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Home My WebLink About2025-10-07 Abutter Comment LSPR 1 0/6/251 9:17 AM Town of North Andover Mail-Support for Marble Fridge Winery VfR 2 6 II Jean Enright" jen rig h @noart andoverma.gov> -'rTOT07717111 Support f Marble Ridge Winery judmarl@aol.com <judmar1 aol.corn> Moir, Oct 61 2025 at :13 AM To. "jen rig ht@rrortharrdoverma. ov" <jenr ht@ north andolverrna.gov> Dear Members of the forth Andover PlanningBoard: We are writing as direct neighbors of Marble Ridge l'in r , living directly across the street. When Brig and Cassiie first came to speak with us about their plans for the property, we were skeptical and had several concerns. We didn't want to see the area turn into a mini Smolak Farms with large crowds, noise, or heavy traffic. We also worried about parking and the overall impact on the neighborhood. To their credit, brig and Cass e were completely transparent from the start. They explained their plans clearly and have followed through exactly as they said they would. over time, our concerns have been put to rest. They are a young couple working hard to make their family's land viable, and they do so with care and respect for both the property and their neighbors. They live on-site, take excellent care of the land, and are very approachable. If we ever have a concern, we can simply walk across the street, call, or email there. To date, there have been no issues. In fact, we see more disruption from oars turning around in our driveway because of misplaced signage at the intersection than we d from any winery activity. We understand that the Planning Board recently granted temporary relief allowing Marble Fridge Winery to resume full operations while its site plan and permanent pouring permit are finalized. From our perspective as close neighbors, we strongly support making that relief permanent The winery has added to the character of the neighborhood without changing its feel. It's encouraging to see a small, family-run operation contributing positively to the town in such a thoughtful, responsible way. Brig and Cassie represent exactly the kind of entrepreneurship and stewardship North Andover should support. It's not easy for younger families to make a life here, and their commitment to sustaining family farmland strengthens both the to n's character and its future. Encouraging their success sends a positive message that Forth Andover values responsible growth and the people who work hard to preserve its rural roots. We appreciate that the Board is beings careful about balancing community interests. Reasonable limits on event hours for example, no, amplified music after a certain time snake sense. But Brig and Cassie have demonstrated that they can operate respectfully and in keeping with the agricultural purpose of their land. We hope you will allover them to continue doing so without unnecessary restrictions that could make it difficult for their business to succeed. Sincerely, .Judi Luciano & Brian Seigel 28 Marbleridge Road https://mail.google.com/mail/u/O/?ik=7c2eff6265&view= se rch II p rmm!sgid m g f;1, 523 40 555010852&si pl=msg-:1845235408555 10 52 1/1 9/30/251 9:21 AM Town of North Andover Mail Parking at Marble Ridge vinery risTR NoKfl; x N; F F r .r Jean Enright<jenrig t@ r h n urm .gov rarking at Marble Winery Nancy Leland <nanje @verizonYnet- Tue, Sep 30, 2025,at 8:28 AM To: Jean Enright<jen rig ht@northandaverrna.gov> Jean, Thank you for meeting with nee yesterday.Attached is the photo of the designated parking area as submitted to the planning beard, as well as photos of parking that was observed on Saturday,(91271. l have additional photos of similar parking that was observed on Friday 16 and Sunday 9128}. 