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Valley Realty Development, LLC
978-470-8257 phone 978-470-2690 fax
Agenda
November 12, 2002 Public Hearing
The Meadows Comprehensive Permit Application
✓ New Name for Meadows (approved by Fire Dept. and Police Dept.)
„School Children (presented by Craig Mitchell/School Geographics)
Fiscal Analysis (updated from November 7, 2002)
(presented by Eric LothNalley Realty Development/LLC)
Response from Paul Szymanski/North Andover School Department
regarding school bus drop-off area
C)Architectural Design (updated from October 29, 2002)
(presented by Greg Smith/GSD Associates -Architects, Inc.
✓Reply to Paul Kelly letter,
vReply to Joseph Lagrasse memo
P.O.
Box 3039, Andover, MA 01810
BOARD OF APPEALS
Valley Realty Development * PO Box AOS, N. Andover, MA o1845 * (978) 227-6540
Date: 11/12/02
To: Zoning Board of Appeals
From: Gerry -Lynn Darcy
Re: Project Name
cc: W. Dolan, C. Huntress, D. Kelly, T. Laudani, A. Melnikas, L. Minicucci,
K. Pollastrino, G. Smith, S. Trettel, M. West
I am happy to announce that we have finally come up with names that appear to be
acceptable to the NA Fire Department according to Lt. Melnikas. They are as follows.
"Oakridge Village"
"Maplewood Reserve"
DNOV 12 zooz
BOARD OF APPEALS
Upper Site
Lower Site
North Andover Public Schools
North Andover, Massachusetts 01845
November 12, 2002
Mr. William Sullivan, Chairman
Zoning Board of Appeals
Community Development & Services
27 Charles Street
North Andover, MA 01845
Subject: "The Meadows" Residential Housing Project
Dear Mr. Sullivan:
I have reviewed the plans for 270 units of residential housing located off of Route 114 on the
North Andover/Middleton line. It is my understanding that you proposed a plan that would
have the school bus enter the project to pick-up students at the Community Building in the
Upper Meadows. We appreciate your concern for the safety of our school children and,
therefore, find the proposed plan acceptable to the School Department.
Please feel free to contact me directly if you should have any further questions regarding this
matter.
Si ely,
Paul P. Szymanski
Director, Management Support Services
NOV 11212 0 012
@9bFtEcbRRJ)W9ad, North Andover, Massachusetts 01845 (978) 794-1503
FAX (978) 794-0231
Prepared by Eric Loth/Valley Realty Development, LLC
Scenario 3: Double the Expected Number of School Age Children
Cost to School District Associated with Meadows
Current Total Spending $ 27,241,804.00
$ 5,702,951.00
State Aid $ (6,274,981.00)
Cost to Town $ 26,669,774.00
Current Number of Students 4190
Current Spending Per Student $ 6,365.10
New Students 98 * see below
Total Spending due to Meadows $ 623,779.92
Operating Revenues Associated with Meadows
Property Value Of Development $ 65,000,000.00
School Mill Rate 0.008957
Total Property Taxes from Development $ 582,205.00
Net Fiscal Impact on School District of Development
Property Tax Revenue from Meadows Applied to Schools $ 582,205.00
Total School Costs of Meadows $ (623,779.92)
Net Fiscal Impact on School District $ (41,574.92)
Summary- Net Positive Fiscal Impact
Gross Revenue of Meadows
$
1,004,849.23
Non School Costs of Meadows
$
(379,032.86)
New Meadows School Costs
$
(623,779.92)
Net Positive Impact of Meadows
$
2,036.45
* Double the anticipated 49 children.
