Planning Board – April 28th, 2025

The Warrant Article for the bylaw allowing battery storage facilities by special permit, granting decision-making authority to the Town, was clarified as unrelated to the 73 Hillman Street proposal, which is currently under review by the State.

Chair Stephen Johnson called the board to order, last Monday night, April 28th, with all board members present. He noted that the applicant of Agenda Item C – 15 and 41 Astle Street- requested to be continued to the June 2nd meeting.

A motion was made to approve the meeting minutes from the September 23rd meeting.

Committee Reports/Administrative Actions

*1660 Main Street Update*

Vinny Fratalia provided an update on the Affordable Housing Trust’s contributions, highlighting the successful development of a veterans housing project at 1660 Main Street in Tewksbury, also known as the “Soldier On” building. The land was donated by Mark Ginsburg to Tewksbury Home Build, which partnered with Soldier On to construct the facility. Funding came from federal, state, and local sources—including Tewksbury’s Affordable Housing Trust—as well as donations from individuals like Jon Bon Jovi and Robert Kraft.

The building now houses 21 fully furnished, handicapped-accessible affordable units for veterans (18 one-bedroom and 3 studio apartments). Soldier On provides transportation to medical appointments, one meal per day, and on-site case management. Community support and donations from residents helped furnish the units. The project added 21 units to the town’s affordable housing inventory and is a successful and meaningful addition to Tewksbury.

In her Town Planner’s report, Community/Economic Development Planner Alexandra Lowder provided updates on upcoming events and initiatives. She mentioned the YMCA summer camp, which will run for six weeks from July 7th to August 15th at the Tewksbury Recreation Center on Livingston Street, and is open to children ages seven to thirteen.

Lowder also highlighted the Historical Society’s Annual Meeting, set for June 7th at 1 pm at the Tewksbury Public Library. Local historian and former Register of Deeds, Richard Howe, will speak about the annexation of parts of Tewksbury to Lowell. Town historians Nancy Reid and Doug Sears will present the recently published Images of America: Tewksbury book, sharing photographs and stories featured in it.

Additionally, Lowder noted the recent ribbon-cutting for Lazy River Products, Tewksbury’s first retail cannabis facility.

*Battery Storage Facility*

Finally, Lowder addressed the creation of an informational web page about the proposed battery storage facility at 73 Hillman Street. For more information, residents can visit www.tewksbury-ma.gov/batterystorage.

Fratalia inquired about the connection between the battery storage facility and the proposed bylaw.

Lowder clarified that the warrant article allowing battery storage facilities by special permit is not connected to the 73 Hillman Street proposal. That project is under review by the state’s Energy Facility Siting Board, as local zoning does not cover battery storage. The developer is seeking a Section 3 exemption, similar to those granted for schools or daycares. The warrant article was proposed due to growing interest in battery storage, not in response to this particular project, which had already begun its state review.

Two residents of Emerald Court came before the board requesting a more detailed explanation of the process beyond the board’s involvement.

Johnson explained that since Tewksbury currently lacks a bylaw for battery storage, the 73 Hillman Street project is being handled at the state level. Once the state review process has begun, it is unlikely to shift back to local control, even if a new bylaw is adopted. However, if the bylaw passes, future battery storage proposals would likely go through the town instead of directly to the state.

Johnson reassured the residents that the bylaw would benefit the town by giving local control over future battery storage projects.

…

Jim Duffy responded to Fratalia’s mention of the Soldier On housing, bringing attention to the upcoming Soldier On Fundraiser on May 18th. He lamented on his experience last year, where his family won a raffle for the Arlington National Cemetery Tour, and expressed his excitement to attend the event again this year.

*Board Member Committee Designations*

Johnson announced the reappointments of Fratalia to the Community Preservation Committee and himself to the Economic Development Committee.

The board discussed the need for a new member to join the NMCOG committee, with no volunteers.

Lowder highlighted that NMCOG is a regional planning group consisting of nine towns, including Tewksbury, which collaborates on transportation and land use projects. The group provides funding and support for initiatives like the Open Space and Master Plan updates. Town representatives meet monthly, often virtually, to help guide regional decisions.

485 Main Street – Eugenie Sahyouni: Site Plan Review (continued from 04/07/25)

Board member Karen DiFruscia recused herself from the 485 Main Street hearing.

George Atallah from LEBRA Engineering and Design, along with their Civil Engineer, appeared before the board to present the updated civil plans and a cover letter with five waiver requests. Atallah noted that no comments had been received from GCG yet.

The requested waivers include reducing the aisle width from 24 to 18.5 feet for parking, allowing pavement within 10 feet of the lot line to match existing conditions, removing two 40-inch maple trees for site improvements, waiving dumpster access due to space limitations (with trash removed off-site), and adjusting parking to maintain five spaces (3 commercial, 2 residential).

Duffy and Fratalia expressed concerns about the waivers, particularly regarding parking, dumpster access, and building code compliance.

Stephen Johnson emphasized the tight space and stressed the need for a compliant plan to address the board’s concerns.

The board decided to continue the hearing to the May 12th meeting to resolve the remaining issues and to receive feedback from the town engineer.