5 attachments PI }Ili II i o Marble Ridge Winery designated parking spaces.Jpg l 2538 n ✓ y� L d 017o✓� f.11Iw' rJN^ ! Marble Ridge Winery parked scars#I.jPg 4184K �1 F J 1yjJ�li 9�o/yy//// ;0��,T�/r i l �rii✓P� Illy✓/1/al i !j s/�l!ki �ii�% /rrf✓f I/�'�%l'r/p�r�l /J/ aril r,r i y i r rH IM I Marble Ridge Winery harked {cars,#2.jp 1 1 K r https://mail..google. om/m:,all/u/01/ ik 7c2eff6265&vi'ew pt&search all&permmsgid rm f.1344691917774643137&simpi rnsg f,134469r1917774643137 1/2 9/30/2519:21 AM Yawn of North Andover Mail'--Parking at Marble Midge Winery it I I i I Marble Ridge Winery parked cars 3.jpg 1 33K l T� Marble Ridge Winery parked cars 4 jp'g 1426 K tts:/ , o eco g'i = ce885 'e e �c e, s _ 8 6gg 683 s' = -w3 l� � .lrr��il,g gl rnlrn��llul l M�� 2 2 &�� vv �t&,s �r � all�p rrnrr� g�Nd � �w�l 44 1 1?�?�- 4 1 � Nml � .18446919177746431 ?" 212 Members of the Planning Board Town of North Andover, MA Re:Application for Limited Site Plan Reviews Marble Ridge Winery Dear members of the Planning Board, I respectfully submit my comments and concerns regarding this application, as 1 am unable to attend the public hearing scheduled for September101h. Owners i p Legal notice shows owner of the subject property(Map 37.0 Lot 11 and Map 37.0 Lot 55) as Marble Ridge LLC.Town property record card shows Parcel ID 037.C--0011-0000.0 as being owned by Marble Ridge LLC, and Parcel I D 037.C-0055-0000.0 as owned by 1=lbridge C. Leland i!. Should there have been two separate applications for this proposed use, for Lot 11 (2.3524 acres) and Lot 50 (2.6656 acres),where Lot 11 supports the"accessory uses"and Lot56 supports the viticulture operations? T e rtifi cate of Use&Occupancy-- 1) Schedule of Activities This allows business use for wine tasting for normal operations and 5 scheduled larger events (August 17, September0, September12, September19 and October 23).On the Marble Ridge Winery website under Events, Fall Solstice:Tarot Card Reading and Wine Tasting is scheduled for September26, and Witchcraft and Wine scheduled for October 4- 25, apparently in violation of the temporary CO. (See website screen shot) 2} Cuff street parking Parking plan submitted with this application show 35 total spaces for normal operations (10 cars with maximum occupancy of 20 people)and events (79 cars with maximum occupancy of 83 people). During the September 8, 2025 Wedding shower, parking was being allowed on grassed areas not included in the parking plan, most notably along Great Pond Road. Should a new parking plan be submitted that reflects the parking provided for events,with an additional 44 spaces? If expanded parking is allowed, appropriate screening should be provided to preserve the residential nature of the area. M G L h.ap 40 ._S 3 To meet the exemption for viticulture operations, Marble Ridge winery has to meet the 25% products for sale, based on either gross sales dollars or volume, have been produced by the owner, or at least 25%of such products...and at Least an additional 50% of such products for sale have been produced in Massachusetts. Marble Ridge winery uses California sourced grapes, in addition to their own,to make their wines. (See website screen shot). Northshore Magazine article (5/21/24) interview with Elbridge Leland ii indicates they bottle about 3,000 cases of wine a year(See copy of article). The ble 'd e - r'to rism checklist.. assac usetts Department of A r'c Ltur l eso ces 0--05 September 14 201 The Commercial Aspects:A property may meet the basic threshold of agriculture, but stiLL may not be considered commercial agriculture where revenues from supplernentaL agro- tourisrn activities predominate over agricultural revenues What percentage of the revenues from the property is generated from commercial agricultural activities as opposed to revenue derived from the supplemental agritourism activities?More than 50% of revenue from wine production. What is the potential for improving the economic viability of the enterprise for continued use in connection with the suppLernental agritourism activity?without agri-otourisrn, maintaining the property as a farm is infeasible. The responses seem inconsistent with each other. is it possible that the property not be considered commercial agriculture based upon revenues? Now frequently should this revenue assessment be conducted to ensure the property meets requirements??Since this is a relatively new operation, should be expect that revenues from accessory uses increases overtime? .0 Q m p[I a n c e wi t h C h a pte r 19.5-.