HomeMy WebLinkAbout2026.2.10 Minutes ZBA working - tlm
Approved
Town of North Andover
ZONING BOARD OF APPEALS
Members Associate Member
Michael T. Lis., Chair Matthew J. Ginsburg
Laura Craig-Comin, Vice-Chair Zachary J. Hachey
Frank J. Killilea, Clerk Melissa Rutherford
James M. Testa Zoning Enforcement Officer
Alexandria A. Jacobs, Esq Paul G. Hutchins
MEETING MINUTES
Date of Meeting: Tuesday, February 10, 2026
Time of Meeting: 7:30 p.m.
Location of Meeting: Town Hall, 120 Main Street, North Andover, MA 01845
Signature: Terri MacNeil
1. Call to Order called at 7:30 p.m.
Members Present: Michael T. Lis, Frank J. Killilea, James M. Testa, Laura Craig-Comin and
Matthew J. Ginsburg
Staff Present: Terri MacNeil
Gavel given to: Michael T. Lis, Chair
Pledge of Allegiance
2. Acceptance of Minutes from January 13, 2026 Meeting
L. Craig-Comin makes a motion to accept the minutes from the January 13, 2026 Zoning Board of
Appeals meeting; J. Testa seconded the motion. Unanimous vote to accept the minutes from the
January 13, 2026 meeting.
3. New Public Hearing of 44-46 Baldwin Street
The petition of Joseph Cambria and Johanna M. Webster for property at 44-46 Baldwin Street. The
Applicant is requesting a Variance pursuant to Town of North Andover Zoning Bylaws Section 195-
8.109 Table 2 (Dimensional Requirements), for one side setback in the R-4 Zoning District for the
purposes of constructing a detached Accessory Dwelling Unit.
David Webster 707 Waverly Road, owner of 44-46 Baldwin Street, speaking on behalf of the
applicant who is applying for an Accessory Dwelling Unit (ADU) side setback variance. His mother,
Johanna M. Webster and Joseph Cambria, who live in one unit of the existing two-family house,
will move into the proposed ADU (a single-floor structure designed for older living). Webster's son
and his wife will then occupy his mother's current unit, ensuring family presence for upkeep and
support. The property is a large lot for the area. The ADU is proposed to match the existing house
and the neighborhood, which includes a ballpark and apartment complexes. The requested variance
is for a 15-foot side setback, bringing the ADU to 5 feet from the property line, which abuts the
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Town of North Andover
ZONING BOARD OF APPEALS
unused back portion of a long lot fronting Marblehead Street. Webster stated that moving the ADU
further away would negatively impact the driveway and make the layout look "funky" or
"crammed." His mother confirmed the need for a single-level home and the difficulty of
maneuvering out of the existing two-car garage, supporting the proposed location.
Board members debated the variance, noting that while the applicant has room to move the structure,
the proposed placement is for convenience and optimal use of the lot, putting the garage side near
the property line. Concerns were raised about setting a precedent and future development of the
abutting lot, though the abutter is an older, likely undevelopable lot. Ultimately, the consensus
leaned toward approval, as the ADU meets all other requirements and a few feet of movement would
not significantly change the situation but would inconvenience the applicant.
F. Killilea – makes a motion to approve the variance (reads notice into the record) incorporates:
(1) Plot Plan of Land, 44-46 Baldwin Street, by Sullivan Engineering Group, LLC dated November
17, 2025.
L. Craig-Comin seconds the motion.
The Board votes unanimously to approve the variance.
4. New Public Hearing of 126 Prescott Street
The petition of Nate Lockley for property at 126 Prescott Street. The Applicant is requesting a
Variance pursuant to Town of North Andover Zoning Bylaws Section 195-4.3, Table 2
(Dimensional Requirements) for one side setback in the R-4 Zoning District and one rear setback in
the R-4 Zoning District for the purposes of constructing an 8’x 22’ shed.
Nate is seeking a variance for an existing, expanded shed that violates side (5.5 ft) and rear (9.5 ft)
setbacks. He argues the location is best for yard use, safety (near the pool), and privacy/screening
against the abutters (a condo association on Stacy Drive), especially after the abutters removed trees
that provided screening.
The shed was on the property when purchased in 2013. Nate updated the siding, roof, and paint, and
removed a dilapidated lean-to, expanding the shed rightward into the setback. This expansion made
the structure non-conforming and required a permit. An abutter, Elizabeth (Betsy) Krieble, wrote a
letter stating the shed is new and expressing concern, potentially believing the property line is closer
than it is.
