Land Use
Master Plan Strategies 1-9
Embedded Files
The land use element of the Master Plan is the thread that connects all the other elements. Land use encompasses the land and built structures, and can shape or be shaped by decisions that are made by residents, staff, and boards and committees in town. Roads, pipes, open spaces, public facilities, businesses, historic neighborhoods, and playing fields are all connected to and impacted by the decisions we make with regard to land use and the zoning regulations that accompany it. The building placement, scale and height, orientation to the street, and relation to surrounding properties all impact how the town looks and functions over time.
The land use element of the Master Plan is the thread that connects all the other elements. Land use encompasses the land and built structures, and can shape or be shaped by decisions that are made by residents, staff, and boards and committees in town. Roads, pipes, open spaces, public facilities, businesses, historic neighborhoods, and playing fields are all connected to and impacted by the decisions we make with regard to land use and the zoning regulations that accompany it. The building placement, scale and height, orientation to the street, and relation to surrounding properties all impact how the town looks and functions over time.
Click any strategy below to reveal updates and progress.
Click any strategy below to reveal updates and progress.
Under each strategy a "Lead" and one or more "Partners" are identified as responsible parties for advancing it.
Any strategies shown in green denote those that have been recently updated.
Any strategies shown in red denote those that have not yet been addressed or that require further input.
Strategy 1:
Strategy 1:
Review the Osgood Smart Growth Overlay District and update the Zoning Bylaw to ensure the district encourages the types of uses that are attractive in today’s market and consistent with the direction of this Master Plan. - Last Update: May 15, 2024
Review the Osgood Smart Growth Overlay District and update the Zoning Bylaw to ensure the district encourages the types of uses that are attractive in today’s market and consistent with the direction of this Master Plan. - Last Update: May 15, 2024
Lead: Planning Board / Partners: Community & Economic Development, Town Meeting Members
In September of 2023, the Town held its first public forum on how it can potentially comply with the State's "MBTA Communities" mandate, which stipulates that communities must create zoning that allows for as of right multi-family housing. One of two areas presented in town that can comprise a district for compliance was Osgood Landing. To learn more about the Town's efforts with respect to MBTA Communities compliance, click here. - Updated September 14, 2023
On April 2, 2024, the Planning Board voted "favorable action" and on April 8, 2024 the Select Board voted "favorable action" on the proposed MBTA Multi-Family Overlay District Bylaw, which will be considered at Town Meeting on May 14, 2024. The Overlay District includes 1600 Osgood Street (Osgood Landing). - Updated April 8, 2024
On May 14, 2014, Annual Town Meeting voted to approve the proposed MBTA Multi-Family Housing Overlay District, which includes 1600 Osgood Street (Osgood Landing) and complies with the State's MBTA Communities zoning mandate. - Updated May 15, 2024
In December 2020, The Town was awarded $50,000 by MassDevelopment from its Real Estate Technical Assistance program to produce a corridor study of Route 125, between Sutton Street and the Haverhill line (this study area includes the Osgood Smart Growth Overlay District), examining, among other things, current land uses and zoning. The study was completed in September of 2021.
Annual Town Meeting 2020 approved a sign master plan within I-2, which includes Osgood Landing, by special permit.
In June 2019, Special Town Meeting approved several zoning bylaw amendments; including, to allow for a waiver of maximum building height in I-2 by special permit, waiver of maximum floor area ratio by special permit, and waiver of setbacks and other dimensional requirements for large scale ground mounted solar energy systems by special permit.
Since then, a project to bring a 3.8M sf Amazon distribution and warehouse facility to the property was approved by local land use boards.
Hillwood (Amazon’s future landlord) has since closed on the property and began construction of the facility, which is slated to be complete by the end of 2022. For construction updates, click here.
