Planning Board – October 20th, 2025

The Planning Board discuss Asphalt Services, Inc. and the new Red Thread building.

On Monday, October 20th, Chair Stephen Johnson called the meeting to order. All board members were present, with the exception of Vice Chair Vincent Fratalia.

A motion was passed to approve the meeting minutes from October 6th, 2025.

In her Town Planner’s report, Community/Economic Development Planner Alexandra Lowder announced that there were no new filings for the November 3rd meeting. She thanked town departments and community partners for helping make the Fall-O-Ween celebration a success. Finally, she reminded everyone that the Tewksbury High School Apple Fest Craft Fair will take place on Saturday, October 25, from 9 a.m. to 3 p.m. at 320 Pleasant Street, featuring numerous local crafters and artists.

905 South Street – Jacqueline and Adam Millerick: Family Suite Special Permit

The applicant did not appear before the board, so a motion was made to table until the end of the other agenda item discussions.

913 East Street – Asphalt Services, Inc. on behalf of 911 East LLC: Site Plan – Review, Special Permit, Land Disturbance Permit (continued from 9/8)

The applicant did not appear before the board. Lowder highlighted that the board could act since the petition was properly filed, but recommended continuing the matter if there were questions. She confirmed no communication from the applicants and suggested their absence was likely a scheduling error, given the property’s complexity and prior hearings before other boards.

The hearing opened with Asphalt Services’ attorney and a Bohler Engineering engineer presenting for the applicant. They reported addressing town, TEC, and Community Development questions with 23 formal responses and five waiver requests, and requested a continuance to November 3rd to ensure full board participation.

They updated the board that the site plan is largely unchanged but includes a revised stormwater system, a new public sidewalk, and coordination with TEC on updates. Because of the wetlands boundary uncertainty, they filed a Notice of Intent with the Conservation Commission, scheduled for a hearing on November 5th.

Jonathan Ciampa clarified the building height — it will not exceed 40 feet, with earlier documents misrepresenting it due to an incorrect base elevation reference. A waiver was initially requested for parking and paving setbacks from property lines, but the Ciampa and the engineer agreed that minor design changes could make it compliant, eliminating the need for that waiver.

Discussion on sidewalks and crosswalks confirmed the board cannot waive the sidewalk requirement under zoning bylaws, however, the board does have discretion to grant a waiver for interior crosswalks or marked pedestrian aisles if appropriate for the site. The attorney requested such a waiver, explaining that pedestrian activity would be limited to employees who are familiar with the site and capable of navigating safely without marked walkways.

Ciampa inquired about the delivery and loading operations related to a requested waiver. It was explained that there are no tractor-trailer deliveries to the site; deliveries are limited to consumable supplies used on the premises. Based on that, the board noted it would be reasonable to grant the waiver, as long as no large truck deliveries are anticipated.

Jim Duffy, referred to the applicant’s plan mentioning on-site asphalt material storage and noted that a revised narrative said the issue had been addressed. On behalf of the applicant, they clarified that no asphalt or broken pavement would be stored on-site. Although the company does paving work, any leftover or broken asphalt would be immediately transported off-site to recycling facilities.

Johnson emphasized that no construction should start until plans are finalized, stamped, and approved following TEC’s review.

On behalf of the applicant, waivers were requested for bicycle racks and a master signage plan. They explained that bicycle use would be minimal, with indoor storage available, and that the business does not use exterior advertising beyond address decals for deliveries. Duffy and Johnson agreed the waivers were reasonable, noting that any future signage would require separate approval. The board also approved waiving marked pedestrian aisles due to the site’s limited employee-only foot traffic.

Regarding the tractor-trailer waiver, Johnson stressed that if such activity began in the future, the applicant would need to return for review to ensure compliance and prevent traffic issues.

Johnson concluded by noting that some technical items, including revised plans and engineering comments, remain outstanding. With the hearing continued, the applicants were advised to finalize and submit all updates before the next meeting to allow the project to proceed toward approval without unresolved issues.

6 Executive Place – Viewpoint Sign & Awning on behalf of MCP Howland Burtt – Owner LLC: Sign Special Permit

A representative from Viewpoint Sign and Awning presented Red Thread’s application for a highway-facing sign at 6 Executive Place (also known as 4 Executive Place). The proposal would replace the existing 10-foot “Four Executive Place” letters with 10-foot Red Thread logo and lettering. He noted, the large size was necessary due to trees partially blocking the building from I-93, and the sign is intended solely for highway visibility, with no residential impact. The site will serve as Red Thread’s primary warehouse. Orlando Corsi, COO and CEO, was present for questions, and site photos were offered as reference.

Karen DiFruscia confirmed the letters will stay the same size and be black, while Duffy clarified that the proposal includes only the lettering and company logo, with no additional lighting.

Ciampa questioned why a smaller, compliant sign couldn’t be used, noting that the existing oversized lettering may not have been properly permitted and that past noncompliance doesn’t justify continuing it.

The applicant responded that a compliant sign—limited to 50 feet in total length—would require reducing the height to about 5 feet, which they felt would be too small to see clearly from the highway, especially for southbound drivers.

Orlando Corsi added that the company’s new warehouse is a major investment—over $3 million—and serves as a key differentiator, since most competitors lack warehouse facilities. Red Thread is a long-term tenant relocating from Wilmington after more than 30 years. He emphasized that the proposed sign size is necessary because trees between the building and the highway obscure visibility; a smaller sign would be ineffective.

Johnson supported approving Red Thread’s sign request, noting it replaces an existing sign of the same size and is only visible from the highway, with no residential impact.

The waiver for the maximum sign size and the special permit was approved unanimously.

905 South Street – Jacqueline and Adam Millerick: Family Suite Special Permit

The applicants came before the board seeking permission to do a family suite addition for their aging in-laws.

Duffy supported the project, stating, “It’s a perfect house for a second floor.” The motion was passed unanimously.

485 Main Street – Eugenie Sahyouni: Site Plan Review (continued from 10/6)

Chair Johnson clarified the board would vote on this during the next November 3rd meeting. He added, “we’re either moving forward with this or we’re not, but we need to do something, because we’re not going to continue to have it on the agenda indefinitely.”

…

With no correspondence to be had, a motion was approved to adjourn the meeting. The next Planning Board meeting will be held on November 3rd, 2025.