HomeMy WebLinkAbout2026-08-25 Planning Board Minutes Sean Kevlahan, Ch a i r
John Simons, Vice Chair
TOWN OF NORTH ANDOVER Peter Boynton
PLANNING BOARD Kate Kelly
Den evan O'Connell
Bral Spight,Associate
Tuesday August 25, 2026 k 7 p.m., 120 Main Street—Town Hall, North Andover, MA 01845
Present/Planning Board: S.Kevlahan,J. Simons,P.Boynton,K.Kelly,B. Spight
Absent: D. O'Connell
Staff Present: J.Enright
S.Kevlahan: The Planning Board meeting for August 25,2026,was called to order at 7:00 p.m.
BOND RELEASE
325 Johnson Street,Kevin and Alison Sparks: Request for release of a$2,000 performance bond associated with
a Watershed Special Permit to allow for the construction of a detached garage; expansion of a gravel driveway;
10 installation of a drywell to capture roof runoff of new garage;pump,crush and fill with sand old septic
11 tank/cesspool;connection to town sewer;connection to gas.
Enright,Stated that the special permit was approved in August 2021.The garage is fully constructed and the site
13 is stabilized. The engineer certification letter and as-built plan are included in the meeting packet.Pictures are
14 attached to the certification letter.
15 MOTION: J. Simons made a motion to release the$2,000 performance bond for 325 Johnson Street.The motion
16 was seconded by K. Kelly. The vote was 5-0,unanimous in favor.
17
18 CONTINUED PUBLIC HEARING
19 291 Massachusetts Avenue,Donna Backman: Continued to September 22,2026. Application for construction
20 of a Detached Accessory Dwelling Unit(ADU)permit under Article 8 Supplementary Regulations Part 3 Site Plan
21 Review and Part 14 Accessory Dwelling Unit of the Zoning Bylaw to authorize construction of a detached ADU.
22 The property is located in the Residential 4 zoning district.
23
24 NEW PUBLIC HEARING
25 0 Berry Street(Map Lot),Town of North Andover:Application for Site Plan Review and Modification
26 of Landscaping requirements special permits under Article 8 Part 1 Off-Street Parking and Loading §195-8.8
27 Special Permits,Article 8 Part 3 Site Plan Review,and Article 10 Administration Section 195-10.7 of the North
28 Andover Zoning Bylaw.Applicant proposes construction of a new Fire Station with associated driveways,parking
29 area,utilities and site grading. The site is located within the Residential 2 and I3 zoning district with proposed
30 development located in the R2 portion of the parcel.
31 J.Enright: Explained that this is a 21.30-acre Town owned parcel that contains a portion of the Town dump with
32 another section being dedicated to Town soccer and baseball fields. This 2+-acre section of the parcel is proposed to
33 be developed as Fire Station 3. This portion of the site contains an 11,600 SF gravel driveway and parking area
34 utilized by the fields with the remainder of the site being undeveloped woodland,except for a 10' wide gravel
35 pathway,which connects to the northerly side of the parking area. The path is utilized as a walking path for visitors
36 to access the fields from the parking area,and as an emergency access for public safety vehicles to access the fields.