(ZQ.ni ). Article 4. Part 2.. 105-4.2 F(5)The sale of products of viticulture, as well as accessory or customary items, by any person who is primarily engagedin any of the above activities.The operation must be on at least 10 contiguous acres. Please see comments under ownership.Why is this property not subject to this zoning requirement? Respectfully su b 'tted, Nancy Lelan ustee, 270 Great Pond Road Marble Ridge Winery M r b I Ago'& rA North(Andover, MBA• winery • ` North shore's Destination Winery Award-winning Wines & Unforgettable Experiences Enjoy wine tastings, private events, and luxurious guesthouse stays in a stunning New England setting. 21+ only. No children unless Family Day, T(( Reservations z Eve vits Reservation Wine Relax and enjoy a 5-variety wine tasting at our historic 17th century farm winery.You'll receive E sarnp... More s y Prepaid reservation for parties of 1 to S E3 $25 per person Reservation Large Party Wine Tasting Relax and enjoy a 5-variety wine tasting at our historic 17th, century farm winery.You'll receive samp... More Y Prepaid reservation for parties of 9 to 25 Oo $25 per person Event Fall Solstice, Tarot Card Reading and Wine Tasting Join us Friday, September 26th to celebrate Fall and New Beginnings after the Fall Solstice fora wine.., More M Friday, Sep 26,, 2025 Multiple times, starting at 4:00 PM M Starting at $58 per ticket Event Witchcraft and Wine Immersive Walking Tour and Wine Tasting Join us for a Witchcraft & Wine Immersive Walking Tour through the historic Marble Ridge Farm. Sip 1AInir 114 n r o- 7:aa PM _ 8:3a PM D Starting at $53 per ticket 3 � Witchcraft and W rImmesive ng Tour and W'i n e Ta st"i n g Join us for a Witchcraft &Mine lmmersive Walking Tour through the historic Marble Ridge Farm. sip wor... More ... .... ....:.................... .........................:::::.:: Sul i i d i s between dt� �hd Octa 5, (D Multiple times ED Starting at $53 per ticket f , Hours and local'ion 111 Marble Ridge... View larger map spa ant St Marble Ridge Winery a� Marble Ridge Winery : 271 Great Pond Road iNorth Andover, 1 A 01845 Parking: Can-site +1 978-219-4 45 Email Marble Ridge Whiery „http: vmw.marbleridgew'inery.com View menu frequently ast(ed questimis Closed today v ,; I-lorne. ve Ft"ESERVE YOUR CALL AHEAD TO RESERVE W lim"E Tl AST I N G ONLINE Y,n,,.l.UR WINE TASTING o r } r t;_�t'',,�' € �I�t.'�4 lit-�I �� `>1 i� ��.�.`� ,t�`, � 1`t'j•(I' � a f 2023 20 023 2022 Dry Sauvignon Chardonnay S*-tarkfing Rose' Blanc Rose'�-o,00 �� $ 42.00 USD 37,00 USD 45.00 USD Purchase online for pickup at winery or complimentary local deliver ', o rn e ram o rn e ( oh ............... ........... l... Check Oixk Our Ins-la.agaarn Enter Your Err Horyle v os 71: Horne . ., , 11 - . = LOG IN(HTTPS:/IWWW.NSHOREMAG.COM/LOGIN/) Q .(Liljp.,��l/%v%-vw.iishoreiiiag.coni) . . . . . 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'....%�%.�r.!:: .... �... .... / ,.. � . I ' 0 a m -' -' * New Winery WV , i'th Overnight Stays Drings reolw%le 6� ,% TV 14 i MN p FE . lift IT, N logether i*n ... lorth Andover N MISSA RUSSELL(ItTIPS!