HomeMy WebLinkAbout2026-08-11 Planning Board Minutes f „ Sean Kevlahan, Chair
John Simons, Vice Char
' TOWN OF NORTH ANDOVER Peter Boynton
a PLANNING BOARD Kate Kelly
Denevan O'Connell
Bral Spight,Associate
Tuesday August 11, 2026 k 7 p.m., 120 Main Street—Town Hall, North Andover, MA 01845
Present/Plannin Board: S.Kevlahan,J. Simons,P.Boynton,K.Kelly,D. O'Connell,B. Spight
Absent:None
Staff Present: J.Enright
S.Kevlahan: The Planning Board meeting for August 11,2026,was called to order at 7:00 p.m.
CONTINUED PUBLIC HEARING
520 Great Pond Road,North Andover Country Club: Request to Withdraw. Application for a Watershed
10 Protection District Special Permit Article 4 Part 5 Watershed Protection District and 195-10.7 of the zoning bylaws
11 to authorize tree removal within high water limits of Lake Cochichewick and parking lot reclamation within
12 Non-Disturbance Zone and the Non-Discharge Zone of the Watershed Protection District. The property is located in
13 the Residential 1 zoning district.
14 J. Enright:Having previously requested a continuance to this evening's meeting,the applicant re-evaluated the scope
15 of their project and chose to scale it back.Explained that they no longer plan to remove the 30 proposed trees or
16 reclaim and expand the parking area.Instead,they intend to repave within the existing footprint.Because repaving
17 the current footprint does not require a Watershed Special Permit. The matter remains before the Conservation
18 Commission. The applicant has submitted a request to withdraw without prejudice.
19 MOTION: S.Kevlahan made a motion to accept the withdrawal without prejudice for the Watershed Special Permit
20 for 520 Great Pond Road. The motion was seconded by D. O'Connell. The vote was 5-0,unanimous in favor.
21
22 492 Sutton Street(a/k/a/64 Terminal Road),City of Lawrence Municipal Airport Commission: Application
23 for a Site Plan Review,Article 8 Supplementary Regulations,Part 1 Off-Street Parking and Loading,Part 3 Site Plan
24 Review,Part 4 Screening and Landscaping of Off-Street Parking Areas,and Article 10 Administration 195-10.7 of
25 the North Andover Zoning Bylaw. The applicant proposes the construction of a new Airport Administration facility
26 to replace the existing 1950's era building. The new building will include airport administration space,tenant office
27 space,and space for a future restaurant. The project is located within the Industrial 2 Zoning District.
28 J. Enright: Stated that the stormwater peer review has been completed and the recommended conditions have been
29 included in the draft decision prepared for the Board's consideration. The NAFD requested an additional fire hydrant
30 to be located proximate to the front,left-side of the building and the applicant has accommodated this request. The
31 DPW Water/Sewer has reviewed the new hydrant water line and expressed no concerns.
32 Lindsey DiTonno(McClure Engineering :Mentioned that she had no additional details to share.
33 Francisco Urena(Airt2ort Manager): Expressed gratitude to the town and the Board for their ongoing support.He
34 affirmed that the airport remains committed to collaborating with the Town and implementing any suggested
35 revisions.
36 J. Enright: She noted that,per the prior meeting's discussion,a draft decision condition was added requiring the
37 applicant to present the restaurant space tenant,once selected,to the Board.Additionally,regarding lighting,a
38 condition was set requiring proof of compliance with Illuminating Engineering Society(IES)minimum lighting
39 standards prior to issuance of a Certificate of Occupancy.
40 Board:Noted that no comments were offered by the public,nor were any online comments received by the Planning
41 Department.
42 MOTION:D. O'Connell made a motion to close the public hearing for the Site Plan Review,Parking Reduction,
43 and Landscaping Modification for 492 Sutton Street. The motion was seconded by P.Boynton. The vote was 5-0,
44 unanimous in favor.
