HomeMy WebLinkAboutWatershed Special Permit Application-135 Coachmans Lane - - 135 COACHMANS LANE Project No. NAND-0167
W-40 WILLIAMS
March 12,2025 ' SPARAGES
ENGINEERS I SCIENTISTS I SURVEYORS
North Andover Planning Board T
Attn:Jean Enright,Director of Planning S
North Andover Town Hall
120 Main Street
North Andover,MA 01845
Subject: Watershed Special Permit Application
135 Coachman's Lane,North Andover,MA
Dear Jean,
Our office was hired to assist the property owners of 135 Coachman's Lane,William&Ann
Belanger,with the permitting required to expand the footprint of a portion of their dwelling
and garage, expand a portion of the existing paved driveway, and the relocation of a brick
walkway and stairs at their property at the above-referenced address within the 325 foot
"Non-Discharge Buffer Zone" to Bordering Vegetated Wetlands (BVW). The project
includes an additional 873.2± square feet of impervious surfaces on the property associated
with the above-described work. The entire property lies within the Residential-1 District as
well as the Watershed Protection District. The subject property is part of the"Coachman's
Forest" development that was permitted in the 1960's. The subject lot was created on
December 8, 1965,and is currently developed with a single-family dwelling that was
constructed in 1970 and is 2,489.2 s.f. in size according to the North Andover Assessor's
database. Topographically, the property reaches an apex along Coachman's Lane and
gradually slopes to the south.
The project is proposed within the 325 foot Non-Discharge Buffer Zone from two Bordering
Vegetated Wetlands (BVW). One of which is located along the northerly side of Coachman's
Lane on 134 Coachman's Lane, and one lies to the south along the 12 Carriage Chase
property. Both BVW boundaries are shown on the accompanying"Permit Site Plan" as
approximate due to their location on private property.
The BVW to the north was delineated by Norse Environmental Services, Inc. in 2012
according to a Planning Board filing referenced on the accompanying plan. This wetland
boundary was digitized onto our plan, and an offset from that BVW to the closest point of
Williams&Sparages I Engineers•Scientists•Surveyors
189 North Main Street I Suite 101 1 Middleton,MA
` (978)539-8088 1 www.wsenaineers.com Page 11
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construction activity is shown on the accompanying plan. The proposed project would not
shed any stormwater towards this resource area. The BVW to the south of the subject
property borders a partially wooded swamp. This wetland contains a steam outlet to the
northeast,which eventually flows towards the North Andover Country Club and then Lake
Cochichewick. Although, this BVW was not delineated in the field, I visited the site and was
able to observe the resource area and surrounding conditions. An existing paved driveway
separates the subject parcel from the edge of BVW,which gives way to a well-defined slope
towards the BVW boundary. It was apparent that no BVW existed above the elevation of
this existing driveway. Based on my site observations and a review of 2021 and 2023 aerial
photography available on MassMapper,the upland edge of BVW was conservatively shown
on the accompanying plan along with the location of the driveway access to 12 Carriage
Chase. Despite the location of this BVW not being exact,we feel confident that the proposed
project is greater than 100' to the aforementioned resource area.
The closest point of the proposed garage expansion to the BVW is 147.8'±,while the
addition of the stone infiltration trench along the existing driveway,which is the closest
point of any construction activity, is 122.4'±to the BVW. The entire project is located outside
of the 400 foot"Non-Discharge Zone" measured from the annual high-water mark of Lake
Cochichewick. In accordance with Section 195-4.19B (2) of the North Andover Zoning
Bylaw, any surface or subsurface discharge of stormwater within the Non-Discharge Buffer
Zone is only allowed after a special permit has been granted by the North Andover
Planning Board. Unfortunately, there is nowhere on the property where these alterations
could be proposed that would avoid a Watershed Special Permit application as the entire
property lies within the 325' Non-Discharge Buffer Zone.
