HomeMy WebLinkAbout2025-05-06 Planning Board Minutes • 17- U 2,6--
Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chair � Sean Kevlahan
John Simons Clrr'istoplrer ICoskor es
Date Kelly,Associate
Peter I3oyrrtorr
Tuesday May 6 2025 7 .m. 120 Main Street— Tolvrt Hall North Andover MA 01845
1 Present: E. Goldberg,P.Boynton, S. Kevlahan,K. Kelly,Associate
2 Absent: C. Koskores,J. Simons
3 Staff Present: J. Enright
4
5 E. Goldman Chairman:The Planning Board meeting for May 6,2025,was called to order at 7 p.m. Items this evening
6 requiring a majority vote will involve three members.The next Planning Board meeting will be held prior to Town Meeting in
7 the NAHS Athletics Conference Room (#1131) rr 6 p.m.where we will vote on any open Town Meeting items.
8
9 CONTINUED PUBLIC HEARINGS
10 Annual Town Meeting Zoniug Bylaw Amendment Articles.-
Article 22: Accessory Dwelling Unit
12 • Article 23: Limited Site Plan Review
13 • Article 24: Family Suite—zoning bylaw Article 2 and Article 4
14 • Article 25: Floodplai.n District
15 • Article 26: Historic Barn Overlay District
16 (Continued-no evidence heard-to the May 13,2025 Planning Board meeting)
17
18 Planning Board Report:
19 • Article 8: Water capital improvements—debt authorization
20 (Continued to the May 13,2025 Planning Board meeting)
21
22 ANR PLAN
23 49,Sutton Hill Road,Robert and Pauline Kellan: The Form A plan proposes to subdivide Map 97 Lot 15(49 Sutton Hill
24 Road)into three buildable lots. One of which has an existing dwelling on it.The property is located in the Residential 3
25 zoning district.
26 J.Enright:This is a 2.7-acre parcel of land located at the corner of Sutton Hill Rd. and Heath Rd.The plan meets frontage,
27 access to frontage, lot size, and lot width requirements. Described the plan. Vast majority of all three lots are outside the
28 Watershed Protection District.
29 MOTION: S. Kevlahan made a motion to approve the Form A plan for 49 Sutton Hill Road and direct the Planner to sign the
30 Form A plan for 49 Sutton Hill Road. P.Boynton seconded the motion.The vote was 3-0,unanimous in favor.
31
32 922 Dale,Street: The Form A plan proposes to subdivide Map 104.A Lot 61 (922 Dale Street)into two buildable lots,one has
33 a dwelling on it. The property is located in the Residential I zoning district.
34 J.Enright: This is a 5.2-acre parcel of land located at the corner of Dale and Winter Street in the R-1 zoning district,which
35 requires a minimum of 2-acres. Applicant was granted a variance from ZBA for Contiguous Buildable Area(CBA).The
36 request for variance was 3,457 SF and the proposed CBA is approx. 61,900 SF which is 71%;it requires 75%,or 65,340 SF.
37 The plan includes Note#7—referencing the recorded variance.
38 E.Goldberg: The lots are now valid as buildable lots.
39 1, Enright:Described new lot location;rear portion is part of new lot in order to gain the 2-acre minimum. Existing dwelling
40 is on lot one which contains the wetlands and fronts on Dale St.; lot 2 to be built on.Property meets zoning for frontage,
41 access to frontage, lot size and lot width requirements.
42 MOTION: S. Kevlahan made a motion to approve the Form A plan for 922 Dale Street and direct the Planner to sign the
43 Form A plan for 922 Dale Street. P. Boynton seconded the motion.The vote was 3-0,unanimous in favor.
44
45 PUBLIC MIEETING
46 Preliminary Subdivision Plan and Pre-Application.Conference for a proposed Planned Residential Development,LRC
47 Builders,LLC: Proposed three(3) lot Preliminary Subdivision,"Stonecleave Estates". The locus consists of Assessor Map
48 104B Lots 139, 140,and 141 (approximately 13.25 acres). The property is located in the Residential I zoning district.