37 The development area is bounded by Berry Street to the East, Turnpike Street to the South, and residential abutters
38 to the North and West.The proposed Fire Station has a footprint of 9,018+- SF,and includes associated parking
39 areas,driveways,utilities, and site grading. The public building requires a special permit by the ZBA as the special
40 permit granting authority. The public hearing for this application will open on September 15,2026. Two driveways
41 are proposed,both providing access to Berry Street.The northerly driveway is 25' wide and will provide access to
42 the parking area for passenger vehicles,along with providing access to the gravel pathway leading to the Sharpeners
43 Pond Fields,if it is decided that this existing pathway will remain in use and provide drive access to the field rather
44 than walking access.A second 72'-wide driveway will provide access to the 5-vehicle loading bays,which will
45 house the fire engines and ambulance. Stormwater peer review has begun and the 1 st peer review letter has been
46 received. The development includes installing a stormwater management system to treat stormwater runoff and
1
Sean Kevlah an, Ch a i r
John Simons, Vice Chair
TOWN OF NORTH ANDOVER Peter Boynton
PLANNING BOARD Kate Kelly
Den evan O'Connell
Bral Spight,Associate
Tuesday August 25, 2026 k 7 p.m., 120 Main Street—Town Hall, North Andover, MA 01845
47 mitigate peak runoff rates and volume while maximizing groundwater recharge. Stormwater runoff from the
48 impervious driveways and parking lots is collected in deep-sump and hooded catch basins,which provide
49 pre-treatment for Total Suspended Solids(TSS)removal.The runoff is directed to either an on-site infiltration basin
50 located in the northeastern part of the site or a bioretention basin located in the southeastern part of the site.Rooftop
51 runoff is collected via downspouts,which are connected to the roof drainage header pipes.Approximately 85%of
52 the rooftop runoff is piped to the infiltration basin,while the remaining 15%of the roof area discharges to the
53 bioretention basin.A Photometric Plan and Landscape Plan are not included;however,the site plan indicates light
54 poles,4 Red Maple trees across the frontage,and one Callery Pear tree located adjacent to the 25' driveway. The
55 applicant has requested a special permit to modify strict conformance with bylaw requirements.For Commercial and
56 Industrial Districts,the bylaw specifies a strip of land at least 6-feet wide with trees or shrubs densely planted,to
57 create at least an impervious screen,at least four feet high at the time of planting and which are of a type that may be
58 commonly expected to form a year-round impervious screen at least five feet high within three years. If a natural
59 screen described above cannot be attained,a wall or fence of uniform appearance at least five feet high above
60 finished grade will be allowed. Such a wall and/or fence may be perforated,provided that not more than 25%of the
61 face is open.Waivers were not formally requested;however,a traffic impact study,fiscal impact analysis and a
62 community impact analysis were not included in the application.
63 Katie Van Hamel(Saccoccio&Associates Architectsl: Provided an overview of the proposed building,highlighting
64 that the Berry Street corner site was selected to improve response times and emergency coverage throughout
65 southern North Andover. Site access will be provided via an entrance on Berry Street. The facility encompasses
66 10,000 square feet,which includes a mezzanine over an apparatus bay,with a total footprint of approximately 9,000
67 square feet.Proposed site lighting includes multiple pole-mounted and building-mounted fixtures,all designed to
68 adhere to dark-sky standards.Regarding site landscaping,the Fire Chief requested postponing detailed planting until
69 project completion to evaluate remaining funding.Priority is also given to maintaining natural site features where
70 feasible,particularly keeping the established tree borders along Turnpike Street and around the wetlands at the rear.
71 Nicola Facendola(Level Design Group,LLC):Delivered a presentation of the development site and project scope.
72 The speaker noted that the 2-acre project site is located in the R2 residential zoning district,whereas the adjoining
73 parcel held by the Town of North Andover falls within the I3 Industrial Zoning District.Access along Berry Street
74 will feature a broad driveway serving the five planned bays for fire engines,ambulances, and additional emergency
75 response vehicles. The front portion of the property will contain the main accessible entrance along with two
76 designated handicap accessible parking spaces situated to the south.Employee parking comprising 16 spaces will be
77 located on the north side,and a stormwater basin is proposed for the site.There is a two-way drive access through
78 the fire station lot to access the existing soccer field,if it is determined that this field access will be maintained.
hit:Expressed concern regarding high traffic volumes through the fire station parking lot during soccer
80 games,which generally attract 20 to 30 vehicles,as well as the resulting shortage of parking spaces. It was noted
81 that vehicles formerly utilized an open area for parking that is now the intended site for the new fire station facility.
