HomeMy WebLinkAboutCorrespondence - 316 JOHNSON STREET 4/28/2004 Town of North Andover
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Office of the Planning Department
Community Development and Services Division
27 Charles Street
North Andover,Massachusetts 01845
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Planning Director:
Julie A.Parrino F (978)688-9542
MEMORANDUM
TO: Planning Board
]FROM: Julie Parrino,Planning Director
CC: Heidi Griffin,Community Development& Services Director
Timothy B. McIntosh,P.E.,Vanasse Hangen Brustlin,Inc.
RE: 316 Johnson Street
DATE: April 28,2004
Proposal: The applicant, Eugene & Judith Reilly, is filing a Watershed Special Permit under Section
4.136 of the Zoning Bylaw for site improvements to an existing single family home including construction
of a three car garage, breezeway and additional living space; two sewer connections to a new 8" PVC
sewer main; abandonment of the existing septic system; relocation of the southerly driveway; construction
of two blue stone terraces; and substantial landscaping improvements. The project will result in the
increase of 7,229 s.£ of impervious surface. The project site is located at 316 Johnson Street in the R-2
Zoning District, Map 37D, Lot 25. The lot was created prior to 1960 and is subject to the Watershed
Protection District provisions for lots created on or prior to October 24, 1994 (No Conservation Zone).
SECTION 3 ZONING DISTRICTS AND BOUNDARIES
The parcel of land is located within the Watershed Protection District of Lake Cochichewick and is located
in a designated R-3 District.
SECTION 4.136 WATERSHED PROTECTION DISTRICT
Section 2—Boundaries and Zones: The proposed activities are located within the 100'Non-Disturbance
Zone and 325'Non-Discharge Zone associated with a wetland resource area located in the Watershed
Protection Zone. The Non-Disturbance setback is shown on the plan. The Non-Discharge limit is not
shown on the plan as it extends farther than the plan view limits.
Section 3—Uses and Building Requirements:According to Section 4.136(3)(b)(i-iv), construction of
the proposed structures is allowed and all construction shall comply with Best Management practices for
erosion, siltation and stormwater control.
Section 4.136:—Special Permit Requirements:
4.136(3)(c)(ii)(6).Allowed under this section is the construction of an accessory structure or expansion of
any existing structure by less than twenty five percent of the gross floor area of the existing structure. The
applicant has submitted a breakdown of the square footages of the existing house(5685.5 s.f.)and the
BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535
proposed increase in square footage(1382 s.£). The total increase is%24,just under the allowed 25%
threshold. The applicants did not include the s.f. for the open porch or garage floor area. Should the
garage floor area be included?
4.136(4)(c)(iii). The Applicant has not submitted written certification from an engineer or other qualified
professional stating the project will not result in any significant degradation of the quality and quantity of
water entering into Lake Cochichewick. This letter must be submitted.
4.136(4)(c)(iv). The application does not address alternative sites for locating the activities outside of the
Non-Disturbance or Non-Discharge Zone, however considering the existing house is located entirely within
the Non-Disturbance Zone, alternative locations do not appear available.
4.136(4)(c)(v). The project will not create any industrial waste or require waste water treatment for more
than 15,000 gallons per day. The project site will be connected to Town sewer upon installation of the
sewer in the spring of 04.
4.136(4)(c)(vi&vii). According to project narrative, the proposed lawn and landscaped area will be
fertilized with organic-type slow release fertilizer, subject to approval of the Planning Board and
Conservation Commission. Information and names'of the fertilizers should be submitted for review. The
Conservation Commission only allows fertilizers within 100 feet of wetlands that are slow release nitrogen
less than 3%. Evidence this type of fertilizer is available should be submitted, as the restriction will be
incorporated into the deed.
4.136(4)(g). The Bylaw requires that any runoff from impervious areas within the Non-Disturbance and
Non-Discharge Zone,to the extent possible, shall be recharged on site and diverted toward areas covered
with vegetation for surface infiltration. The project results in the increase of 7,229 s.f. of impervious area,
not including the terraces. Impervious areas will result from construction of a three car garage, breezeway
and additional living space in addition to driveway,walkway and patio areas.Roof runoff will be directed
towards subsurface roof drain leaching basins within the driveway. The northeastern driveway runoff will
be directed to a 4' sump catch basin. In addition a 3' wide grass lined treatment swale is proposed. It
appears only a treatment swale will treat the stormwater runoff from the proposed southern driveway.
Are the treatment swales sufficient for pre-treatment and infiltration? Should the southern driveway
have a 4' sump catch basin?How is the roof drain from the addition connected to the actual leach
basin? Are BMP's necessary for the impervious area created by the terraces. Has the applicant
conducted soil testing in the locations of the leaching basins?A significant amount of impervious
driveway area is being added for this project and appears unnecessary and excessive. The applicant
may want to consider eliminating the parking area east of the existing garage?Why is the driveway
to the south necessary???Please refer to VHB's detailed drainage review.
SECTION 7 DIMENSIONAL REQUIREMENTS
Section 7.1-Lot Area: This lot is within the R-3 district and the parcel does meet the minimum lot area
requirement as shown in Table 2 of the North Andover Zoning Bylaws.
Section 7.3—Setbacks: The structures appears to meet the required front, side and rear setbacks.
Section 7.4—Building Heights: Details of the structures have not been provided.
General Comments
1. A detailed landscaping plan should be submitted. Given the project is within 100 feet of wetlands,
only indigenous,non-invasive species should be planted.
2. No details on the landscape retaining walls have been provided.
3. Haybales and silt fence should be installed for the erosion controls.
4. Appears to be typo on the finished grade in the southern driveway, in the area of the proposed rip-
rap,the finished grade should be 247 X 0,not 147 X 0, also 146.5 needs to be corrected.
5. Will there be lighting along the driveways, especially in the pillars in the southern driveway?If so,
where is the utility connection?
6. A note at the top of the plan refers to building and landscape architect plans for additional
information,these plans were not submitted.
7. Why are there two sewer connections?
8. I previously reviewed the wetland line when I worked for Conservation and issued a preliminary
letter stating the wetland line appears accurate. ConCom must issue a definitive approval of the
wetland and determine if the stream that flows northerly through the rear of the site is perennial.
The stream that flows under Johnson Street into the site has been determined by DEP to be
intermittent however this stream merges with the stream system to the rear of the site which may be
perennial
9. All drainage comments from VHB should be addressed.
10. Wetland resource areas are located across the street which may impact the zone locations on the
property, however,the majority of the property is already located within the Non-Disturbance
Zone,
RECOMMENDATION
To be determined