/A'A'A'I.tiSl4OnEhiAO.CO�VAUTIfOrIg,IE LIS SARUSSE1 x MAY 21.2024 When you think of New England,wine and winemaking aren't the first things that come to mind.Sure,there are tons of microbreweries,but with few exceptions,the region Isn't known for its"terrolr,"that Is,the environmental factors that give wine grapes their distinctive character. Elbridge"Brig"Leland ll didn't let a little thing like terroir stand in his way. A native of North Andover,Leland wanted to create a destination on the farmland owned by his family since the 1 ggos,one that would be an asset to the community and bring people together to celebrate,learn,and relax, His passion project,the boutique Marble Ridge Winery,has been open to the public for a few years,and Is attracting guests eager to enjoy handcrafted, small-batch wines,celebrate special events,and luxuriate In tastefully appointed guest houses for a night,a weekend,or even longer. s r �N^ :,,.. a w. 'r I I ........:...:..�............, ..:. .. -Cam!:.... ... .. ....... ... ..... ..:.::::... ....:....y. fi ............ 'z ...... ........ .p. .. 5....,;.�......... • .::... �III 61. 1c � ..:....:..sr n...:.�......:::.... ,,��,w,w ....... .. .. R ..:.....:......• :.. ... ... ...ti.. .. .. .......... .!::I' .. .....':+'%� .xN'•'•�.-:..dry, . .....:...:..... :....::.:.:.... r.r. r �:. I �. I Ill k ..... ............:.. 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I I �M - li - •.• r' M'��=:^;•� :'s9h m✓ ...: ...... 9 fi t: - j' I�I i !fir Leland Is the 1 oth-generation owner of land that once stretched from North Andover to Boxford.He grew up on the property,when it was home to dairy cows, crops,and horses.when fie took control of it in 2020,lie began renovating,turning malt barns,ice sheds,and dairy rooms into tasting venues and event spaces.He wanted to keep the farm aspect and decided a winery would be the ideal use for the land,fulfilling his desire to make the family land into a gathering place. "Wine predates Jesus,It has been around forever,"he says,"I felt it was a great prodLIct to offer,and ultimately,it brings people together on this unique property," During the Covid-19 pandemic,Leland consulted with expert winemakers,built a state-of-the-art winery,and,using grapes grown in a certified-sustainable partner vineyard in Napa Valley,California,began with five varieties:sauvignon blanc,chardonnay,ros6,Riesling,and cabernet sauvignon.Another five varieties will be coming out this year,he said,and based on customer feedback,they will be clean,dry,and refreshing. "I felt the need to make a truly exceptional,world-class wine,"he says."if you start with great ingredients,and you've got a great process overseen by master winemakers who have made their careers making wine,then our end product should be world class,5o far,the feedback has been exceptional." s 1' if » / /r r �f i it Oi lr i / u f / rr �ui4�U�yi pir I, n.,, r i of � I It V' 1 r r, y � A o, , r # r, qJ: , / f, ri ,�/,;./n r r �n i i u r f K,.r / 7. �/,1��, a d'� d,?. / / ,✓ �. r,t ,/ C r' i I' r �j W. I' � I r, / R ✓r � Ni iMN it ✓i�t r r l .,.- ru:. 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In response to that need,he remodeled spaces on the property into luxurious guesthouses,featuring ling-sized beds and full kitchens,and mixing modern and antique furnishings that celebrate the family"s connection to the property.A cozy bungalow's glassed-in porch opens to an In-ground wool with outdoor seating, w. w ........... s. M1. .. ....._ .. ... ..........h.. r......y.�.. j q4:—A• rr. _WWWRWO WWI- >ro kp. max:�. �h 4..,.. .:::....:.:... r H. .......... , ..:a.:.... >Y--:fir g� .-:...,............. Mw e:..::.... .......,..-+...,.....gym..........'..>.:::... %.. ...- - ...... .... .. ...... .. .::......:........:....:..:... ....... is .... .......r.....:..:.�:....:,:...:..;::..:. m ............ f.r .......:.....:.... .... ........... y�. r: �r r �aasw, . 