letter will not have a negative impact to the surrounding
watershed. There will not be any significant degradation of the quality or quantity of water in or
entering Lake Cochichewick. The proposed drywell will serve to collect stormwater runoff and
provide a means of recharging the groundwater table. The drywell, in addition to the minimal site
grading changes, will serve to promote mitigation measures to protect runoff from entering
surrounding wetland areas which ultimately discharge to the Lake.
2. 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.
Based on the site topography, restrictive wetland buffer zones, existing building layout, and zoning
setback requirements there is no alternative location that would workfor this property.
3. Evidence of approval by the Mass. DEP of any industrial waster water treatment or disposal system or any
waste water treatment of system 15,000 GPD capacity.
This item does not apply to this site.
4. 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 downgradient property boundary.
This site is connected to the Town of North Andover municipal sewerage system. Construction activity
will not increase background Nitrogen levels in the groundwater.
5. Projections of downgradient concentrations of nitrogen,phosphorus and other relevant chemicals at
property boundaries and other locations deemed pertinent by the SPGA.
There will be no downgradient concentration of the above referenced chemicals due to the proposed
site development conditions as defined.
22 Mount Vernon Road Boxford,Massachusetts 01921 — (978)352-7871-Phone — 978352-7871 -Fax
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U111 Sullivan Engineering Group, LLC
Civil Engineers&Land Development Consultants
ALTERNATIVES ANALYSIS
1) Construct Addition/Patio/Drainage Infrastructure As-Shown
The vast majority of the buildable area of this site is within the 200 Riverfront Area. The lot and existing
dwelling structure was constructed prior to August 1, 1996 (the adoption of the Riverfront Act). The proposed
additions are both proposed outside of the 100 Riverfront Area and the entire roof area of these additions will
have stormwater runoff recharged to a engineered drywell. The proposed work,as shown,will involve no tree
clearing, limited site grading, and works with the present layout of the single family home. The amount of
permanent disturbance to the Riverfront Area in the 100 foot to 200 foot buffer is only 2.7%for this property.
2) Construct addition outside of Riverfront Area and/or move addition further away from River
From the site plan, it is obvious that it would be impossible to move the addition outside of the Riverfront
Area based on the existing dwelling location and zoning setback requirements. The only option to re-locate
the addition would be to construct the addition on the northwesterly portion of the existing house. This would
involve large amounts of tree clearing, site grading,possible ledge removal, and retaining walls. This would
not only be extremely costly to the applicant, but would not be practical since the 18' x 22' addition includes a
1 car garage. If the addition was moved,the driveway area would need to be expanded to access the proposed
garage creating additional impervious coverage and alteration of the Riverfront Area.
3)Do Nothing
The applicant is looking to expand the dwelling to have a better quality of life,while being sensitive to the
environment. The proposed additions and site work will have a minimal permanent disturbance to the
Riverfront Area, while providing means to recharge the groundwater and provide erosion control during
construction activities. Although the"Do Nothing" alternative is always an option, in this case the proposed
site development has been carefully designed to limit site disturbance.
22 Mount Vernon Road — Boxford,Massachusetts 01921 — (978)352-7871-Phone — 978352-7871 -Fax
Sullivan Engineering Group, LLC
Civil Engineers Land Development Consultants
April 20,2007
Town of North Andover Planning Board
c/o Lincoln Daley—Town Planner RECEIV
1600 Osgood Street
North Andover,MA 01845 APR '14 2007
NOH I n tANL)QVER
Re: Watershed Special Permit Application PLANNING DEPARTMENT
870 Great Pond Road, North Andover
Mr. Daley;
On behalf of the owner/applicant,Ronald McCluskey, I am submitting revised site plans per your comments
and the Planning Board. The only changes made to the plans from the last submission are as follows:
1) The existing 6"PVC sewer service has been added to the plan per the sewer card provided by the
North Andover DPW. The sewer service was installed on 7/27/95.
2) A detail of the proposed retaining wall extension has been added.
I am resubmitting the written narrative I had previously faxed on March 16, 2007 to your office which
provides written responses to the various Watershed Special Permit questions. I have stamped, signed, and
dated this document. I have also attached the written alternatives analysis submitted to the North Andover
Conservation Commission which discusses the site limitations in trying to relocate the proposed additions
outside of various buffer zones for your records.
I am enclosing three (3)full size original plan copies, one (1)reduced 11"x17"copy, and have forwarded a
.pdf file of the plan to your e-mail account.
As discussed at the Planning Board hearing,the 250 square foot expansion of the bluestone patio will allow
infiltration of stormwater runoff through the stonedust separating each bluestone. Therefore,the patio will
serve to allow runoff to recharge the underlying ground and will not discharge to surrounding resource areas.
If you should have any questions or require additional information please feel free to contact me.
Very TrIv , ,
Yck .
Attachments (as noted)
22 Mount Vernon Road — Boxford,Massachusetts 01921 — (978)352-7871-Phone — 978352-7871 -Fax