HomeMy WebLinkAbout2025-11-04 Planning Board Minutes a 2"
Town of North Andover
PLANNING BOARD
�' c r Goldberg, �"''i; Sean Kevlahan
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Kate Kelly
John Sinions
Peter Bo w on
y
TuesdaE Noven ber 4, 2025 .m 120 Main Stye own Half" North Andovett MA 01845
Pr• sentlPlanning Board; E. Goldberg,J. Simons,P.Boynton, S. Kevlahan,I .Kelly
2 Absent:
3 Staff Present: J. Enright
5 F. Goldman Chairman: The Planning Board meeting for November 4,2025,was called to order at 7 p.m.
7 BOA RELEASE.,
198 Dale Sti-e t Paul and Heat ei•Ta es an: Request for,release of $4,000 performance bond associated with an
April 26,2022 Watershed Special Permit,which allowed for allow a driveway expansion and construction of a two-story
10 garage 24' x 40' with storage on the second level,and associated grading in the Non-Discharge Zone of the Watershed
11 Protection District..
12 J.Enr : The engineer certification letter and as-built plan were submitted. Deviations to the approved plan include a
13 walkway leading to the rear of the addition was added on the east side of the addition. Utilities including propane tanks and an
14 HVAC unit were been added on the east side of the addition.An emergency generator and air conditioning unit were added to
15 the rear. Construction is complete;site is fully stabilized.
16 MOTION- S. Kevlahan a motion to approve the$4K bond release,plus interest,for 198 Dale Street. J. Simons seconded the
17 motion. The vote was -o,unanimous in favor.
18
19 ANRPLAN
20 0 WInteir Street Trinity Home builders LLC c/o Thomas Plan proposes to combine 3 lots(Map 1 o4.C,Dots
21 11 o, 1.49, 150)into a single lot.
2 J.Enright: Lot lines are proposed to be removed in order to create one I54K SF"lot. One of the lots has an existing garage;the
23 other two are undeveloped;proposal is to build one single family home..The property is located in the residential I zoning
24 district and meets the requirements for area,width,fiwontage,CAA and access from a public way. Showed locus at the
25 intersection of Dale and Winter Streets.
26 J. Sullivan PE: We combined the three lots to meet the Contiguous Buildable Area 75%of resin. lot size)required. This is
7 approved by the Conservation Commission.The Board of Health has approved the septic plans. The lots are being merged for
28 the building permit.
`9MOTION: S.Kevlahan made a motion to approve the ANR and direct the Planner to sign the ANR Plan for o winter Street.
30 J. Simons seconded the motion.The vote was 5-0,unanimous in favor.
31
32 CONTINUED PUBLIC IC HEARINGS
33 Stonecleave Load Map 104,Lots 139 T4II 1 1 LRC Builders,LLC Application for a Planned Presidential.Development
34 Special.Permit under Article 8 Supplementary regulations,Part 5 Planned Residential Development and Article 10
5 Administration §1 5-10.7 of the North Andover Zoning Bylaw. The applicant proposes construction of a private roadway
36 and three single-family dwelling units serviced by wells and septic systems. Property is located in the residential I zoning
37 district.
38 J. Enright: Stormwater peer review is complete;all concerns have been addressed.NAF'D and water Department approved.
39 the water line extension and hydrant locations. A hydrant is located in the cul-de-sac and at the intersection with Stonecleave
40 Road. The Town Engineer approved the proposed bet-in within the ROW and provided commentary to address resident
1 comments regarding roadway rL1110ff on other sections of Stonecleave Road. The application remains before the Conservation
servation
42 Commission. Requested plan to be further revised to include a note that the new roadway is private and to widen the private
43 roadway to a m.inimurn of20',inside curb to inside curb,as required by Fire Code(currently shown as 1 ').'The stormwater
44 peer reviewer confirmed the increase in impervious area as a result of widening the roadway is minimal and the project will
45 still comply with stormwater regulations.A final plan set was received and added,to the agenda link.A draft decision has
46 been prepared for the Board's consideration.The only open item is the roadway bond amount,which is to be determined by
47" the Engineering Department. If the:hoard is willing,the motion to approve could include language to the effect,"Planning