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The smallest unit was once Leland's great-grandmother's art studio,and It celebrates the connection with her original art,a stained-glass window commissioned by his grandfather,and original drawings by Jack Frost,brother of poet Robert Frost.The furnishings are modern,cozy,and welcoming,and complimentary wine Castings are included in every stay. "We pay attention to every detail,"Leland says. Leland is planning to expand the operation,but slowly,and with an eye toward enhancing the guest experience.There are plans to grow the vineyard,adding more grape varieties,although he does not expect It to become the core of the winemaking business,Another barn will be renovated,allowing for more events on site. "When Covid ended,people wanted opportunities to get together with people they care about,"he says."They really missed that connection,and they wanted experiences.They wanted something away from the phone and computer and that's what we focus on—great spaces for people to come together." 11 Marbleridge Road,lltor#h Andover,844w801-4 4,mad-Wet•' c,�- fA7_.,.�cn�.��f.tP'g l' egg®�YCO I 9/16/251 6:44 PM1 Town of North Andover Mail-Inquiry on Proposal for 11 Marbleridge Rd ��o-AN �E R Jean Enright<jen rig ht@n rth ndoverma. ov P 5 yPYrrm'.m Inquiry on, Proposal for 11 Marbleridgle Rd yyymywrfU"'^'°"rrr on Joanna belly <joanna,l.kelly@ mail.eom> Tue, Sep 16, 2,025 at 5:37 PM To: Jean Enright<jen rig ht northandoverma,gov> Hi Jean, I just wanted to follow up. Thank you again for all of the information. we've talked with folks and investigated further-we are in full support of what seems to be an incredibly reasonable request at the winery. We can't attend the meeting due to kiddo bedtimes, but we,aree in full support of 11 Marbleridge and their proposal. Further, we feel they and their business are an asset and their proposal seems fair and straightforward.Additionally, we worry about what development could. happen on that land if we don't support folks that are clearly invested in the space and community. Please let me know if there are further questions or concerns.Thank you for all that you do. Best Joanna 5 r narbilerldge Rd, North Andover, MA 01845 [Quoted text hidden] https://mail. acgle.corn/maul/ul/O/?ik=7c2eff6265&view=pt&search=all&plermmsgid=msg-f:1843458134825861254&simpl=msg-f:18434581348258612,54 1/1 10/7/25,9:55 AM Town of North Andover Mail-online Form Submittal:Contact the Planning Department r� taw%o ER Jean Enright cjen rig h nor handoverma.gov> Online or b ittal': Contact the Planning Department 1 message noreply@civicplus.com norepl @c,i ri lus. o Tue Oct 7, 202,E at 9: 5 AM Reply-To: noreply@civicplus.corm To:jenright@northandoverrma.gov, z melcher@northandoverrna.gov, bwolstrormer@northandoverrma.gov Contact the Planning Department Your Name ,Julie Tyler Your Email Subject Marble Ridge winery License Contact ,Jean Enright, Director of Planning, Zach Melcher, Staff Planner, Bonnie wolstromer, Department Assistant Message Hello Planning Board. To whom it may concern, I wanted,to reach out as a neighbor of the Marble Midge Winery. Icy husband, son and I live at 2315 Great . I understand Marble Ridge is seeking an extended license which will increase commerce for their winery and also traffic and patrons in our neighborhood. while we are net directly opposed to extended licensing, we want to make sure some guidelines,and restrictions are clearly defined for the well being of both Marble Ridge Winery as well as the neighborhood. Based on the proposal material shared through the mailing, here are a few questions and concerns our family and other neighbors have drafted; For the appilication and proposal, a definition page would be helpful with clear definitions regarding the following: - "working farrmi" - ""private event space" "vehicle" -"parking space" (ie. is there a standard dimension's or A[ A guideline`,) -""occupancy" (ie. is this only patrons within wall limits or outside as well) Feedback and open questions: - How do the plans for a "'private event space" and "working farm" align with R-I zoning restrictions.Are there restrictions on businesses