HomeMy WebLinkAboutConsultant Review - 1831 GREAT POND ROAD 5/6/2013 CHRISTIANSEN & SERGI, INC
PROFESSIONAL ENGINEERS AND LAND SURVEYORS
160 SUMMER STREET, HA),/EFZFflt.L NIA 01880
C51 lel: 978-2730310 A,ww.csi-ef1gr.cr,,n1 fax 978-.372-,39430,
May 6, 2013
Ms. Judy Tymon
Town Planner
Town of North Andover
1600 Osgood St
North Andover MA 01845
Re: Great Pond Road, Map 35 Lot 38, Watershed Special Permit Plan
Dear Ms. Tymon:
After receiving comments from Lisa Eggleston,the Town's peer review consultant, and
corresponding with her via e-mail I have made the following changes in the plans.
1. 1 have provided the NRCS soils to Ms. Eggleston,which shows that the site is
primarily composed of Paxton and Woodbridge soils. Soil testing took place on Monday
May 6,2013 and the results were added to the plan.
2. The porous pavement for the driveway has been replaced by conventional
asphalt pavement and a crushed stone infiltration area adjacent to the drive.
3. 1 have reduced the total land disturbance to 19,000 square feet. This compares
favorably with three lots that abut the property to the north averaging 43,000 square feet
each.
4. The limit of work is shown on the plan as a tree cut line and has been labeled
Limit of Work. As shown on the plan with the exception of the driveway entrance and the
area of the utilities not trees will be cut along Great Pond Road. There is on average 60
feet of natural vegetation to remain between the house and Great Pond Road on the left
side of the property and 50 feet on average on the right side of the property. The
vegetation to be planted will be lawn and ornamental shrubs and trees. Notes regarding
fertilizers and landscaping have been added to the plan
5. A note has been added restricting the use of copper downspouts and gutters.
6. A note has been added to the plans regarding maintenance of stormwater
management structures.
7. A construction sequence has been added to the plan.
8. The stone size for the construction entrance has been increased to a minimum
of two inches.
C" CHRIS TIANSEN & SERGI, INC
PROFESSIONAL, ENGINEERS AND LAND SURVE YORS
160 SUMMEP STREET.F�AVERHU, MA 01830
teii978-3-73-03101 wvwcsi-engrrcrn
9. Ms. Eggleston raised the issue as to whether the lot should be considered a new
lot or an existing lot. This issue was addressed during the Zoning Board of Appeals
meeting and is outlined in note 2 on the special permit plan. The conclusion reached and
certified by the signing of the Variance plan by the Zoning Board of Appeals is that the
lot existed as such prior to 1994.
10. The alternative development plan for the property which we submitted puts
the house outside of the 400 ft radius from the lake. The area is flat compared to the rest
of the property. The owners could build this house and the driveway that is shown but
chose to build closer to the Lake because the impact would be less. The location of the
house shown in the special permit plan is the location for which a variance has already
been obtained from the Board of Appeals as required by the regulations.
I understand Ms. Eggleston's concern about limiting work as much as possible but the
applicant has already reduced the impact from 37,000 s.f. to 19,000 s.f. That is a
reduction of 49%. Also following the regulations the applicant should be allowed to build
as allowed in the underlying zoning district.
Section 4.136 3cii Uses allowed by Special Permit(3) Construction of a new or
permanent structure only after a variance has been granted by the Zoning Board of
Appeals. The permit has been granted for the house shown on the plan.
Section 4.136 3c(i)Allowed Uses All of the Allowed Uses listed in Section 3
(a)(i) of this Watershed Protection District Bylaw are allowed in the Non-Disturbance
Zone except as noted
Section 4.136 3 a i Allowed Uses (1)All permitted uses allowed in Section 4.121
"Permitted Uses Residence 1.2 and 3 District" of the Zoning Bylaw
Section 4.121 Residence I District Nothing in the allowed activities in the
section limits house size or clearing. The table of Dimensional Requirements at the end
of the Zoning book does not include any limitations concerning house size or extent of
clearing.
Following the above review of the rules it seems to me our application and proposed site
plans meets all of the zoning requirements specified.
7
Ver t
h sen P.
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Enright,
From: Lisa Eggleston <|isa@eggledonenvronmenta|zom> �
Sent: Wednesday, May Ol2013 4:06 PM
To: 'Phil Christiansen, PE'
Cc: Tvmon,Judy; Hughes,Jennifer !
