HomeMy WebLinkAboutPlanning Board Zero Prescott Street Comments Letter - Correspondence - 0 Prescott Street 7/15/2025
Town of North Andover
Office of the Planning Department
Community Development Division
120 Main Street
North Andover, Massachusetts 01845
July 15, 2025
Planning Board Meeting
Zero Prescott Street: MassHousing Site Approval Comments
The site is located within the Industrial S and Residential 4 underlying zoning districts as well as the
Subdistrict A: Historic Mill Area overlay district.
Massing/Scale:
The site plan proposes djacent to a one-family
dwelling located at 39 Prescott Street located in the Residential 4 zoning district. The Subdistrict A:
Historic Mill Area overlay zoning allows for,
(a) A thirty-five-foot setback of a new building from the Subdistrict A boundary is required
when the Subdistrict A lot line abuts a residential zoning district located outside Subdistrict A,
subject to Subsection B below. The first 15 feet of the setback abutting the residential zoning
district shall remain open and green, be suitably landscaped, un-built upon, unpaved, and not
(b) A twenty-foot setback is required from any side or rear lot line for all newly constructed
buildings, where not abutting a residential zoning district located outside Subdistrict A, , subject
The Subdistrict A lot line abuts a residential zoning district located outside of Subdistrict A, and
therefore, would be subject to a thirty-five-foot setback. The first 15 feet of the setback abutting the
residential zoning district would be required to remain open and green, be suitable landscaped, un-built
upon, unpaved, and not parked upon under the traditional Subdistrict A zoning requirements.
The scale and massing could potentially be considered out of character with the surrounding
neighborhood and adjacent one-family homes.
Screening is a concern and retention of as many mature trees as possible would help provide a buffer to
the surrounding neighborhood.
The proposed building height:
The site plan proposes a building height of approximately 53 feet in the Residential 4 portion of the site.
The underlying Residential 4 zoning districts allows for a maximum height of 35 feet. In accordance with
the Subdistrict A overlay district,
Town of North Andover
Office of the Planning Department
Community Development Division
120 Main Street
North Andover, Massachusetts 01845
es,
located within the underlying I-S District, or within 100 feet of the underlying I-S Zoning District
boundary by special permit; and where such buildings or structures are not located within the
underlying I-S District or within 100 feet of the underlying I-S Zoning District boundary, the
height limit shall be 35 feet by right, and such building or structure having a building height in
excess of 35 feet, but not more than 55 feet, shall b
The parcel is divided by the underlying I-S and Residential 4 zoning district boundaries. It appears that
the height of the building in the Residential portion of the parcel is approximately 53 feet. The building
height and the lack of side setback to the nearest dwelling compounds the massing on the site.
The proposed floor area ratio:
The site plan proposes a floor area ratio of 1.70. The Subdistrict A zoning district allows for a maximum
floor area ratio of 1.0; however, up to a 2.0 floor area ratio can be approved by special permit. Again,
this ratio compounds the massing on the site.
Subdivision 50-foot Private Way:
The paved private way is approximately 56 feet wide; however, it is encumbered by 90-degree parking
spaces on either side which are approximately 17 feet deep. This leaves an actual drive aisle of
approximately 20 feet. This drive aisle serves a 51-unit multi-family building, several commercial
tenants and is proposed to also serve this 296-unit multi-family building.
Actions taken to meet affordable housing needs:
of Housing and Livable Communities and has taken meaningful steps to address housing needs,
including efforts to expand multifamily zoning, encourage redevelopment, and preserve existing
affordability. Recent actions include the adoption of an Inclusionary Zoning Bylaw (2022), an MBTA
Communities Multifamily Overlay District (2024), and an Accessory Dwelling Unit Bylaw (2025). This is in
addition to having a previously approved 40R District, land use boards that have for several years
regularly approved multi-family housing developments, and consistent support for the development and
preservation of affordable housing through the use of Community Preservation Act funding and the
Recent Multi-family housing approvals:
As the table below indicates, the Town has permitted several multi-family, high-density developments;
however, this proposal far exceeds the density metrics previously permitted.
Town of North Andover
Office of the Planning Department
Community Development Division
120 Main Street
North Andover, Massachusetts 01845
Traffic, Access, and Circulation
The project could potentially introduce substantial additional traffic to Prescott Street, High Street, and
the Route 125 corridor.
The Town recommends a comprehensive, independent traffic impact study that addresses:
Intersection operations and sight lines
Trip generation
Queuing at key access points
Emergency vehicle circulation
Stormwater, Floodplain, and Environmental Conditions
Municipal Services
The introduction of nearly 300 units may lead to burdens on municipal water, sewer, and solid waste
services.
The Town recommends a thorough load capacity analysis of water and sewer systems.
Recent multi-family, high density permitted developments:
Property/Developer Site Area Units Lot Coverage Floor Area Units per
(AC) Ratio Acre
Avalon NA 9.57 170 13% 0.47 18
Princeton Properties 9.3 192 16% 0.60 21
(residential only)
Minco (505 Sutton St) 3.24 136 34% 1.1 42
Berry Farms (40B) 26.09 196 7% ? 8
Zero Prescott (proposed) 6.13 296 34% 1.7* 48
*FAR calculation without parking garage is .99