HomeMy WebLinkAboutNORTH_ANDOVER_40B_Design_Review_3_13_26_Gamble_Associates - Consultant Review - 0 Prescott Street 3/13/2026
1
678 Massachusetts Avenue Suite #502
Cambridge, MA 02139
March 13, 2026
Ms. Jean Enright, Planning Director
Town of North Andover
120 Main Street
North Andover, MA 01845
CC: Michael Lis, Terri MacNeil
PEER REVIEW FOR ARCHITECTURE, SITE
DESIGN & LANDSCAPE EAST MILL HOUSING
NORTH ANDOVER, MA
Sent via Email
Dear Ms. Enright,
This initial design review memo for Zero Prescott Street is based on the drawing set dated
November 14, 2025. We received authorization to proceed with the design review on December
23, 2025. A meeting with the developer and his architect took place at The Architectural Team
(TAT) offices on January 28, 2026.
GENERAL COMMENTS
For such a large building, the residential complex works with the topography to break down the
scale. The plan locates the large parking structure in the center of the composition and brackets it
with residential units that adequately shield it from view. The plan is exquisitely efficient, creating
a nearly symmetrical layout on the footprint of the existing underutilized parking deck. The two
“buildings” of the complex are really four “wings” defining a parking garage. The wings maintain a
respectful height to the smaller scale residential neighborhood on its perimeter.
MATERIALITY
Multi-family residential complexes of 200 units or more are often criticized for being too large,
bland or relentless. This criticism is occasionally warranted. However, within the context of an
“Downtown Overlay District - Historic Mill Area”, a counter argument could be made; simple is
better. The 296-unit complex is being built in a district that has numerous large historic buildings
comprised of just a few high-quality materials,like brick masonry. The proposed building has a
Gamble Associates March 13, 2026 NORTH ANDOVER MA
2
primary south façade with building entrances oriented towards these historic structures. The
current design breaks up the massing and materiality into seven or eight segments along the
primary elevation.
Recommendation:Consideration should be given to a higher quality cladding material (like actual
masonry brick) across the length of the primary / south façade. The portion of the building that
has the parking garage will need to remain open for natural ventilation. However, the horizontal
banding for the garage could also be clad in brick which would enhance aesthetic cohesion of the
complex across the south elevation. Many precedent images shown in the presentation materials
provided by the architect have simple brick fenestration patternsconsistent with this concept.
Above: 311 Arsenal Street in Watertown, MA (right) represents a simple but elegant elevation with few
materials. In addition, the public realm is well landscaped. Image credit: LoopNet.
In Watertown, MA, the historic Arsenal at 311 Arsenal Street is over 1,600 feet long with a
consistent bay dimension. Few people would consider this an unsightly structure. Becausebrick is
a more expensive and labor-intensive material to install, amore inexpensive material could be
used on the courtyard elevations. The corners to the north are appropriately shown in the
Gamble AssociatesMarch 13, 2026NORTH ANDOVERMA
3
architect’s perspective renderings in another material which works well adjacent to the residential
single-family homes.
Above: The large building benefits from a range of cladding materials, however more clarity about
how those materials are distributed is needed. The south façade, facing the historic buildings,
should have the highest quality material, like brick masonry, followed by the portions of the north
wings facing the neighborhood, which could be in a secondary material like wood. The least
expensive materials in the interior courtyards should still be durable and well-detailed.
SITE AND LANDSCAPE DESIGN
The complex defines a large exterior space with residential and office buildings to its south.
However, the exterior space between the proposed building and the East Mill and Avalon North is
informal and unresolved. Vehicular drives, surface parking spaces and stormwater retention areas
subdivide the public realm. The project should be designed with the adjoining buildings and their
landscape in mind.
Gamble Associates March 13, 2026 NORTH ANDOVER MA
4
Recommendation: Formalize the site entrance with enhanced tree canopy and increase access for
pedestrians with generous sidewalks and raised crosswalks. Design better connections between
the proposed development and the surrounding properties in ways that enable walkability.
Above: Large sites owned or controlled by a single firm are really “campuses”. The ground plane
should be designed with as much care as the vertical surfaces of the buildings that define it. With
a project of this scale there is an opportunity to substantially increase the tree canopy for shade, to
reduce the heat island effect and entice more people to walk between destinations.
Gamble Associates March 13, 2026 NORTH ANDOVER MA
5
Above: With the addition of nearly 500 parking spaces and a ratio of 1.7 cars/unit, some redundancy in
existing parking areas in the district must exist. Consider removing the oddly shaped triangular parking area
for a pocket-park that could provide amenity space for the district. At a minimum, landscape buffers (like
ones shown below) should be created to address stormwater runoff and increase site permeability.
Gamble Associates March 13, 2026 NORTH ANDOVER MA
6
Above: Considerations should be given to placemaking opportunities as well as gateway signage for the area
(Burlington and Somerville).
ADDITIONAL CONSIDERATIONS
- In the habitable exterior spaces, consideration should be given to the use of permeable pavers
in lieu of asphalt or concrete.
- Where possible, retain existing mature tree canopy.
- Natural landscape should native and drought tolerant.
- Exterior lighting should be full cut off for dark sky compliance.
- Given the historic nature of the district, building and site signage should be understated and
sensitive to the residential abutters.
- Rooftop mechanical areas and those at grade should be visually shielded from public view.
- Consider the introduction of solar panels to shade parking areas.
END OF MEMO
Gamble Associates March 13, 2026 NORTH ANDOVER MA