MeadowsFiscallmpactrevision1 Sheet1 4/24/2003 9:30 AM
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Prepared by Eric Loth/Valley Realty Development, LLC
Meadows Fiscal Impact Analysis
Town Budget Expenditures 2002 -Excluding Schools
Expenditure Category
General Government
Public Safety
Public Works
Fixed Expenses (50%)
Health and Human Services
Culture and Recreation
Capital and Reserves
Dollar Amount
$
2,177,526.00
$
6,759,028.00
$
3,578,137.00
$
5,702,951.00
$
640,641.00
$
747,549.00
$
1,597,160.00
Total Expenditures $ 21,202,992.00 Budget 2002 Town Warrant
Residential Versus Non -Residential Parameters for Community
Assessed Value of Taxable Real Property $ 2,601,799,700.00 (Assessors Certification Dec. 2000)
Residential Assessed Value $ 2,166,414,538.20
Residential Value Percentage 83.27% (per Town Assessor 2001)
Non -Residential Value Percentage 16.73%
Percentage above indicates actual property tax receipts from 2001. 83.27% of all receipts were from residential sources.
16.73% of receipts were from commercial sources.
Allocation of Expenditures Excluding Schools to Land Uses
Expenditure Category Residential 83.266% Non -Residential 16.734%
General Government
Public Safety
Public Works
Fixed Expenses
Health and Human Services
Culture and Recreation
Capital and Reserves
Total Expenditures
APR 2 4 2009
BOARD OF APPEALS
$
1,813,138.80
$
364,387.20
$
5,627,972.25
$
1,131,055.75
$
2,979,371.55
$
598,765.45
$
4,748,619.18
$
954,331.82
$
533,436.14
$
107,204.86
$
622,454.15
$
125,094.85
$
1,329,891.25
$
267,268.75
17,654,883.32 $ 3,548,108.68
MeadowsFiscallmpactrevisionl Sheetl 4/24/2003 9:30 AM
Prepared by Eric LothNalley Realty Development, LLC
Per Capita Expenditures or Cost
Expenditure Category
Per Capita
31,386,766.48
Per Worker
6,307,810.52
Total Population Census 2000/
$
27,202
$
19,175
Total Workforce per MA. DET
$
2,841,752.84
$
571,108.16
General Government
$
66.65
$
19.00
Public Safety
$
206.90
$
58.99
Public Works
$
109.53
$
31.23
Fixed Expenses
$
174.57
$
49.77
Health and Human Services
$
19.61
$
5.59
Culture and Recreation
$
22.88
$
6.52
Capital and Reserves
$
48.89
$
13.94
Total Expenditures
$
649.03
$
185.04
Operating Costs Associated with Meadows
Per Capita Costs
$
649.03
Population of Meadows
584
Total Costs
$
379,032.86
`'( 1 per 1 bdrm, 2.07 per 2 bdrm, 3.01 per 3bdrm American Housing Survey 1987)
Total Town Revenue 2002 Annual Town Budget
Revenue Source Dollar Amount
Property Taxes $ 37,694,577.00
Local Receipts $ 5,784,554.00
Intergovernmental $ 3,412,861.00 (Not Including State School Funds)
Interfund Operating Transfers $ 760,774.00
Miscellaneous Revenue $ 220,000.00
Total Revenues $ 47,872,766.00 Budget 2002 Town Warrant
Allocation of Revenues to Residential and Non -Residential Land Uses
Revenue Source Residential 83.266% Non -Residential 16.734%
Property Taxes
$
31,386,766.48
$
6,307,810.52
Local Receipts
$
4,816,566.73
$
967,987.27
Intergovernmental
$
2,841,752.84
$
571,108.16
Interfund Operating Transfers
$
633,466.08
$
127,307.92
Miscellaneous Revenue
$
183,185.20
$
36,814.80
Total Revenues
$
39,861,737.34
$
8,011,028.66
MeadowsFiscallmpactrevisionl Sheetl 4/24/2003 9:30 AM
Prepared by Eric Loth/Valley Realty Development, LLC
Scenario 2: Regional Average Number of Children per Bedroom in All Classes of Housing
Cost to School District Associated with Meadows
Current Total Spending
State Aid
Cost to Town