Subject: RE: ycuito |
�
�
Phil, �
In response to your emails, I'm not sure that I would recommend that the Planning Board to condition that the soil
�
testing be done prior to construction. I think it's going to have to be done in advance so that we know that the runoff �
can all be recharged on site and how Much area is going tobe required tmdmso. |agree that the soils on this site may
be particularly prone to sedimentation,so erosion controls should be used during testing. �
Regarding my comment#3,an infiltration trench along the side of the driveway would be preferable to pervious �
pavement interms of providing an opportunity tm intercept any spills but it will have the same problem regarding slope. �
�
Just asareminder,the DEP Standards prohibit ANY stormwater BMPs within Zone A.I recognize that as a single family
home this project isnotSubiec1totheEtandards, butiLissnnmething that all parties should at least he aware of.Your
design should both maximize the treatment provided and minimize the area of disturbance needed.
As far as the alternatives analysis(my comment#4) it is up to the Planning Board whether the one you did for the ZBA
suffices,or whether the option of a smaller building footprint should also be considered.
Re comment#5 the total area of disturbance should be as small as possible.Whatever tightening up you can do should
be done and the owners should recognize that their view of the lake may be limited. The Planning Board or
Conservation Commission may also want to see a landscape plan for the property.
Let nne know if you have any questions.
1JBa D. Eyg�eStQn, P.F.
Eggleston Environmental
32 Old Framingham Rd., Unit #2g
Sudbury, MA 01776
tel 508.259.1137
fax 866.820.7840
From: Phil Christiansen, PE
Sent: Wednesday, May 01, 2013 3:03 PM
To:
Cc: 'TVmon, Judy'
Smbject: scuitn _
�
Lisa �
| have received your comment letter from Judy.
Comment 5. | did have the limit of work and clearing shown on the plan as o tree line, | will label it as |hnd of
clearing.
The area (n front of the house has tobe cleared for the driveway as well os the sewer installation and water line
installation. The opening at the street is only 37 feet and contains the water sewer and driveway. If you think it appropriate
| could voduno it to 20 feet allowing for 10 feet between the water and sewer and 5 feet beyond each line to allow for
construction. Your comments regarding landscaping will be added to the plan
�
Comment 6.We will add a note to the plan to prohibit copper gutters and downspouts.
Comment 7 We will address maintenance of stormwater systems
Comment 8 A construction sequence will be provided
Comment 9. 1 will change the construction entrance to minimum 2 inch.
Regards,
Phil Christiansen, P.E.
CHRISTIANSEN & SERGI, INC.
PROFESSIONAL ENGINEERS AND LAND SURVEYORS
160 Summer Street
Haverhill, MA 01830
(978)-373-0310
(978) 372-3960 fax
Please note the Massachusetts Secretary of State's office has determined that most emails to and from Municipal offices and officials are public records.For more
information please refer to:htto:lhvww,sec,state,ma.us/pre/preidx.htm,
Please consider the environment before printing this email.
2
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Enright, Jean |
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From: Phil Christiansen,pE <phi|@oj-engrzom>
Sent: Thursday, May 02, 20I3I1:0OAK4
To: 'Uuu Eggleston' �
Cc: Tynxon Judy
Attachments: sbeolanrevpdf, detmi|revodf, �
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Categories: Red Category �
Lisa
I thought it best to have all of my responses in one e-mail. I have also attached pdfs of changes in the plans
Comments
1. No response needed
2. Soils testing has been moved b/ Monday May S' 2O13
3. 1 have removed porous pavement and added a stone treatment area along the drive. I have included water
stops ao the water will not rush down hill
4. | understand your concerns about limiting work as much as possible but the applicant has already reduced the
impact from 37,000 s.f. to 21,000 s.f. That is a reduction of 43%.Also following the regulations the applicant
should be allowed to build anallowed in the underlying zoning district.
Section 4.1383oii Uses allowed by Special Permit/3> Construction ofa new or permanent structure
only after a variance has been granted by the Zoning Board of Appeals. The permit has been granted for the �
house shown on the plan. |
Section 4.13O3c(i) Allowed Uses All of the Allowed Uses listed in Section 3(e)0of this Watershed Protection
District Bylaw are allowed/n the Non-Disturbance Zone except oanoted.
Section 4.13O3ai Allowed Uses (1)/\8ponn8bpd uses allowed/n Section 4.12Y "Permitted Uses Residence Y.2
and 3 District"ofthe Zoning Bylaw
Section 4.121 Residence 1 District Nothing in the allowed activities in the section limits house size or
clearing. The table of Dimensional Requirements at the end ofthe Zoning book does not include any limitations
concerning house size o/extent ofclearing.
Following the above review of the rules it seems to me our application and proposed site plans meets all of the
zoning requirements specified.
5. A label for the limit of work has been added to the plan. I have reduced the area of clearing. I have narrowed
the width of the entrance. I have added a note about six inches of top soil and native vegetation
0. 1 have added o note to restrict the use of copper
7. | have added notes regarding maintenance ofstormwahersystems
8. A construction schedule has been added
Q. The size of the stone has been changed
Regarde,
Phil Christiansen, P.E.