82 Inquired whether the Town of North Andover intended to provide designated parking and more efficient access for
83 the soccer field.
84 J.Enright: Mentioned that the town plans to construct a small parking lot adjacent to the existing field to enhance
85 accessibility and streamline access to the soccer field.Approval from the Conservation Commission is required for
86 this project due to the presence of wetlands in the area.
87 P.Boynton: Stated that high activity levels at the fire station could interfere with or impede access to the soccer
88 field.
89 John Weir(Fire Chief):Noted that the access point for the soccer field aligns with the proposed employee parking
90 area.He clarified that shift changes generally occur early in the morning or late in the evening,minimizing potential
91 conflicts with traffic accessing the soccer field.
92 S.Kevlahan: Questioned whether a Massachusetts Environmental Policy Act(MEPA)review would be necessary
93 for this proposal,given the change in land use and its close proximity to Route 114.
2
Sean Kevlahan, Ch a i r
John Simons, Vice Chair
TOWN OF NORTH ANDOVER Peter Boynton
PLANNING BOARD Kate Kelly
Den evan O'Connell
Bral Spight,Associate
Tuesday August 25, 2026 k 7 p.m., 120 Main Street—Town Hall, North Andover, MA 01845
94 J.Enright: Has not heard that MEPA review is required but the proposal triggers a review by Natural Heritage,
95 which is currently underway.
96 K.Kelly Asked if the field access entrance and parking area could be denied.
97 J.Enright:A Notice of Intent application to the Conservation Commission is required. That application will include
98 an alternative analysis to determine the least impactful access route. The Community Preservation Committee
99 recommended construction funding and Town Meeting approved that funding at May's Annual Town Meeting.
100 B. hit: Said that the North Andover Soccer Association(NASA)is aware of the accessibility and usage of the
101 soccer field.
102 Katie Van Hamel: Mentioned that a single environmental consultant is concurrently coordinating with both
103 Conservation and Natural Heritage for the fire station and field access projects.
104 Nicola Facendola: Provided further project details,noting that a small patio is planned for the easterly right side of
105 the building,with an emergency generator set on a concrete pad to its north.Additionally,a transformer will be
106 placed in one of the parking lot islands,and a propane tank will be located to the south of the building.Detailed
107 information regarding the stormwater basin was also presented.
108 S.Kevlahan: Confirmed that the building will be serviced by water and sewer.
109 P.Boynton: Inquired whether the building design and surrounding grounds would be wildfire-resistant given the
110 increasing risk of wildfires.
111 Katie Van Hamel: Stated that the building will feature non-combustible materials, such as the metal siding and roof,
112 and the building will be equipped with an interior sprinkler system.
113 J. Simons: Questioned the distance between the proposed structure and the tree line.
114 Nicola Facendola: Said that the building sits roughly 80 to 100 feet from the tree line,with the design aiming to
115 preserve as much natural vegetation as possible.
116 S.Kevlahan: Inquired whether an air siren is included in the proposal.
117 John Weir: Stated there will not be an air siren.
118 Nicola Facendola: Mentioned the recent addition of a proposed communications tower.
119 Katie Van Hamel:Noted that the communications tower was incorporated into the Zoning application and will
120 likewise be included in the revisions for the Conservation Commission. She pointed out the tower's designated
121 position on the site plan,confirming its height at 60 feet,which complies with the Zoning maximum height limit of
122 65 feet.
123 Nicola Facendola: He explained that the width of the sidewalk is planned to be expanded to accommodate the tower,
124 and the stormwater basin will be adjusted accordingly while preserving the width of the drive.
125 K.Kelly: Questioned why the communications tower had been added recently rather than being part of the initial
126 application.