Current Number of Students
Current Spending Per Student
New Students
Total Spending due to Meadows
$
27,241,804.00
$
5,702,951.00
$
(6,274,981.00)
$
26,669,774.00
(509,208.10)
4190
$
6,365.10
116,608.28
80 " see below
$
509,208.10
Operating Revenues Associated with Meadows
Property Value Of Development $
School Mill Rate
Total Property Taxes from Development $
Net Fiscal Impact on School District of Development
Property Tax Revenue from Meadows Applied to Schools
Total School Costs of Meadows
Net Fiscal Impact on School District
65,000,000.00
0.008957
582,205.00
$
582,205.00
$
(509,208.10)
$
(379,032.86)
$
72,996.90
Summary- Net Positive Fiscal Impact
Gross Revenue of Meadows
$
1,004,849.23
Non School Costs of Meadows
$
(379,032.86)
New Meadows School Costs
$
(509,208.10)
Net Positive Impact of Meadows
$
116,608.28
" 573 Bedrooms X.14 (see Children per Bedroom in Region)
MeadowsFiscallmpactrevision1 Sheet1 4/24/2003 9:30 AM
Prepared by Eric LothNalley Realty Development, LLC
Summary- Net Positive Fiscal Impact
Gross Revenue of Meadows
Non School Costs of Meadows
New Meadows School Costs
Net Positive Impact of Meadows
$ 1,004,849.23
$ (379,032.86)
$ (311,889.96)
$ 313,926.41
"School Mill Rate
Take educational expenses, $26669774 X .83266 (percent residential in town per NA assessor)
$2220682.5 Divide by $31386766 which is prop tax revenue $37694577 X .83266(res. %)
so then .707521 X $12.66 (Mill Rate) =$8.957 (School Mill Rate)
MeadowsFiscallmpactrevision1 Sheet1 4/24/2003 9:30 AM
Prepared by Eric Loth/Valley Realty Development, LLC
Net Fiscal Impact of Meadows Excluding Schools
Total Revenues Generated $ 1,004,849.23
Total Costs of Development $ 379,032.86
Net Fiscal Impact $ 625,816.37
Anticipated Number of School Age Children In Meadows
Unit Size Number of Units School Age Children per Unit* Total School Age Children
All 270 0.182 49
Total School Age Children in Meadows 49.00
"(School Geographics 2002 Students Residential Patterns Properties of 30 or more Units Average .182)
Cost to School District Associated with Meadows
Current Total Spending $ 27,241,804.00 Budget 2002
Fixed Expenses $ 5,702,951.00
State Aid $ (6,274,981.00)
Cost to Town $ 26,669,774.00
Current Number of Students
Current Spending Per Student
New Students
Total Spending due to Meadows
Operating Revenues Associated with Meadows
Property Value Of Development $
School Mill Rate
Property Taxes from Development to Schools $
Net Fiscal Impact on School District of Development
Property Tax Revenue from Meadows Applied to Schools
Total School Costs of Meadows
Net Fiscal Impact on School District
4190 October 2001 report to
Dept. of Education
6,365.10
49
311,889.96
65,000,000.00
0.008957 "(below)
582,205.00
$
582,205.00
$
(311,889.96)
$
270,315.04
MeadowsFiscallmpactrevision1 Sheet1 4/24/2003 9:30 AM
Prepared by Eric Loth/Valley Realty Development, LLC
Revenue Source
Gross Revenue Per Capita and Per Worker
Per Capita
Per Worker
Local Receipts
$
177.07
$
50.48
Intergovernmental
$
104.47
$
29.78
Interfund Operating Transfers
$
23.29
$
6.64
Miscellaneous Revenue
$
6.73
$
1.92
Total Revenues
$
311.56
$
88.82
Property Value of Meadows
Local Tax Rate
Property Taxes Generated By Meadows
65,000,000.00 (developer estimate)
0.01266 (Annual Town Report)
Total Property Taxes $ 822,900.00
Property value based on market rate units and affordable units. Affordable units valued at projected
actual sale prices.