that can be operated within 1 -I zoning`s https://mail.geegle. ern/mails/u/O/'Pik=7c eff 2 5, vie = t search=ill permthld=thread f:1 453 25 341 impl=msg-: ,5 30 3 59 341 1/2 101/7/25,9:55 AM Town of North Andover Mail-online Form Submittal:Contact the Planning Department -Clearly define number of total number of'on-site occupancy inclusive of seated,, standing and outdoor occupancy - Clearly define number of vehicles and vehicle types aligning with total occupancy. -There shouild be an exclusion on large vehicles (ie,. touring, buses, vans or commercial vehicles) - How does the town monitor and enforce the parking restrictions- quantity of cars and locations of parking.? -Clearly define specifics and limitations pertaining to outdoor events involving music/audio and temporary professional lighting - Clearly defined', noise levels and time restrictions - Has there been an assessment of traffic or noise increase that could be anticipated due to the expanded licensing and events? - Is there any,lben�ch k'I or data available to assess impact 6414,o4,,o,11M to proper lues.,' '- Is the water quality issue closed out by the town and conservation board? - Is the intensification of use and degradation of the quality of storm titer runoff from the site understood and managed? - Has a limited site review (LSR) been completed and approved by the town.? I understand not all of these questions may be addressed in a timely fashion or even at all) but I wanted to raise them as these are the collective inquiries from our family and several other adjacent neighbors who have voiced their concerns to us. My intent in sharing these questions is that it may be "food for thought"for the Planning Committee as they define the licensing and enforcement for the Winery. Thank you so much in advance for your attention to this material. Julie and Matt Tyler 235 Great Pond Rd Attachments Files must be less than 2 MB. Allowed file types-, txt doe pdf docx jpg gif png. Attachment Number I Field not completed. Attachment Number 2 Field not completed. Attachment Number 3 Field not completed. Email not displaying correctly?View it in yo�ur browser., hittps://mai1.google.com/majil/u:/O/'?ik=7c2eff6265&view=pt&search=aII&permth,id=thread-f:1845330932596663416&simpl=msg f:l845330,932596663416 2/2 1017125,2:13 PM Town of North Andover Mail--Marbleridge Winery NORT4" kN.0:,IOVER Ma achuse Jean Enright<aenright@northandoverma.gov> Marbleridge Winery <nicole thefriels.com> Tue, Oct 7, 2025 at 12:22 PM To: "jenright a@northandoverma.gov" <jenrighta@northandoverma.gov> Cc., "tom a@thefriels.com" <tom a@thefriels.com} Hi Jean, I'm writing because I understand there is a hearing tonight regarding the operations at Marbleridge Winery. Brig has done a great job with the property. The facility and vineyard are quaint and in keeping with the historic charm of North Andover. My family lives directly across from the vineyard on Great Pond. Thus far, there has been no adverse impact to us or our property and noise has been kept to a minimum. Brig has been considerate of his neighbors and, in my opinion, has operated thoughtfully and responsibly. That being said, traffic at the winery has picked up dramatically in the last two weeks. Brig has told me that his plan is to have a 'tasting room' and to host small events (bridal showers, etc). He has reassured me that sound will be kept to a minimum with no plans for outdoor speakers or DJs. He did mention that he would like to have outdoor acoustic music occasionally. I am writing both in support of his business and out of concern for my property value. I urge the planning board to allow ongoing operations at Marbleridge Winery. However, given that this is a residential area, I urge the planning board to put in place written safeguards to protect the rights of residents with properties abutting the winery. Namely- I ask that the size of events be limited and that there are reasonable restrictions put in place regarding noise and business hours. Thanks for your consideration. Sincerely, Nicole Friel https:Hmail.google.com/mall/u/9/?ik=7c2eff6265&view=pt&search=all&permmsgid=msg-f:I845340830273443197&simpl=msg-f.,1845340830273443197 'Ill T 1� M f 10/71UZ5' �. 