Strategy 2:
Strategy 2:
Create a new base zoning district for Downtown North Andover that is consistent with the goals of the Master Plan and encourages and incentivizes reinvestment. - Last Update: 4/13/23
Lead: Planning Board / Partners: Community & Economic Development, Town Meeting Members
In fall of 2021 the Town was awarded a $75,000 grant from the Housing Choice Community Grant Program that was used to fund the work of a consultant (Innes Associates) to guide a public process to develop new base zoning for downtown North Andover. - *Note that this project has been temporarily tabled in favor of concentrating on other rezoning efforts; namely MBTA Communities
On May 11, 2022, a public meeting was held on this topic to solicit feedback regarding how the downtown should/can be zoned in the future. The consultant introduced the project, tested preferences for zoning dimensions and design, and invited public comment. A full recording of meeting can be viewed here: https://www.youtube.com/watch?v=anKXK0HBpt8&t=5s - Updated July 13, 2022
On September 20, 2022 the Town's consultant presented information to the Planning Board at its regular meeting. The presentation and discussion can be viewed here: https://youtu.be/9bf_UPalYHE - Updated September 26, 2022
On September 29, 2022 the Town's consultant held a public discussion and feedback session at the Senior Center. Click here to view the material that was presented. - Updated September 29, 2022
On April 12, 2023 the Town's consultant held a third public discussion and feedback session at the Senior Center. Click here to view boards that were presented at that meeting and here for a recording of the meeting. - Updated April 13, 2023
Section 4.5 of the Town's Downtown Improvements Master Plan (completed in June of 2021) notes that the Town will pursue new zoning for downtown.
Strategy 3:
Strategy 3:
Focus new development and zoning changes along key commercial corridors that may be more appropriate for higher-density mixed-use development at key nodes or intersections. - Last Update: December 9, 2024
Lead: Planning Board / Partners: Community & Economic Development
Several new developments have been constructed along key commercial corridors, or are in the process of being constructed or planned. Some recent examples:
In December of 2024, the Planning Board approved a project at 1250 Osgood Street (Route 125) to construct a new 2/3 story, 21,145 square foot building to be used for a child care center and other commercial uses. The Conservation Commission also issued an Order of Conditions, allowing for this project to move forward. - Updated 12/9/2024
In November of 2024, the Planning Board approved a project sponsored by Merrimack College to construct a 19,205 gross square-foot building situated along Aherne Road. The building will be composed of academic program space to serve as a Lecture Hall for College use. The Project includes pathways to improve pedestrian circulation throughout campus, utility infrastructure, a stormwater management plan and associated landscaping. - Updated 12/2/2024
In December of 2023, the Planning Board and Zoning Board of Appeals approved a project sponsored by Merrimack College, to construct two buildings at the corner of Turnpike Street (Route 114) and Elm Street, comprised of a total of 540 dormitory beds for students of the college as well as 10,800 square feet of academic space. - Updated 12/11/2023
In March of 2023, the Planning Board approved a Site Plan Review Special Permit for 14 2nd Street / 149 Main Street to construct a new three story mixed-use building consisting of 24 residential units with approximately 6,500 square feet of ground floor commercial space. - Updated March 22, 2023
The redevelopment of a portion of Osgood Landing on Route 125 into a 3.8M sf Amazon distribution and warehouse facility that employs 1,500+ people.
In 2023, developer MINCO completed construction of 136 market rate rental housing units at the corner of Sutton Street and Route 125 (behind China Blossom).
In 2020, 192 market rate rental housing units were constructed at 1210 Osgood Street (Route 125). In front of that development, 40,000 sf of new retail/commercial was also constructed - most of which is already occupied (Andiamo, F45 Training, Wrap City, Liquor Junction, and Passion Nails & Spa).
