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Home My WebLink About06/04/2026 - LSPR Modification Application - - June 1.2026 Mr. Eitan Goldberg,Chair North Andover Planning Board 120 Main Street, North Andover, MA O'1845 Re.- Marble Ridge Winery—Request for Modification to Approved Limited Site Plan Review Permit— Updated Parking Pian Dear Mr.Goldberg and Members,of the Planning Board, Pursuant to our discussion at the October 2025 and March 2026 Planning Board meetings,,I am submitting this,Request for Modification to the approved Limited Site Plan Review Permit for Marble Ridge Winery,,limited specifically to an update of the approved parking plan. The Planning Board, previously approved a parking plan that I submitted showing a total of 35 spaces. 11, am requesting approval of an updated parking plan that primarily expands the existing field parking areal and shows a total of 60 spaces.The updated parking plan maintains the current orientation in the existing field parking,area while adding spaces to better utilize this area.The update*improves site operations circulation,and on-s,i'te parking management needed to support our approved farm operations including production and sales through our tasting room, private events,and overnight stays. This request does not include any use of the driveway north of the property,that is utilized by abutters, and the total number of parking spaces in the field parking area is fewer than we requested at the March 2,026 meeting as a result of feedback from the abutters,. In addition,53 grape plants were relocated in October to provide additional screenery for this proposed parking plan,as a result of abutter feedback and identified in the attached addendum labeled "Pictures of Screenery 6.,1.26"'. At the October 20251 meeting,the Planning Board indicated the need for confirmation that changes to our parking plan would not negatively impact emergency vehicle access.This was confirmed in person by Lt.Tim McGuire from,the North Andover Fire Department during his site inspection on February 25,, 2,026,and by Lt. Matt Lacolla during his site tour on March 9,, 2026. As part of our due diligence,we contacted the Conservation Administrator)Amy Maxner,regarding the location of the updated parking relative to the Riverfront Area and Conservation Commission jurisdidjon.On,Friday, February 27,,2026, Ms. Maxner indicated that, based on the approximate Riverfront Area limits,the updated parking remains,outside the Conservation Commission'sj runs dict ion . I appreciate the Planning Board's guidance on this topic and respectfully submit this,request for your c Weration. Please reach out with any questions. onsi Thank you for your time and assistance. i Sincerely, eiidg, Br*g"") Lela n 1,,Owner Marble Ridge Winery/'Marble 'li g Fa m.:.LLC 21br,*Ig@,marb,lerl*ldygewinerylcom Attached Materials.: Approved Parking Plan by Planning Board October 2,025 . !ate Parking Plea for Planning Board June 2026 Pictures of Screenery 6.1.E CC ra it A. Dituna, Esq.,S,molak&Vaughan LL Approved Parking Plan by Planning Board October 2025 Personal Vehides we Garaged.PwMng Auendant Is provided wtwn using Grass Spacm v•z7%/ 790 19*98'71 4413 7 10.06 P) 1-5 SPACES _ 'M+44 dla z \ '4 .gg- 100 .. £' \ fl'!363.1 99 a Paved Mavel I Grass U�L T Al 1044 02 ,472 PARKINGD (per North Andover By.La Restaurant Ratio-, 1 space per 2 seats or 15 spaces per Retail Ratio: 5 spaces per 1,000 sf or 6 space max. per 1 Updated Parking Plan for Planning Board June 2026 GREAT POND ROAD 2A' v ZRW 4t 6% 4k TWE 0 35 PAFMNG SPACES t 21' > �101 60;z 12 -XI Pl� <v, G) STANDARD PARKING SPACE 9rXI& 24'=2 WAY TRAFFIC NO PARKING 60 STANDARD PARKING SPACES Pictures of Screenery 6.1.26 View from Parking Area towards Great Pond Road and the home of Abutter Nicole and Tom Friel at 254 Great Pond Road. Screenery consists of grape vines and trellis. Current parking is located center in front of rope and along the right-hand side. Proposed parking would be beyond the rope on the Left-hand side along the screenery. Aw-al 07 SILLIC All A, L AN, Pictures of Sornery 61.26 View from Parking Area towards Great Pond Road and the home of Abutter Nancy Leland at 270 Great Pond Road.Screenery consists of mature trees and newt y retocated grape vines. Current parking is center in front of the rope. Proposed parking would be in the same location and orientation,, plus additional parking on the right-hand side. 1-1,1_11=CMICIA1 V, 2 Pictures of Screenery 6.1.26 View from Parking Area towards Private Drive and the home of Abutter Matt and Julie Tyler at 235 Great Pond Road.Screamy consists of mature trees and newly relocated grape vines. Current parking is center in front and along rope. Proposed parking would be to the left and right-hand sides of this picture along the screenery/hill to the left and along the screens ry to the right with orientation away/perpe rid icutar to 235 Great Pond Road. MAW 7411- IN W-L 4_6 sh-1-h t7 7Yi 3 i I. r, ANN NG DEPARTMENT C m,n it &Economic Devel �ment Division MODIFICATION A plication for Limited Site Plan Review ...... ............ .......... This application.,completed and signed with original signature(s)shall be su bm itt with 3 copies of theapplication,narrative,,site plan, foil-size prints 2 ,,x 36" and 2 reduced sli 111" 7 ' owin all requested tnt rrnn i+ n, � ull size 2 11 3+ " and 2 reduce size, I 'x 71"I set of elevations and floor plans for any proposed stru tur s , 1 stormwater management rep rt, if applicable,a certified abutters list,anda p4f version of the application,package* Please type or print or ape clearly,. . etit'inner Marble Ridge Perna LLC d a Marble Ridge Wn ry► Petitioner's � � 11 Marbleridge Road,North Andover,MA 01845 Telephone number* 1-411 2 Owners ofthe Land: Marble Ridge LLC Address: 11 Marbleridge'Road,Now Andover,MAO!184,5 Number of years of i . 346 consecutive years within the same family since 1680 3.Year lot was created: 1680 .Application 'I's herby made for Limited Site Man Review,for certain uses protected by the pr�w�►i�ions o _ Chapter A Section 3(circle all that apply) a) Religious Use Educational Use Child Care Facilities � �, ry Dwelling gait I(,Q.P0,tke0 Evidence of the Building Comm r s 'ratan determination whether the provisions of NLG.L.c. o A,Section 3,are applile shall be attached to this application. ""his determination as to whether the Dover Uses applies to, particular proposed use will be made solely by the'Building ComJ io,ner, mon* 5.Description of Proposed Project: Please attached narrative. Page I of 6 120 Mail Street Nodh Andover,Massachusetts 01846 Phone: 978.688.9535 Fay. 9 8.688. , 2 Web, .n h n W Loy 6.Description of Premises** 5,01 Aae Form with Main House,Sams,Guesthouses,Outbuildings,and Vineyard ry 7.Addr,ess of Property Being Affected:, 11 Marblerldigie Road,&0 Great Pond Road,North Andover,MA 0 1845 Zoning District:, R1 Lot 0011 and 0056 'Assessors',Map* 03TC Reglistry of Deeds: 'Book N: 17'990 page#* 326 Existing : Lot Area(Sq,Ft). Building Relight: Street Frontage. Slide!Setbacks: Front Setback, Rear Setbacko Floor,Area Ratio: Lot Coveraget 9.'Proposed Lot(Iif applicable): Lot Area(Sq.Ft)* Building Height:, 'Street Frontage-. Side Setbacks. Front Setback: Rear Setback,. 'Floor Area Ratio: 'Lot,Coverage: 10.Required'Lot as required by ZoningBylaw): Lot Area(Sq.Ft)** Building Height* Street Frontages, Side,Setbacks& Front Setback. Rear Setback. Floor Area,Ratio. Lot Coverage*M I L Exisfing,Building(if applicable)-. Ground,Floor(S,4.Ft.)-V #of FloorsO Total Sq.Ft.: Height: Use-. Type of Con structiono, 12.Proposed,Building: Ground Floor(Sq.,Ft)** #of Floors: Total Sq.Ft. Height.,0, Type of Construct i& on* Use. 13.Has there been a previous application for a Special Permit from the Planning Board on these p i If so,when and for what type,of construction? remises 9t, Yes 2,025,limited site plan a proval under Dover I it ed Site Plan Review''Is,Being 2001,new consti rolme, ,14,Section of Zoning Bylaw that,Li m Requested 195-8.11,17.1 Page 2 of 6 11 20 Main Street Nod Andover,Massachusefts 01845 Phone,., "'8.688,9535 Fax: 978.68,8.9542 Web-, m%northandoLermg, IV 15. Describein terms of any other units of measurement the use of occulpancy of the build'in s) such, as maximunt seating capacity�number of employees,number ftables,,etc.... 16.Effect of the project on, public services,such as water,sewer,schools,police,fire,waste disposal, and recreational facilities' 1.7'.Estimated traffic flow wit c in the site: AM Peak 50 PM Peak 50 18. Estimated traffic flow on,streets,adjacent to the site: AM Peak 500 PM Peak500 19.,Please list title of,plans and documents you will be attaching tothis application. Desen"ption, Revised Parking Plan,and Current Parking Plan 17. Information Required,for Limited,Site Plan Review A. 