HomeMy WebLinkAboutMiscellaneous - Exception (575)D. Robert Nicetta
Building Commissioner
Town of North Andover
Office of the Zoning Board of Appeals
Community Development and Services Division
27 Charles Street
North Andover, Massachusetts 01845
North Andover
Zoning Board of Appeals
Telephone (978) 688-9541
Fax(978)689-9542
Notice is hereby given that the Board of Appeals will hold a public hearing at the Senior Center,
12OR Main Street, North Andover, MA on Tuesday the 91h of July, 2002 at 7:30 pm to all parties
interested in the appeal of Valley Realty Development, LLC, d/b/a 342 North Main St., P.O.
Box 3039, Andover, MA for the premises at 2357 Turnpike Street, North Andover, MA (Map
108A Lot 17, Map 108C Lot 33,38,39). The Application is pursuant to MGL Chap. 40B, Sec. 21
for a Comprehensive Permit for the construction of 270 units of housing of which 25% or 68
units will be affordable units and seeks relief in order to be economically viable and to exempt
the proposed development from local requirements and regulations that are not consistent with
local needs. The units are to be sold or rented to moderate income persons meeting the eligibility
guidelines established by the FHLB/Boston.
Said premises affected is the property with frontage on the west side of Turnpike St. within the
R-2 and I- i (I -One) zoning districts.
Plans are available to review at the office of the Building Dept., 27 Charles St., North Andover,
MA Monday through Thursday during the hours of 9:00am to 2:00pm
Board of Appeals
William J. Sullivan, Chairman
to be published in the Eagle Tribune on June 24 & July 1, 2002.
Legalnotice 2002-031
BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535
Glennon, Michel
From:
Griffin, Heidi
Sent:
Monday, June 10, 2002 12:13 PM
To:
Nicetta, Bob
Cc:
Glennon, Michel
Subject:
40B on Route 114
Hi Bob:
Has an applicant officially filed an application yet for the proposed 40B project on Route 114? A Planning Board
member just told me they were given a copy of a memo from Sandy Starr that went out in the ZBA packets this week.
If her memo was in response to an official filing of a 40B, can you please make sure in the future I get immediately
notified when the filing occurs? On this project, I am going to apply for technical assistance funds from MHC to obtain
the town a 40B outside consultant at no additional cost to the town. I can't do that unless I know they filed. Also,
the Selectmen always call me on the 40B projects as I had previously written a memo to them on this proposal when the
applicant filed their site eligibility letter with their bank.
So, if they filed can you please let me know so I can set up a meeting with chairs of boards, dept. heads, etc? The
Selectmen and Town Manager expect me to "spearhead" the 40B process, so please don't misunderstand this as an
attempt on my part to micromanage. If they haven't filed, can you please let me know right away when they do?
As always, thank you both your assistance, I appreciate it!
M.
N111111
JUN 10 2002
BOARD OF APPEALS
vi u�`
:i
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Valley Realty Development, LLC
` 978-470-8257 phone 978-470-2690 fax
April 22, 2002
Jane Wallis Gumble, Director
Dept. of Housing and Community Development
One Congress Street, 10' Floor
Boston, MA 02114
Re: Receipt of Site Approval
Dear Ms. Gumble:
D � g y
APP, P31001
Pursuant to 760 CMR 31.01(2)(e), I am notifying you that, on April 18, 2002, Valley Realty Development,
LLC received a project eligibility letter from Wainwright Bank for 294 units of multi -family housing to be
located 2357 Turnpike Street, North Andover, Massachusetts. The site is located on north side of Turnpike
Street and totals approximately 44.5 acres of vacant land. Of the 294 units, 25% or 74 units will be set
aside for affordable housing whose buyers' income does not exceed 80% of the area median. A copy of
the site approval letter is enclosed.
If you have any questions about this or would like to discuss it with me, please call me at your
convenience. Thank you for your continued support of affordable housing in the Commonwealth.
Sincerely,
Valley R Ity Development, LLC
� Gt
t�
Thomas D. Laudani, Manager
TUkp
enclosure
cc: Tony Mesiti
Nora Bloch,. Wainwright Bank
Rob Levy, Esq.
Gerry -Lynn Darcy
J:\DATA\WPFILES\Northpbint\Meadows\Site Approval Application\6umble3.1tr'
MAYDi3 2002
BOAR` ., 7P.O. Box 3039, Andover, MA 01810
Glennon, Michel
From:
Starr, Sandra
Sent:
Friday, April 19, 2002 3:57 PM
To:
Rees, Mark
Cc:
Glennon, Michel; Byerley, Jacki; Parrino, Julie
Subject:
40B project on Turnpike Street
Mark,
I was given a copy of your memo concerning the property on Turnpike, designated Map 108A/17 and 108C/ 38.