48 Director to enter 'bond amount upon receipt of'the recommended amount".
49 J. Barons: Does the 20 ft.make the circumference of the circle smaller?
1
wn Nth A nd vex
PLANNING BOARD
Eitan Goldberg, Chair Sean Kevlahan
John Shnons
Kate Kelly
Peter Bo nton
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u
Titesday November 4, 2025 7 p.n,i. 120 Main.Street— To Hall, rtlr Andover, 5
50 Ben s ood PE:Normal regulation is 100 ft.width on the circle;a proposed waiver reduced it to 90 ft.matching the fire
51 truck turning radius for sufficient access;NAFD approved the 90 ft. radius. The note on the drawing says,"The road will be a
52 private way maintained by the homeowners and can never be accepted as a public way".
53 B. Goldbe : The word"never"sounds binding, road acceptance happens via town meeting. Currently,it's not planned and
54 allowed. Another action would need to tape place for it to change;perhaps a modification to this approval.
55 MOTION: S.I evlahan made a motion to close the public hearing for 0 Stonecleave Road. P'�.Boynton seconded the motion.
56 The vote was 5- ,unanimous in favor.
57 MOTION.:.: S. I .evlahan made a notion to approve the planned Residential Development Special Permit for o Stonec leave
58 Road.,with the added provision for 58-"Planner to fill in the roadway bond amount as established,upon receipt by DPW"
59 (under their formula),as amended.J. Simons seconded the motion. The vote was 5-0,unanimous in favor.
60
61 DISCU S a ON ITEM
2 I Foster.St°eet T-Mobile: Eligibility request for the modification of an existing wireless tower or base station that does
3 not substantially change the physical dimensions of such tower or base station. The request is to extend the tower 10', install
64 six antennas and six radios atop the tower,and install ground equipment within the existing compound.
65 J. Enright: Applicant has requested to withdraw this filing with the intent to return to the Board in 2026 and construct in 2027.
66 E. Tol Provided brief project history.
67
68 NEW PUBLIC HEARING:
SING.
6 .1591 Osgood ood Street Siligh Realty Group LLC: Application for a Site Flan review,Corridor Development District, and
70 Inclusionary Housing Special Permits under Article 8 Supplementary Regulations, Part 3 Site Flan Review and.part 13
1 Inclusionary Housing Requirements,uirements,Article 16 Corridor Development District, and Article 10 Administration 19 -10.7 of
72 the North Andover Zoning Bylaw. The Applicant proposes demolition of the existing structures and construction of a 4-
3 story building with a 15,290 square foot footprint. The first floor,is proposed to be retail and self-storage and the second to
4 fourth floors are proposed to be 36 residential units along with parking, landscaping and associated.improvements. The
5 project is located within the Corridor Development District CID and Residential 2.honing Districts.
76 J. Bnri h : The application is being peer reviewed by stormwater, civil,and traffic engineer consultants.The Inclusionary
77 Zoning bylaw rewires 5 of the residential units as affordable in accordance with Article 8 Part 13 of the zoning bylaw.The
78 ground floor commercial,space will contain mixed use consisting of approximately 6,558 Sly of leasable retail space,office,or
79 other similar permitted commercial uses and approximately 8,480 SF of leasable storage(wholesaling)space.Residential.
0 units,above include a rnix of 1-bedroom and 2-bedroorn units.
81 J. Simons:How closely was this project scrutinized with zoning?
2 J-Enright:Zoning concerns have not been raised;however,Hancock Associates will peer review the civil and compliance.
3 Originally,there was a TR 'meeting that proposed to beep Jimil y's pizza and associated liquor store.The new development
84 was originally going to be set behind it;however,what was applied for was to demolish the front,clean up the entranceway
85 and build the new commercial/residential mixed-use building. The site topography is challenging;elevates quickly to the rear.