The proposed garage and dwelling expansions are proposed entirely within existing
maintained lawn in the rear of the existing dwelling,with no alteration to the existing
vegetated buffer that exists between the subject property and the BVW to the south. The
existing brick walkway and stairs are proposed to be relocated to the south of the proposed
garage expansion within existing lawn and landscaped areas as well. As mitigation for the
increase in impervious surfaces, a 2-foot wide,2-foot-deep crushed stone infiltration trench
is proposed to capture and infiltrate stormwater runoff from the proposed driveway
expansion and garage roof expansion, although portions of the garage are proposed over
existing impervious surfaces. The front of the garage roof pitches towards the existing
driveway,making the infiltration trench a logical stormwater management solution to both
capture and infiltrate stormwater from the roof of the garage and paved driveway surface.
The proposed infiltration trench will also aid in the capturing and treatment of stormwater
runoff from the existing paved driveway as well. Similarly, a 2' x 2' crushed stone
infiltration trench is proposed along the drip edge of the proposed first floor dwelling
expansion. This infiltration trench will also aid in capturing stormwater runoff from the
existing roof in this portion of the dwelling as well. An Operation&Maintenance Plan
(O&M) has been prepared to help ensure the long-term success of the infiltration trench.
Williams&Sparages I Engineers•Scientists•Surveyors
189 North Main Street I Suite 101 1 Middleton,MA
` (978)539-8088 1 www.wsenaineers.com Page 12
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The O&M requires the infiltration trench to be inspected and cleaned every six months and
after every major storm event of 0.5 inches in a 24-hour period, (see attached O&M).
The soils on site are mapped as (406C, Charlton fine sandy loam, which are classified as
well drained according to the USDA Natural Resources Conservation Services. Given there
is only a modest increase in impervious surfaces, and that adequate mitigation for the
additional impervious surfaces, there should not be any significant degradation of the
quality or quantity of water in or entering Lake Cochichewick as a result of this project.
If you should have any questions regarding this information or require any additional
information,please do not hesitate to contact our office. We look forward to presenting this
information to the Planning Board at their next scheduled public hearing.
Very truly yours,
-17z.&ta4.rL.A,111�
Thorsen Akerley,PWS, RS
Project Manager,Williams &Sparages LLC
cc: William&Ann Belanger, 135 Coachman's Lane\
Amy Maxner,North Andover Conservation Administrator
Enclosures
Williams&Sparages I Engineers•Scientists•Surveyors
189 North Main Street I Suite 101 1 Middleton,MA
` (978)539-8088 1 www.wsenaineers.com Page 13
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PLANNING DEPARTMENT
Community&Economic Development Division
Special Permit-Watershed Permit lication
Please type or print clearly.
1.Petitioner: William PfflJ3@,,!?j0geL.
------..............................----.......... --------
Petitioner's Address: 1-35-Cg&rna ..grth Andover,MA
Telephone number&email: ...................--------------- ......
2.Owners of the Land: William,& 119 NL1;1n er
Address:
Number of years of ownership: .4,.rnonth.s. ..... ...................
3.Year lot was created: 1966
4. Is the lot currently on septic or sewer?
Sew. e[--11,111,111
If on sewer,please provide date the sewer connection was
completed: !z@p�bq(.19��_pqr Q
A�9 _sppE
5. Description of Proposed Project:.
- Pr9ppsgo�g-xp.j ps-ion.of--a-n-e i st'
i expansion of-A....
.pQqiQ1Pf the 3Z5.pp #sch n Vegetated Wetland,
..............
..............
............ ................................................
---- ---------------------- -------.................................... ............-----------------------------------------------
6.Description of Premises:
7.Address of Property Being Affected: 13 _Qga
- "5 .ghman!s ............ ................................
Zoning District: _RgaLiognp d L ri. ..........