There's an additional problem of sanitary waste disposal for the applicant if the project includes the existing greyhound
kennel place, and if the rest of the soil in the area is consistent. The Animal Rescue League was interested in this
property, so extensive soil tests were performed last year all over the greyhound site. None of the percolation tests
passed. It would be very difficult to locate water wells and septic systems (or system) on the site because of the
nitrogen loading issue in Title 5 and the setbacks to wells (must be at least an acre of land when both are proposed; also,
wells must be at least 100 feet from septic systems). Even if a location was found for a septic system, it very well might
be enormous because of the tight soils and the number of units. As you probably are aware, even 40B projects must
address health and safety concerns.
Please copy the Board of Health on further correspondence relative to this project. Thanks.
Sandy
APR 1 s 2002
D
BOARD OF APPEALS
WAINWRIGHT BANK
63 Franklin Saeec. Boswn, lvlassaciwsetrs 02110-1301 • Telephone 617-478-4000 Toll Fr= 886-4288-BANIK
Nora MOO
As.-dvm)tr Vj" Pral rnr
April 16, 2002
Mr. Thomas D. Laudani
Manager
Valley Realty Development, LLC
P.O. Box 3039
Andover, MA 01510
Re: silt Accepcanee for '`Tha Meadows," a proposed condomim. um development
locarcd at 2357 T= -pike Street, Route 114, North Andover, .M1 A
Dear Mr. Laudani:
Wainwright Bank & 'frust ("The .Baal:") is a men, ber of the Federal Home loan Bank of
Boston (F LBB). The Bank. has determined, based on the following, that your proposed
294 unit condominium development, with 25% of the units being affordable under Mass.
G.L. Chapter 40B, 9n 44.5 acus of land located at 2357 Turnpike Street, Route 114,
appears to be eligible for funding under the New England Fund (N EF) or the FHLBB. It
is the Bank's intention to utilized NEF funds to finance construction of the project if it is
approved and the Bank approves a con'struetiOn loan.
A) Tho Bank has inspected the site and finds it compatible for the proposed
residential use and That the use will be eligible for NEF funding;
B) The Bari' has reviewed the basic NEF requirements for allordability: namely,
Thai ;at least 25% of the project's individual homeowner'sz income will not
exceed 80% of the area media income level (adjusted fog- liuusehold size) on
an annual basis. Those units (25% of the project) will be r,,stricted for
ownership by homeowners who Meet the abovL criteria. The individual unit
sales prices v%ill be determined by allocating 30% of'the monthly huu,rehold
income at 80% of the area median income to housing expense (I rdneip ll,
interest, real estate faxes, condominium fees, and ir►surancc). In reviewing, the
materia: presented by the developer (preliminary site plan; pre?imivaty
financial pro forma and sponsor information) the Rank has round that the
developer's proposal appears to conform w these requirentenis;
C) The Bank has'dr-termined by reviewing the developer's plans that the
affordable units will be dispersed throughout the drvelopirtent and that their
design, size and appearance will be harmonious with the :est of the
development so that the end result produces rao physical concentration of
affordable units or "stigmatization" of the occupants of affordable units
arising from anY visual observation by the g;neral public;
Page i of 2
DWAt-NwmGHT BANK 6& Tkus7' COMPANY
MAY 3 2002
BOARD OF APPEALS
D) The Bank has reviewed the developer's experience and financial capacity and
believes that the developer has the experience and ability to exeeute the
development play.;
E) The Developer will need to execute a satisfactory regulatory agreement,
raonitoring agreement, and deed restrictions satisfactory m the parties
required, and The Bank;
F) The project sponsor will havu to quality as a "limited dividend organization"
as defined under Mass G.l;. 003 and any other applicable regulations of the
Commonwealth of Massachusetts_ Moreover, the project pro forma indicates
that the projected profs margin conforms to tl:- limited dividend restrictions;
C) This letter is not transferable or assignable, without the written consent of the
Bank; and
H) Upon issuance and receipt of required local, state and federal (if applicable)
permits and approvah-, the subject project and sponsor mast comply with all
rcquirements and guidelines cstablished by the Federal Nome Loan $anit of
Boston relating to the New England Fund.