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Town of North Andover" j
PLANNING BOARD
Eitan Goldberg, Chair � n, Sean Kevlalian
Christopher ICoskores
John Sirnroris
Peter Boynton Date Kelly,Associate �
1
Tuesday May 6, 2025 a, 7 P.m., 120 Mairr Street— Town Hall,North Andover, MA 0184
49 J. Enright:This is a public meeting versus a public hearing;abutter notification was not required. Approval of a preliminary
50 subdivision plan does not constitute approval of the subdivision;preliminary plan cannot be recorded at the Registry or Land
51 Court. Submission enables applicant, the Board and other municipal agencies to provide comment regarding the proposed
52 plan.Preliminary discussion does not bind the applicant or Board.Dimensional table on the cover sheet is theoretical,hones
53 are not yet sited on their respective lots, layout of storm and surface drainage system is not complete.No areas of the plan
54 depict Floodplain.Development will require septic systems and wells.Typically,the process starts with a preliminary plan,
55 the Board tends to deny the preliminary and a definitive plan follows.The applicant has indicated they are proposing that the
56 intent of this plan is to gain consent that the lot can yield 3-buildable lots and then the applicant intends to file a Site Plan for a
57 Planned Residential Development(PRD).PRDs may be filed tinder a Subdivision which is typical,or a Site Plan.Procedures
58 that apply include the Board's review of a Preliminary PRD Plan and a scheduled Pre-application Conference.This meeting is
59 intended to satisfy both of these requirements.
60 P.Boynton: The Board previously discussed various types of preliminary meetings where abutters are not notified and the
61 Board discussed that projects of a certain size should ensure abutters are aware. Questioned whether this project is of that size
62 and location.
63 E. Goldberg: Project does not apply. This meeting qualifies as a required public meeting for a Preliminary Plan which counts
64 as the beginning of the PRD process.
65 Ben Osgood,Jr. PE Ranger Engineering Group on behalf of LRC Builders: Presented existing conditions;property spans
66 Duncan Drive and Stonecleave Rd. Property encompasses 3 existing lots;one lot is 11.25 acres,another is 1.06 and the third
67 lot is 1-acre; total is 13.31 acres. Lots were configured when the zoning bylaw in this area was one-acre in the early 80's.
68 There is frontage on Stonecleave Rd.with an isolated wetland in the front which is a protectable wetland under town
69 regulations. There are also wetlands to the rear which run out to Duncan Dr. Showed Preliminary Subdivision with each lot
70 having 2 acres minimum and required buildable area.Roadway is a 50 ft. layout 24-26 ft. of pavement;cul-de-sac is properly
71 sized per subdivision regulations. Showed approximated drainage system. Plans purpose is to prove we can develop 3 lots;
72 houses have not been placed on the plan yet. Showed grading and drainage;topography is humps and hummocks. Grade of
73 the road is 5%;estimates 5-6 acres of clearing. Yield plan meets all regulations for 3-lots. Showed alternative Planned
74 Residential Development Preliminary Plan with 3.2 acres of disturbed area adequate for wells and septic placement;described
75 ]low stormwater would be designed under tine regulations.A 20 ft. common roadway services 3 homes. Cul-de-sac is 90 ft. in
76 diameter(100 ft.regd.under Subdivision Regulations)allowing fire vehicles to get up the road and make the turning radius.
77 There is no town water in this area thus fire access is important.
78 J.Enright: Confirmed PRD Plan would meet Open Space requirements; an NOI needs to be filed with Conservation.
79 B. Osgood: There is more Open Space than is required evert with the wetlands. We are out of the buffer zone,75 ft. from
80 wetlands with our closest clearing.
81 S. Kevlalian: Requested an explanation of the 30' Right-of-Way shown on the plan.
82 B. Osgood: There is an existing driveway that provides access to a horse boarding facility.This piece of land stecnnied from
83 the farm that was located there.
84 J. Enright: Questions whether existing driveway area can be included in the required Conservation Restriction Open Space
85 area.
86 B. Osgood: The Open Space may be divided according to the opinion of the Planning Board. Public access would need to be
87 provided to that under this PRD.
