A North Andover boutique winery pulled its bid to nearly double its parking after neighbors argued the property functions more as an event venue than a farm and does not qualify for state agricultural zoning protections.

Marble Ridge Farm owner Elbridge "Brig" Leland II withdrew his application to expand parking from 35 to 60 spaces at the North Andover Planning Board's Tuesday, July 7 meeting, the Andover Townsman reported. The withdrawal was without prejudice, meaning Leland can refile.

Attorney Nick Rosenberg, representing neighboring property owners, argued at the hearing that the farm operates as an event venue and does not qualify for Dover Amendment protections. Under Massachusetts General Laws Chapter 40A, Section 3, municipalities cannot unreasonably restrict agricultural land use, but the exemption applies only when farming is the property's dominant use. Towns may still regulate parking, setbacks and building coverage.

The 11 Marbleridge Road property sits in a residential zoning district. The town had previously issued a notice of zoning violation related to parking at the site, advising Leland that one option was to seek Planning Board approval of a revised parking plan, according to Patch reporting on the hearing.

The 60-space proposal was itself a scaled-back version of an earlier request for 68 spaces, reduced after neighbor feedback. The revised plan eliminated use of a shared driveway and relocated grapevines to screen the parking area from adjacent properties.

According to the application, the expanded parking was meant to serve the farm's approved operations: a tasting room, private events for up to 50 guests, and overnight stays in renovated guest houses. The winery's website limits 2026 private-event bookings to Monday through Thursday.

At least one neighbor submitted a letter to the Planning Board before the hearing, arguing the existing 35 spaces are sufficient and raising concerns about traffic.

Leland, a North Andover native, is the 10th-generation owner of land his family has held since the 1600s. He took control of the property in 2020 and converted malt barns, ice sheds and dairy rooms into tasting venues and event spaces. The winery bottles about 3,000 cases per year, sold directly to customers.

"We'll never be big, so we decided to just embrace it and focus on the customer experience," Leland said in a May 2024 profile in Northshore Magazine, describing the winery's boutique scale.

The application's withdrawal leaves the zoning violation unresolved. No timeline for a new filing has been announced. Residents can monitor future Planning Board agendas at northandoverma.gov.