283 Pleasant Street – Heritage Builders on behalf of the Town of Tewksbury: Land Disturbance Permit

Jim Hanley, Civil Design Consultant, appeared before the board to present a land disturbance permit application for a project involving the demolition of an existing 1932 structure and greenhouses, followed by the construction of two single-family homes on a 2.2-acre site. The site has existing contamination. A variance for lot geometry was approved in February, and the wetlands Order of Conditions was issued in April. The total disturbance exceeds one acre, which triggers the permit requirement.

Phase one of the project includes demolition, soil remediation, and site preparation, with erosion controls in place and minimal wetland buffer impacts. The proposed homes will each be approximately 2,800 square feet, with typical site improvements and a 60% reduction in impervious area. Stormwater improvements include stone trench drains to manage runoff. A recent DPW review letter has been received, and the applicant is updating the plans to address all comments without objection.

DiFruscia inquired whether the two single-family homes would be sold as regular homes or designated as affordable housing.

Hanley clarified that the town currently owns the property, and Heritage Builders is under agreement to purchase it, pending permit approvals. After environmental cleanup, supervised by an LSP, the site will be developed into two market-rate single-family homes, with no affordable housing component.

Jonathan Ciampa raised concerns on behalf of the abutters about past flooding and drainage issues in the area, asking for assurance that the proposed project wouldn’t worsen runoff or drainage impacts for neighboring properties, particularly given the significant grading changes from Pleasant Street to Debra Drive and the recent rainy season.

Hanley assured the board, “We’re removing 60% of the impervious surface and implementing lumen seed to help absorb some of the water, which will slightly improve the flow.”

A motion was made and unanimously approved for the additions to the land disturbance permit.

611 Main Street – Eco Auto on behalf of Sterling Capital, LLC: Modification to
Site Plan Approval (continued from 04/07/25)

Patrick McCarty of McCarty Engineering presented a revised proposal to the board. After reconsideration, the property owner decided to reduce the building size to prioritize more efficient vehicle parking, improving the layout on the 623 parcel. The new design uses the existing impervious area, with minor adjustments to the edges.

The team has addressed all major items from TEC’s peer review and received final comments on April 22nd. Six remaining points have been deferred to the board for final decisions, including:

• Parking within 15 feet of property lines: The applicant proposes to keep about 43 existing spaces as-is, believing no zoning relief is needed.
• Pedestrian access: A new sidewalk from the public building to Main Street has been added, connecting with both existing and new sidewalks. The DPW requested a payment in lieu of constructing a sidewalk on Rogers Street, which the applicant agrees to.
• Vehicle loading/unloading: The applicant confirmed that all deliveries will be conducted on-site, not on Route 38 or Rogers Street, with carriers and staff notified of the requirement.
• Rear lot parking: An informal, striped parking area used by employees will remain unchanged.
• Lighting: No new lighting is proposed for 623, while 611 will have new shielded LED downlights. A photometric plan is not required, as lighting will remain unchanged at 623.
• Stormwater management: The existing stormwater system on 623 will be inspected, cleaned, and checked to ensure all basins and hoods are functioning, as the site had been abandoned for some time.

In response to prior concerns, the applicant confirmed that all vehicle deliveries and pickups will occur entirely on-site. The lighting for the new building is designed to aim downward and away from abutting properties, and the applicant believes this addresses previous lighting concerns.

All prior conditions from the 2023 approval will carry forward, with two new conditions: one requiring compliance with those previous conditions, and one requiring inspection and maintenance of the existing stormwater system.

Johnson emphasized that the lighting approval would depend on feedback from the abutters, framing it as a “be a good neighbor” condition.

Ciampa, leveraging his electrical contracting expertise, recommended a mock-up before installing exterior lights. He proposed setting up a temporary fixture with full shielding at the planned height, leaving it on overnight to gather feedback from the abutter. This trial would help identify issues not visible on plans, such as tree impact or room placements, preventing future problems and fostering positive neighbor relations before town involvement.

Ciampa also raised concerns about potential issues with trees and the sewer line. McCarty reassured the board that their landscape architect had conducted thorough due diligence and did not foresee any issues.

DiFruscia noted that while previous concerns about deliveries on abutter properties had been addressed, she would like to add a condition that would address any future problems if they arise.

Fratalia shared his experience witnessing a car carrier blocking lanes along Route 38 for delivery, creating a hazardous situation. He insisted that the business should either have the car carriers unload within their lot or arrange for a police detail to direct traffic during unloading. Duffy agreed, calling additional measures “money well spent.”

Johnson reiterated the goal of finding a solution that works for everyone, ensuring the business can operate successfully while being a responsible neighbor. He voiced support for the project but stressed that safety and compliance are the highest priorities.

The motion for site plan approval was carried unanimously.

Correspondence

Ciampa suggested that the board send a letter or initiate an inquiry to check on the current status of the “Lee House” project, citing a lack of progress and reminding the board that the initial agreement included a trade-off for preservation. The aim would be to ensure the property is being restored as promised.

The meeting was then adjourned, with the next Planning Board meeting scheduled for May 12th, 2025.