HomeMy WebLinkAbout250415 WSP - timestamped decision - - 135 COACHMANS LANE lIT)
NORTH
Town of North Andover
Office of the Planning Department
�o ,~ 120 Main Street.
4�O y * North A1dOVer,Massachusetts 01$45 w
�sacHus�� NOTICE OF DECISION
Watershed. Special Permit `
Any appeal shall be filed
within (20) days after the
date of filing this notice in
the office of the Town Cleric.
Date: April 15, 2025
Date of Hearings: April 15, 2025
Date of Decision: April 15, 2025
Petition of: William and Ann Belanger, 135 Coachmans Lane,North Andover,Massachusetts,
01845
Premises Affected: 135 Coachmans Lane,North Andover,Massachusetts,01845
Assessor's Map 64 Lot 70 and located in the Residential 1 Zoning Dishict.
Referring to the above petition for a Watershed Special Permit under the requirements of the North Andover
Zoning Bylaw, Chapter 195 Article 4, Part 5 Watershed Protection District Section 195-4.19(B) and Article
10 Section 195-10.7.
So as to allow the expansion of an existing garage and expansion of a portion of the existing dwelling within
the 325' Non-Discharge buffer zone to a two Bordering Vegetated Wetlands and associated stormwater
management system. The Project is located within Residential 1 zoning district.
After a public hearing was held on the above date, and upon a motion by J. Simons and 2°'by C. Koskores to
APPROVE the Watershed Special Permit, as amended and based upon the following conditions.Vote was
5-0 in favor of the application.
Jean Enright
On?half of the North Andover Planning Board
Eitan Goldberg
John Simons
Peter Boynton
Kate Kelly
Chris Koskores
135 Coachmans Lane
Watershed.Special.Permit---Expand garage&dwelling
Aril 15,2015
The public hearing on the above referenced application was opened oil April 15, 2015 and closed by the
North Andover Planning Board on April 15, 2025.
On April 15, 205, upon a motion made by J. Simons and seconded by C. Koskores to GRANT a
Watershed Special Permit for the expansion of an existing garage and expansion of a portion of the existing
dwelling within the 325' Non-Discharge buffer zone to two Bordering Vegetated Wetlands (BVWs) and
associated stormwater management system under the requirements of Article 4 Part 5 Section 195-419(B)
and Article 10 Section 195-10.7 of the North Andover Zoning Bylaw. The Project is located within
Residential 17oning district, This Special Permit was requested by William and Ann Belanger, 135
Coachmans Lane, North Andover, MA 01845 on March 24, 2025. The Applicant submitted a complete
application, which was noticed and reviewed in accordance Town of North Andover Zoning Bylaw and
MGL Ch. 40A, Section 9. The motion to approve was subject to the FINDINGS OF FACTS and
SPECIAL CONDITIONS set forth in this Notice of Decision ("decision").
The Planning Board vote was 5-0, unanimous,in favor. A special permit issued by the special permit
granting authority requires a vote of at least four members of a five-member board.
The Applicant is hereby notified that should the Applicant disagree with this decision, the Applicant has
the right, under MGL Chapter 40A, Section 17,to appeal to this decision within twenty days after the date
this decision has been filed with the Town Clerk.
The Planning Board makes the finding that the intent of the Bylaw, as well as its specific criteria are rnet.
This decision specifically stated by the Planning Board makes the following FINDINGS OF FACT:
1) That as a result of the proposed construction in conjunction with other uses nearby,there will not be any
significant degradation of the quality or quantity of water in or entering Lake Cochichewick. The
Planning Board bases this finding on the following facts:
a) The Project is located within an extremely environmental sensitive area and in close proximity to
a wetland resource area that drains to Lake Cochichewick. 'file final design reflects discussions
between the Town and Applicant to ensure the continued protection of Lake Cochichewick and
the safety and welfare of the residents of North Andover.
