The board reviews family suite special permit applications and an ANR plan for upcoming projects in town.
Chair Stephen Johnson called the board to order on Monday night, April 28th, with all members in attendance except for Clerk Karen DiFruscia. It was noted that the applicant for Agenda Item E – 485 Main Street (Eugenie Sahyouni, Site Plan Review) – requested a continuance to the June 2nd meeting.
A motion was made to approve the meeting minutes from the April 7th, 2025 meeting.
In her Town Planner’s report, Community/Economic Development Planner Alexandra Lowder announced two new public hearings are scheduled for June 2nd, both involving special permit requests for remote parking at 2070 and 2212 Main Street. These applications are tied to the McGovern auto dealership.
She also highlighted the Greater Lowell YMCA, which will run a six-week summer camp for children aged 7 to 13. The camp will take place at the Tewksbury Recreation Center from July 7th through August 15th, operating Monday through Friday.
Additionally, the Tewksbury Historical Society’s Annual Meeting will be held on June 7th at 1 PM at the Tewksbury Public Library. Former Register of Deeds and local historian Richard Howe will speak about the annexation of parts of Tewksbury into Lowell. Town historians Nancy Reid and Doug Sears will also present the recently published Images of America: Tewksbury, a book featuring historic photographs and stories.
Finally, Lowder reported that the Annual Town Meeting, held on May 5th and 7th, approved new allowable uses in the town’s industrial and office research districts—a move aimed at encouraging innovative business development in Tewksbury.
Vinny Fratalia asked for an update on the YMCA summer camp, now in its second year. Lowder shared that the program is off to a strong start, with over 30 children already registered. She added that feedback from parents has been overwhelmingly positive, with many calling it “the best bang for your buck,” and noting that “the kids are really enjoying it.”
Committee Designation
Jonathan Ciampa volunteered for NMCOG committee planning board representative.
900 Livingston Street – Approval Not Required Plan
Dick Cuoco of Woodland Design appeared before the board representing June Coney, owner of the property at 900 Livingston Street. Cuoco explained that while the property spans approximately 9.6 acres, only about 30,000 square feet is buildable due to wetlands and a power line easement.
Coney initially explored a larger development of up to seven homes, but environmental and utility constraints reduced the project scope. The applicant received a frontage variance from the Board of Appeals for Lot 1 and secured an order of conditions from the Conservation Commission to allow construction of two single-family homes—one on each lot. They are now requesting Approval Not Required (ANR) status to finalize the subdivision, allowing each lot to be developed and sold independently. Cuoco noted the project represents a long-considered investment and a future retirement plan for the property owner.
Ciampa requested additional information about the zoning relief granted for the project. Cuoco explained that to comply with the 50-foot wetlands buffer, the frontage for one lot had to be reduced from 150 feet to 100 feet. Although the property has over 300 feet of total frontage—enough for two lots—site constraints created a unique hardship. As a result, the Board of Appeals granted a frontage variance
Fratalia made a motion to endorse the Approval Not Required (ANR) plan. The motion passed unanimously.
47 Nichols Street – Nicole Morrell: Family Suite Special Permit
Family owners of the property came before the board. The owners plan to replace their detached garage with an attached garage and an in-law suite above for their parents. They’ve received a frontage variance and wetlands approval to build two homes on the property and are now seeking ANR approval to finalize the subdivision.
Jim Duffy inquired if there would be any demolition work on the second floor of the house. Morrell clarified that demolition would be limited to the garage and the porch only.
During the discussion, Fratalia raised concerns that the proposed addition appeared wider than initially indicated. Morrell responded that the new attached garage would allow for an expanded kitchen and a breezeway to connect the existing home with the new addition. A closet will also be added to the second floor of the suite.
Ciampa recommended that the family consider installing a lift or another mobility aid to accommodate accessibility needs within the new living space.
The board approved the family suite special permit, unanimously
10 Greylock Road – Megan Larson: Family Suite Special Permit
Megan Larson, the homeowner, and Corey Saltalamacchia, owner of ASC Construction Services, appeared before the board to present their proposal for a family suite addition at 10 Greylock Road. The property, a split-level ranch located on a corner lot, is set to receive a new one-bedroom, one-bathroom unit above a two-car garage. The addition will replace an existing 14×14 three-season room and include a new breezeway to connect the existing home with the new construction. The new space will be under 1,000 square feet, with no front entrance—access will be provided through the breezeway and a rear entry. The existing driveway will be extended without the need for new curb cuts.
Fratalia expressed support for the project but questioned the relocation of a maple tree. Larson clarified that, unfortunately, the tree will need to be removed, due to sewer installation.
Duffy expressed curiosity regarding the tempered glass windows. Saltalamacchia explained that, according to code, any window above a kitchen sink or within three feet of a door must be made of tempered glass, as well as all windows in bathrooms.
Chair Johnson opened the hearing to the public. Lee Denis, a resident of 241 Cardigan Road, spoke in favor of the project.
Lowder reminded the board that a physical alteration permit would be required from the Department of Public Works for the driveway construction. She also emphasized the importance of consulting the tree warden before removing any public shade trees.
Motion to approve the permit carried unanimously.
Correspondence
Ciampa requested that Tree House Brewery provide a detailed plan for managing the reduced parking capacity during their probationary period. While he acknowledged that the brewery cannot fully open until MassDOT approves the site and all conditions—such as the installation of a crosswalk—are met, he expressed concern about how the partial use of the lot will be monitored.
He specifically asked for clarification on whether barriers, cones, signage, or attendants will be used to prevent unauthorized parking, as he noted that signage alone might not be enough to deter patrons. “They made a promise to us in exchange for our approval,” Ciampa stated, emphasizing the need for the board to follow up and ensure the brewery fulfills its commitments.
Lowder reassured the board that, although the brewery has not yet submitted it, “they are required to provide a plan for how they intend to cordon off that area during the probationary period.”
Fratalia pointed out the granite curbing, and Lowder confirmed that it is only required along Main Street. He also asked about the landscaping, to which Lowder responded that the plans are still in the early stages and no town inspection has been conducted yet.
A motion was made to adjourn the meeting. The next Planning Board meeting will be held on June 2nd, 2025.
Kari Weinstein
Kari studied Journalism and Advertising at Boston University and lived in Boston for 10 years, most recently moving to Tewksbury in early 2024. She has experience writing and producing content for radio and television.
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