86 The self-storage has an advantage of minimizing the parking requirement for 8,500 SF of the commercial space.
87 Brian Vaughan, Smolak&Vaughan,,on behalf of the_Applicant, din h Real Grou LLC: Introduced team,principle-Dia.
88 Singh, lyric Moulin-Jones&Beach,Mark Yanowitz-LYF"Architects,Traffic Engineer-Vanasse&.Associates(not present-,
89 will attend once their report has been reviewed). provided high level overview of the project-fur story building with
90 commercial/retail on the first floor with 15,290 SF building footprint.Three stories above(total of 38 units)mix of 11-one
1 and 2" -two-bedroom units,subject to the Inclusionary Mousing bylaw 5-units would be affordable. Site is in the Corridor
92 Development:District rminus a thin strip of land to the rear that is in the 12 zone..ate. 125 fi-onta e currently has ill-defined
3 curb cats which will be consolidated to a single access point moved away from the existing traffic light. MassDOT approval.
94 will be sought after local approval has been granted;confirmed preliminary contact has been made by the engineers.
9'5 1 . Goldb : Suggested that given this is across"from Amazon, Osgood Landing,etc. and the area recently went through.
6 extensive reconfiguration, it's best to get ahead of MassDOT approval,
7 B. Vaughan: We are considering items they asked us to consider and will return to them with local approvals. The topography
98 increases steeply,worts with the structure placed into the hill allowing for natural separation between the commercial uses on.
99 the Fite 125 side and the residential access and parking,to the rear. Requested relief was the Site plan Review Sp, CDD3 SP
2
down f North Andover w
PLANNING BOARD
John Sinion's
Kate Kelly
Peter Bo nton
wn
•
Tues y ove 2 25 ( 7 .gin. � Street
1001 lnclusionary lousing SP.Wetlands to the rear of the site require an Nl and Order of Conditions from/ Conservation;we are
101 within the 100 ft.buffer, everything is outside the 50t.buffer. Requested waivers 1)utilize Jones&Beach's Landscape
102 Architect with 20 years of experience,not registered in MA, requested Commonwealth Review&Community Impact
103 waivers, and fiscal impact study waiver. This project is on a developed state highway,traffic f-omn this project is not
104 considerable,relative to the roadway available to it.Project is driven by time residential market currently;commercial uses will
105 be market driven;considering relocation of the"Cork Stop"liquor store in one of the retail units. Self-Storage is driven in.
106 part by pat-king, changes would need to be reviewed by the Building Department.
107 E. Goldber° :The type of businesses there helps you to calculate the need for parking.,A restaurant compared to a -5 business
108 requires more parking,altering traffic counts and parking requirements. A sense of potential tenants is necessary in order to
109 determine the broadest amnount of possible traffic and necessary part n . predicts turning left onto stew 12 will be difficult.
110 B. Vaughan:an: We are seeking approval for the commercial/retail 6,500 SF;requiring 5 spaces pet- 1 K SF of Gross Floor Area.
1.11 We are asking for approval for a design that qualifies,storage space requires less parking.This was designed to meet current
1.12 parking requirements without a special permit.1" of seeping restaurant use due to the significant parking demand.
113 J. Simons: This feels tight already worst case calculations could be generated. We don't want you to underestimate the
114 situation to the point where you can't do anything different than what you are proposing;expansion might not be possible.
115 J. Enright: Worst case would be if the entire 6,500 SF was restaurant space. 1n the past for certain c1rcumnstances,the Board
116 has conditioned that there be no restaurant unless the applicant returns to the Board to modify the special permit.
117 1�..Goldberg: Prefers worst case scenario be explored and presented.
118 B,.Vaughan: 'Theme is consideration for a Parking Special Permnit which considers varied uses;commercial/residential.
119 interplay where available parking could occur after hours in the front lot or at certain tines of day in the rear lot.Intentionally,
120 designed it without asking Board for any relief.
121 1 .Kelly: Confirmed prof ect is intended for mental units only. (1 l-1/bedroomns and 27-2/bedroo ms) 1.5 spaces are provided for
122 one--bedroorn. 2 spaces pet.unit for the two-bedroomn units.Parking is considered sufficient and separated from/commercial.