The redevelopment of 419/435 Andover Street (former Ethan Allen building) adjacent to Bertucci's, into two structures totaling approximately 10,800 square feet, which now houses an urgent care facility, drive thru Chase Bank, and drive thru Starbucks. This project was completed in the May of 2022. - Updated 5/19/2022
In terms of rezoning along key commercial corridors:
In September of 2023, the Town held its first public forum on how it can potentially comply with the State's "MBTA Communities" mandate, which stipulates that communities must create zoning that allows for as of right multi-family housing. The two areas presented in town that can comprise a district for compliance were Osgood Landing (Route 125) and 350 Winthrop Street - i.e. Market Basket Plaza / North Andover Mall (Route 114). To learn more about the Town's efforts with respect to MBTA Communities compliance, click here. - Updated September 14, 2023
On April 2, 2024, the Planning Board voted "favorable action" and on April 8, 2024 the Select Board voted "favorable action" on the proposed MBTA Multi-Family Overlay District Bylaw, which will be considered at Town Meeting on May 14, 2024. - Updated 4/8/2024
On May 14, 2024, Annual Town Meeting voted to approve the proposed MBTA Multi-Family Housing Overlay District, which includes 1600 Osgood Street (Osgood Landing) and North Andover Mall, and complies with the State's MBTA Communities zoning mandate. - Updated May 15, 2024
In fall of 2021 the Town was awarded a $75,000 grant from the Housing Choice Community Grant Program that was used to fund the work of a consultant (Innes Associates) to guide a public process to develop new base zoning for downtown North Andover. - *Note that this project has been temporarily tabled in favor of concentrating on other rezoning efforts; namely MBTA Communities.
On May 11, 2022, a public meeting was held on this topic to solicit feedback regarding how the downtown should/can be zoned in the future. The consultant introduced the project, tested preferences for zoning dimensions and design, and invited public comment. A full recording of meeting can be viewed here: https://www.youtube.com/watch?v=anKXK0HBpt8&t=5s - Updated July 13, 2022
On September 20, 2022 the Town's consultant presented information to the Planning Board at its regular meeting. The presentation and discussion can be viewed here: https://youtu.be/9bf_UPalYHE - Updated September 26, 2022
On September 29, 2022 the Town's consultant held a public discussion and feedback session at the Senior Center. Click here to view the material that was presented. - Updated September 29, 2022
On April 12, 2023 the Town's consultant held a third public discussion and feedback session at the Senior Center. Click here to view boards that were presented at that meeting and here for a recording of the meeting. - Updated April 13, 2023
In December 2020, The Town was awarded $50,000 by MassDevelopment from its Real Estate Technical Assistance program to produce a corridor study of Route 125, between Sutton Street and the Haverhill line (this study area includes the Osgood Smart Growth Overlay District), examining, among other things, current land uses and zoning. The study was completed in September of 2021.
A rendering of a project approved by the Planning Board and Zoning Board of Appeals in December 2023. The project, sponsored by Merrimack College, comprises two buildings along Turnpike Street (Route 114) and Elm Street, which will house 540 dormitory beds and 10,800 square feet of academic space.
Strategy 4:
Strategy 4:
Review the current Zoning Bylaw and compare the current regulations to the desired vision and goals of the Master Plan. Ensure recommendations that can be tied back to zoning changes are identified, prioritized, and completed. - Last Update: June 13, 2025
Lead: Planning Board / Partners: Community & Economic Development, Zoning Board of Appeals
The Town is participating in a grant application to the Commonwealth's Executive Office of Housing and Livable Communities' (EOHLC) Community Planning Grant program, sponsored by the Merrimack Valley Planning Commission (MVPC), to study feasible locations and zoning parameters for starter home districts (MGL Chapter 40Y) across the region. If successful, the grant would run from January 2026 through June 2027. - Updated 6/13/2025
/Town staff and the Planning Board have undertaken a series of efforts to evaluate the introduction of an Accessory Dwelling Unit (ADU) bylaw, including seeking public input. Refer to Strategy 19 of the Housing section of this website to learn more.
