HomeMy WebLinkAboutCorrespondence - 314 SALEM STREET 10/17/2008 %AORT�
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PLANNING DEPARTMENT
Community Development Division
Agenda Item#7
TO: Planning Board
FROM: Judy Tymon,A1CP,Town Planner
RE: David Pickles—Map 37B,Lot 68 Watershed Special Permit to construct a mud
room and a two car garage, for a total of 744 sq. ft. within the Non-Discharge
Zone of the Watershed Protection District, within the R-3 zoning district.
DATE: I"Review— October 17, 2008
Proposal:
David Pickles of 314 Salem St. is before the Planning Board seeking a Watershed Protection
District Special Permit under Section 4.136(3)(b) of the Zoning Bylaw to construct 774 sq. ft.
mud room and garage,to be attached to an existing dwelling unit,within the 325 foot Non-
Discharge Buffer Zone of the Watershed Protection District. The purpose of this memo is to
summarize the project to date and to discuss the outstanding items/concerns of the Planning
Staff, and VHB.
Background:
➢ This is the 1St public hearing for the project.
➢ The project has received an approval from the Planning Department for an ANR for a lot
Line Change. The approval was granted on October 2, 2008
➢ The project has received a variance from the ZBA, granted on August 12, 2008. The
dimensional variance was granted from Section 7, Paragraph 7.2.2 of the Zoning Bylaw for
relief of 45,230.58 square feet from the Frontage Exception area requirements and 33' from
the 150'setback requirement of Section 4, Paragraph 4.136.3.c.ii.3,Non-Disturbance Buffer
Zone, for a wetland resource in the Watershed Protection District in order to construct a
proposed 1-story 2-car garage and connecting mudroom addition
This review is based on the following submitted information:
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978.688,9535 Fax 978.688.9542 Web www.townofnorthandover.com
Plan titled: Form A Watershed District;Variance: Special Permit Plan of Land
314-318 Salem St
North Andover,Mass.
Prepared for: David Piclkes
Prepared by: Scott Giles/Frank Giles Surveying
50 Deermeadow Road
North Andover,MA 01845
Scale: 1"=40'
Date: March 9, 2008,revisions June 11, 2008,July 23,2008 &X
Sheets: 1
Application for Watershed Permit
Received: Sept. 18, 2008
Narrative
Received: Sept, 18, 2008
Section 2—Boundaries and Zones
The parcel of land is located entirely within the Watershed Protection District of Lake
Cochichewick and is located in the Residential 3 Zoning District. The project lies within the
325-foot Non-Discharge Buffer Zones in relation to Lake Cochichewick. Map 37B, Parcel 68
consists of approximately 147,644 sf ft and contains a single-family residence and attached
garage.Addressed
Section 3—Uses and Building Requirements:
The construction of 374 sq. ft. of a 774 sq. ft. mud room and garage,to be attached to an existing
dwelling unit within the 325 foot Non-Discharge Buffer Zones in relation to the Lake of the
Watershed Protection District, would be allowed by the issuance of a Special Permit from the
Planning Board. Addressed.
Section 4:—Special Permit Requirements:
➢ 4.136 (4)(c)(ii). Map on a scale of one (1) inch equals forty(40) feet prepared by Registered
Professional Engineer or Surveyor showing:
(2) The edge of all wetland resource areas, as confirmed by the Conservation Commission(if
edge of wetland resource area is within four hundred (400) feet of any proposed activity),
(6) The edge of vegetation clearing (edge of work).
The proposed work is entirely within the Non Discharge Zone, though only the Non-
Disturb Zone is shown on the plan. Partially Addressed
➢ 4.136 (4)(c)(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.
A statement has been provided by a professional wetlands scientist, stating that the addition
is to be constructed on previously disturbed area and that the runoff created fi°om the new
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com
structure will be connected to the existing gutter system which discharges into a stone trench
with piping located in a stratum of sand 2" to 7"below grade. Addressed
➢ 4.136 (4)(c)(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 new construction is designed to be attached to the existing single family home.