123 E. Goldberg. Suggested a gate code be considered for the residential tenants.
124 Mark Yanowitz; Total of 60 storage units are shown on the plan;6 x 8 and 10 x 10 ft.
125 Erik Poulin,PE,Jones&Beach: Presented site plan details with simplified driveway entry point. Commercial users will tarn
126 left into the front parking lot.Enclosed du rmpster pad is located at the top left corner.Two loading,areas located to the north.
127 and south sides of the building to facilitate deliveries;south side is the self-storage entrance with a pull off area for trucks;3
128 retail bays located to the front of the building.Traffic circulates around the building. Loading zones are 8 ft.wide x 30-40 ft.
129 long. Snow storage/remnoval locations 10 shown on the plan., residents will approach (south)side of time building head..
130 easterly to the rear where pedestrian entry is located.Two enclosed residential dumnpsters are located to the rear.Due to
131 contour of the site,building is a `split-level"building;residential entry is second level of the building.Building rear,is
132 undisturbed, steeply climbing,wooded area buffer to residential zone(Stanton Way subdivision).Neighborhood sits above
1.33 site.No retaining walls on the property; foundation of building pet-forms as a retaining gall.Engineered rip rap slopes located
134 at narrow parts of site.Two wetland pockets were flagged by wetland scientists an NOI will be filed with Conservation will
135 be heard in December. Impervious,"lay-down"yard to rear of the site will be removed, it's closer to the wetland than what i,
136 proposed and in the 50 ft.buffer to be restored to its vegetated state. Storm water is deep sump catch basins directed to
137 subsurface infiltration systems for•heavy sedimnent removal, later discharged to municipal stor mwater systems. 'There's a lot of
138 impervious,on existing site with no storm water treatment;,project results in I OK SF" 'Impervious increase;a massive
139 stormmmwater quality i nprovemn.ent. Utilizing existing water sewer,gas and electric available on site.Building to be sprint iered,
140 bringing in a "ductile iron fire amain and dornestic line.
141 , 1 nri,ght: PW's water and sewer comment was that they recently laid and left two stubs in the sewer line.The pr*oposal is
142 to tie into a different area. it is requested that the site ties into one of the two stubs provided.
143 E. Poulin, Will review and confirm/this with water and sewer to locate the stubs to try to accommodate the request;should be
144 sufficient size which will eliminate cutting into the road.:l Required to bring in a fire main to establish a 6"ductile line;the
1.45 existing domestic line accommodated the existing restaurant may be used for domestic use. Briefly reviewed landscaping and
146 lighting. various tree species will be tweaked according to Conservation's desired list;standard commercial,dark-sky
147 compliant lighting to be used.
148 Goldbem• : requested site photos incorporating foliage and existing tree buffer to the real-.
3
-own of North Andover
PLANNING BOARD
Sean Kevlahan
Kate Ifelly
John Simons
Peter Bo Wo
° d
+ +
Tues4E November 4, 2 2 ( 7 p.m. 120 Mahi Street Town Hall North Andover, M4 01845
149 P.Boynton: Questioned whether there is a plan for a fence along the rear of the lot. Confirmed no plans for fence along reap;
150 there is an 80 ft. deep wood buffer. E. Poulin agreed to review area.
51 J. Simons. dip rap never loops decent on slopes;need a better solution for that. Curb appeal to the front is important. Over the
152 years,we have suggested low fences,hedges or attractive plantings. Interspersed trees are not quite enough;needs further
153 consideration. Site rises steeply. Questioned how deeply cut into the hill is for the parking.if there are retaining walls,curious
154 to see what it loops life.