Assessors Map: 64 Lot#: ZQ_ ____
Registry of Deeds:Book M---.1-81-50 Page M 150
8.Existing Lot:
Lot Area(Sq.FQ: 44,358 s.f Building Height:,,,,,
Street Frontage: 150' Side Setbacks: ?9.8 UL— KTR.--
Front Setback: Rear Setback: 99,6'
Floor Area Ratio: N/A Lot Coverage: 5.6%
9.Proposed Lot(if applicable): N/A
Lot Area(Sq.Ft):...................... Building Height:
Street Frontage: Side Setbacks:
120 Main Street,Planning Dept,,North Andover,Massachusetts 01845
Phone 978.688.9535 Fax 978,688.9542 Web www,northandover
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—rT19
Front Setback: Rear Setback:._.n,_
Floor Area Ratio: _. Lot Coverage:
10.Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.Ft): ____87120 s f Building Height:...._._...... 35"...._...._..
Street Frontage:,. 1.75 Side Setbacks:..,..., 3.0
Front Setback:...,,.... 0' µ .11, Rear Setback:_wnnrvw,w
Floor Area Ratio: N/A __µ_w, Lot Coverage: .......,
11.Existing Building(if applicable):
Ground Floor(Sq.Ft.): _„_ 21.489 s f #of Floors ._......... ..............2......_. .....
Total Sq.Ft s f_(finished lMy(aapea)Hei ht:.. �......, Not kno p __.
g
Use: ___,____Smgle_family,residential wnry,wµµw_ Type of Construction: olgr��al._....
12.Proposed Building: Garage expansion&first floor living space expansion
Ground Floor(Sq.Ft.): 2714.5ws,f,_ #of Floors: No„cha9,g, ,prp as (2)
..
Total Sq.Ft. _-_____ 56 ,.,2 s,f.._._..wa......_ Height:.. <35'
Use., wwww S�rrgle fn�ily reldntil.__..__.... Type of Construction:..,.G.alQnjgl ... ,,,,....
13.Has there been a previous application for a Special Permit from the Planning Board on these
premises?,, No,__ ____,If so,when and for what type of construction?
14.Section of Zoning Bylaw that Special Permit Is Being
Requested_195-4.w19B
15.Petitioner and Landowner signature(s):
Every application for a Special Permit shall be made on this form, which is the official form of the
Planning Board. Every application shall be filed with the Town Clerk's office. It shall be the
responsibility of the petitioner to furnish all supporting documentation with this application. The
dated copy of this application received by the Town Clerk or Planning Office does not absolve the
applicant from this responsibility. The petitioner shall be responsible for all expenses for filing and
legal notification. Failure to comply with application requirements, as cited herein and in the
Planning Board Rules and Regulations may result in a dismissal by the Planning Board of this
application as incomplete.
Petitioner's Signature: ._..._............______.. _www...... _. _.. _..........._www �._
Print or type name here..... .. .. _ . ...........................
.. -_—......w_....
Print or type name here:,_ _
YP _....a_........w.. .............. ...........u_ _ _.
16.Please list title of plans and documents you will be attaching to this application.
__R i-t5rtg-1 an. 1_35...C.c_acbmnn'F.f an. _ ...
Opmitdons_&Mginrgn
..._._......... _.
......................_...__Page_2 of 2.............................._...
.
120 Main Street,Plannin De t.,North Andover,Massachusetts.0_._...._.._w.w............_ ______.........
g p 1$45
Phone 978.688.9535 Fax 978.688,9542 Web VMMjjortliaiL(yemL ov
PLANNING DEPARTMENT
Building Conservation Health Planning Stevens Estate Zoning
Certification of Payment of Municipal TBxBS' Fees, Assessments,
Betterments and Other Municipal Charges
The Town of North Andover General Bylaw Chapter 129-1, provides that any application for a
permit or license may be denied, suspended or revoked if the holder thereof has failed or
refused to pay any taxes, fees, assessments, betterments or other municipal charges. By
signing this application, the applicant represents that he or she has paid all such taxes and fees.
certify under the penalties of perjury that to the
[ ) ��
t of my knowledge and belief, I have not neglected or refused to pay any municipal taxes,
fees, assessments, betterments or any other municipal charge including amounts assessed
under the provisions of section twenty-one D, or am not applying for a license or permit with
respect to any activity, event or other matter which is the subject of such license or permit and
which activity, event or matter is carried out or exercised or is to be carried out or exercised on
or about real estate whose owner has neglected or refused to pay any local taxes, fees,
assessments, betterments or any other municipal charge.