Addressed
➢ 4.136 (4)(c)(v). Evidence of approval by the Mass. Dept. of Environmental Protection (DEP)
of any industrial wastewater treatment or disposal system or any wastewater treatment of
system fifteen thousand (15,000) gallons per day capacity.
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. The lot is serviced
by town water and sewer. Addressed.
➢ 4.136 (4)(e)(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 applicant provided written documentation stating that proper erosion control measures
will be taken during construction and that there will be no change in grade once the
construction has been completed. There is no additional lawn area proposed that would
require changes in fertilizer application and there will be no need to disturb or remove
existing trees or shrubs .There is no septic system on the site. Addressed.
➢ 4.136 (4)(c)(vii). Projections of down gradient concentrations of nitrogen,phosphorus and
other relevant chemicals at property boundaries and other locations deemed pertinent by the
SPGA.
The applicant has provided written documentation stating proposed activities will not
create concentrations of nitrogen,phosphorous and other relevant chemicals on and off-site
the property. Addressed.
➢ 4.136 (4)(g). The Bylaw requires that any runoff from impervious areas within the Non-
Disturbance and Non-Discharge Zones to the extent possible shall be recharged on site and
diverted toward areas covered with vegetation for surface infiltration.
The runoff from the new impervious area will drain to the existing gutter system attached to
the existing single family home. Discharge from those gutters will then be routed to a stone
trench with piping located in a stratum of sand 2" to 7"below grade.Addressed
Recommendations:
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com
The Planning Staff does not have any outstanding issues with this application, since there will be
very little change to the impervious surface area and the new addition will be connected to the
existing gutter on the single family home. It is recommended that a draft decision be prepared
for the next Planning Board meeting.
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com
June 24, 2008
Town of North Andover
Planning Board
Zoning Board of Appeals
Suite 2-36, Building 20
1600 Osgood Street
North Andover, MA 01845
RE: 314 Salem Street, North Andover, MA
Dear Board Members:
am writing this letter on behalf of Mr. David Pickles, the homeowner of the
above referenced address. Mr. Pickles wishes to construct two additions, both of
which are proposed to the right of the home (when looking at it). The additions
will adjoin and the larger of the two is proposed as a garage. This property is in
the watershed to Lake Cochichewick, therefore, is subject to the Planning
Board's Watershed Bylaw.
On June 3, 2008, 1 delineated the Bordering Vegetated Wetland (BVW)
associated with the brook on the adjacent property (N/F Olenio). These flags are
enumerated in the field as A1A-A15 (A1-A9 are shown on the plan). The brook
was at low flow conditions at the time of my visit and in my opinion; it is likely that
it is an intermittent stream. Mr. Pickles has also seen the brook dry up during
non-drought years. This brook is not a direct tributary to the lake, but it empties
into a perennial stream that feeds Lake Cochichewick.
The additions are proposed on an already existing disturbed area (i.e. lawn), no
trees or shrubs will need to be removed to accommodate the structures and
there will be no change in grade (only minimal excavation for the
footingstfoundation). Also, the additional impervious area's runoff will be
connected to the existing gutter system, which discharges into the ground. The
closest wetland point (near wetland flag A7) to the closest part of the new
structure is 117' away. In addition, erosion control is proposed as an extra
safeguard measure. The erosion control does not, however, serve as the limit of
work (I.o.w.) as the I.o.w. is actually outside the 100' Buffer Zone to the BVW.
Construction vehicle.access is not an issue at the site as the vehicles can use
the existing driveway.-- 1. do recommend that if any temporary stockpiling needs to
take place, that a designated stockpile area be located to the rear or to the right
of the proposed work area.
P.O.BOX 574 •North Andover,MA 01845•Phone:603-759-5343•Fax 603-589-2474 wetlandconsulting(oVahoo.com
Arrow Environmental, LLC
It is in my professional opinion that the proposals depicted on the plan prepared
by Mr. Frank S. Giles, PLS, will not have a negative impact to the BVW, brook,
Lake Cochichewick or it's watershed should the project proceed as hereby
outlined.