Other Revenues Generated by Meadows Per Capita
Residential Per Capita Revenues
Population of Meadows
Total All Other Revenues
Property Tax Revenue
Total Other Revenues
Total Revenues
$ 311.56
$ 584.00
$
Total Revenues Generated By Meadows
$
822,900.00
$
181,949.23
$
1,004,849.23
181,949.23
MeadowsFiscallmpactrevision1 Sheet1 4/24/2003 9:30 AM
D�
NO
Valley Realty Development, LLC
978-470-8257 phone 978-470-2690 fax
November 11, 2002
William Sullivan, Chairman
North Andover ZBA
27 Charles Street
North Andover, MA 01845
Re: Meadows Comprehensive Permit, Kelly comments
Dear Mr. Sullivan:
You have asked us to address the comments made by Paul Kelly received by you in August. I apologize
for the delay in responding.
Mr. Kelly refers to the Town's efforts to preserve open space; however, 2357 Turnpike Street has not been
purchased by the Town. The owner is seeking to sell the land anti we are seeking to buy it. He also states
that we are corralling 800 or so people in four buildings. This is not true - the Upper Meadows is designed
to be tour garden style buildings wit i a total of 192 one and two bedroom units; the L'.0wer Meadows is
designed to be. 78 townhouses with three bedroom units. Three and four story buildings are not only not
unusual for North Andover, they are common and can be found at Heritage Green, Royai�Crest, and Sutton
Pond, among others. A four story building is a misnomer, since the "fourth" story is actually attic space and
not an additional fourth story under the attic.
There are actually 662 parking spaces, not 753, an error which we corrected with you during the summer.
Of these, 201 are garage spaces and the balance are surface parking. The ratio of spaces to units was .
designed to alleviate the ZBA's concerns about parking and in an effort to meet market demand; surface
parking is scattered throughout the site. Of the 47+ total acres, nearly 36 acres will be open space, which
is a ratio of 75% open space to 25% built space. Storage will be provided; some areas will be landscaped
and others will remain natural.
The Meadows will be created as condominiums; each condominium owner will pay a monthly condominium
fee to cover the cost of operation and reserves. At the onset, the condominium will be managed by us;
after the requisite number of units have been purchased, management will be transferred to the
condominium association which may hire a management agent.
As you know, we have had extensive discussions with the ZBA about the number of children anticipated.
Every statistic we have found, including statistics exclusive to North Andover, has resulted in a ratio of
approximately one child for every five units or 0.20 children per unit, or less. At this ratio, we are
anticipating 54 school age children. Our revised fiscal impact analysis shows that the net fiscal impact is
zero at 98 students, nearly double the statistical expectancy. Despite all of this and as you are well aware,
Chapter 40B does not recognize the number of children or the fiscal impact as criteria for your decision
Gr LAAI s ereto.
231 Sutton Street, Suite 2F, North Andover, MA 01845
BOARD OF APPEALS
William Sullivan
November 11, 2002
Page 2
Since Turnpike Street is also State Route 114, the Massachusetts Highway Department determines what
traffic controls or improvements are required. In addition, both a curb cut permit and a highway opening
permit are required from them.
Mr. Kelly also asks what the Town gains from the project. The Town gains 68 affordable housing units in
perpetuity and, in all likelihood, 70% of them will be set aside for Town employees and current residents.
The only benefit to us as developers is the increase in density we are allowed in order to offset the loss
associated with selling affordable units at a price which is affordable to people who earn no more than 80%
of the area median income which is, potentially, half the price or less of a market rate unit.
Cost alone is the single most restrictive barrier to the creation of housing which is affordable to the normal
buyer. As the population in Massachusetts grows and the creation of new housing is suppressed, supply
and demand are radically -imbalanced. A front page article in the Boston Globe on 10/1/02 stated that "a
drop in..construction of. new homes.spurred a;50 percent rise in home prices in Greater Boston since 1998."
Recently a study completed by John Burns of Irving,. California, a housing consultant, showed Greater
Boston: residents as.the second highest market: for housing ratio costs (exceeded only by San Francisco)
with the,average family spending 44.9 percent of their income on housing. The average single family home
price in North Andover in 2001 was $369,950 and, year to date through May 2002, was $422,500
according to the Warren Group of Boston, which publishes Banker & Tradesman.