Signed under oath:
Name
Address yL�'i-�, ��q 0,1 r 4r
Does the PropertyOwner own any additional property in North Andover(Yes orNo)?
If yes, please list the property address of any additional property.
PropedyAddrees�
North Andover Tax Collector Signature
Name
Date
March 12, 2025
135 Coachman's Lane I North Andover, MA
Operations&Maintenance Plan
Operations &Maintenance Plan:135 Coachman's Lane,North Andover,MA
System Owner:
William&Ann Belanger
135 Coachman's Lane
North Andover MA 01845
Stone Infiltration Trench
This Operations&Maintenance Plan has been prepared to comply with the provisions set
forth in the Massachusetts Department of Environmental Protection(DEP)Stormwater
Management Standards.
Structural Best Management Practices(BMPs)require periodic maintenance to ensure
proper function and efficiency in pollutant removal from Stormwater discharges that
would otherwise reach wetland resource areas untreated. Maintenance schedules found
below are recommended in Department of Environmental Protections Massachusetts
Stormwater Handbook and as recommended in the manufacturer's specifications.
The stormwater management system owner and the party responsible for maintenance of
the stormwater management system shall be the property owner and their designated
employees.
• Inspect and clean every six months and after every major storm event of 0.5 inches in a 24-
hour period.
• Remove accumulated sediment,trash,debris,leaves and grass clippings.
• Remove tree seedlings before they become firmly established.
• Inspect the trench 24 hours or several days after a rain event to look for ponded water. If
there is ponded water at the surface of the trench,it is likely that the trench surface is
clogged.
• To address surface clogging,remove and replace the first layer of stone aggregate and filter
fabric. If the water is ponded inside the trench,it may indicate that the bottom of the trench
has failed.
• To rehabilitate a failed trench,all accumulated sediment must be stripped from the bottom,
the bottom of the trench must be scarified and tilled to induce infiltration,and all of the
stone aggregate and filter fabric or media must be removed and replaced.
Williams&Sparages I Engineers•Scientists•Surveyors
189 North Main Street I Suite 1011 Middleton,MA
(978)539-8088 1 www.wsenaineers.com Page I 1
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Bk 18150 Pg150 #20275
11-20-2024 @ 12 : 22p
Quitclaim Deed
kn
00 I, Stephanie Rae a married person, of North Andover,Massachusetts
0
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for consideration paid in in full consideration of One Million Two Hundred Thousand
and 00/100($1,200,000.00)Dollars
y grant to William Belanger and Ann Belanger,Husband and wife as tenants by the entirety
now of 135 Coachman's Lane,North Andover,Massachusetts 01845
a�
with quitclaim covenants
Property Address 13 5 Coachman's Lane,North Andover, MA 01845
z
A certain parcel of land with the buildings thereon, situated in North
, Andover, Essex County, Massachusetts,being shown as Lot No. 14 on a
plan of land entitled "Subdivision and Acceptance Plan, 'Coachman's
Forest', Subdivider Benjamin C. Osgood for Old North Andover Realty
Trust, Engineer Clinton F. Goodwin, Reg. Land Sur." Dated December 28,
M 1965, and recorded with the Essex County North District Registry of
Deeds as Plan No. 5537, said lot being more particularly bounded and
described as follows:
b
NORTHERLY by a private way known as Coachman's Lane, 150.00 feet,
0
a. EASTERLY by Lot No. 15, as appears on said plan, 245.62 feet;
SOUTHERLY by land of Leland, as appears on said plan, 200.20 feet; and
WESTERLY by Lot No. 13, as appears on said plan, 276.81 feet.