155 S.Kevlahan: wondered if light leakage would impact nearest house.
156 J. Enright: It measures zero at the property line.Engineer agreed to add nearest house to the plan for proximity.
157 P. off : Questioned what the approximate distance in feet from the house outside the north arrow on the plan to the
15 8 project liner
159 E.Poulin:dearest hone is approx.250 ft from the back edge of disturbance to the home;agreed to get exact distance.
160 Confirmed building front(commercial)has four stories,rear(residential)has three,transition visible to the sides of the
161 building.requested location of closest house. Confirmed the rise from the building rear to the edge of rear parking is
162 relatively flat,approx. -3 feet. Confirmed topography change from rear of the building to front of the building is 1 l ft.,
163 steepest part of the site change.
164 Mark Valentino 1609 Osgood St.: Home is in the residential district;garage e in f-ont of the home is in the CDD3 District. Has
165 no outstanding concerns traffic and noise are acceptable for the area. Curious about lighting,fencing,snow melt on property.
166 There's no existing fencing planned or screening along border to property.
167 J.Enright:: Both the house and garage are in the CDD3 District. Confirmed measurement from the house to the residential 4
168 district line is approx. 180 fit.,they are not proposing to build in the R4 line.
169 E. Go : requested house to the north and Mr. Valentino's homes be added as an overlay to the plan.Engineer agreed.
170 M.Yanowitz Reviewed architectural elevations and plans,shoeing grade change,self-storage/3 commercial tenant spaces
171 facing Osgood at ground floor, interior planslaparti-rents with second floor entry. Cantilevers above overhang commercial
172 entrances as canopies. Third and fourth floors have common activity areas in the corner of each floor,accessible at all levels.
173 r.Goldberg; Does not have an issue with waiver for ft ill fiscal impact requested School Department review comments.
174 J. Enright: Has sent this to the school department,has not heard back;will follow up.
175 M., '" nMo tz: Elevations show 4-story commercial along Osgood St.;3-story residential rear elevation. Building height is a.
176 little over 30 fit.to the reap; a little over 40 ft. at the front.Average of the floors equals mid-thirties. hoof is flat with a parapet,
177 roof drains and heat pump condenser units. Units not visible from the street;tree coverage will likely cover visibility to rear.
178 Mechanical screening could disguise heat,pump units approx.3 t.tall.EV stations to be provided,quantity calculations need
179 to be generated. They are set up to charge the public via credit card.;revenue business model. Materials include brick around
180 the foundation at lower level commercial,colored fiber cement siding,painted trim for character..
181 J. Simons:Toes not vivant to see utilities on the roof from a higher elevation. Would life to see pictures, examples of sit-nilar
182 projects to give a sense of hoer this will appear;not convinced by images presented.
183 E. Go] : Likes contrasting styles and undulating fenestration life the modern apartments we are seeing.This,could be an
184 opportunity to explore more color choices,perhaps snake it more engaging,..
185 S.Kevlahan Trying to understand massing in relation to the two parcels on either side of site.
186 M. Yanowitz: residential tenant amenities may include a gyre and hybrid live/work spaces.
187 E. Goldbeg: Liked this idea;has seen thern expressed as glass corners of the building,light letting spaces help with the
188 massing breaking,up formulaic nature of the architecture.Not an architect; likes their project on.Main St.
189 P. Boynton: Across,from this building is the old"western Electric facade with their grounds in front. Questioned whether the
190 visual interplay is taken into account.
191 M.Yanowitz Agreed to revisit the site and design comprehensively with context in mind.
192 S. I evlahan: Questioned if a striped crosswalk going from residential parkin to the building entrance is planned,knowing
193 there is 3 0-degree circulation around the building.
194 E.Poulin. Agreed to review possibility of integrating crosswalk..
195 E. Gol , Two-bedroom units are likely to draw children. For safety,a designated crosswalk is advisable. Reviewed
1 handicapped spots located on the plan..
197 P. Boynton.: Questioned if the Board should consider a site visit.
198 E.Got Has given that some thought; suggested waiting until next meeting to decide.
4
.� w� ofN1h Andover
PLANNING BOAS
John Shnons /,r,/,�,,%/fir r;'/„
Kate Ifelly
Peter Bo Won
Tues lc November 4, 2025 12l Main.StreetTown Hall, North Andover, 1 " `
199 B. Vaughan: Questioned whether the Board prefers to have the traffic engineer present at the next meeting.
20�O E. Go ldl erg, We won't he ready to vote next meeting but yes, if it's ready; it should occur after peer review is complete.