At Annual Town Meeting on May 13, 2025, the Town voted to approve a proposed ADU bylaw. - Updated 5/14/2025
In October of 2024, the Select Board adopted goals for Fiscal Year 2026, which includes "Riverfront Zoning Overlay to allow for by-right commercial development along the Merrimack River." Such an overlay would be developed in partnership with the Planning Board/Department and potentially with the assistance of a consultant. It would tie back to multiple Master Plan strategies. - Updated 11/4/2024
Annual Town Meeting, in May of 2024, voted to approve the proposed MBTA Multi-Family Housing Overlay District, which complies with the State's MBTA Communities zoning mandate. Prior to Town Meeting, the Master Plan Implementation Committee (MPIC) conducted a review of the bylaw and found that out of 11 Master Plan strategies deemed to be applicable to the zoning bylaw, eight (8) of them would be impacted in a positive manner, one (1) would be negatively impacted, and two (2) would not be affected (neutral). The MPIC shared its findings prior to Town Meeting with the Select Board and Planning Board, and the Chair spoke at Town Meeting. - Updated 5/15/2024
At Annual Town Meeting 2022, the Town passed Article 27, which approved a new inclusionary zoning bylaw. Among other provisions, it states that any proposed project that includes more than seven (7) rental or ownership housing units on a parcel or contiguous parcel shall include at least 15 percent of the total housing units as affordable units on the same site, at a different site, or pay a fee toward affordable housing. This achieves a strategy (#8) as outlined in the Town's 2018 Housing Production Plan (page 50). Strategy 10 of the Town's Master Plan (Housing Element) calls for Review(ing) the recommendations from the Merrimack Valley Regional Housing Plan for consistency with the Master Plan. Prioritize recommendations that overlap both plans. - /Updated 5/19/22
In fall of 2021 the Town was awarded a $75,000 grant from the Housing Choice Community Grant Program that was used to fund the work of a consultant (Innes Associates) to guide a public process to develop new base zoning for downtown North Andover. - *Note that this project has been temporarily tabled in favor of concentrating on other rezoning efforts; namely MBTA Communities
In December 2020, The Town was awarded $50,000 by MassDevelopment from its Real Estate Technical Assistance program to produce a corridor study of Route 125, between Sutton Street and the Haverhill line (this study area includes the Osgood Smart Growth Overlay District), examining, among other things, current land uses and zoning. The study was completed in September of 2021. Any efforts to rezone the corridor in accordance with recommendations from this plan will come at some point in the future and will adhere to the desired vision and goals of the Master Plan.
Strategy 5:
Strategy 5:
Simplify and consolidate the number of zoning districts in the Town’s Zoning Bylaw, and update the Town’s Zoning Map to reflect these changes. - Last Update: 4/13/23
Lead: Planning Board / Partners: Community & Economic Development
In fall of 2021 the Town was awarded a $75,000 grant from the Housing Choice Community Grant Program that was used to fund the work of a consultant (Innes Associates) to guide a public process to develop new base zoning for downtown North Andover. - *Note that this project has been temporarily tabled in favor of concentrating on other rezoning efforts; namely MBTA Communities. This project could result in a reduction in the number of zoning districts governing the downtown area.
On May 11, 2022, a public meeting was held on this topic to solicit feedback regarding how the downtown should/can be zoned in the future. The consultant introduced the project, tested preferences for zoning dimensions and design, and invited public comment. A full recording of meeting can be viewed here: https://www.youtube.com/watch?v=anKXK0HBpt8&t=5s - Updated July 13, 2022
On September 20, 2022 the Town's consultant presented information to the Planning Board at its regular meeting. The presentation and discussion can be viewed here: https://youtu.be/9bf_UPalYHE - Updated September 26, 2022
On September 29, 2022 the Town's consultant held a public discussion and feedback session at the Senior Center. Click here to view the material that was presented. - Updated September 29, 2022
On April 12, 2023 the Town's consultant held a third public discussion and feedback session at the Senior Center. Click here to view boards that were presented at that meeting and here for a recording of the meeting. - Updated April 13, 2023
In December 2020, The Town was awarded $50,000 by MassDevelopment from its Real Estate Technical Assistance program to produce a corridor study of Route 125, between Sutton Street and the Haverhill line (this study area includes the Osgood Smart Growth Overlay District), examining, among other things, current land uses and zoning. The study was completed in September of 2021. One of the key land use recommendations in the study is to consolidate the seven base zoning districts along the corridor into two zoning districts, in order to improve consistency in character and development along the corridor.
