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HomeMy WebLinkAbout2026/02/11 - Project Description & Supporting Documents - 200 Bridle Path Watershed Special Permit Project Description & Supporting Documentation 200 Bridle Path North Andover, Massachusetts February 11, 2026 Prepared for: Ryan and Alyssa Heffernan 200 Bridle Path North Andover, MA 01845 Prepared By: andover consultants inc. 1 East River Place Methuen, MA 01844 978-687-3828 P:\25\25-05\Dots\planninghvatershed special pennit�00 Bridle Path—Project Description-Documentation.docx Project Description The Applicant proposes to construct an Accessory Dwelling Unit (ADU) within proposed additions to an existing single-family dwelling located at 200 Bridle Path in North Andover, Massachusetts (Assessor's Parcel 104C-79). The property is currently developed as a single- family residential lot within the Residence 1 Zoning District. The proposed work consists of modest additions to the front and rear of the existing dwelling. The front addition will expand the existing garage footprint at the first floor and provide living space for the ADU above. The rear addition will be divided into two components: one portion will support a second-story screened porch supported on columns with crushed stone below, and the remaining portion will provide code-compliant egress to and from the proposed second-story ADU. Existing Conditions The subject parcel contains approximately 46,361 square feet and is currently developed with a single-family dwelling, attached garage, paved driveway, lawn, and landscaped areas. The site generally slopes from an approximate elevation of 169 feet along Bridle Path to a low elevation of approximately 165 feet near the delineated Bordering Vegetated Wetlands (BVW). The surrounding neighborhood is residential in character. Bordering Vegetated Wetlands were delineated by Norse Environmental Services on March 10, 2025 and generally occupy the northerly portion of the site. The wetland boundary was located by instrument survey and is shown on the accompanying Site Plan. The existing dwelling is located substantially within the Commission's 50-foot No-Build Zone. A maintained lawn exists within the 25-foot No-Disturb Zone, along with a portion of the rear of the house and an existing rear deck and patio. According to the USDA Natural Resources Conservation Service (NRCS) Soil Survey, soils on the site are mapped as Sutton fine sandy loam (0 to 8 percent slopes), classified as Hydrologic Soil Group B/D. The property is not located within the Riverfront Area according to MassGIS and Town mapping. The site is not within the FEMA 100-year floodplain per Flood Insurance Rate Map (FIRM) Panel 25009CO229G, effective July 8, 2025. The site is also outside mapped Priority and Estimated Habitat for rare or endangered species per the Massachusetts Natural Heritage and Endangered Species Program (NHESP) online viewer. According to Town mapping, the parcel is located within a Watershed Protection Overlay District. Proposed Work The proposed project includes a front addition measuring approximately 13 feet by 24 feet and a rear addition measuring approximately 8 feet by 25 feet. The front addition will expand the existing garage at the first floor and provide living space for the ADU above. The rear addition P:\25\25-05\Docs\planning\watershed special permit\200 Bridle Path Project Description-Documentation.docx will consist of two distinct sections: one supporting a second-story screened porch on columns with crushed stone below, and the other providing egress access to the second-story ADU. Additional work includes replacement of an existing deteriorated deck in the same location and footprint, as well as replacement of an existing patio, as shown on the proposed plans. Minor modifications to the driveway alignment and relocation of the front walkway are also proposed to accommodate the front addition. The driveway will also be repaved as part of the proposed wok. The rear addition is proposed at a minimum distance of approximately 18.5 feet from the edge of the BVW and will require a waiver from the Commission's setback requirements. All proposed work will occur within previously disturbed areas, including maintained lawn areas and existing crushed stone pads currently used for mechanical equipment. Erosion and Sedimentation Controls Prior to the start of construction, erosion and sedimentation controls consisting of staked straw wattles will be installed along the limits of work, as