Given what young families earn today, including our municipal employees, owning or renting housing
becomes increasingly impossible. The average starting salary for a North Andover teacher is $31,400; the
median household income. in our area for a family of four is $67,400. Since median means mid -point, there
are as many families earning less than $67,400 per year as there are who earn more.
The internal road system at the Meadows will be privately owned, not public, and the Town will not incur
any costs or responsibilities for maintenance or repair of roads or utilities.. In fact, the Town will benefit from
the extension of both water and sewer nearly one mile to the project, since we will transfer ownership of
these lines to the Town at no cost. With respect to emergency response, perhaps Mr. Kelly is unaware that
911 dispatchers send emergency vehicles to all sites from the nearest station, which, in the case of
Meadows, may very well be in Middleton.
With respect to Mr. Kelly's comments about profit, as in all Chapter 40B projects, we will be signing a
regulatory agreement with our lender which limits profit to no more than 20% of total development costs;
the profit is monitored through a contract with the Citizens' Housing and Planning Association, a statewide
non-profit housing agency.
Mr. Kelly's comments about taxes, children and costs to the Town are simply erroneous, as are his
assumptions about multi -family housing placing towns at financial risk. In fact, single family homes create
a far more extensive financial and resource burden to the Town than multi -family housing.
231 Sutton Street, Suite 2F, North Andover, MA 01845
William Sullivan
November 11, 2002
Page 2
Finally, with respect to the change in the Chapter 40B regulations, the Meadows is not affected since our
site approval letter was received prior to July 22, 2002.
Thank your for allowing us this opportunity to respond.
Sincerely,
Valley Realty Development, LLC
Thomas D. Laudani, Manager
TUkp
cc: Paul Kelly
Gerry -Lynn Darcy, P.M.
Bob Nicetta, Bldg Commissioner
Team Members
G:\DATA\WPFILES\Northpoint\Meadows\Comp. Permit\Correspondence\sullivanl0.1tr
231 Sutton Street, Suite 2F, North Andover, MA 01845
11;`11/2,A " 10:14 =8941 SOUTHPORIT LLC PAGE 04
11/06/2100 17:17 978-682-6473 MINCO COPP PAGE 03
Nov -08-02 11:47 P.02
RECEIVED
7 Aug 2002
AUG j_ 3 2002
Dear Ladies and Gentlemen, N RTR ANrO',11",
Last month the Eagle -Tribune and the North Andover CIMAWOMd1it+ticki on � ere the
proposal to build 270 housing units on 47 acres in North Andover. According to the p p
units would range in price from $114,000 to $ 399,000.
I'm not a developer, reactor, or a builder. However I am confused. The town has spent
millions of dollars preserAng. hundreds of acres of open space. Now without any real objections
The town is about to accept a project to corral 800 or more people Into four buildings. The
housing.units are three and four story buildings. Isn't that unusual and awfully tall for North
Andover? I hope there are elevators and all tate units are handicapped accessible?
The developer has proposed 753 parking spaces. That is nearly 3 spaces per housing unit.
Wouldn't single or double garages be more attractive and useful than a 3 -acre parking lot? The
families in these units will have toys, swings, wading pools, grills, bicycles and other outdoor
paraphernalia. I see no mention of storage facilities attached to the units. Do the units have
balconies? Are the any grass areas? Are there any service and maintenance fees for the upkeep
of the complex? Who will administer this property?
If the 270 units are built, where will all the kids and families play, have cookouts or just sit
outside? If there are no yards, lawns, balconies, or driveways shall the people congregate in the
streets and parking lots? Bouncing balls, kids, parking lots, streets, and moving vehicles make for
a dangerous mixture, Will the developers provide open space? Will the town have any input Into
t- the aesthetics of the devebpi tont?