Strategy 6:
Strategy 6:
Review existing lot size requirements and dimensional regulations for Residential Districts to determine if they are consistent with the vision and goals of the Master Plan and desires of North Andover’s residents. - Last Update: June 13, 2025
Lead: Planning Board / Partners: Community & Economic Development, Zoning Board of Appeals
The Town is participating in a grant application to the Commonwealth's Executive Office of Housing and Livable Communities' (EOHLC) Community Planning Grant program, sponsored by the Merrimack Valley Planning Commission (MVPC), to study feasible locations and zoning parameters for starter home districts (MGL Chapter 40Y) across the region. "Starter Homes" are typically modestly sized and could feasibly require smaller lot sizes. If successful, the grant would run from January 2026 through June 2027. - Updated 6/13/2025
Strategy 7:
Strategy 7:
Undertake a series of area plans for key commercial and mixed-use nodes to establish desired visions and outcomes for each location and craft zoning to implement those desired outcomes.
Lead: Planning Board / Partners: Community & Economic Development, Department of Public Works
Since adoption of the Master Plan in 2018, the Town has completed two area plans:
The Downtown Improvements Master Plan (2021) - In fall of 2021, the Town was awarded a $75,000 grant from the Housing Choice Community Grant Program that will be used to hire a consultant that will guide a public process to develop new base zoning for downtown North Andover. It is expected that the language for the zoning will be drafted in 2022 in preparation for 2023 Annual Town Meeting.
The Route 125 Corridor Study (2021) - Any efforts to rezone the corridor in accordance with recommendations from this plan will come at some point in the future and will adhere to the desired vision and goals of the Master Plan.
Strategy 8:
Strategy 8:
Establish a lake and watershed oversight committee to undertake a thorough review of the Town’s Water Resource District Bylaw. Ensure the Bylaw is consistent with any applicable state guidelines and regulations, and determine if the Town wants to exceed those guidelines.
Lead: Planning Board / Partners: Department of Public Works, Conservation Commission, Zoning Board of Appeals
In October 2021, the Lake Cochichewick Watershed Plan Update was completed by Weston & Sampson. The updated plan includes an audit of Town policies related to the watershed and lake, which shows that North Andover's bylaws are in line with watershed management best practices. Aside from regulations, numerous practices used by the State were recommended for adoption by the Town, such as developing a land acquisition plan and using alternatives to salt for road deicing.
Strategy 9:
Strategy 9:
Review the existing planned residential development zoning for applicability on remaining undeveloped parcels of land in town, and ensure the existing zoning will aid in accomplishing the preservation of open space on those parcels. - Last Update: June 13, 2025
Lead: Planning Board / Partners: Community & Economic Development, Zoning Board of Appeals
The Town is participating in a grant application to the Commonwealth's Executive Office of Housing and Livable Communities' (EOHLC) Community Planning Grant program, sponsored by the Merrimack Valley Planning Commission (MVPC), to study feasible locations and zoning parameters for starter home districts (MGL Chapter 40Y) across the region. Although 40Y zoning would not specifically fall under the Town's PRD bylaw, it could provide an opportunity to develop modestly sized "Starter Homes" that require smaller parcels to maximize the preservation of open space in a development scenario. If successful, the grant would run from January 2026 through June 2027. - Updated 6/13/2025
In early 2022, the Planning Department conducted an analysis of remaining undeveloped parcels in town for eligibility under the Planned Residential Development bylaw. The analysis approximated that only five undeveloped, but still developable, parcels remained eligible under the bylaw, aside from land being actively used for agriculture (much of which is on historically significant farms). Further research is being conducted on similar bylaws in other towns and the impacts of altering the criteria for Planned Residential Developments, such as changing the 10-acre minimum tract size requirement.
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