MASSACHUSETTS STATE EXCISE TAX
Essex North Registry
Date: 11-20-2024 @ 12:22pm
Ctl#: 62 Doc#: 20275
Fee: $5,472.00 Cons: $1,200,000.00
Bk 18150 Pg151 #20275
Containing 1.03 acres of land, more or less.
We, Stephanie Rae and Mark Rae (spouse)hereby release all our rights of
homestead and hereby state, under penalties of perjury, that no other person
is entitled to the benefits of a homestead in the premises being conveyed
herein.
For my right in title see deed recorded at the Essex North District Registry
of Deeds in Book 15253, Page 320.
SIGNATURE PAGE TO FOLLOW
Bk 18150 Pg152 #20275
Witness my hands and seal this day of November 2024.
Steph nie Rae
Mark Rae(spouse)
COMMONWEALTH OF MASSACHUSETTS
Essex,ss
On this. day of November,2024,before me,the undersigned notary
public,personally appeared Stephanie Rae and Mark Rae proved to me through
satisfactory evidence of identification,which were driver's licenses, to be the persons
whose names are signed on the preceding or attached document,and acknowledged to me
that they signed it voluntarily for its stated purpose.
Not Public V
My dommission Expires:
� Nancy L. Poore-Garrison
Notary Public
ut cOMMONC7 TH OF MASSACHLISETTS
My Commission Expires
May 4,2p29
M. PAUL IANNUCCILLO, REGISTER
ESSEX NORTH REGISTRY OF DEEDS
E-RECORDED
.• Abutter to Abutter( ) Building Dept. ( ) Conservation ( ) `l:,onfng ( )
TOWN OF NORTH ANDOVER
ABUTTERS LIST
REQUIREMENT.- MGI.40A,Section I 1 states in punt"Parties in interest as used in this chapter shall mean the petitioner,abutters,owners of lancl directly opposite
on any public or private way,and abutters to abutters within three hundred(300)feet of the property line of this peettitioner as they appear on the
most recent applicable tax list,not withstanding that the land of any such owner is located in another city or town,the planning bot-ard of the city
or town,and the planning board of every abutting city or gown."
SUBJECT LOCATION OWNER ADDRESS CITY STATE ZIP
064.0-0070-0000.0 1.35COACHMANSIANE; BEL,ANGERWR:I..JAM 1.35 COACHMANS LANE NORt1'EIANDOVER MA 018IS
PARCEL 11) LOCATION OWNER ADDRESS CIPY STATE ZIP
037.A-0020-0000.0 99 COACHMANS I.AN", BUONOPANF,MICIIAt'1. 99 COACHMANS I.AN]:: NORTH ANI)OVEiSt MA 01845
037.A-0027-0000.0 It,,COACHMANS LANE, .JOY ANNE FTE DUNC.AN If 5 COACHMANS LANE; NORTH ANDOVER MA 01.8.15
037.A 0028-0000.0 125 COACHMANS LANE O-DONNE'LS„CHARLES,C, 1.2.5 C.OAC IMA:NS LANE NORTH ANDOVIT MA 01844
0611.()-0009-00(10.0 ('"IR1''AT POM)ROAD TOWN OF NOR7'TI ANDOVER. 1.20 MAIN STREET NORTH ANI)OVE:R MA 018-15
06.1.0-0061-0000.0 11.4 COACTIMANS LANE MC:MANUS SAMLIEL. 114(.'OA('IIMANS LANE NORTH ANDOVER MA 01.84 i