b) The proposed construction has been reviewed by Town Staff and the Town's stormwater
management consulting engineer, Horsley Witten, and with the application of the erosion control
measures and modifications to the drainage and stormwater tnanagernent designs, the consultant
concluded that there will not be significant degradation to the quality or quantity of water in or
entering Lake Cochichewick. The Site drainage system and stormwater management design are
designed in accordance with the Town Bylaw requirements and Best Engineering and
Management Practices. The plan has been reviewed by the outside consulting engineer, Janet
Carter Bernardo,P.E., as evidenced by letters dated April 3,2025 and April 10, 2025 and response
email correspondence frorn Williams &Sparages dated April 8, 2025. Further, adequate safeguards
have been provided to mitigate pollutants from entering Lake Cochichewick through the
installation/implementation of the following Best Management Practices relative to an addition to
a single-family dwelling:
i) The residential lot was created in 1965. The area of disturbance is less than I-acre. The
Project is proposed within the 325' Non-Discharge buffer zone from the edge of two BVWs,
One BV W is located along the northerly side of Coachmans Lane on 134 Coachmans Lane.
2
135 Coachnians Lane
Watershed Special Permit—Expand garage&dwelling
Aril 15,2015
,Hie other BVW lies to the south along the 12 Carriage Chase property. The closest point of
the garage expansion to the BVW is 147.8'4-/-, while the closest point of any construction
activity is the addition of the stone infiltration trench along the existing driveway
approximately 122.4' from the southern BVW. The proposed limit of disturbance is greater
than 100' from the wetland resource area. In accordance with §195-4.19B.(2)(a) of the
Zoning Bylaws, 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 Planning Board.
ii) Stormwater management: The mitigation for the increase in impervious surfaces, a 2-foot-
wide, 2-foot-deep crushed stone infiltration trench is proposed to captures 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-foot-wide, 2-foot-deep 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.
iii) The 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 garage expansion within existing lawn
and landscaped area as well.
iv) Best Management Practices (BMPs) will be followed with regard to maintenance of the
infiltration trenches, as stated in the document titled "Operations & Management Plan: 135
Coacbmans Lane,North Andover,MA", dated March 12,2025 and revised to)(provided by
Williams & Sparages, 189 North Main Street, Suite 101,Middleton,MA. "The"Operations &
Management Plan: 135 Coachmans Lane,North Andover, MA"document with the approved
Site Plan referenced herein will be considered part of this decision.
v) Fertilizers are limited to those which are either organic or slow-release nitrogen and
phosphorous-free. This restriction will be noted on the deed.
c) The existing structure is connected to the Town sewer and water systems.
d) The application was reviewed by Town staff as evidenced by email communication from Tim
Willett, DPW, water and sewer, dated March 27, 2025, Brian LaGrasse, Health Director, dated
March 21,2025,and Paul Hutchins,Building Inspector dated March 21,2025.
e) Erosion control,consisting of a staked 12"mulch sock will be installed prior to construction and will
remain in place throughout construction. The location of this control is noted on the Plan.
2) There is no reasonable alternative location outside the General, Non-Disturbance, and the Non-
Discharge buffer zones for any discharge, structure or activity as the entire parcel is located the Non-
Discharge Zone.
In accordance with Section 195-10.7 of the North Andover Zoning Bylaw, the Planning Board makes the
following FINDINGS OF FACT:
3) The specific Site is an appropriate location for the proposed use as stormwater and erosion controls have
been placed on the Site.
3
135 Coacbmans Lane
Watershed Special Permit—Expand garage&dwelling
Aril 15,2015
4) The use will not adversely affect the neighborhood as the lot is located in a.Residential 1 Zoning District.
5) There will be no nuisance or serious hazard to vehicles or pedestrians.
6) Adequate and appropriate facilities are provided for the proper operation of the proposed use.
7) The Planning Board also makes a specific finding that the use is in harmony with the general purpose and
intent of the North Andover Zoning Bylaw.
Upon reaching the above findings,the Planning Board approves this Special Permit based upon the following
SPECIAL CONDITIONS:
8)Permit Definitions:
a) The"Locus" or"Site"refers to the 44,358 square foot(sf)parcel of land with frontage on.
Coachman Lane as shown on Assessors Map 64,Parcel 70 and also known 135 Coachmans
Lane,North Andover,Massachusetts.
b) The"Plans"refer to the Plans prepared by Williams&Sparages, dated March 9,2025 and
revised to April 8,2025, entitled"Permit Site Plan 135 Coachmans Lane,North Andover,MA",
prepared for William and Aim Belanger. Sheets I of 1.
c) The"Project"or"135 Coachmans Lane"refers to the construction of an expansion of an existing
garage and expansion of a portion of the existing dwelling within the 325'Non-Discharge buffer
zone to a two Bordering Vegetated Wetlands and associated stormwater management system.The
Project is located within Residential I zoning district.