'Limited Site Plan Review form,along with any fees as may be set,- B. Drawings prepared at a scale of one'inch equals 40 feet or larger,or,at a scale as approvedlin advance by the Town,Planner.Revised plans shall contain anotation listing and,describing all i i I Uted plans and the date of each. revisions,additions,,and deletions made to the originally submi C. All site plans shall be prepared by a certlified,architect,landscape architect,and/or a civil engineer registered ire the Commonwealth of Massachusetts.All landscape plans shall be prepared by a certified landscape architect registered in,the Commonwealth of Massachusetts. All Wilding elevations shall,be prepared by a certified architect re, isteredire the Commonwealth of Massachusetts.All,stormwater management plans and drainage calculations must be submitted,with the stamp and signature,of a p i rofessonal enginee r(PE)licensed to conduct such work in the Commonwealth,of Massachusetts. D., The following information must be,submitted.along with the application-. a. Now arrow/location map.A North arrow and,a location map shovding surrounding roadways and land uses adjacent to the site at a scale of one inch equals 1,500 feet.,The, location map should show at least"one intersection of two existing Town roadways,. b. Survey,of lot/parcel.A,boundary survey conforming to the requirements of the Essex, County Re istry of'Deeds Office.The survey shall be dated and include any revisi P on made to the survey or site plan.Any change in the survey,shall be recorded before site plan approval,may be granted. C. Na,e/Descri*ption of project.The name of the development and the names,addresses and,telephone numbers of the,project listing tenants,land uses,development phases,or ,other pertinent information necessary,to,evaluate the,proposed development plan. d. Easements/Legal conditions.Identification,of easement(s)or legal encumbrances that are related taw the site's physical,development,and,a listing of any condition(s)placed I upon,the site by the Board,of Appeals,Planning Board,Conservation Comm,"ssio n,or any public body or agency with the authority,to place conditions on the site's Pa of 6 120 Main Street North Andover, Massachusetts 01845 Phone: 978.688.9535 Fax: 978.68,8.9542, Webs wwriorthandoverma. development. e. Topography.The present and proposed topography of the site,utilizing two-foot contour'intervals.Existing topography,50fieet beyond ties per'Imeter of the parcel as 'it appears on the most current Town of''North Andover topographic mapping shall also be shown. f 'I V1. Zoning information.All applicable Zoning Bylaw infortnafion shall be pro Wed regard'ingthe site's development.This'Information shall be placed in atable and list all parking,setbacks,percent of lot coverage, floor area ratio,number of dwelling units, total amount square feet,size,of signs and any other appl*1cable zoning'Information necessary for the proper review of the site plan by,the Town Planner and Planning Board. g. Drainage area,map.A,drainage area map showing pre-and post-construction watersheds,subwa ter sheds and stormwater flow paths,including municipal drainage system flows. h. 'tom water management plan,.All applications for site plan,reView shall include the submittal of a sto,nnwater management Plan prepared in accordance with the latest 11 criteria, t a i version of the Massachusetts Stormwater Handbook and additional criter a,es b1 shed Derain and demonstrating full compliance with the Massachusetts Stormwater Standards, and the North Andover Stormwater Management and Erosion Control Regulations promulgated under Chapter 165 of the To Bylaws(Stormwater Management and Erosion Control Bylaw). 1,10 Building location.Identification of all existing and proposed structures located on the site.The number of stories,overall height in feet and gross floor area in square,feet of all structures shall be indicated. be w n ing,as viewed from the front J Building elevation.A dryi ing of'the exte 'or of R the bu d" (street view),must be submitted-Th,e Planning Board may request side and rear views if 'relevant to the Board's review.This drawling must be at least eight'inches by 11 'Inches, in size. k. Location of',pwking/,w all ways.'Ident*lflcation of'the location,of all existing and proposed parking and,walkway areas,including curb cuts that will be used to access the site from adjacent roadways,or access points. 1. Location of wetlands,,notice of intent.All resource areas as defined in L c. 13 1, § 40,and/or the Town,of North Andover Wetland Protection Bylaw Chapter 190),shall be shown on the site plan. If applicable,the applicant shall file a notice of'intent with V 4, 01, NACC,concurrently with the application to the Planning Board fortnited Site Plan Review. m. Location,of ro,adways/drives.Identification of all nights-of-way, and,dri'veways i , an 16 es ncluding the type of curb and gutter to be used, d their dimensions,.,Di moist to ill the nearest roadways and/or curb cuts shall be shown for both sides of any street which, is,a s,adjacent to the site. n. Outdoor storage/display areas.Identification of the location and type of outdoor,storage and display areas on the site. o. Landscaping plan.'The general outline of existing vegetation,wooded areas,significant trees,,unique species and/or tree clusters and the extent of all vegetation,wooded areas, significant mature trees(>12 'Inches DBH),unique