HomeMy WebLinkAboutDecision - 158 COACHMANS LANE 9/10/2003 Town of North Andover
Office of the Planning Department 10
Community Development and Services Division
27 Charles Street
North Andover,Massachusetts 01845 ACH
Town Planner: http://www.townofnorthandover.com P (978) 688-9535
J.Justin Woods jwoods@townofnorthandover.com F (978) 688-9542
NOTICE OF DECISION
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158 Coachman's Lane Assessors Map 64,Lot 65
Special Permit-Watershed Protection District Registry Book 4091,Page 43
The public hearing on the above referenced application was opened and closed by the North Andover Planning
Board on September 9, 2003. Bob Daley, PE, of Merrimack Engineering Services, appeared on behalf of the
petitioner,Arthur Watson,AF Watson General Contracting and owners,H.Dean and Deborah Boudreau.
On September 9, 2003, Nardella made, and Schwarz seconded, a motion to grant a Watershed Special
Permit to allow for the construction of a 181 x 221 family room addition with an 18 x 13 porch at first
floor level in the Non-Disturbance Zone of the Watershed Protection District,under the requirements of
Section 4.136 & 10.3 of the North Andover Zoning Bylaw. This Special Permit was requested by the by
Arthur Watson, AF Watson General Contracting, 3 Edgemont Street, Derry, NH 03038. The original
application, excluding revised documentation, as cited herein, was filed with the Planning Board on submitted
on July 23, 2003 with subsequent submittals on file. The applicant submitted a complete application, which
was noticed and reviewed in accordance with Section 10.52 of the Town of North Andover Zoning Bylaw and
MGL Chapter 40A, Section 9. The motion to approve was subject to the FINDINGS OF FACTS and
SPECIAL CONDITIONS set forth in Appendix A to this decision.
The Planning Board voted on the motion by a vote of 5 in favor to 0 against. A special permit issued by a
special permit granting authority requires a vote of at least four members of a five-member board. See MGL
Chapter 40A, Section 9 and Section 10.3(5)of the Town of North Andover Zoning Bylaw. Accordingly,the
Application for the Site Plan Special Permit is approved with the attached conditions.
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.
Respectfully Submitted:
J.6! n Woods,Town Planner
C for the North Andover Planning Board:
"s, Alberto Angles,Chairman
George White,Vice Chairman
Felipe Schwarz,Clerk
John Simons
Richard Nardella
James Phinney,Associate Member
BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535
158 Coachman's Lane
Watershed Protection District
September 10,2003
Page 2 of 3
Appendix A
In accordance with 4.133 the Planning Board makes the finding that the intent of the Bylaw,as well as its specific
criteria,are met. Specifically the Planning Board makes the following FINDINGS OF FACT:
L 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 existing dwelling is connected to the Town sewer system.
b) A deed restriction will be placed limiting the types of fertilizers that can be used on the site.
c) The topography of the site will not be altered substantially.
d) The limit of clearing is restricted to the minimum necessary to construct the proposed attached breezeway
and two stall garage;
e) Certification has been provided by a registered professional engineer that the addition will not have an
effect on the quality or quantity of runoff entering the watershed protection district.
f) The proposed additions account for a 22%increase in gross floor area. This does not include the 18 x
13 porch because it is a non-heated living space.
g) The construction has been reviewed by the town's outside engineering consultant, VHB, and with the
application of the erosion control and use of organic low nitrogen fertilizers,there will be no degradation
to the quality or quanity of water in or entering Lake Cochichewick or any wetlands.
2. There is no reasonable alternative location outside the Non-Disturbance Buffer Zone for any discharge,
structure or activity.
In accordance with Section 10.31 of the North Andover Zoning Bylaw,the Planning Board makes the following
FINDINGS OF FACT:
1. The specific site is an appropriate location for the proposed use as all feasible storm water and erosion controls
have been placed on the site;
2. The use will not adversely affect the neighborhood as the lot is located in a residential zone;
3. There will be no nuisance or serious hazard to vehicles or pedestrians;
4. Adequate and appropriate facilities are provided for the proper operation of the proposed use;
5. 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:
1) This decision must be filed with the North Essex Registry of Deeds. The following information is included as
part of this decision:
a) Plan titled: Site Plan of Land in North Andover,MA
Prepared for: Deborah Boudreau, 158 Coachman's Ln,North Andover,MA 01845
Prepared by: Merrimack Engineering Services
66 Park Street
Andover,MA 01810
Scale: 1"=20'
Date: August 28,2003
BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535
158 Coachman's Lane
Watershed Protection District
September 10,2003
Page 3 of 3
b) The Town Planner shall approve any changes made to these plans. Any changes deemed substantial
by the Town Planner would require a public hearing and modification by the Planning Board.
2) Prior to issuance of a building permit:
a) A performance guarantee of three thousand ($3,000) dollars in the form of a check made out to the
Town of North Andover must be posted to insure that construction 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) All erosion control measures as shown on the plan must be in place and reviewed by the Town Planner.
c) No pesticides, fertilizers or chemicals shall be used in lawn care or maintenance. The applicant shall
incorporate this condition as a deed restriction and a copy of the recorded deed shall be submitted
to the Town Planner and included in the file.
3) 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 storm water mitigation trenches and other pertinent
site features. This as-built plan shall be submitted to the Town Planner 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.
4) In no instance shall the applicant's proposed construction be allowed to further impact the site other than as
proposed on the plan referenced in Condition# 1.
5) No open burning shall be done except as is permitted during burning season under the Fire Department
regulations.
6) The Contractor shall contact Dig Safe at least 72 hours prior to commencing excavation.
7) The provisions of this conditional approval shall apply to and be binding upon the applicant, its employees
and all successors and assigns in interest or control.
8) This permit shall be deemed to have lapsed after a two-(2)year period from the date September 10,2003 on
which the Special Permit was issued,unless substantial use or construction has commenced.
CC. Conservation Administrator
Director of Public Works
Health Administrator
Building Inspector
Police Chief
Fire Chief
Applicant
Engineer
Abutters
Assessor
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BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535