(1) The"Applicant"or"Petitioner"refers to William and Ann Belanger,the Applicant for the
Special Permit.
e) The"Project Owner"refers to the person or entity holding the fee interest to the title to the Locus
from time to time,which can include but is not limited to the Applicant,developer, and owner.
9) The Planning Director shall approve any changes made to these Plans. Any changes deemed
substantial by the Planning Director would require a public hearing and modification by the Planning
Board.
10) In no instance shall the Applicant's proposed construction be allowed to further impact the Site than as
proposed on the Plan referenced in Special Condition#1.
11) Prior to issuance of a building permit:
a) A performance guarantee bond of four thousand dollars ($4,000.00) made out to the Town of
North Andover must be posted to ensure that the construction, erosion control measures, and.
performance of any other condition contained herein will take place in accordance with the Plans
and the conditions of this decision and to ensure that the as-built plans will be submitted.
b) Two (2)copies of the signed,recorded decision with endorsed plans attached must be delivered to
the.Planning Department.
c) In consultation with the Planning Director, the Applicant shall designate an independent
environmental monitor. The Monitor shall read, sign, and return to the Planning Director the
Letter of Agreement for Independent Monitors. Upon the start of Site work the Monitor shall
make weekly inspections of the Project (any suspension in monitoring due to inactivity on the
4
135 Coachrnans Lane
Watershed Special Permit—Expand garage&dwelling
.Aril 15,2015
Site shall be pre-approved by the Planning "Director), provide monthly reports to the Planning
":Department, and detail any areas of non-compliance and corrective actions. The Monitor will also
provide reports following heavy rain events. The Monitor must also be available upon notice to
inspect the Site accompanying the Planning Director of designated official.
d) Applicant shall sign an Illicit Discharge Compliance Statement.
c) All erosion control measures as shown on the Plan must be in place and reviewed by the Planning
Director.
f) A pre-construction meeting must be held with the contractor,their construction employees,Monitor,
and Planning Director (and other applicable departments)to discuss scheduling of inspections to be
conducted on the Project and the construction schedule.
g) The Applicant will provide copies of all decisions, notifications and Orders of Conditions from.
the North Andover Conservation Commission.
h) The Applicant shall incorporate the following conditions as a deed restriction and a copy of the
recorded deed restriction shall be submitted to the Town Planner.
i. Fertilizers are limited to those which are either organic or slow-release nitrogen and
phosphorous-free.
ii. The use of coal tar-based pavement sealants is prohibited.
12) Prior to release of the Performance Bond
a) The Applicant shall submit an as-built plan stamped by a Registered Professional Engineer in
Massachusetts that shows all construction, including storrnwater mitigation trenches and other
pertinent Site features. This as-built plan shall be submitted to the Plamning Director for approval.
The Applicant must submit a certification from the design engineer that the Site was constructed as
shown on the approved Plan.
b) The Planning Board must by a majority vote make a finding that the Site is in conformance with the
approved Plan.
13) No open burning shall be done except as is permitted during burning season under the Fire Department
regulations.
14) The Contractor shall contact Dig Safe at least 72 hours prior to commencing excavation.
15) The provisions of this conditional approval shall apply to and be binding upon the Applicant, it's
employees and all successors and assigns in interest or control.
16) This Special Permit approval shall be deemed to have lapsed April 15,2027 (two years front the date
of issuance) exclusive of the time required to pursue or await determination of any appeals, unless
substantial use or construction has commenced within said two-year period. Substantial use or
construction will be determined by a majority vote of the Planning Board.
17) This decision must be filed with the North Essex Registry of Deeds. The following information is
included as part of this decision:
5
135 Coachinans Lane
Watershed Special Permit—Expand garage&dwelling
Aril 15,2015
a) flan titled: Permit Site Flan 135 Coachmans Lane,North Andover,MA
Prepared for: William and Ann.Belanger
135 Coachmans Lane
North Andover,MA 01.845
Prepared by: Williams& Sparages
189 North Main Street, Shute 101
Middleton,MA 01949
Scale: 1"--20'
Date: March 9,2025 and revised to April 8,2025
Sheets: 1
b) Report Title: Operation&Maintenance Plan: 135 Coaclunans Lane
Prepared for: William and Anti.Belanger
Prepared by: Williams&Sparages
Date: March 12,2025 and revised to April 7,2025
cc: Town Departments
Applicant
Engineer
Abutters
Assessor
6
-----------------
PIPs ' �9P � { ' � 5 S 5..._ S 8 n "l 3 `c P (����� A"
F
xx >1 pa I ig H !I alm
0
I old 9
tfi Mi 0ll I
lx-
0
pig
Le
o
0;
?)