88 S,Kevlahan: Questioned whether any setbacks from the Right-of-Way are required.
89 J. Enright: The PRD has very limited setback requirements. Explained tine side setback requirements.
90 B.Osgood: There is a 50 ft. buffer around the parcel with no houses or driveways in it;benefitting direct abutters.
91 E. Goldberg: Generally,we don't have setbacks from the Right-of-Way other than you can't interfere with them.
92 B. Osgood: Septic and wells will be individual and require a 100 ft.radius around them;they all meet this.A Homeowners
93 Agreement is anticipated for stormwater maintenance, O&M Plan,plowing,general maintenance,etc.
94 E. Goldberg: Suggested moving forward. This development is for 3 single-family homes,no inclusionary zoning.
95 MOTION: S.Kevlalian made a motion to deny the application for Preliminary Subdivision approval for Stonecleave Estates.
96 P.Boynton seconded the motion. The vote was 3-0,unanimous in favor.
97
98 DISCUSSION ITEMS
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Town of North Andover
PLANNING BOARD
Eita►t Goldberg, Chair Seart I�evlalrart
` �w ` {�'�; • Christopher Itos{cores
John Simons •
Peter Boynton Kate Kelly,Associate
Tuesday May 6, 2025 t(r7 7 pan., 120 Main Street-- Town Hall,North Andover, MA 01845
99 Intersection Osgood St/Great Pond Road,Town of North Andover Department of Public Works: Request for Waiver of
100 a Watershed Special Permit to allow for geometric modifications to the intersection of the Osgood Street/Great Pond Road
101 intersection,new sidewalks,and installing signalized crosswalks on all approaches to the signal,utility system adjustments,
102 drainage system modifications, signs,pavement markings,and pavement milling overlay.
103 J. Enright:A Notice of Intent has been filed with Conservation;hearing has opened.This request is for a waiver of Watershed
104 Special Permit.Explained a stormwater peer review escrow account is being established through the Conservation
105 Commission,
106 Jake Carmody,PE-Senior Project Manager,Vanasse Associates:The firm has been working with Planning&DPW on
107 sidewalk improvements for this intersection. Showed location plan which is surrounded by growing commercial,retail,multi-
108 family residential and recreational spaces. Sidewalk improvements were constructed to the north in 2018,MassWorks Project
109 funded along with sidewalks south of the intersection including Sutton Street. This project, located in the middle,closes the
110 gap in the network between north and south.Project will construct a sidewalk leading to the renovated boat launch area along
111 Great Pond Road,terminating at the entryway. Signalized crosswalks will be added.Heading north the right tram slip lane is
112 moved closer to the intersection for slower movement of vehicles. Geometric improvements to Osgood Street include pulling
113 the street closer to Butcher Boy slightly;back of new sidewalk to run parallel to existing guardrail. MassDOT has the portion
114 of the project on Osgood Street;permit is near completion.They will review and issue a permit based on the improvements.
115 With the permit and town approvals the project will go out for bid. The project is being funded by a MassWorks grant
116 awarded to Town and to be spent by.tune 2026. MassDOT process takes about a year and we are nearing the end of that and
117 need to begin construction.
118 P. Boynton: Expressed concern for location being almost in the lake; it is the only significant large intersection immediately
119 adjacent to the lake,the sole source of drinking water. Confident DPW is a good steward;run the water plant.This Board is
120 the only special permit granting authority and to have no oversight is risky.
121 E. Goldberg: We could deny the waiver request and ask they submit a Watershed Special Permit application;receive a copy
122 of the stor€nwater peer review. We could condition the waiver based on a stormwater peer review approved through
123 Conservation Commission. If waived,doubted the Board could sign off on the peer review. Researched verbiage on waiver of
124 a Special Permit confirming a special permit is required even if no structure is built.
125 J.J. Car�rnody:Total project has .17 acres of additional impervious area within project limits. We reduced some of the pavement
126 that exists on Osgood Street and the right turn slip lane onto Great Pond Road shrinks down. A bio-retention garden
127 improving water quality runoff is added to north corner of intersection.
128 S.Kevlahan: Agrees proximity to the lake and net addition of impervious surface makes it difficult to grant a waiver.