species and/or tree clusters,to be removed and identification of the location and,landscape schedule,of all perimeter and interior landscapling,lincluding but not,limited to proposed paving materials for walkways,fences,stone walls and all planting materials to be,placed on the site.Any It landscaping required by the To bylaws shall be"Indicated on the site planin tabular Piage 4 of 6 120 Main Street NoOh Andover,Massachusetts 01845 Phone: 978.688.9535 Fax: 978.688,9542 Web: wmvniorthandovertnna.gov ford,ishowing,the amount,required and the atinount provided,. p. Refuse areas.Identillication of the location of each outdoor refuse storage area, including the method of storage and screening.All refuse areas must be fully enclosedt q. Ligliting facilities. Identification of theproposed,'ill umination,indicating,the direction and the degree ofillutnination offered by the proposed lighting,facilities, including an, example of the fight fixture to'be used,,, r. Commonwealth review. Any information,required and,submitted to any agency of the commonwealth shall be filed with the Planning Board,upon the initial submission of the project f6r Board review. s. Utilities.All utilities,including water]'me locations,sewer line locations and profiles, and ston drainage systems. E, Application specific,to Detached Accessory Dwelling Units:,, • The application limited,site plan,review for approval of an,VDU or an application for a special pennit and/or waiver for an ADU shall include a site plan,the floor plan,of the P "' " I rincipal dwelling,and a floorplan,of'the proposed ADU., • 'When the creation of an AD�U requires the alteration of the exterior of a structure,the ap fication,shall 'include elevation plans showingthe sides of the build*ng affected by the , p i i I I construction both prior to and after completion of construction. • The site plan sha,11,at a minimum,show the footprint of the existing dwellings and structures, the location of parking and driveways demonstrating that part in sufficient for all users, the gross floor area in squarefeet of the principal dwelling,the gross,floor area'in square fM, of the DU and the location and,design of all'ingress and egress to from,the AEU. The site plan,must,be prepared and stamped,by a,registered land surveyor. F. If a waiver request for is sought fdr information required pursuant to 17.D.a through s the applicant shall request the wai'ver in writing and may be required to submit supporting ffiformation. The Planniing Board may grant,a waiver,from these submittal requirem tints if it finds that such information is not needed for a thorough review of the application. '18. For new construction,a description of erosion and sedimentation control measures.,including the location and specifications oft p rary and penny nent measures and a schedule of operations 10 indication the starting and completion dates for each phase of construction shall accompany true plan. 0 19.Petitioner and Landowner signature(s). Every Application for Limited Site Plan Review shall be made on,this fonn,which 'is the official form of th,e Plann*ng Board.Every ap I I wl 1, ,plication shall,be filed Rh the Town,Clerk's office.It shall be the responsibility of thepetitioner to furnish,all supporting documentation with this application. The dated copy,of this application received by the Town Clerk or Planning Office does not absolve the applicantfirorn this responsibility.The petitioner shall be responsible for all expenses for filing, and legal notification. Failure to comply,with application requi P,remen,ts,as cited herein and,in true Plam, ing Board Rules and Regulations may result it in a dismissal by the Planning Board of this applicatlon as incomplete. l 5 of 6 120 Main Street Nbi1h Andover,Massachusefts 01845 Phone-. 97'8.68,8.95,35 Fax: 978.688.9542 'Web: wmnoi1 lea ndoverina., V i� r Pe° oe 's Shoe *4 " "lit or type name l e . ' I Os sgnureo 100 P 1 type nmme ere i 6 r in f Phony: . . Fax: . 1 I i i 11<��yli Di i Town of'North, Andover r l Building Departilicilt Norte Andovcr, MA 1845 0!viIf1 lra ur9iv r,,f%%//,Nan r�NG1NNAMlbN, I� June 1,2026 Bn'g Leland Marble Ridge Farm LLC 11, Marblenidge R North Andover,M 5 RE Determinationf Use under Ch.40a,S.3 Dover Amendment Address-.11 Marlg R .Map/Lot:03 .0 and 0056 In response,to Limited,,Site Ply review as submitted 6 2 26 for Marble Ridge Winery,,i my determination that the provisionsf .G.L.,c.40a,Section 3are applicable to this application as V cul'ture is a recognized Farm use sub ect to a Dover Amendment review. CONTACT f you should,have any questions,please contact this Department - 545 dung office how posed on,the"how's w b si e at www.n,ortha e,rma.gov.. Scott Vandewalle Building Commissioner 0