45 MOTION:D. O'Connell made a motion to approve the Site Plan Review,Parking Reduction,and Landscaping
46 Modification for 492 Sutton Street. The motion was seconded by P.Boynton. The vote was 5-0,unanimous in favor.
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f „ Sean Kevlahan, Chair
John Simons, Vice Char
' TOWN OF NORTH ANDOVER Peter Boynton
a PLANNING BOARD Kate Kelly
Denevan O'Connell
Bral Spight,Associate
Tuesday August 11, 2026 k 7 p.m., 120 Main Street—Town Hall, North Andover, MA 01845
47 Board: Commented that upon reviewing the airport's Master Plan developed a few years prior,the airport should
48 inform the Planning Board of any updates or changes that occur.
49 Francisco Urena: Stated he would be glad to coordinate with the airport's engineering team aside from this project to
50 compile any anticipated modifications.He also noted that an updated airport Master Plan is slated for completion
51 within the next two years.
52
53 NEW PUBLIC HEARING
54 291 Massachusetts Avenue,Donna Backman: Application for construction of a Detached Accessory Dwelling
55 Unit(ADU)permit under Article 8 Supplementary Regulations Part 3 Site Plan Review and Part 14 Accessory
56 Dwelling Unit of the Zoning Bylaw to authorize construction of a detached ADU. The property is located in the
57 Residential 4 zoning district.
58 J. Enright: Explained that the application is subject to the bylaw amendment regarding pre-existing non-conforming
59 structures approved this past May. The bylaw amendment required a ZBA finding for an ADU proposed on a lot
60 with a pre-existing nonconforming structure. The Building Commissioner issued a Denial letter;however,an
61 application hasn't been submitted to the ZBA yet.August 20th is the filing deadline for the September 15th meeting.
62 Limited Site Plan Review(LSPR)approval requires the Board to file its decision with the Town Clerk within 90
63 days of receipt of an application,unless such time is extended in writing by agreement with the applicant. The LSPR
64 application was filed July 8,2026. The 90th day date is October 6,2026. The Planning Board meets on September
65 22nd.If a Decision is not approved on this date an extension will be necessary.Alternatively,the required ZBA
66 finding could be conditioned prior to building permit issuance in the decision.The Gross Floor Area in the proposed
67 ADU is 824 SF. The Assessor's Property Record Card lists the Gross Floor Area at approximately 4,289 SF
68 (basement, 1 st floor,half story).NAPD and Conservation have reviewed the application and did not express any
69 concerns.DPW Water/Sewer commented that the water service internal plumbing in the primary residence is
70 required to accommodate two separate meters; one for the primary residence and one for the ADU.Also,cautioned
71 that a curb stop with a buffalo box needs to be installed for the water service connecting to the ADU.
72 S.Kevlahan: Questioned whether the footprint of the existing structure encompasses the proposed ADU.
73 J. Enright:Verified that the proposed ADU maintains the original footprint and setback dimensions. She noted that 3
74 parking spaces are designated,one space for the ADU and two spaces for the primary dwelling.No additional curb
75 cuts will be required.
76 Donna Backman(Annlicant): Introduced herself as the property owner and applicant. She provided a brief overview
77 of the proposed ADU layout and explained that she plans to hire a professional company to rent out the ADU for
78 supplemental income.
79 S.Kevlahan: Asked about the connection of utilities to the proposed ADU.
80 J. Enright: Explained that the utilities will be connected underground from the primary dwelling.Electricity is
81 already supplied underground via an existing conduit.
82 S.Kevlahan: Inquired whether any natural gas service would be connected to the ADU.
83 Donna Backman: Said that the ADU will operate as fully electric,with no natural gas service installation planned.
84 Board: Invited members of the public to offer any comments.
85 Mark Rogers(Abutter): Introduced himself as a direct abutter living at 19 Trinity Court. He noted that both he and
86 his wife are fully supportive of Donna Backman's project,adding that she is a wonderful neighbor.
