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HomeMy WebLinkAbout2013-09-17 Planning Board Supplemental Materials (135) 1 Lot #1 Great Pond Road Map 35 Parcel 04 Special Permit – Watershed Application Site Description: The subject parcel is located on Great Pond Road and consists of approximately 121,532 s.f., 2.79 acres, and is identified as Assessor’s Map 35 Parcel 4. The lot is depicted on Plan #14036 filed with the North Essex Registry of Deeds. The subject parcel is entirely located within the Town of North Andover Watershed Protection Overlay zone. As such the parcel is subject to the requirements set forth in Section 4.136 of the Town of North Andover Zoning Bylaws. The subject parcel is not located in a Special Flood Hazard area as shown on FEMA Flood Insurance Rate Map Community Panel No.250098 Panel 6C dated 7-3-2012. The applicant proposes to construct a single family dwelling with associated appurtenances as depicted on the accompanying Site Design Plans. The proposed structure is located within the Non-disturbance area, as defined by Table 2 of Section 4.136 of the North Andover Zoning Bylaw. The lot was in existence prior to 1994. An application for a variance as required by Zoning Bylaw 4.136.3(c)ii(3) has been filed and is currently before the Zoning Board of Appeals. An application for a Watershed Special Permit is currently before the Planning Board. An application for a Notice of Intent is being submitted to the NA Conservation Commission. The Bordering Vegetated Wetland (BVW) is separated from the site by Great Pond Road. The driveway and utility connections will be located within the 100 foot buffer as shown on the accompanying Site Design Plans. The house is located outside the 100 foot buffer to the BVW, but is located within the 100’ buffer to an Isolated Vegetated Wetland (1,874 s.f.) which is not regulated by MA DEP but does fall under the jurisdiction of the North Andover Conservation Bylaw since the IVW is larger than 1000 s.f. The house will be located beyond the 50’ No-Build area established by the local regulations. Written Documentation: - Encouraging the most appropriate use of the land A single family home in this residential neighborhood is the most appropriate use of this land and is permitted by R1 zoning. - Preventing overcrowding of land A single family home in a 2 Acre+ lot is supportive of preventing overcrowding of land. 2 - Conserving the value of land and buildings The proposal should enhance the value of the property and the surrounding buildings and land. Diligent upkeep of the property and yard will continue to provide an aesthetically pleasing environment. - Lessoning congestion of traffic The proposal calls for the adequate parking for homeowners and quests. - Preventing undue concentration of population A single family home on a two acre parcel limits the population to this area. - Providing adequate light and air There will be no adverse impacts to current background of air and light for the structure. - Reducing the hazards from fire and other danger The proposal does not pose additional hazards from fire or other dangers. - Assisting in the economical provision of transportation, water, sewerage, schools, parks and other public facilities The proposed home will provide an addition to the tax base of North Andover. This supports the Towns economical provision of transportation, water, sewerage, schools, and other public facilities, - Controlling the use of bodies of water, including water courses The proposed project will have not impact on the Lake or the tributaries. - Reducing the probability of losses resulting from floods Roof runoff from the proposed structures will be infiltrated on-site. Runoff from the asphalt driveway will be treated and infiltrated on site in accordance with regulations to ensure the quality and quantity of all surface and groundwater resources. - Reserving and increasing the amenities of the Town The project will increase the amenities of the town through an improvement to the property and additional tax revenue due to the new construction assessment. Zoning Bylaw Section 10.31: - The specific site is in an appropriate location for such a use: The subject property is located within a Zone R1 zoning district and currently is vacant. 3 The proposal meets all of the Zoning requirements for the underlying R1 Zone, for frontage, area, and setbacks. The attached site plan demonstrates a suitable use of land and building on this site. - The use as developed will not adversely affect the neighborhood; The land use associated with the abutting parcels is single family residence within the R1 zoning district. - There will be no nuisance or serious hazards to vehicles or pedestrians; The driveway will not affect any other resident’s access to or use of Great Pond Road. - Adequate and appropriate facilities will be provided for the proper operation of the proposed use; The applicant is amenable to conditions on the Watershed Special Permit to ensure that there will be proper operation of the proposed use. - The