,Nlt
me
gi
I Eli
Nor, R .
R
PERMIT SITE PLAN
135 COACHW"M NORM AD OW&MA rq"t)A-,""AA 135 C.,6-W.Lux
Job Pt N rmben HAND-067 North
T- — NonhA�—,$AAD1845
I
C WILLIAM
DRA%VING:PSPI.l 40 & S
SPARAGES
SCALE:V 2 -—-- --
NO
SHEET I OF I
mmUl 912025
April 8,2025
North Andover Planning Board
Attn: Jean Enright,Planning Director WILLIAMS
North Andover Planning Department
120 Main Street & SPARAGEJ
North Andover,MA 01845 ENGINEEM r SGIUMSIS I SUMVEMRS
Re: 135 Coachman's Lane Peer Review Response
Watershed Special Permit Application
Dear Jean,
As you are aware, our office submitted a Watershed Special Permit on behalf of the property owners,
William&Aran Belanger,to expand their existing garage and expand a portion of the first floor of the
existing dwelling.
We are in receipt of the peer review comments provided by Horsley Witten Group,Inc. dated April 3,
2025. The following is a list of their comments and our responses:
1. The Applicant has included erosion controls on the Plan and has shown where
the stockpiles will be located during construction. The Applicant has also
included a 12-inch mulch sock along the southern limit of construction. HW
recommends that the erosion controls be added along the tree line parallel to
the eastern property line to protect the wetland from sediment transported by
construction equipment onto the existing driveway. HW further recommends
that erosion controls be extended along the tree line to the north of the house
to protect the area from sediment transported by construction equipment using
the proposed construction access.
The plan has been revised to show the mulch sock extending further up the eastern edge of the
driveway to aid in preventing any sediment transported by construction equipment across the
existing driveway. The mulch sock has been extended up past the footprint of the garage and
where disturbance is likely to occur. The area to tlae north of tlae house slopes up before
sloping back down towards Coachman's Lane,which our topographic mapping did not
entirely capture.A few spot elevations are shown in this area,which show a rise in the existing
grade.No runoff would reach Coachman's Lane in this area of the project,so we do not
believe it is necessary to extend the erosion controls further north along the existing tree line in
this area.
2. The Applicant has proposed a construction access around the west side of the
house. HW recommends that the Applicant consider construction matting or
other measures to minimize the tracking of sediment onto the driveway and
offsite per§250-25.E.(13) of the North Andover Code.
Williams&Sparages I Engineers •Scientists•Surveyors
189 North Main Street I Suite 1011 Middleton,MA
(978)539-80881�aMyL es@�t�rr e�°s.conj
Pagel 1
S
The plan has been revised to show construction matting within the portion of the construction
entrance along the existing driveway.Earthwork and access with heavy machinery along this
construction access would likely only occur over the course of a day or two and involve
excavation of the foundation and backfilling once the foundation is set. This area of lawn also
gently slopes towards the lawn areas away from the driveway.
3. HW recommends that the Applicant provides a path and mechanism to divert
uncontaminated water around the disturbed areas per§250.25.E(I 0) and
§250-26.A,(27) of the North Andover Code.
Runoff from the front of the property and driveway would continue to flow down the driveway
towards the rear of the property during construction. We therefore agree that keeping the
driveway clean during construction is the most important aspect of the project to reduce any
potential impacts on the downgradient wetland resource areas.Project note#3 has been added
to ensure the driveway is swept at the end of each workday and prior to any rain events. The
applicant has also agreed to utilize a rubber track machine for any earth work, and will also
pump the concrete for both of the foundations from the existing driveway further reducing
any disturbance of lawn areas. We believe that a staked 1211 lutdch sock is adequate in
containing sediment from construction activities associated with the gat-age and driveway
expansion and small dwelling expansion.