87 Board: Stated that this public hearing will be continued at the Planning Board Meeting scheduled for September 22,
88 2026.
89
90 CORRESPONDENCE: Division of Fisheries&Wildlife draft Priority Habitat map for public comment.
91 J. Enright: The Natural Heritage and Endangered Species Program of the Division of Fisheries&Wildlife is
92 informing the public of the draft Priority Habitat map for public comment beginning on August 5,2026 at
93 www.mass.gov/nhesp/mapcomment. The comment period will end on October 4,2026.
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f „ Sean Kevlahan, Chair
John Simons, Vice Char
' TOWN OF NORTH ANDOVER Peter Boynton
a PLANNING BOARD Kate Kelly
Denevan O'Connell
Bral Spight,Associate
Tuesday August 11, 2026 k 7 p.m., 120 Main Street—Town Hall, North Andover, MA 01845
94 S.Kevlahan: Asked Jean whether a staff member had been designated to monitor the project and share relevant
95 information.
96 J. Enright: Indicated that Amy Maxner from the Conservation Department would most likely handle this,though she
97 said she would confirm with her. She noted that the Division of Fisheries&Wildlife had sent the identical notice to
98 the Conservation Commission.
99 P.Boynton: Characterized the map as lacking user-friendliness. He pointed out that both Lake Cochichewick and the
100 surrounding expansive wetland region were depicted on it.Inquired whether the objective of this initiative is to
101 update current existing data.
102 J. Enright:Affirmed that the objective is to maintain an up-to-date map by incorporating any necessary updates.
103
104 MEETING MINUTES: July 21,2026 meeting minutes.
105 MOTION:P.Boynton made a motion to approve the meeting minutes for July 21,2026. The motion was seconded
106 by J. Simons. The vote was 5-0,unanimous in favor.
107
108 MEETING ADJOURNMENT:
109 MOTION: J. Simons made a motion to adjourn the August 11,2026 Planning Board meeting. The motion was
110 seconded by D. O'Connell. The meeting adjourned at 7:28 p.m. The vote was 5-0,unanimous in favor.
ill
112 MEETING MATERIALS:August 11,2026 Planning Board Agenda.docx,August 11,2026 Planning Board
113 Agenda.pdf,291 Mass Ave: LSPR: Application Detached ADU:Application.pdf,Bldg Comm Use
114 Determination.pdf,Photo existing detached structure.pdf, Site Plan-Floor Plans-Elevations.pdf,Department
115 Review: 260708 Conservation Comment.pdf,260708 NAPD Comment.pdf,260803 DPW Water&Sewer
116 Comment.pdf,ZBA Denial Letter: 260730 291 Mass Ave Denial.pdf,492 Sutton Street: 260811 Draft SPR
117 Decision 492 Sutton Street.pdf,Department Review: 260731 NAFD Comment.pdf,260803 DPW Water& Sewer
118 Comment.pdf,Rev Plans: 260710 AdminBldg-Plans.pdf,260805 FInal-LWM-Plans-Rev2-NAFD.pdf, Stormwater
119 Peer Review: 260724_2nd_PeerReview_492SuttonStreet.pdf,260728_3rd_PeerReview_492SuttonStreet.pdf,Resp
120 to 2nd Peer Rev: 2026-07-28_LWM-AdminBldg-SWMReport(Rev2).pdf,260728
121 Response-to-SW PeerReview2.pdf, 520 Great Pond Road: Request to Withdraw: 260722 Withdrawal Request
122 520 Great Pond Road.pdf, Correspondence: 07.15.2026 MA Division of F&W.pdf;Meeting Minutes:DRAFT-
123 July 21,2026 Planning Board Meeting Minutes.docx,DRAFT-July 21,2026 Planning Board Meeting Minutes.pdf,
124 Staff Report: 260811 Staff Report.pdf
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