This site acecptance is expressly limited to the deveIopment of no m ;xe- than 294 units. It
is nota financing commiuneent or guarantee of Bank financing and des not constitute a
site plan or building design approval. As noted previously, the itams proposed above do
not constitute an offer, 4greement or commitment to lend. The actual: terms and
conditions upon which the Bank might extend credit to Valley Realty Drvelops ment, LLC
are subject to satisfactory due diligence, credit committee an -d Board of Directors
approval, completion of mutually satisfactory documentation, and such oilier turns and
conditions tha: the Bank may deem appropriate.
We look forward to working with you as your plans are finalized.
Please do nct hesitate to contact me at (617) 478-4000 if you nate »n, questions.
Regard s,
Nora Bluch
Assistant Vice Fr--sident
Cc: Louts P. Minicucci, Jr. via fax
Gerry -Lynn Darcy via fax
lunathan Klein, F -sq.
P:gt 2 of')
INDEX
I. Transmittal letter
2. Application form
3. Certified abutters list
4. Preliminary site development plans (full size prints are under separate cover)
5. Report on existing site conditions
6. Preliminary architectural plans prepared by GSD -Associates, Architects, Inc. (full size prints
are under separate cover)
7. Tabulation of proposed buildings by type, etc.
8. Preliminary subdivision plan - not applicable
9. Preliminary utilities plan - See Sheets C-4 and C-5.
1
requirements of 760 CMR 31.01
. Limited Dividend Organization
gewy_=aP4®te t Eligibility Letter from Wainwright Bank,
a participating lender in the Federal Home Loan Bank's New England Fund. is
provided
10c. Site Control -the Applicant, Valley Realty Development, LLC has an agreement for
the purchase of the site.
11. A list of requested exceptions
12. Traffic Impacts
13. Fees and request for waivers.
�,l/me �
�irr�oy,
M
TOWN OF NORTH ANDOVER
OFFICE OF
TOWN MANAGER
120 MAIN STREET
NORTH ANDOVER, MASSACHUSETTS 01845
Mark H. Rees
Town Manager
March 27, 2002
Ms. Nora E. Bloch, Assistant Vice President
Wainwright Bank
63 Franklin Street
Boston, MA 02110-1301
Dear Ms. Bloch:
RE: 40B Project -294 Units of Housing
North Andover, Massachusetts
Telephone (978) 688-9510
FAX (978) 688-9556
Thank you for allowing us the opportunity to comment on the proposed 40B application located in North
Andover, Massachusetts which proposes 294 units of housing, 25% of which will be affordable. This
item was discussed at the March 25, 2001 Board of Selectmen's Meeting.
Based on the preliminary plans and documentation we have received, our comments are as follows:
1.
Traffic — 294 units will generate a considerable amount of traffic onto Route 114. The
alignment with one proposed entrance way directly across from Sharpners' Pond Road needs
to be further evaluated by a traffic consultant to determine if a traffic light will be needed at
that location as the direct alignment will at a minimum necessitate the need for divided traffic
lanes. Also, a traffic study will need to be presented by the applicant for the traffic
consultant to review the proposed traffic lanes. Circulation within the proposed roadways
will also need to be evaluated to ensure wide enough travel lanes for public safety vehicles
and emergency access.
2.
Dens i — As the plans are not topographical in nature it is impossible to ascertain whether or
not the density is appropriate for the grading of the site, along with the proposed roadways.
My recollection is that the proposed roadway behind the abutters' homes on Route 114 is
steep in nature and this roadway may be unfeasible to create to gain access for the creation of
these units.
3.
Utilities — To the best of our knowledge, town water is only provided on Route 114 to the
point of the Forestview Subdivision. Sewer is provided to the pump station a little past
Boston Ski Hill. From the plans it is unclear if the applicant will be proposing to extend the
water main and/or sewer line for these utilities to the property, or will be proposing wells for
D
ater supply to the units. These issues should be addressed to make an adequate
D
MAR 2 a 2002
BOARD OF APPEALS
S
determination of utilities onto the site. The town has a limited water supply and such a large
development may have adverse impacts on the water supply.
4. Parkin : To the best of our knowledge, some of the garden style units will have
underground parking, and others will not. Parking needs to be evaluated to ensure there is
ample parking for residents' and visitors on site.
As you are aware, the plans and documentation we received are very preliminary in nature and are subject
to change if the funding is approved and/or disapproved by your bank. However, at this time these are
the comments we wish to bring to your attention.
Ik
ely,
H. gees
Town Manager
cc: North Andover Board of Selectmen
North Andover Zoning Board of Appeals
North Andover Planning Board
North Andover Conservation Commission