10 0-1 Opple"t )&yOngeAp T October 7,2025 Marble Ridge Farm LLC 11 Marbleridge Road North Andover,MA o 1845 Planning Board Town of North Andover 120 Main Street North Andover, MA o 1845 RE: SUR RESPONSE TO JULIE AND MATT TYLER.'S COMMUNICATION Marble Ridge Winei y Specifically Addresses Julie and Matt's letter-dated 1017125. I'D LIKE TO THANK JULIE AND MATT FOR THEIR SUPPORT AND I'D BE HAPPY TO ADDRESS THEIR.QUESTIONS AND CONCERNS. FD LIME TO NOTE TO THIS BOARD THAT MOST OF THESE QUESTIONS HAVE ALREADY BEEN DISCUSSED IN PERSON ON THE FARM WITH MATT ALONG WITH TWO OTHER.ABUTTERS DURING THIS LSPR APPLICATION.I WAS TOLD THAT MY RESPONSES WERE SATISFACTORY AND AGAIN I'M HAPPY TO REITERATE THEM HERE TO THE BOARD FOR THE RECORD. TO SPECIFICALLY ADDRESS JULIE AND MATT'S LETTER,I'D LIKE TO CLARIFY THE FOLLOWING: For the application and proposal,a definition page would be helpful with clear definitions regarding the following: "working farm."—CHAPTER 40A SECTION 3,ADDRESSED IN FIRST MEETING. -- "private event space'PRIVATE WINE TASTING,ADDRESSED IN FIRST MEETING. -- "vehicle"DEFER TO THE BUILDING INSPECTOR - "parking space"(ie. is there a standard dimension?or ADA guideline?)DEFER TO THE BUILDING INSPECTOR "occupancy"(ie. is this only patrons within wall limits or outside as well) 83 SEATED OR.99 STANDING INSIDE OR 99 OUTSIDE,ADDRESSED IN PERSON WITH ABUTTER.AND DURING FIRST PLANNING BOARD MEETING How do the plans for a"private event space"and "working farm"align with R-1 zoning restrictions? Are there restrictions on businesses that can be operated within R-1 zoning?PROTECTED UNDER CHAPTER 40A SECTION 3,ADDRESSED IN FIRST MEETING --Clearly define number of total number of on-site occupancy inclusive of seated,standing and outdoor occupancy OCCUPANCY PERMIT OF 83 SEATED OR 99 STANDING INSIDE,OR 99 OUTSIDE, .ADDRESSED IN PERSON WITH ABUTTER AND DURING FIRST PLANNING BOARD MEETING Cleanly define number of vehicles and vehicle types aligning with total occupancy. MINIMUM 25 VEHICLES,PROTECTED UNDER CHAPTER 40A SECTION 3,ADDRESSED IN PERSON WITH ABUTTER AND DURING FIRST PLANNING BOARD MEETING -There should be an exclusion on large vehicles(ie. Touring buses, vans or commercial vehicles) LIMITED BY OCCUPANCY,ADDRESSED IN PERSON WITH ABUTTER,AND PROTECTED UNDER.CHAPTER 40A SECTION 3. How does the town monitor and enforce the parking restrictions quantity of cars and locations of parking?BUILDING COMMISSIONER,ADDRESSED IN FIRST MEETING. Clearly define specifics and limitations pertaining to outdoor events involving inusiclaudio and temporary professional lighting WE HAVE APPLIED FOR.AN ENTERTAINMENT LICENSE, ADDRESSED IN PERSON WITH ABUTTER,AND DURING FIRST PLANNING BOARD MEETING. M Clearly defined noise levels and time restrictions SAME AS ABOVE. --Has there been an assessment of traffic or noise increase that could be anticipated due to the expanded licensing and events?THIS APPLICATION IS NOT CHANGING OUR OCCUPANCY. WE ARE LIMITED TO 99 OCCUPANTS.ADDRESSED IN PERSON WITH ABUTTER AND DURING FIRST PLANNING- BOARD MEETING. Is there any benchmarking or data available to assess impact to property values?USE IS PROTECTED UNDER CHAPTER 40A SECTION 3.ADDRESSED IN PERSON WITH ABUTTER AND THEY AGREED THAT OUR FARM IS THE BEST OPTION FOR THE PROPERTY. -Is the water quality issue closed out by the town and conservation board?THERE IS NO CHANGE TO THE PROPERTY AND NO ACTION IS NEEDED.ADDRESSED IN PERSON WITH ABUTTER AND DURING FIRST MEETING. Is the intensification of use and degradation of the quality of stormwater runoff from the site understood