Should you have any comments, questions, or concerns, please don't hesitate to
contact me. My contact information is at the bottom of this letter. Thank you for
your time.
Sincerely,
Ric elle Denney
Wetland Scientist
Cc: Mr. Charlie Foster-16A Margate Road, North Andover, MA 01845
Mr. And Mrs. David Pickles-314 Salem Street, North Andover, MA 01845
P.O.BOX 574 •North Andover,MA 01845•Phone:603-75 9-5343•Fax_603-589-2474•wetlandconsulting(c).yahoo.com
Arrow Environmental, LLC
Written Documentation for Watershed Special Permit:
1 . Granting the Special Permit will allow the owner to have
more room for storage and provide garaging of vehicles to make
the best use of the land.
2. With 75 ' & 90 ' distances to the nearest abutter from the
proposed addition, there is no overcrowding of the land.
3. The proposed addition will enhance the value of the land
and buildings by increasing the size of the building and by
providing a garage to equal what his neighbors already have.
4. There is no way that traffic congestion can be affected by
this application : there will be no increase in the number of
people or vehicles using the property.
5. No bedrooms will be added by approval of this petition
and therefore no increase in the number of people living there.
6. With distances of 75 ' to 240 ' to abutters, there is plenty
of open area, light and air.
7. The additionwill require the entire building be brought up
to the latest Code for heat & smoke detectors, thus lessening
any fire hazard. The garaged cars will not have ice & snow
blocking the driver's vision when starting out.
8. There is no way the petition affects any public facilities.
9. There are no bodies of water or water courses on the
property; thus there is no possibility of losses from floods.
10. See #9.
11 . The petitioner will, as he has in the past, keep his
property neat and in good repair.
10.31
a. The specific site is the most appropriate location for the
proposed addition for the following reasons:
1 . It is the farthest point on the lot from the wetlands.
2. The proposed construction requires a minimal disturbance
of soil. There will be a 4' deep by 4' wide trench with material
piled outside the non-disturbance zone. The foundation will be
backfilled in 4 days.
3 . The grade difference is less than one ft. - minimal
material to be moved.
4. Only 4 ' of hot-top needed at garage door to adjust grade
to garage floor.
-2-
5. All equipment will use the existing paved driveway -
less soil disturbance.
6, Hay bales & silt fence will be installed to control
any run-off.
7. The soil in this location is a mixture of sand and
gravel down to 7 ft. where glacial till is found. Such soil
is ideal for the filtration and purification of surface or
sub-surface water. (See septic plan) .
8. Storm water discharge from gutters will go into a
stone trench with piping around the foundation, located in
a stratum of sand 2 ' to 7 ' below the surface. (See soil test) .
9. There is no aarea on the lot where a garage can be
built without a variance (see non-disturb area shown on
Surveyor's plan submitted) .
10. All utilities are connected to the dwelling. No
future excavation will be necessary.
11 . There will not be any negative environmental impact.
(See Arrow Environmental Report) .
b. The petitioner has the only dwelling in the neighborhood
without a garage. The addition will bring his dwelling into
equal size, value and use similar to his neighbors. The
extraordinary distances to other homes means large openspaces
and therefore no adverse effect to the area. The addition
consists of a mud room & garage, with no sleeping accomodations.
There will be no increase in the number of people living at
314 Salem St. as a result of this construction.
C. The proposed addition is 200 ' from the street and presents
no danger to pedestrians or vehicles. The existing dwelling
is located as far as possible from the dangerous intersection
of Salem & Appleton Sts.
d. The dwelling is serviced by municipal sewer & water, cable
T.V. , overhead electricity and natural gas service & telephone.
e. The preceding documentation shows that the use is in harmony
with the intent and purpose of this By-Law. The N. A. Zoning
Board of Appeals has granted a variance for the proposed con-
struction stating that in their judgement the use is in harmony
with the intent and purpose of this By-Law and we are now
petitioning the Planning Board to grant the Special Permit
necessary for Mr. Pictles to proceed.