shown on the Site Plan. These controls will be inspected prior to excavation and maintained in good working condition throughout the duration of construction. Construction access will be limited to the area adjacent to the existing driveway within maintained lawn areas to minimize additional disturbance. Upon completion of construction, all disturbed areas will be stabilized with loam and seed to restore existing conditions and prevent erosion. Stormwater Management The proposed work consists of two small additions to an existing single-family residence and is therefore exempt from the Massachusetts Stormwater Management Standards pursuant to 310 CMR 10.05(6)(1). Although the project is exempt, a 2-foot by 2-foot crushed stone infiltration trench is included in the design to capture runoff from the repaved driveway and promote groundwater recharge to the maximum extent practicable. Summary The proposed project consists of two relatively small residential additions to accommodate an ADU and will be constructed entirely within previously disturbed areas of the Buffer Zone. The project has been designed to minimize disturbance to the ad j acent resource area and to maintain existing drainage patterns. All construction activities will be temporary and confined to a limited area immediately surrounding the existing dwelling. With proper implementation of erosion and sedimentation controls and timely site stabilization, the proposed work will not result in adverse impacts to the bordering vegetated wetlands or other protected resource areas. P:\25\25-05\Docs\planning\watershed special permit\200 Bridle Path Project Description-Documentation.docx Su portinz Documentation: 1. Encouraging the most appropriate use of land The proposed Accessory Dwelling Unit(ADU) represents an appropriate use of the land as it is accessory to an existing single-family dwelling within the Residence 1 (RI) Zoning District. ADUs are expressly encouraged at both the Town and State levels as a means of addressing housing needs while maintaining neighborhood character, and the proposed ADU is consistent with these planning objectives. 2. Preventing overcrowding of land The proposed work complies with all applicable zoning dimensional requirements and does not result in an over-intensification of the site. The modest scale of the proposed addition is consistent with the existing development pattern and will not overcrowd the land. 3. Conserving the value of land and buildings The proposed project is expected to conserve and enhance the value of the land and existing buildings by improving the functionality of the residence while remaining consistent with the character of the neighborhood. The addition of the ADU will provide long-term housing for a family member and represents an appropriate reinvestment in the property that supports continued residential use and stability. 4. Lessening congestion of traffic The proposed project will not result in a measurable increase in average daily traffic associated with the property. The existing driveway and access configuration are sufficient to accommodate the additional resident within the ADU without adversely affecting traffic circulation or congestion in the surrounding neighborhood. 5. Preventing undue concentration of population The proposed addition and Accessory Dwelling Unit represent a modest enhancement to an already developed single-family residential lot and will not result in an undue concentration of population. The ADU is accessory in nature and is consistent with the low-density residential character of the neighborhood. 6. Providing adequate light and air The proposed additions are modest in scale and have been designed to maintain adequate light and air for both the subject property and surrounding properties. The project will not adversely affect access to light or air quality in the surrounding area and is consistent with the spacing and massing of existing development in the neighborhood. P:\25\25-05\Docs\planning\watershed special permit\200 Bridle Path Project Description-Documentation.docx 7. Reducing the hazards from fire and other danger The proposed project will be designed and constructed in accordance with all applicable building, fire, and safety codes and will not create hazards from fire or other dangers. Adequate access for emergency vehicles will be maintained, and the project will not adversely affect public health or safety. 