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Neighbors and commissioners press applicant over brook-side stone wall, require engineer review
Summary
Commissioners closed a hearing on foundation remediation and additions at 44 Norwood Avenue but required pre- and post-construction structural engineer sign-offs and left open the option to require a bond to cover any instability to a high stone brook wall; applicant described mortar repairs, needle shoring and flood vents for new work.
Nicholas Stangle, the applicant for 44 Norwood Avenue, described revised plans for foundation remediation and a smaller horizontal addition, telling the commission the design now includes flood vents, mortar repair of the existing stone wall and cast-in-place foundation support where the house lacks a footing. "The needle shoring will be done mostly from under the house," Stangle said when asked about how the foundation work will be supported.
Commissioners pressed on the risk to an existing high stone wall that bears load along the brook. Chair Steve Gang asked, "Whose responsibility is it to rebuild that stone wall safely so the house is protected and the town is protected from the consequences of a wall that could dam Sawmill Brook?" Town staff and the applicant said the property owner is responsible for repairs, but the commission required more rigorous pre-construction verification.
As a condition of approval, commissioners directed that a licensed structural engineer provide a pre-construction letter certifying that final plans will not increase load on the existing stone wall and that the engineer provide a post-construction letter confirming the wall bears the same or less load after construction. The commission also discussed, without finalizing, requiring a performance bond or escrow to address emergency remediation if the wall were to fail during construction; staff will check legal authority and bring precise language back to the commission.
The commission closed the hearing on the NOI and voted to approve the order of conditions with the added engineer review and monitoring requirements. The applicant was told to include details on mortar repair, needle shoring, foundation approach and roof drainage into dry wells in the final submittal.
Next steps: pre-construction structural review and a post-construction engineer’s certification will be required before final compliance is issued; the commission will consider bond language pending legal confirmation.