129 K.Kelly:Noted in full disclosure,she is an abutter to this project,but doesn't have a conflict.)
130 MOTION: S.Kevlahan made a motion to deny the request for a Waiver for the Intersection at Osgood Street&Great Pond
131 Road, P. Boynton seconded the motion.The vote was 2-1,(E.Goldberg opposed).
132
133 1450 Osgood Street,Anmzon.corn Services LLC on behalf of owner,Osgood RT—125 Project,DST: Request for
134 Insubstantial Change(to the May 20,2020 Site Plan Review, Parking,Common Driveway,Building Height,and Floor Area
135 Ratio Special Permits,which was amended by a Notice of Decision(Modification)dated October 6,2020 and an Insubstantial
136 Change dated October 3,2023)to allow for approval to convert an existing row of parking spaces into a designated drop-off
137 and pick-up area.
138 J. Enright: We received a letter of authorization from the property owner.The ownership entity changed from Osgood RT-125
139 Project, LLC to DST.NAFD has reviewed they have no concerns with what is shown on the plan,providing no additional
140 speed bumps are being added to the parking lot,impeding their access.
141 Frank Holmes,Langan Engineering: Shift changes have became problematic as there are a lot of cars lined up in the middle of
142 the roadway causing safety concerns. From a safety standpoint, a designated area is to be created for drop offs and pickups.
143 MOTION: S. Kevlahan made a motion to approve the request for Insubstantial Change for 1450 Osgood Street. P. Boynton
144 seconded the motion.The vote was 3-0,unanimous in favor.
145
146 MLCTING MINUTES: Approval of the April 15,2025 meeting minutes.
147 MOTION: P. Boynton made a motion to accept the minutes for April 15,2025. S. Kevlahan seconded the motion. The vote
148 was 3-0,unanimous in favor.
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Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chair Sean Ifevlalran
• q John Simons Chi
John
•
Peter BoyntonKate Kelly,Associate
i
Tuesday May 6, 2025 a, 7 p.m., 120 Hain Street— Town Hall,North Andover, MA 01845
149
150 E.Goldberg: Planning will meet next week May 13,2025 at 6 p.ni, in the NAHS Athletic Conference Room#1131,to review
151 any Town Meeting items that remain open.
152
153 MEETING ADJOURNMENT:
154 MOTION: P.Boynton made a motion to adjourn the meeting.The motion was seconded by S. Kevlahan.The vote was 3-0,
155 unanimous in favor. Meeting adjourned r@ 8:06 p.m.
156
157 MEETING MATERIALS: Planning Board Meeting Agenda May 6,2025,DRAFT Planning Board Meeting Minutes April 15,2025;
158 Staff Report:250506 Staff Report;49 Sutton Hill Road Robert and Pauline Kellar:ANR Plan Application;922 Dale Street:
159 250505 Plan of Land(ANR),ANR application,Recorded CBA Variance;Annual Town Meeting Zoning Bylaw Amendment Articles:
160 2025 Final Planning Board Report in Warrant,250513 Final Planning Board Report;Preliminary Subdivision Plan and Pre-Application
161 Conference for a proposed Planned Residential Development,LRC Builders,LLC:Department Review:250423 Conservation
162 Comment,2025-04-21-S1'ONECLEAVE PRD PLAN,250415 Preliminary Subdivision Plan,250417 Letter of Authorization,,250506
163 Dratl Preliminary Subdivision Decision—Stonecleave Estates,Color Slonecleave PRD Plan,Deed— 17919 Page 10,Form B—Preliminary
164 Subdiv Application;Intersection Osgood St/Great Pond Road,Town of North Andover Department of Public Works:01--2025 0425
165 Revised PS&E Design Plans,20250410-NOI-VAI_Osgood_Street—Improvements—.r,WSP_Waiver Request; 1450 Osgood Street,
166 Amazon.com Services LLC on behalf of owner,Osgood RT—125 Project,LLC:62a.Osgood RT-125 Project DST—Certificate of
167 Formation,Certificate,250409 Insubstantial Change Request,Letter of Authorization;Planning Board Report: 2025 Final Planning Board
168 Report in Warrant,250513 Final Planning Board Report,
169
170
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