Excavation and earthwork is a diminutive amount of overall disturbance(875 s.f.).The
existing foundation of the garage is set to remain,further reducing the amount of overall
disturbance. The applicant would be amenable to placing haybales along tile upslope side of
the garage to direct water towards the easternmost potion of the driveway away from
construction activities,however the surface flow towards the garage does not appear to be of
significant concern in our opinion. Tile applicant would also be amenable to a condition of
approval that if runoff becomes ,in issue during construction, a mechanism to divert water
around any disturbed areas would be provided.This project will be monitored weekly by a
qualified professional as well.
4. HW recommends that the Applicant provides measures to maintain
infiltration capacity of existing soils where infiltration is proposed per§250-
25.E.(1 2) of the North Andover Code.
See Project note#2 regarding measures to maintain infiltration capacity of existing soils where
infiltration is proposed.
5. The Applicant has provided crushed stone trenches to manage the additional
impervious cover from the proposed project. It is not clear how these trenches
were sized and whether the existing property has any stormwater
management practices that are currently managing the roof or driveway runoff.
It appears that stormwater that falls on the existing driveway flows south and
will be intercepted by the proposed infiltration trench. It would be beneficial to
confirm that this trench can manage all the stormwater flowing into it. Similarly,
Williams&Sparages I Engineers•Scientists•Surveyors
189 North Main Street I Suite 1011 Middleton,MA
(978)539-8088 1 Page 12
S
if some portion of the southern half of the roof runoff, as suggested in the
narrative, will be directed into the proposed infiltration trench placed along the
dwelling expansion, HW recommends that the Applicant confirm that the stone
trench is adequately sized to manage this runoff,
Storwmater calculations are provided on the revised plan.Both infiltration trenches were
conservatively sized knowing that tite proposed infiltration trench along the existing
driveway would also capture runoff from the existing driveway.The proposed infiltration
trench along the dwelling expansion is sized to recharge both the existing and proposed roof
runoff.
6. HW recommends that the Applicant include an inspection and maintenance log
as part of the O&M plan for use by the homeowner.
The Operations and Maintenance PIair has been revised to include all inspection and
maintenance log(ice attached).
7. HW concurs with the Applicant that the increase in impervious cover is
minimal and that if the stone trenches are adequately sized, the type of
mitigation proposed should be appropriate for the proposed project.
No comment.
If you should have any questions regarding this information, or require any additional information,please
do not hesitate to contact our office.
Sincerely,
Thorsen Akerley,P.W.S.,R.S.
Project Manager, Williams&Sparat;es LLC
cc: William&Ann Belanger, 135 Coachman's Lane,North Andover,MA
Janet Carter Bernardo,P.E.,Horsley Witten Group,Inc.
Enclosures
Williams&Sparages I Engineers•Scientists-surveyors
189 North Main Street I Suite 101 1 Middleton,MA
(978)539-8088 I rn, as �lcgr .ecanm;d. Page 13
T
S
March 12, 2025
Revised April 7, 2025
135 Coachman's Lane(North Andover, MA
Operations&Maintenance Plan
Operations &Maintenance Plan:135 Coachman's Lane,North Andover,MA
System Owner:
William&Ann Belanger
1.35 Coachman's Lane
North Andover MA 01.845
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 Protection's Massachusetts
Stortnwater 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 (See inspection and maintenance log below).
® 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
Y
S
Larch 12, 2025
Revised April 7, 2025
135 Coachman's Lane I North Andover,MA
Operations&Maintenance Plan
Inspection and Maintenance Form.
To be completed within 24 hours of a rainfall event of 0.5 inches or greater
Inspector:
Date:
Days Since last Rainfall:
Amount of last Rainfall:
Structural Controls: Crushed stone infiltration trenches
Structure Debris Vegetation Sediment Overall
Identification Location g Buildup
Present Present Condition
(inches)
Driveway
Southwesterly corner of Yes Yes Poor
dwelling No No Fair
Good
House Southern limit of paved Yes Yes Poor
Expansion driveway No No Fair
Good
Maintenance Required:
Williams&Sparages I Engineers•Scientists-Surveyors
189 North Main Street I Suite 1011 Middleton,MA
(978)539.8086 1 www.wsenoineers.com
Page12
S