and managed?SAME AS ABOVE. Has a Iirnited site review(LSR) been completed and approved by the town`?TO BE DECIDED TONIGHT. I understand not all of these questions may be addressed in a timely fashion(or even at ail)but I wanted to raise them as these are the collective inquiries from our family and several other adjacent neighbors who have voiced their concerns to us.My intent in sharing these questions is that it may be'food for thought's for the Planning Committee as they define the licensing and enforcement for the winery. Thank you so much in advance for your attention to this material. THESE ARE THE LEGAL IMPLICATIONS WHICH ARE ONE PERSPECTIVE,THAT SAID,IT IS OUR INTENTION TO MAINTAIN A BOUTIQUE FARM WINERY THAT CONTINUES TO ENHANCE THE COMMUNITY.I LIVE ON THE FARM WITH MY YOUNG FAMILY AND WE WILL BE CONTINUING TO OPERATE RESPONSIBLY AND WITH THE HIGHEST STANDARD. Thank you, C_-f-'&U�zlr z--a�44 Elbridge"Brig"Leland II Marble Ridge Fat-in LLC t 7 �61007 oFel(CAOr'00POYISQ-1� and October 7,2025 Marble Ridge Farm LLC I I Marbleridge Road North Andover,MA 01845 Planning Board Town of North Andover Ito Main Street North Andover,MA 01845 RE; SUR RESPONSE TO NANCY LELAND'S COMMUNICATION Marble Ridge winery Specifically Addresses Nancy's email dated 9/30/25. The supplemental parking area within the Parking Plan remains in the same approved location but did not account for the relocation of 90 grape plants,which we moved to create additional landscape screening for the benefit of our direct abutters.This was done as a result of input from multiple abutters,including Matt Tyler.As a result of these changes,the supplemental parking area is oriented further away from all direct abutters, including Nancy. In addition,there are;additional layers of screening between the supplemental parking area and Nancy's property these include several rows of our 50-foot vineyard, four mature trees,a stone wall,and Great Pond Road. Can Nancy's side,there is an additional stone wall, shrubs,and detached gat-ages before reaching her Irving areas. The supplemental parking area is only used during wine tastings; it is not used for overnight or long-teem parking. we discussed this supplemental parking arrangement with the Building Commissioner during his onsite visit last week, and he expressed no concerns with its use or location. Please note that the original relocation of the supplemental p•king was undertaken specifically to address Nancy's concerns raised during the Select Board meeting❑n June 2,2025. we reached out to Nancy directly by email on September 11,2025, in an effort to discuss and address any additional concerns she might have. we also live on the farm and see her regularly on her property. However,Nancy has not responded to our outreach and has chosen not to participate in any collaborative process with us. Thank you, wclll/ Elbridge"Brig"Leland Zl Marble Ridge Farm LLC 13 M f- 0 1"7Z� Gmail Brig Leland 11<brig.leland@gmai1.com> Planning Board Meeting Next Tuesday 1 message Brig L land 11<brig.leland a@gmail.com> Thu, Sep 11,2025 at 8:43 AM To: Nancy Leland<nanje1 a@verizon.nel> Dear Nancy, I hope you are doing well. I'm contacting you in advance of Tuesday's Planning Board meeting to respectfully ask If you have any questions or concerns. Since the Select Board meeting. in ,dune, we've been working closely with the Town to thoughtfully address the feedback you shared, particularly around parking impact on water protection and increased traffic. As a result, we have relocated our parking area and reduced our proposed occupancy. If you have any additional input or concerns you'd like us to consider, I'd welcome the opportunity to discuss them with you. Please feel free to reach out to me directly by phone at 804-801-4114 or via email ---w whichever Is more convenient. Thank you for your input. Sincerely, Brig Brig Leland II c. 804.801.4114