The town was notified because an official, Joel Bedard, the Building Inspector for the Town, saw
the new construction while in the area, likely prompted by the abutter's tree work and concerns about
the structure's proximity. The board noted that since Nate performed new construction, the 10-year
rule for untouched non-conforming structures no longer applied.
ZBA Minutes for February 10, 2026
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ZONING BOARD OF APPEALS
Matthew Rogers, 21 Summit Street, a friend of Nate's, spoke in favor of the variance, noting the
shed's previous poor condition with the lean-to and how Nate improved its appearance and enclosed
clutter.
The board discussed the abutter's concern regarding sightlines, as the shed is visible to the two-story
condos. M. Lis suggested Nate communicate with Elizabeth (Betsy) Krieble to find a compromise,
possibly involving new vegetation, to soften the visual impact. Nate agreed to talk to Betsy about
her garden, which is on his surveyed property.
F. Killilea noted that the large yard suggests the variance is for convenience, not necessity, but that
the shed's location didn't seem "offensive" when viewed from the rear. The board ultimately agreed
to move toward deliberation, with one member making a motion to approve the variance. The board
acknowledged the shed's non-conforming history but recognized Nate's improvements and the lack
of material change if it were moved slightly.
F. Killilea – makes a motion to approve the variance (reads notice into the record) incorporates:
(1) Plot Plan of Land, 44-46 Baldwin Street, by Sullivan Engineering Group, LLC dated November
17, 2025.
J. Testa seconds the motion.
The Board votes unanimously to approve the variance.
5. New Public Hearing of 300 Willow Street
The petition of Metro Sign & Awning on Behalf of Seyon Group for property at 300 Willow Street.
The Applicant is requesting a Variance pursuant to Town of North Andover Zoning Bylaws Section
195-4.13 Table 2 (Dimensional Requirements), for one side setback in the I-1 Zoning District for
the purposes of constructing a ground sign, specifically.
Metro Sign and Awning is seeking a sign setback variance for their client, Seyon, in an industrial
area on Willow Street. The sign is proposed for a 25-foot grassy median, 11 feet from Willow Street,
which is only one foot onto Seyon's property due to a 10-foot road right-of-way easement. The
required setback is 40 feet.
Elaine Costello, the applicant's representative, argued that a 40-foot setback would put the sign in
the parking lot, requiring the removal of trees and reconfiguring the lot, which they want to avoid.
She also noted the proposed 11-foot setback is consistent with numerous other businesses on Willow
Street and Flagship Drive that do not meet the 40-foot setback. The location was chosen for optimal
visibility for commercial traffic.
Board members discussed the evidence and the common issue of large sign setbacks in industrial
zones. They acknowledged the need for good signage, especially since the building is hard to see.
It was also noted that pushing the sign back further might reduce visibility, and a sign setback too
close to the road could be a hazard. Ultimately, there was a consensus among the board that the
ZBA Minutes for February 10, 2026
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variance was appropriate given the impracticality of the 40-foot setback, which would likely result
in no visible sign.
F. Killilea – makes a motion to approve the variance (reads notice into the record) incorporates:
(1) The ALTA ACSM Land Title Survey for 300 Willow Street prepared by MHF Design
Consultants, Inc. dated October 16, 2000. There was an update revised with a provision date of
November 14, 2000; and
(2) Two plans prepared by Metro Sign., dated July 8, 2025. There's a drawing number 25-08385-
2R2 and another plan by Metro Sign dated December 8, 2025 with a drawing number 25-08385-4.
J. Testa seconds the motion.
The Board votes unanimously to approve the variance.
6. Administrative Matters
The final agenda item was officer elections, which had been postponed from the previous month.
The board proceeded with the election of officers for the upcoming year.
Chair
Michael T. Lis expressed his honor in serving as Chair for the past year and would like to continue
for one more year, stating his intent to step down from the position after that term.
Nomination: F. Killilea nominated Michael T. Lis for the position of Chair.
Second: J. Testa seconded the nomination.
Vote: Unanimous in favor.
Vice Chair
Nomination: M. Ginsburg nominated Laura Craig-Comin.
Second: J. Testa seconded the nomination.
Vote: Unanimous in favor.
Clerk
Nomination: L. Craig-Comin nominated Frank T. Killilea.
Second: J. Testa seconded the nomination.
Vote: Unanimous vote.
7. Adjournment: 9:00 P.M.
Motion made by M. Ginsburg to adjourn the meeting. Seconded by L. Craig-Comin. The vote to
adjourn is unanimous. Meeting adjourned at 9:00 p.m.
ZBA Minutes for February 10, 2026
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