Commission tables Country Ridge Road lot after questions about wetlands, stormwater and mitigation

The Environmental Impact Commission on Sept. 25 voted to table an application to create a 4.8-acre lot on Country Ridge Road after commissioners and staff pressed the applicant for more information about wetlands, drainage and mitigation.

"For the record, Mike Mazzuco. I'm representing the applicant, Phil and Tanya Loricchia," Mazzuco said, outlining a plan that combines two existing parcels into a single lot and routes a driveway to cross a narrow wetland area. He told the commission the site contains about 2.4–2.5 acres of regulated wetland and that "we're disturbing approximately 0.8 acres, and direct impact between the crossing and the seepage area is about 1,100 square feet." The application includes a 15-inch culvert at the driveway crossing and a gravel "envelope" to maintain seepage, he said.

Commissioners sought more context for the on-site wetland and how the project would affect off-site connections. Commissioner Mark Massoud asked for "a little bit of a broader wetland analysis" and recommended information on the wetland's functions and values so nearby homeowners can better understand the resource. Massoud also requested a mitigation planting plan and suggested removal of invasive species where appropriate.

Agency staff (Larry) said he inspected the property and flagged two enforcement- and compliance-related priorities: a clear construction limit line on the plans and a long-term invasive-species management approach for any removals. "The idea that there's a construction limit line that we can put in on the plan and in our records and this way then come back after it's constructed is only going to help with the enforcement side," he said, and asked that the applicant stake the house, septic location and limits of disturbance before work begins.

Mazzuco described a stormwater approach intended to store larger storm events on site. He noted a change in the local stormwater manual and said he designed the system to hold a "2 inch rainstorm" volume for treatment rather than allowing immediate discharge. Commissioners asked for supporting calculations and a drainage report to confirm sizing and performance.

The commission also discussed mitigation options near the driveway crossing. Massoud suggested the applicant consult with soil scientist Jim McManus on planting proposals and to consider marking wetland boundaries with placards, fencing, or field stone where appropriate to clarify the regulated area for future property users.

After the requests for a wetland functional analysis, mitigation plan, boundary demarcation, staking and additional drainage information, Massoud moved to table the application to the commission's next regular meeting on Oct. 9. The motion was seconded and carried by voice vote. Mazzuco said he will stake the site and coordinate with staff to schedule a field inspection; he also indicated he will submit revised plans that address the commission's questions.