Planning Board – September 22nd, 2025

The Planning Board discuss the complex 836 North Street application and the Tewksbury Master Plan Roadmap.

At 7:00 PM on Monday, September 22nd, Chair Stephen Johnson called the meeting to order. All board members were present.

A motion was passed to approve the meeting minutes from April 18th, 2025 and September 8th, 2025.

In her Town Planner’s report, Community/Economic Development Planner Alexandra Lowder acknowledged the recent Poplar Street/Molly Drive Wetland Restoration Project outreach event. She noted that the Special Town Meeting is scheduled for Tuesday, October 7th, at 7:00 PM, and the State Siting Board will hold a public hearing on the Hillman Street Battery Storage Facility on Thursday, October 9th, at 6:30 PM. Both events will be at Tewksbury Memorial High School.

836 North Street – CID 2025 Acquisitions, LLC: Site Plan Review, Special Permit, Subdivision Modification

Attorney Christine Hall, representing the applicant, presented a proposal concerning the property at 832 and 836 North Street (Innovation Drive), accompanied by project representatives including John O’Leary of Rhino Capital and civil engineer Phil Cordera. The 84-acre site has a 702,000 sq ft building, largely vacant due to post-COVID decline in suburban office demand. The proposal involves no exterior changes—only subdivision updates to reflect current conditions, creating four internal lots (up from two) within the existing building footprint. The site will appear unchanged externally.

They noted the subdivision includes a zero lot line between office and warehouse sections to reflect distinct uses. The Zoning Board of Appeals (ZBA) supports this with a condition that any future reconstruction meet current dimensional standards. John O’Leary explained that the property has four connected buildings (1971–1980), with Buildings 200–400 as office and Building 500 as a warehouse. The site is 33% occupied, with major tenants Raytheon and Corning; Buildings 400 and 500 are mostly vacant.

Rhino Capital recently joined the ownership and is repositioning the site for light industrial, R&D, and manufacturing uses, which have higher demand. Subdividing lets warehouse tenants avoid shared costs of unused office space, boosting marketability. Leasing interest has increased. The proposal supports economic development without changing the building’s exterior or use, with final ZBA review pending.

Vinny Fratalia praised the property’s clean, well-maintained exterior and confirmed it has just over 2,000 parking spots. He observed only one bike rack location and suggested adding more for convenience.

Fratalia also pointed out there are just two EV charging stations in the large parking area, but was corrected that there are actually four—two each at Buildings 200 and 400, the most occupied buildings. Nevertheless, he recommended revisiting the EV charging strategy to meet current and future demand.

It was noted by the applicants that adding more EV stations would likely be part of future leasing plans tied to tenant improvements, but since the property currently operates at a loss, such investments must align with tenant needs.

Johnathan Ciampa expressed concern that subdividing Lots 3A and 4A could reduce key parking near Building 200, referencing that zoning requires parking close to buildings and suspecting future development. He also echoed Fratalia’s points about bike racks and EV charging stations.

The representatives assured the board that there’s no current parking issue—2,100 spaces exist with only 450 needed—and any future development would require board review. They aim to shift to light manufacturing and R&D, lowering parking demand.

Jim Duffy inquired if utilities like sprinklers would be separated before occupancy in Buildings 500 and 400. It was clarified that each building has mostly separate utilities and fire systems, with a shared easement. Electrical and mechanical systems are independent, except part of Building 400 serves Building 300. Water and sewer costs are shared.

Moreover, a shared freight elevator links Buildings 500 and 400. The buildings meet fire codes to prevent collapse affecting each other. One management team will maintain common areas and shared walls to avoid tenant disputes.

Stephen Johnson agreed with the concept but emphasized the need to have all easement and maintenance agreements on file for clarity on responsibilities, especially if the property is subdivided. He stressed that the current ample parking is not intended to be reduced to facilitate selling lots. The focus is on maintaining proper operations with the existing setup, and any major changes must come back for approval.

Alex Lowder highlighted the list of waivers for the subdivision and site plan but asked for clarification on the need for a performance guarantee. Normally required before occupancy when exterior work is involved, the applicant instead proposed submitting an updated existing conditions plan due to the nature of the project.

The board confirmed that no changes to any of the four lots can occur without this documentation, and the recent subdivision modification ensures a strong financial incentive for the applicant to comply.

Before moving to vote, Johnson added that there should be a bike rack per building. Lowder pointed out that certain levels of renovation to the space under the energy code will trigger additional EV parking.

A motion was made and carried to approve the 17 subdivision waivers from the initial submission. Motions to approve the site plan review, special permit, and subdivision modification were also made and carried unanimously.

The applicant acknowledged Alex for her continued guidance and knowledge, noting, “She’s nice to work with and just a real asset to the town.”

Administrative Actions: – Master Plan Discussion – Road Map to Plan Update

Lowder explained, Tewksbury’s 2016 master plan required updating after nearly 10 years. Instead of a major overhaul, the plan will be refreshed with community input. Local staff and volunteers will lead, with consultants handling technical work. Funding could come from town resources. A steering committee from various town boards will guide public outreach. The planning board will approve and promote the plan. Feedback was requested on this approach.

Johnson noted that the last master plan became outdated quickly, and is skeptical about spending a lot of time and money on it, especially when past required projects haven’t been effective. He suggested keeping the update simple and compliant, without overspending.

Fratalia agreed, adding” We just do the basic requirements, get it in place, and then keep reviewing it as we have to go.”

Ciampa noted, “I think whether we do CPA funds or capital expenditure, I would rather us leave as much money as we can in the coffers and only spend we absolutely have.”

Regarding whether this would be under the jurisdiction of the Planning Board or of an Advisory Committee, Lowder advised, “In the interest of being as inclusive of varying opinions as possible. I would tend to think that a steering or advisory committee would be a good idea.”

The Board decided that next steps are to gauge interest in forming an advisory committee for input, but if there’s no appetite, the planning office will handle it instead, ensuring the process moves forward smoothly.

Lowder added that once the funding source is identified, the Town Manager will help determine the best approach. Funding will likely need approval at the May town meeting since October is too soon.

A motion was made to carry the decision to the following meeting, to gauge town interest in the advisory committee.

Correspondence & Business

Fratalia asked about the BP gas station on Main Street—reopening may be in progress, but no timeline is confirmed. He also raised a concern from a resident about overgrown right-of-ways in South Tewksbury. Lowder said responsibility depends on the location and can look into it with a specific address.

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A motion was approved to adjourn the meeting. The next Planning Board meeting will be held on October 6th, 2025.