CHRWSTIANSEN & SERGU INC.pmOpEmGomAL ENGINEERS AND LAND SURVEYORS
1OO Summer Street
Haverhill, K8A0183O �
(978) 373-0310 �
Eggleston Environmental
April 22, 2013
North Andover Planning Board
1600 Osgood Street
North Andover, MA 01845
Attn: Judy Tymon, Town Planner
RE: Stormwater Review
Great Pond Rd, Map 35 Lot 38
Dear Ms. Tyrnon and Board Members:
Per your request, I have conducted a technical review of the March 14, 2013 Watershed
Special Permit Application packet submitted by Christiansen& Sergi, Inc. for the above-
referenced project. Included in the materials I received and reviewed were the following:
Watershed Special Permit Application, Map 35, Lot 38, Anthony Scuito,
Petitioner, prepared by Christiansen& Sergi,Inc. and dated March 13, 2013.
Variance and Watershed Special Permit Site Plan (3 sheets), Assessor's Map 35
Lot 38, prepared for Marguerite and Anthony Scuito, prepared by Christiansen &
Sergi, Inc. and dated March 5, 2013.
My primary focus in this technical review is on the overall stormwater management
approach and design concepts used in the project, as well as its compliance with the
Town of North Andover's zoning requirements for Watershed Protection Districts, the
Massachusetts Department of Environmental Protection (DEP) Stormwater Management
Standards and Regulations, and the North Andover Wetlands Bylaw. It is my
understanding that a Notice of Intent (NOI) application for the project has been or will be
filed concurrently with the Conservation Commission. My review is aimed at assisting
both the Planning Board and the Conservation Commission in their respective reviews of
the project.
The proposed project entails the construction of a single family home on an undeveloped
lot on the north side of Great Pond Road, portions of which are in the Watershed
Protection District as well as within the buffer zone of a regulated wetland. The lot is
presently wooded. Drainage fi-om the property is in a southerly direction, toward Lake
Cochichewick.
The proposed development activity is located wholly within Non-Disturbance Zone of
the Watershed District. As proposed, it includes clearing of approximately 20,780 sf of
land, grading and landscaping within that area, construction of a porous pavement
driveway and walkways and a house and garage with a footprint of 3,665 sf. The project
32 Old Framingham Rd Unit 29 Sudbury MA 01776 tel 508.259.1137 fax 866.820.7840
Great Pond Road, Map 35 Lot 38, Storniwater Review 2
April 22, 2013
entails a change in topography or grade as well as vegetation removal, both of which are
allowable in the Non-Disturbance Zone only by Special Permit. Construction of a new
permanent structure is also allowed within the Non-Disturbance Zone only by Special
Permit and only after a variance has been granted by the Zoning Board of Appeals. It is
my understanding that such a variance has been granted for this project.
My comments on the proposed plan are outlined below:
1. The proposed project is entirely within the Zone A for the Lake Cochichewick
public water supply, defined by the Massachusetts Drinking Water Regulations
(310 CMR 22.02) as including the land area within a 400 foot lateral distance
from the upper boundary of the bank of a Class A surface water source. The Zone
A boundary should be shown on the site plans.
2. The plan calls for infiltration of runoff through roof infiltrators and porous
pavement, however no soils data have been provided to document the suitability
of the site for onsite infiltration.
3. Per the DEP Stormwater Handbook, porous pavement is not suitable for use
within a Zone A recharge area, and should only be used on slopes less than 5
percent.
4. The application includes an alternatives analysis for locating the building out of
the Non-Disturbance Zone, and indicated that it would require greater net
disturbance in land area. If the project is to be located within the Non-Disturbance
Zone consideration should also be given to shrinking the building footprint and
the overall impact area.
5. The limit of work, including vegetation clearing, should be shown on the site plan
per the Special Permit requirements, and the proposed landscaping should be
described. I would also add that the area enclosed by the proposed erosion
controls appears to be quite a bit larger than is absolutely necessary and should
not all have to be cleared, particularly the vegetated buffer between the house and
the lake. I recommend that the creation of 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. As with similar 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.
6. It is not clear from the architectural drawings whether the proposed house design
calls for any copper or other architectural metal. Runoff fi-om metal roofs (or
roofing elements) cannot be infiltrated in a Zone A.
Great Pond Road,Map 35 Lot 38, Storniwater Review 3
April 22, 2013
7. Ongoing maintenance of proposed stormwater management structures should be
addressed.
8. A Construction Sequence aimed at minimizing the total area and duration of soil
disturbance should be provided.
9. The stone used for the proposed construction entrance should be a minimum of 2-
in diameter.
I appreciate the opportunity to assist the North Andover Planning Board and
Conservation Commission 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.
C: Jennifer Hughes, Conservation Coordinator
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