proposed use is in harmony with the general purpose and intent of this Bylaw; The applicant request that the Town of North Andover Planning Board acting as the Special Permit Granting Authority for the Watershed Special Permit, find this petition is in harmony with the general purpose and intent of this Bylaw. SPECIFIC REQUIREMENTS: - Engineers Certification: I, Thad D. Berry, hereby certify that the work depicted on “Variance and Watershed Special Permit Site Plan of Land for Lot 1 Great Pond Road, Map 35 Parcel 4, in North Andover MA” Dated 8-12-12 revised 11 August, 2013, prepared by William G Holt, PLS, RS, SE, will not as proposed, contribute to any significant degradation of the quality or quantity of water in or entering Lake Cochichewick. . Thad D.Berry, PE # 41258 Date: 8/12/2013 - Proof of alternative to actions within the Non-disturbance and/or Non Discharge Zones Stephen Dehullu is purchasing the referenced property and wishes to construct a single family home on the lot. Because of the topography of the lot, the best location for the proposed house is within the Non- Disturbance Zone of the Watershed Protection District. Construction of the house in the location shown on the attached plan will disturb less area within the watershed and offers less potential for erosion concerns during construction than the alternative of building outside of the Non-Disturbance Zone. 4 A review of Sheet 2 of the attached plans will clearly reveal that the desired location of the house is far preferable to the alternative location. The proposed location will require clearing of 18,385 s.f. of land while the alternative would require clearing of 31,158 s.f. of land. The driveway for the project as proposed is 180 linear feet long and occupies 2,554 s.f., while the alternative drive would be 553 l.f. in length and occupy 6,609 s.f.. The total impervious area as proposed is 4552 s.f., which is less than the impervious area of 4850 s.f. that would be generated by a driveway servicing a dwelling located outside of the non-disturbance zone The alternative site location that has been shown is on the only relatively level or low slope area of the property beyond the Non-disturbance zone. Locating a proposed house just outside the Non-disturbance zone would place it in an area of steep slopes, which would require extensive cut and fills and the need to construct extensive retaining walls and does not represent a realistic alternative to the current proposal. - Wastewater treatment; The proposal is for a single family home to be connected to the existing sewer and water services of North Andover. - Evidence that all on site operation including, but no 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 proposal will tie into existing sewer system. All construction will comply with best management practices for erosion, siltation and stormwater control. Any fertilizers used on the property will be phosphorous-free and non-organic pesticides and herbicides will be prohibited on the property; no septic systems are proposed. Projections of down gradient concentrations of nitrogen, phosphorous and other chemicals at property boundaries and other locations deemed pertinent by the SPGA: There will be no down gradient concentrations of nitrogen and phosphorous due to the proposed work. The SPGA may also require that supporting materials be prepared by other professionals including, but not limited to, a registered architect, registered landscape architect, registered land surveyor, registered sanitarian, biologist, geologist, or hydrologist, when in its judgment the complexity of the proposed work warrants the relevant specific expertise: The applicant will supply additional information as requested by the SPGA. 5 Erosion Control Plan: On site sedimentation control will be placed at the limits of the proposed work area as depicted on the project site plan, prior to any construction and remain until all site work is complete, the soil has been stabilized and vegetative growth has been established. On Site Construction Sequence: 1. Install sediment control devices as depicted on the project site plans; ie construction entrance, haybales/silt fence, silt sacks in nearby down gradient catch basins. Temporary sediment basins as required. Have dewatering sediment bag on hand if needed. 2. Cut and remove trees, strip loam an subsoil as required and stock pile on site and protect with erosion control measures; 3. Begin rough grade site and install/construct foundation; 4. Install drywells and foundation drains (to remain off line until all site work complete); 5. Complete rough grading; 6. Install utilities, water, sewer, electric, gas services, patch street openings as required; 7. Construct house; 8. Install finish driveway; 9. Construct landscape retaining walls; 10. Fine grade, plant landscape shrubs and trees, loam and seed all disturbed areas; 11. Provide as-built site plans; 12. Remove all sediment control devises, upon approval of CC agent. Repair any disturbed areas; 13. Request Certificate of Compliance.