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Home My WebLink About2026-04-28 Planning Board Minutes s Eitan Goldberg, Char John Simons, V ce Char TOWN OF NORTH ANDOVER PLANNING BOARD Peter BoyntonSean Kevlahan Kate Kelly TuesdayApril 28, 2026 k 7 p.m., 120 Main Street—Town Hall, North Andover, MA 01845 Present/Planning Board: E. Goldberg,J. Simons,P.Boynton,K.Kelly Absent: S.Kevlahan Staff Present: J.Enright E.Goldberg: The Planning Board meeting for April 28,2026 was called to order at 7:00 p.m. MOTION: J. Simons made a motion to go into executive session pursuant to exemption MGL c. 30A, §21(a)(6)to consider the purchase of real property since discussion at an open meeting may have a detrimental effect on the negotiating position of the public body.At the conclusion of the executive session the public body will return to 10 open session. P.Boynton seconded the motion. 11 Roll Call: J. Simons yes,E. Goldberg yes,P.Boynton yes,K.Kelly yes 12 13 BOND RELEASE 14 492 Sutton Street, Tango Hotel LLC: Request for release of a$20,000 Surety Performance Bond associated with 15 construction of four prefabricated hangars including two T hangers(encompassing 13,730 SF)and two maintenance 16 hangers (encompassing 10,960 SF) on +/- 58,900 SF of leased land area on the South Ramp of the Lawrence 17 Municipal Airport property. 18 J. Enri hit: The four hangers are fully constructed. The engineer certification letter and as-built plans are 19 included in the meeting packet. 20 MOTION: J. Simons made a motion to release the$20,000 Surety Performance Bond for 492 Sutton Street.P. 21 Boynton seconded the motion. The vote was 4-0,unanimous in favor. 22 23 CONTINUED PUBLIC HEARING 24 200 Bridle Path, Ryan and Alyssa Heffernan: Continued until June 2, 2026. Application for a Watershed 25 Special Permit under Article 4 Part 5 Ch. 195-4.19.C.(2).(f)and Article 10 Section 195-10.7 of the Zoning Bylaw to 26 authorize additions to an existing single-family dwelling to accommodate an accessory dwelling unit, including 27 minor driveway expansion and site improvements. The proposed work is located within the Non-Disturbance Zone 28 of the Watershed Protection District. The property is located in the Residential 1 Zoning District. 29 30 203 Turnpike Street,Andrew Keller,AC Development,LLC: Application for Special Permit Modification—Site 31 Plan Review under Article 8,Part 3 Section 195-8.17 Revisions to Approved Site Plans,Article 10 Section 195-10.7 32 Special Permits of the North Andover Zoning Bylaw and MGL c.40A, Sec 9. The Petitioner proposes installation 33 of approximately 10,000 SF of PV panels atop of approximately 12,000 SF of carport roof area.The project is 34 located within the Business 4 Zoning District. 35 J. Enright:A response to the 2nd peer review letter,town staff,and the Board's questions has been provided. The 36 site plan has been updated to reflect those responses.DPW Water-Sewer and NAFD have confirmed their concerns 37 have been addressed.One item from the peer review letter is still deferred to the Board.Number 7.a suggests the 38 Board have aconversation with the applicant surrounding the possibility for additional stormwater mitigation 39 improvements.In addition to the lot sweeping and adding hoods to the existing catch basins suggestions include 40 confirming and/or installing catch basins throughout the parcel that have four-foot sumps,and/or removing 41 impervious surfaces in the southern corner of the lot. 42 Jonathan Ralphs,Nobis Group: Stated that material selection for the carports is complete.The structures will utilize 43 galvanized steel columns anchored by concrete bases,with Z-beam gutters and beams providing support for the 44 solar panels. There are no traditional rooftops planned; instead,the design features beams specifically intended to 45 hold the solar panels.Existing parking numbers will remain unobstructed by the columns.Following a request from 46 the DPW,one column was repositioned to avoid the sewer easement.Furthermore,the updated site plan now reflects 47 the specific carport dimensions and surrounding aisle spacing based on the selected manufacturer. Consistent with 1 s Eitan Goldberg, Char John Simons, V ce Char TOWN OF NORTH ANDOVER PLANNING BOARD Peter BoyntonSean Kevlahan Kate Kelly TuesdayApril 28, 2026 k 7 p.m., 120 Main Street—Town Hall, North Andover, MA 01845 48 feedback from the previous meeting,the Operations and Maintenance Plan now incorporates street sweeping,the 49 parking lot layout has been updated with one-way directional arrows for traffic management,and the designated 50 snow storage zones have been clearly identified. 51 P.Boynton: Questioned a concern regarding potential flooding on adjacent properties due to water runoff. 52 J. Enright: Current stormwater treatment methods have been improved compared to previous practices. There 53 should not be more runoff leaving the property than previously. 