Peabody Planning Board Meeting - May 7, 2026

The Peabody Planning Board met on May 7, 2026, to consider site plan review applications, a jurisdictional determination for a group home, and other routine matters. The board unanimously approved the prior meeting's minutes, accepted late-filed materials, and continued two major site plan applications to future meetings.

Consent Calendar

• Approval of Minutes (April 16, 2026): Unanimously approved by roll call vote.
• Late Ads Accepted: For the 532 Lowell Street application, the board accepted a memo from Community Development Director Kurt Bellavance (dated May 6, 2026) and a letter from MassDOT (dated May 5, 2026) regarding encroachments on state right-of-way.

Public Comments & Testimony

• 303 Wall Street (Group Home): Several residents spoke in opposition to the proposed group home and expressed concern about two structures on one lot. Speakers noted the project had already drawn unusual public attendance and urged the board to consider neighborhood impacts. Residents also questioned whether future subdivision applications could circumvent planning board oversight. The board acknowledged these concerns but noted the application had been withdrawn and was no longer under its jurisdiction.
• 532 Lowell Street (Dental Clinic): No public testimony was offered beyond board member questions.
• 81 Prospect Street (Veterinary Clinic): No public testimony was offered beyond board member questions.

Discussion Items

303 Wall Street (MAP 62 Lot 007) – Group Home

• Community Development Director Andrew said that under Massachusetts General Law, group homes are considered single-family homes and are exempt from site plan review per the city zoning ordinance. The city solicitor concurred that the planning board lacked jurisdiction.
• Applicant's attorney, Attorney Kelty, acknowledged the board's lack of jurisdiction and requested withdrawal of the application without prejudice.
• The board voted unanimously (7-0) to allow withdrawal without prejudice. Members expressed frustration that state law precluded review of a project that had generated significant neighborhood concern.

532 Lowell Street (MAP 35 Lot 28) – Dental Clinic

• Presented by Rick Salvo of Engineering Alliance and Attorney Kelty. The proposal would convert a former Subway restaurant into a dental office with a 1,500 sq ft addition, 16 on-site parking spaces (down from 23 due to MassDOT encroachment), and new stormwater management.
• MassDOT’s letter identified 7 existing parking spaces on state right-of-way that must be removed. The applicant holds a variance from the Zoning Board of Appeals for 15 spaces.
• Community Development noted concerns about inadequate landscaping (applicant committed to provide a plan), proximity to a planned bike path (MassDOT and city engineers reviewing), and required stormwater improvements.
• Board members questioned parking adequacy (8 employees, 12 dental chairs, patient drop-off patterns), fire truck access (4 ft side setback), and the need for a traffic study waiver.
• Director Kurt Bellavance updated the board on the bike path project (advertising for bids August 3, 2026) and potential encroachments.
• The board unanimously voted to continue the application to the next regular meeting (scheduled for May 21, 2026) to allow receipt of Department of Public Services review and revised plans.

81 Prospect Street (MAP 39 Lot 6B) – Veterinary Clinic

• Presented by Nick Betts of Merlin Associates and architect Chris Kidd. The project would demolish three existing buildings (total ~10,000 sq ft) and construct a single 5,900 sq ft veterinary clinic with 24 parking spaces, new retaining walls, stormwater system, and landscaping.
• The site had previously received Zoning Board of Appeals variances for building setbacks due to steep slopes. Existing stormwater currently sheet flows onto Prospect Street; the proposal includes catch basins and a connection to the city storm drain.
• Board members discussed stormwater design capacity (catch basins sized for heavy rain), snow storage areas (grasses planted where snow will pile), sidewalk improvements (120 ft), and the need for a pad-mounted transformer if electrical load exceeds 600 amps.
• The project is subject to peer review by the Department of Public Services, with no review results available. The board also requested a copy of the bike path construction plans to assess potential conflicts.
• The board unanimously voted to continue the application to the June 4, 2026 meeting to allow completion of DPS review and further refinement of plans.

Other Business

• Appointments: None.
• Subdivision Board Action: None.
• Documentation: A letter from the Attorney General's office (dated April 17, 2026) regarding zoning relationships was acknowledged and accepted by the board.

Key Outcomes

• Approval of Minutes: April 16, 2026 minutes approved unanimously.
• 303 Wall Street Withdrawal: Application withdrawn without prejudice (7-0).
• 532 Lowell Street Continuance: Continued to May 21, 2026 (unanimous).
• 81 Prospect Street Continuance: Continued to June 4, 2026 (unanimous).
• Late Ads Accepted: Memo from Community Development and MassDOT letter accepted for 532 Lowell Street.