201 1 . Go ldl erg: This,project will be on our next agenda November 18,2025. If for some reason items are still open.,you may
202 continue to the following,meeting.
203 J.Enright.:Anticipates stormwater•response by the next meeting; requires materials by noon the Thursday prior.
204 (Continued to the November 1.8,2025 Planning Board meeting)
20.E
206 MEETING MINUTES Approval of the October 21,2025 meeting minutes.
207 M TIOIN: P. Boynton made a motion to accept the minutes for October 21,2025. S. Kevlahan seconded the motion.The
208 vote was 5-0,unanimous in favor.
209
210 MEETING ADJOURNMENT:
211 MOTION: P. Boynton made a motion to adjourn the meeting. The,notion was seconded by S. I evlahan. Meeting adjourned
212 @ :34 p.m. The vote was 5-0,unanimous in favor.
213
214 MEETING MATERIALS:Planning Board Meeting Agenda November 4,2025,DRAFT Planning Board:Fleeting Minutes October 21.,
215 2025;Staff R.epor:251104 Staff report; 198 Dale Street Paul&Heather Takesian:As-Built--Eng. ert 2025-10-14 eng certification,
216 202 -1.0-1 -as built 198 dale St,Recorded Decision,0 Winter Street Ti-inity Horne Rudders LLC eln Thomas ;ANR
217 Application,AT �Flan Locus; �tn�ecleave Road,Map�� Iots 1�9 1�0I1LR�RurlderL :Department Revi
ew:251022
21 DPW Water-Sewer Comment,251029 NAFD Comment—final,251030 Town engineering Comment,Nat'l Her„ita e&Endangered
219 des:RC-9 North Andover- NA�"U A.L ERIT GE,Rev Plans 2 5-1 - STONNEC�L VE �A PLAN SET,2 -11- 3
220 FINAL SET STONFCLEAVE,Stormwvater Peer Review: Response to IJW I't Review Letter:2025-02-25 DRAINAGE REPORT
221 STONECLEAVE,2025-10-20 storrnwvater•review response,202 10-21 PIPE CAPACITY STONECLEAVE ROAD,202 -10-21
222 STONECLEAVE PLAN SET,ANNUAL LONG TERM POLLUTION N PREVENTION PLAN,OUT:FALL SIZING,Response to LIW 2nd
223 Review Letter:2025-10-28 DRAINAGE REPORT STONECLEAVE,2025-10-28 STONECLEAVE ROAD PLAN SET,251023-HW_2n
224 SWPPeerReviewv-StoriecleaveEstates,2 102 -HW-3�ld-SWPeerRev wv- tcnecleave Instates,251031 Stormwater•approval inc.in roadway
225 width,251104 Redline- PRD SP Stonecleave Estates; 1591 Osgood ood Street Singh Realty-Grow LLC: cation:S,pec,ia1 Permit
226 . tion . S,ite Plan Special Permit Application with Attachments, Special Permit Application Incluslcna,r and C DD3 ,Traffic Irn act
27 Analysis:Transportation Impact Assessment,24224 Drainage Report 2025-10r03 ,222 -Plan set Rev 1.0-3-2 ,251014 Waiver Request,
228 Memo to Planning hoard in Support Special Permits,Department Review: Stor mwva er Peer:Review:25101 I It
229 -S Peer°Review- I 59 I OsgoodStreet,251006 Conservation Comment,Revised Flan Set:251021 Rev Plan Set,Revised Traffic Irn act
230 Anal;251021 Rev TIA 1025 ww�Appendi ,Storrnwvater•Peer Review-:251015 I"-SWl?eerReviewv_15 1_Osgood Street; 1.22 Foste-
I TI— _L � 11C 10-32 Fri 3� 202� 1 1023 FCC Guidance can Sectrnn09" 12 -13,Plans
232 REV4-09-1+ -2 —Wed Sep�24 202 _1 _3 0-10.
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