54 J. Simons: Questioned what the lifespan is of the carport structures and solar panels. 55 Jonathan Ralphs:Indicated that it could be approximately 20 years. 56 Board: Discussed peer reviewer suggested additional stormwater mitigation efforts and decided they were out of 57 scope for the Modification request. 58 MOTION: J. Simons made a motion to approve the Special Permit Modification- Site Plan Review for 203 59 Turnpike Street contingent on receiving the final peer review sign-off. P.Boynton seconded the motion. The vote 60 was 4-0,unanimous in favor. 61 62 Annual Town Meeting Zoning Bylaw Amendment Articles: 63 • Accessory Dwelling Unit and update to Ch. 195 Attachment 2 Table 1 Summary of Use Regulations 64 • Site Plan Review 65 J. Enri hit: Favorable recommendations were made March 17. The bylaws have been submitted to the Manager's 66 Office for inclusion in the Warrant. 7 68 DISCUSSION ITEM 69 Planning Board Report: 70 • Warrant: Please note updates to Article 12 71 • Article 3: Authorization to accept grants of easements 72 • Article 4: Authorization to grant easements 73 • Article 12: Report of the Community Preservation Committee—appropriation from Community 74 Preservation Fund 75 J. Enright:Favorable Action was recommended at the March 17,2026 meeting;however,there have been a couple 76 of updates to the Community Preservation Committee article.At the time the Board's recommendation for the 0 77 Great Pond Road acquisition the amount shown was still TBD.It is now listed as$560,000(not to exceed$530,000 78 for land acquisition and an additional$30,000 for administrative costs).In addition,a new line item has been added 79 labeled"Barker Farm Municipal Purchase"in the amount of$500,000. The proposal is to purchase a Conservation 80 Restriction for 2 parcels of land totaling approximately 6.06 acres. 81 J. Simons: Provided an overview of the proposed 6.06 acres,the plan for the adjacent land,and Essex County 82 Greenbelt's involvement. 83 E.Goldberg: Questioned whether these projects are within the means of the Community Preservation Committee 84 (CPC)funds. 85 J. Simons:Yes,we have about$12,000,000 or$13,000,000 worth of funds still available in CPC. 86 E.Goldberg:Barker Farm is for conservation,what is 0 Great Pond Road? 87 J. Simons: 0 Great Pond Road is for conservation watershed protection. 88 MOTION:P.Boynton made a motion to recommend favorable action on all Community Preservation Committee 89 (CPC)proposals under Article 12.K.Kelly seconded the motion. The vote was 4-0,unanimous in favor. 90 91 Jean Enright: Informed the Board that The Planning Board Report printed in the warrant carried last year's member 92 names. The online version has been-corrected and the Town Manager's office has been contacted to determine if 93 they would like an insert prepared for the hard copies that will be available at Town Meeting. The Manager's Office 2 s Eitan Goldberg, Char John Simons, V ce Char TOWN OF NORTH ANDOVER PLANNING BOARD Peter BoyntonSean Kevlahan Kate Kelly TuesdayApril 28, 2026 k 7 p.m., 120 Main Street—Town Hall, North Andover, MA 01845 94 did not feel it was necessary and deferred the question to the Board. The Board agreed it was not necessary. Oral 95 recommendations will be provided by the Planning Board. 96 97 MEETING MINUTES 98 MOTION:P.Boynton made a motion to approve the Planning Board meeting minutes for April 7,2026. J. Simons 99 seconded the motion. The vote was 4-0,unanimous in favor. 100 101 MEETING ADJOURNMENT: 102 MOTION:P.Boynton made a motion to adjourn the April 28,2026 Planning Board meeting. The motion was 103 seconded by J. Simons.Meeting adjourned @ 7:30 p.m. The vote was 4-0,unanimous in favor. 104 105 MEETING MATERIALS:April 28,2026 Planning Board Agenda;200 Bridle Path: Request for Continuance to 106 6.2.26,Alternatives Analysis: 260410 Alternatives Analysis,Revised Plan: 260409 Site Plan_Bridle Path revised; 107 203 Turnpike Street: 260428 Draft SPR Modification Decision,2nd Peer Review Letter: 260404_2nd 108 HW-SWPeerReview,Department Review: 260422 DPW Water-Sewer Comment,260423 NAFD Comment,Resp 109 to Peer Review&Town Comments: 260421 -Response to Town and Peer Review 2,Revised O&M Plan: 260421 110 Operation and Maintenance Plan,Revised Plans: 260421 Rev Civil Site Plans;492 Sutton Street: Engineer 111 Certification Letter-As-Built Plan,Hangar As-built,Recorded Decision-Tango Hotel;Annual Town Meeting 112 Bylaw Amendments:Accessory Dwelling Units: 260317_Final ADU bylaw amendment, SPR-Pre-existing 113 non-conforming structures: 260317_Final LSPR-Pre-existing nonconforming;Meeting Minutes: DRAFT- 114 April 7,2026 Meeting Minutes;Planning Board Report: 2026 Planning Board Report in Warrant; Staff Report: ; 115 Warrant: FINAL WARRANT(online),FINAL WARRANT 3