8. Assisting in the economical provision of transportation, water, sewerage, schools, parks, and other public facilities The proposed Accessory Dwelling Unit will be served by existing transportation access and available public or private utilities, as applicable, and will not place an undue burden on municipal services or public facilities, including roads, water, sewerage, schools, parks, or other community resources. 9. Controlling the use of bodies of water, including watercourses The subject property does not abut Lake Cochichewick or any watercourse, and the proposed project will not affect the use, function, or water quality of the Lake or its tributaries. All work will be confined to upland areas and will not result in impacts to surface waters. 10. Reducing the probability of losses resulting from floods The subject property is not located within a mapped floodplain, and the proposed work will not increase flood risk or contribute to potential losses from flooding. The project will not alter existing drainage patterns in a manner that would increase the likelihood of flood-related damage. 11. Reserving and increasing the amenities of the Town The proposed project will enhance the subject property and contribute to the local tax base, thereby supporting the Town's ability to maintain and improve public amenities and services. The addition of the ADU represents an investment in the property that is consistent with the Town's residential character. P:\25\25-05\Docs\planning\watershed special permit\200 Bridle Path Project Description-Documentation.docx Written Certification I, Dennis A. Griecci, certify by signing below that the work as depicted on the plan titled "Proposed Site Plan 200 Bridle Path" dated February 11, 2026, prepared by Andover Consultants, Inc. will not result in the significant degradation of the quality or quantity of water in or entering Lake Cochichewick. DENNISOF A. GRIEGGI CIVIL n INN o.493,1 '11 i!p' /d!F i w ,,,,iti�' r N,w,rewwnmyfmw'rv°Ip.., . . � Lw ' 4d ihuo r iw1, �� Proof of no reasonable alternative Location The proposed addition is located in the most practical and suitable areas of the lot given existing site constraints. The parcel is largely encumbered by the 100-foot Buffer Zone and bordering vegetated wetlands along the northern property line. Alternative locations, such as expanding to the side of the dwelling, would require zoning relief for side-yard setbacks and would complicate construction while disrupting the existing floor plan. Therefore, the proposed locations represent the optimal placement for the ADU and associated improvements with minimal impact to resource areas. Evidence of approval from MassDEP of any industrial wastewater treatment or disposal system or any wastewater treatment system of 15,000 Gallons per day capacity. No approval from MassDEP is required for any industrial wastewater treatment or disposal system or any wastewater treatment for a system of fifteen thousand gallons per day capacity as none are proposed. Evidence on site operations will not create concentrations of nitrogen in Groundwater ,greater than the Federal limits down gradient of the property The construction of the proposed ADU addition will employ all the best management practices suitable for preventing erosion and stormwater control. Sediments will be managed by installing an erosion control barrier to keep sediments from entering the downhill wetland. The addition is not s source of nitrogen and phosphorus so there will be no increases in nitrogen concentrations downgradient of it. Projections of down Gradient concentrations of nitrogen, phosphorus, and other relevant chemicals at property boundaries. The proposed pool will not create concentrations of nitrogen or phosphorus, or other relevant chemicals, at the property boundaries. P:\25\25-05\Does\planning\watershed special permit\200 Bridle Path Project Description-Documentation.docx I P LAIR NNING DEPARTMENT Building Conservation health Planning Stevens Estate Zoning Certification of Payment of Municipal 'Taxes, Fees, Assessments, Befterments 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 revolved 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 takes and fees. lANS� 4cr hA certify under the penalties of perjury that to the best of my knowledge and belief, 1 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. Namel�� 7()6 Vr:�,Se P, A 61�4 Address Does the Property Owner own any additional property in North Andover(Yes or No)? Y If yes, please list the property address of any additional property. Property Address: North Andover Tax collector Signature Marne Date Town of Noirth Andover, MA January 21, 2026 'I,- 10 9.0000-0 .... ......064.0-00 '00WO 10088 0 0 C, -0000-0 111),L110; lo 104C-0075-000,00 ............ vvo 01 Vita, 0, f®blo, "k, 064.0-1006,0000.01 r 104.qW000010 104.C-00,70-0000.0 ki IN 104,C-0 064 A 104.C-6ffi`-'0000,0,0;0037,g0000,0 Ally 104.60017T 000.0 1-01000 0 f1fl/m/o/q. 1 064.10"00,02-0000.0 -9000 O�056-0000.0 4,C-0017ipr06b 0 0 �/ OKO-00 to �g ME/ 104 C 0,079-000 0 04.0290. PON Io 164.0-0040-0000. "Y'1/10, 164-0-0042-00,30,0 0 C 0, V 'If 011 i4i,C-00'84-0066" 104. -0014-0006.'0 000 C-0080-0000-0 g/ 0000� )WAq 000 elks � 064.0-00,74 104X-0082-0000.0 064.0-0072-010100,0 104.C-0083-0000.0 064.0-0073-0000.0 104.C-0111-0,000.0 WN 1 269.86750995762867,ft, N Property Information 0 Print map scale is approximate. Property ID 104.C-0079-01000.0 Location 200 BRIDLE PATH Critical layout or measuirement Owner HEFFERNAN,RYAN 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 IS data presented on this map. Geometry updated 06/09/2025 Data updated on a daily basis, 35 Ifo Abutter to Abutter(} Building Dept. ( } Conservation (X) Zoning ( ) TOWN OF NORTH ANDOVER ABUTTER LIST REQUIREMENT., MGL 40A,Section 11 states in part"Parties in interest as used in this chapter shall mean the petitioner, abutters,owners of land directly opposite on any public or private way,and abutters to abutters within three hundred(300)feet of the property fine of the pettitioner 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 board of the city or town,and the planning board of every abutting city or town." SUBJECT PARCEL LOCATION OWNER ADDRESS TOWN STA TE ZIP 104.C-0079-0000.0 200 BRIDLE PATH RYAN HEFFERNAN 200 BRIDLE PATH NORTH ANDOVER MA 01845 PARCEL ID LOCA TION OWNER ADDRESS CITY STATE ZIP 064.0-0002-0000.0 137 BRENTWOOD CIRCLE HSIU MEI CHU LIVING TRUST 137 BRENTWOO❑CIRCLE NORTH ANDOVER MA 01845 064.0-0038-0000.0 15 TIMBER LANE ALLYSON FOURNIER 15 TIMBER LANE NORTH ANDOVER MA 01845 064.0-0039-0000.0 30 TIMBER LANE 30 TIMER LANE REALTY TRUST 30 TIMBER LANE NORTH ANDOVER MA 01845 064.0-0040-0000.0 22 TIMBER LANE NOVELLO,PETER ADRIAAN 22 TIMBER LANE NORTH ANDOVER MA 01845 064.0-0074-0000.0 245 BRIDLE PATH DENISE J.GRASSO LIVING TRUST 245 BRIDLE PATH NORTH ANDOVER MA 01845 104.C-0014-0000.0 SOUTH BRADFORD STREET SMOLAK,MARTIN 315 SOUTH BRADFORD STREET NORTH ANDOVER MA 01845 104.C-0077-0000.0 172 BRIDLE PATH GOLDMAN,JEFFREY T. 172 BRIDLE PATH NORTH ANDOVER MA 01845 104.C-0078-0000.0 194 BRIDLE PATH TOWN OF NORTH ANDOVER 120 MAIN STREET NORTH ANDOVER MA 01845 104.C-0080-0000.0 224 BRIDLE PATH CLY-KWY NOMINEE REALTY TRUSS 224 BRIDLE PATH NORTH ANDOVER MA 01845 104.C-0081-0000.0 236 BRIDLE PATH CINCOTTA,CARL J. 236 BRIDLE PATH NORTH ANDOVER MA 01845 104.C-0082-0000.0 250 BRIDLE PATH KUCHARZYK,HENRY PO BOX 1701 LOWELL MA 01853 104.C-0084-0000.0 225 BRIDLE PATH CHECKOWAY,GAYNOR 225 BRIDLE PATH NORTH ANDOVER MA 01845 104.C-0085-0000.0 195 BRIDLE PATH ERCOLINI,KATHLEEN E 195 BRIDLE PATH NORTH ANDOVER MA 01845 104.C-0086-0000.0 165 BRIDLE PATH RYAN A.SECAN LIVING TRUST 165 BRIDLE PATH NORTH ANDOVER MA 01845 am peering on the wjif-es that then � h� rice Of rep prd� of the Asset CWified hY, 064.0-0002-0000.0 064.0-0038-0000.0 064.0-0039-0000.0 HSIU MEI CHU LIVING TRUST HSIU MEI CHU,TR ALLYSON FOURNIER 30 TIMER LANE REALTY TRUST P D&E M 137 BRENTWOOD CIRCLE 15 TIMBER LANE MATZOURANIS,TRS NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845 30 TIMBER LANE NORTH ANDOVER,MA 01845 064.0-0040-0000.0 064.0-0074-0000.0 104.C-0014-0000.0 NOVELLO,PETER ADRIAAN CHANDHOKE, DENISE J.GRASSO LIVING TRUST SMOLAK,MARTIN HELEN R&H MICHAEL SMOLAK BRIDGETTE KRISHNA 245 BRIDLE PATH 315 SOUTH BRADFORD STREET 22 TIMBER LANE NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845 104.C-0077-0000.0 104.C-0078-0000.0 104.C-0080-0000.0 GOLDMAN,JEFFREY T.GOLDMAN,KIMBERLYJ, TOWN OF NORTH ANDOVER CLY-KWY NOMINEE REALTY TRUST C L&K W 172 BRIDLE PATH 120 MAIN STREET YAM EEN,TRS NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845 224 BRIDLE PATH NORTH ANDOVER,MA 01845 104.C-0081-0000.0 104.C-0082-0000.0 104.C-0084-0000.0 CINCOTTA,CARL J.CINCOTTA,LISA J. KUCHARZYK,HENRY CHECKOWAY,GAYNOR NOLETTE,THOMAS 236 BRIDLE PATH PO BOX 1701 225 BRIDLE PATH NORTH ANDOVER,MA 01845 LOWELL,MA 01853 NORTH ANDOVER,MA 01845 104.C-0085-0000.0 104.C-0086-0000.0 ERCOLINI,KATHLEEN E RYAN A.SECAN LIVING TRUST KARA M.SCHMITT 195 BRIDLE PATH SECAN LIV TRST NORTH ANDOVER,MA 01845 165 BRIDLE PATH NORTH ANDOVER,MA 01845