06LO-006:3-0000.0 200 COACHMANS LANE ROACI-E,BRIAN,E. 200 COACHMANS IANE NOR:III ANDOVER MA 01.845
064.0-0064-0000.0 OFF(ARRIAGE CHASE "I"OWN'OF NOR Fit AND OVER 120 MAIN STREET NOR"IT,I ANDOVER MA 01845
06LO-1005-0000M L58COACI,IMAN5 LANE, HERBER`I'I).BOUDRE:AU LIVING TRUST' I.`i8 COACHMANS LANE NORT11ANDOViER MA 01.845
064.0-0066-0000M 134 COACITMANS LANE L)OCKRAY,IRAII114 D 1.34 COACHMANS LANE NORTH AN)OVE R MA 01.845
064.0-0067-0000.0 17:3 COACILMANS LANE L)EiTRANCESC'O,JERP.L. 173 COACEIMANS LANE NORTII ANDOVER MA 01845
064M-0068-0000M .161 COA(154ANS LANE D'rifFs,CARL 1(;I.COACHMANS LANE; NORTIr3 ANI)OVER. NIA 0,1845
06=1.0 0069.0000.0 1.49 COACIIMANS LANE GRIMM,PATRICIA A 1.49 COACHMAN'S LANE NORTE,I ANDOVER MA 01845
064.0-0136 000(t0 1.2 CARRIAGE.CHASE MANCINC DANIE1:. 12 CARRIAGI?C"IIASE NORTH ANDOVI%R MA 01.84°,
THIS CERTIFIES THAT THE NAMES APPEARIN(;ON THE RECORDS 01:THE ASSESSORS OFFICE AS OF 01/01/2023
,/ (rh
CERTIFI1.J7&SIGNED BY TITLE DATE
037�-0026-0000u 037�-0028o0000
BUONOPANE,M I c*Ae/au8wopxmE,nxsnss^ JOYJANNETTE DUNCAN O'DONNELL,CHARLES,[nAAS'JAwe
yycoAcHMAwsLANE 11s[UxcnMAwsLANE l2s[0A[nMAwsLANE
NORTH AwuovcR,mxV/84B NORTH AmoOveR,mAo1845 NORTH AmoovsR,mxo1845
064o'0009-0000.0 064.0'0061-0000o 0e4D'0063'0000.8
TOWN oFmonrVxwoDvsn wcmAmoouAMusc xoAcHs'onmm's.nOA[Hs']Uux.c.
120 MAIN STREET 114 COACH MANS LAN e zoocoAc*mxwSLANE
NORTH xmoOvsn.w^o184s wOnTnAmoovsR,mxolO4S NORTH Amoovc*'VIA 81845
064o'0065o000.8
064n-0064-0000o nsnssnTo.aouonsAU LIVING TRUST 064.0-0066-0000o
TOWN Op NORTH Amonvsn oeaonunc oouoxeAuuv|msTnu oocxxAYnxLpnocommweeoocnnAv
lz0 MAIN STREET 1sDcoAc*�xmsLANE lz4[oAC�mAwsLANE
NORTH Amoovsx.wAo1e4s NORTH xwoOvsn.Mxo1a4s NORTH Amo0vex.M^018*s
064.0-0068-0000.0
06Zoo0*7-0000.0 uTnus'c^nLuTnuS,cLxon|wc 064.0-006e'0000u
ospnxmcsscoJexpLoerexmcss[O.M^S[|A 1Gl [OxrnmAmsLANE GRIMM, *rmOAAcnmsnmxLKLEIN
1/scoxcnm*m6LANE NORTH Amoovc�mAo1a4s 149co�CHMAwsLANE
NORTH xmoovcn'mAUl84s NORTH AwoOven.mAo1n4s
064.0'0136'0000o
mxmOm| oxm|cL Mxwc|m|']emw|Fcn
1z[xnn|�GeCHASE
NORTH AmoUvsn.MAn184e
Town of North Andover, MA March 5, 2025
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Property ID 064.o-0070-0000.0 ��� Critical layout or measurement
Location 135 COACHMANS LANE
Owner STEPHANIERAE activities should not be done using
this resource.
MAP FOR REFERENCE ONLY
NOT A LEGAL DOCUMENT
Town of North Andover,MA makes no claims and no
warranties,expressed or implied,concerning the validity or
accuracy of the GIS data presented on this map.
Geometry updated 09/29/2022
Data updated on a daily basis