127 John Weir: Stated that the tower was incorporated following a recent radio strength evaluation. Installing the new
128 tower will eliminate the future need for the existing tower at Andover Forest(formerly the Sutton Hill Nursing
129 Home),which is located on private property.
130 K.Kelly: Pointed out the absence of waiver requests for the traffic impact study and community impact analysis.
131 Nicola Facendola:Assured the Board that waiver requests can be submitted if required.
132 S.Kevlahan:Noted that submitting the waivers would be beneficial so they can be incorporated into the decision.
133 K.Kelly: Inquired about the inclusion of a landscaping special permit in the application rather than a request for a
134 landscaping waiver.Furthermore,she expressed concerns regarding the limited extent of proposed landscaping as
135 well as potential water runoff from the structure.
136 P.Boynton: Explained that the limited landscaping might stem from fire safety considerations rather than purely
137 financial constraints.
138 Nicola Facendola: Mentioned that plans include planting trees along the street and within select parking lot islands.
139 He acknowledged the significant amount of impervious surface,noting that the design seeks to preserve as much
140 existing trees and vegetation as possible.
3
Sean Kevlah an, Ch a i r
John Simons, Vice Chair
TOWN OF NORTH ANDOVER Peter Boynton
PLANNING BOARD Kate Kelly
Den evan O'Connell
Bral Spight,Associate
Tuesday August 25, 2026 k 7 p.m., 120 Main Street—Town Hall, North Andover, MA 01845
141 Board: Opened the floor to receive public input.
142 Karl Arsenault(362 Berry Street): Stated that his property directly borders the proposed development and that the
143 current dirt parking area is visible from his kitchen window.He recommended relocating the entrance to Route 114
144 rather than placing it on Berry Street as proposed.Additionally,he expressed multiple concerns regarding safety of
145 fire trucks crossing Route 114 from Berry Street,the continual retreat of wetland buffers by the town,the exclusion
146 of access and parking for the soccer field from this fire station project,and the need to even establish access for the
147 underutilized soccer field.He also questioned the accuracy of the contour lines shown on the plans.He explained
148 that based on the water flow patterns indicated in the plans,a localized area of standing water would collect on his
149 property.
150 Board:With no further comments offered by the public,the hearing was continued to the September 22,2026
151 Planning Board meeting.
152
153 MEETING MINUTES: August 11,2026 meeting minutes.
154 MOTION: J. Simons made a motion to approve the meeting minutes for August 11,2026. The motion was
155 seconded by P.Boynton.The vote was 5-0,unanimous in favor.
156
157 MEETING ADJOURNMENT:
158 MOTION: P.Boynton made a motion to adjourn the August 25,2026 Planning Board meeting.The motion was
159 seconded by J. Simons.The meeting adjourned at 8:05 p.m. The vote was 5-0,unanimous in favor.
160
161 MEETING MATERIALS:August 25,2026 Planning Board Agenda.docx,August 25,2026 Planning Board
162 Agenda.pdf,0 Berry Street:Locus.pdf,Application: 2455-Fire Station 3- Submission Letter(07-22-2026).pdf,
163 2455-Fire Station 3-Site Plans(07-20-2026).pdf,2455-Fire Station 3-Stormwater Report(07-20-2026).pdf,
164 2455-North Andover FIre Station 3 -Architect Renderings.pdf,2544-Fire Station 3-Site Plan Review and Special
165 Permit Application(07-20-2026).pdf, 260818 Letter of authorization.pdf,Department Review: 260728 NAFD
166 Comment.pdf, Stormwater Review: 260818_1 stHW_SWPeerReview_FireStation_3.pdf,325 Johnson Street:
167 Recorded Decision.pdf,Eng Cert-As-Built: 260811 325 Johnson Asbuilt.pdf,260811 Eng Cert Letter-325
168 Johnson St.pdf, ;Meeting Minutes: DRAFT-August 11,2026 Planning Board Meeting Minutes.docx,DRAFT-
169 August 11,2026 Planning Board Meeting Minutes.pdf; Staff Report:260825 Staff Report.pdf
4