Planning Board – August 18th, 2025

The Planning Board reviews the proposed Walmart construction along with other special permit applications.

Chair Stephen Johnson called the board to order on Monday, August 18th, with all members present. It was noted that the applicants for 913 East Street – Asphalt Services, Inc, and 485 Main Street – Site Plan Review requested a continuance to the September 8th meeting.

A motion was made to approve the meeting minutes from June 16th, 2025. James Duffy requested approval for meeting minutes for July 14th, 2025, to be carried over to the next meeting.

Vincent Fratalia highlighted two key topics from the recent CPC meeting. The committee approved $25,000 to update the Tewksbury High School baseball field, focusing on infield restoration, outfield repairs, and surrounding improvements. They also discussed a $10,000 proposal to stock Long Pond with fish to support increasing recreational use—a first for the pond, with discussions still underway.

In her Town Planner’s report, Community/Economic Development Planner Alexandra Lowder announced in addition to ongoing hearings, a new family speech special permit application is scheduled for 94 North Street. The Ella Fleming renovation project is now underway, with the contractor preparing the site and obtaining permits; work is expected to continue through the spring. Lastly, the building commissioner and Lowder hosted an ADU FAQ session at the library on August 12th, attended by 35 people. She noted that anyone who missed it may contact the office for more information.

With no one appearing before the board, both 2122 Main Street – Request for Fence to Exceed 7’ and 118 Heath Street – Approval Not Required Plan were removed from the agenda or postponed.

1628-1636 Shawsheen Street – Minor Site Plan Modification Request

Robert Zwicker addressed the board to clarify customer confusion about traffic flow on the property and requested a waiver for six unpaved parking spaces behind 1636 Shawsheen Street due to limited paved space. He outlined plans to sell plants, shrubs, and seasonal items—mainly for contractors—behind the new parking area, adding a small retail component. In response to past complaints about displays near the street, Zwicker explained they plan to improve curb appeal with a landscaped bed and possibly a sign. He also sought permission to place display items along the driveway and in front of the building to better showcase the products.

Jonathan Ciampa cautioned that if the site begins to attract more retail traffic than the originally intended contractor-focused use, the setup may need to be reevaluated.

Duffy confirmed that the non-paved parking spaces would be marked with concrete blocks and signs, while Fratalia confirmed that the ground in these areas would be covered with milling.

Lowder clarified, the main request to the planning board was a waiver from section 618B, which requires all parking areas to be paved. She also noted spaces should be at least nine and a half feet wide and possibly roped off to ensure compliance.

The motion carried unanimously.

15 Wolcott Street – Paul J. O’Keefe on behalf of Michael Faria: Family Suite Special Permit

The general contractor presented plans for a 700-square-foot in-law suite to accommodate the applicant’s aging parents, allowing closer care and freeing up a starter home for a young couple. The project repurposes part of the existing basement with a 14×24-foot, three-level addition, using the walk-out basement as living space.

The board members commended the family support and unanimously passed the permit as proposed.

17 Marion Drive – Salvatore Micieli on behalf of Nicholas and Samantha Indrisano: Family Suite Special Permit

The general contractor presented to the board seeking approval for a family suite for in-laws. The project includes a 20×20-foot (approx. 400 sq. ft.) addition and renovation of the existing garage, which will be incorporated into the in-law apartment.

The Family Suite Permit unanimously passed, as proposed.

333 Main Street – Bohler Engineering on behalf of Walmart Real Estate Business Trust: Site Plan Review

Greg DiBona of Bohler Engineering, speaking for Walmart, explained a proposed 3,000-square-foot building expansion along the front of the store between the garden center and main entrance to improve pick-up efficiency by centralizing popular items for faster order fulfillment. The expansion won’t increase retail floor area or customer space. Existing pickup operations, including the canopy and bays, will remain, with more designated pickup spots—each 12 feet wide with 10 feet of usable space for easier loading.

Walmart will lose 16 parking spaces but still exceed zoning requirements. Other improvements include straightening the front curb, expanding the sidewalk, restoring landscaping, and rebranding with new signage that reduces total sign area by about 100 square feet. The project will conclude with resurfacing and restriping the parking lot.

DiFruscia confirmed the “Pick-Up” canopy in the parking lot would remain.

Ciampa asked about the impact on store traffic, and it was clarified that the expansion won’t significantly increase it. Rather than bringing in more vehicles, the change reflects a shift in customer behavior, with more people using online grocery pickup. The changes are aimed at improving convenience and reducing wait times, not generating more traffic.

Fratalia confirmed the average pick-up time is five minutes and that the store will remain open during the estimated six-month construction period. Duffy clarified that the garden area gate is for deliveries only, not customer access, and commended that the new roof will include solar panels.

A motion was passed to continue the hearing to the September 8th meeting to confirm that the proposed signs do not require discretionary permitting.

2070 Main Street – McGovern Hyundai on behalf of Father Coppens Bldg Assn: Special Permit

Continued from the July 14th meeting, representatives of McGovern Hyundai and Knights of Columbus (K of C) came before the board to address concerns about parking capacity related to a special permit. The issue centered on whether there was sufficient on-site parking (minimum 90 spaces required) for the events held at the K of C building, particularly while allowing Hyundai to temporarily store cars on the property.

The board expressed concern that storing vehicles may reduce the number of usable parking spaces below the required 90. The K of C claimed to currently have 88–89 open spaces (excluding the Hyundai cars), and clarified that most of their events were small (typically 30–70 attendees), even though the building’s official occupancy allows for up to 270 people.

To provide flexibility, the Board suggested that if parking falls short of the required 90 spaces, the K of C could reduce their maximum occupancy (e.g., from 270 to 180) and submit a letter committing to scale down functions proportionately. This would ensure compliance and avoid overloading the site.

In conclusion, the Board agreed to approve the special permit conditionally, pending submission of a parking plan showing 88 or more available spaces or a signed letter confirming reduced occupancy and scaled-back event size.

2122 Main Street – Request for Fence to Exceed 7’

The board briefly revisited an agenda item regarding a fence at 2122 Main Street, with an audience member approaching the board. A neighbor confirmed support for the privacy fence, which was requested for additional privacy. The fence will be installed by a contractor hired by Donna’s Donuts. Although the applicant wasn’t present, the board determined that they could proceed based on previous precedent and the nature of the request.

It was voted unanimously to approve the fence, allowing it to be eight feet high, particularly given the uneven topography between the rear and front of the property.

Correspondence and Other Business

Johnson gave an update on concerns at 45 Main Street, particularly in the Walmart plaza, where missing or misaligned “Do Not Enter” signs were causing confusion and traffic risks. He confirmed that the property management was contacted, replacement signs have been ordered, and lot restriping is scheduled for the coming weeks. The Chair stressed the need to address the signage quickly to prevent accidents, especially near the Main Street exit.

Additionally, members noted some recent activity at the Preferred Distributors property, including tree removal and temporary fencing. Staff clarified that these actions did not require permits, as they appeared to be routine maintenance.

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A motion was made to adjourn the meeting. The next Planning Board meeting will be held on September 8th, 2025.