Will all these new children fit in the existing schools? What about the additional school
buses? Wow .many more town employees will need to be hired because of this project? Trafiflcl
Anyone who has ever tried to make a left hand turn onto Rte. 114 knows that It very difficult If
not hazardous. Driving In and out of a large housing project may necessitate traffic lights. Has the
state been, contacted about the additional traffic and the possibility of lights? What Impact will all
these added cars have on the town, especially on Johnson Street and the old center?
The town has been trying to develop every ,avallable foot of land to meet the growing
demand for recreational and community space. A local developer recently came forward to
Provide land for three fields on his next development. As a resident builder with a family he
wants to preserve the beauty and openness of the town and give something back to the town.
In all the years these developers have been building in North Andover have they ever
provided any open space or provided something to the community? I don't think sol What does
the town gain from this project? The town has to provide the missing pletes such as more
r�rhools, police, fire, fields, town employees and services once the developers are finished.
These developers over the last 10 years have been btillding $350,000 to 57500000
single-family homes. Why suddenly have they changed their type of housing? Are there any
housing restrictions to these 47 acres? I am having a hard time accepting this act of community
concern to provide low and moderate housing In North Andover. Does the abutting businesses
.and surrounding lands In Middleton have an Impact on the type of housing for this project?
11i`11."2002 10:14 272:8941 SOUTHPOIHT LLC PAGE 85
11;08/UT12 17:17 978-882-6473 MINCO CORP PAGE 04
NOV-Oa-02 11:47
P.e3
The 270 units will need services, i.e. plowing, sewerage, street cleaning, trash pickup,
Maintenance, and police and fire support. The police and the responso time will be at their limit.
if the developers think 800 people won't have an impact on the towns' water supply they are
misinformed.
If 270 one, two, and three bedroom units are built for the prices quoted In the
newspapers the total gross sales will be approximately $65,000,000. Constructing four large
structures to accorY modate the 270 units is also I®ss expensive and qulcker than building 50
expensive single family homes. The profit margin Is also higher when constructing four multiple
unit buildings, if they built 50 single-family homes for $500,000 tiro total gross is only
$25,000,000. 50 up -scale homes are less intrusive on the town. Is this an anti -snobbery project
or just a good old capitalistic venture?
The cost of the project also seems overwhelming for the town. The sale of the 270 units
would be about $66,000,000. The property taxes ralsed would be about $856,700. Some
units probably may not have children while other units could have two or more children. Let's
say there are 325 children In this Complex. A, few may go off to private schools, 300 will
probably attend the public schools. The cost Is approximately x6,000 per pupil per year to
attend NA public schools. 300 children times $6,0000 equals $1,800,000. The town will be In
the hole for nearly $1,00,000 each and every year. With the new Guu in local aid and
education most of the $1,000,000 will fall upon the town.
If 50 up -scale single farnily homes were built on the site, the homes may contain 100
i'dren. Fewer property taxes would be collected but the impact on the schools, town, and
services would be far less dramatic than a 270 unit -housing complex.
Multiple unit houaing projects place towns at financial risk and seriously stretch the town's
resources. Is this legal even under the anti -snobbery laws? If this project is going to cause the
town additional debt doesn't the law require voter approval to Increase community debt? Is it
legal to profit at the expense of the town? Does a town have any legal recourse? I don't think it
was the Intent of the anti -snob laws to leopardite a towns' finances and resources.
What are the developer's responsibilities? Are the anti -snob laws being used for personal
gain and how do the new changes to the anti -snob laws affect the developers' proposal?
Paul Kell
y-
17
17 Crossbow Lane
North Andover, MA. 01845
CC. Town Manager a Seloctmen
Planning, Finance, ax School Committees
DPW, Fire, at Police Departments
k
'k'; 1� 'I,. AUG 2 3 Za02 I.;
ROARD OF APPEALS
Valley Realty Development, LLC
978-470-8257 phone 978-470-2690 fax
November 12, 2002
William Sullivan, Chairman
North Andover ZBA
27 Charles Street
North Andover, MA 01845
Re: Meadows Comprehensive Permit, Lagrasse Commants
Dear Mr. Sullivan:
You have asked us to address the comments mmde by 7_BAa rnember Joseph D. Lagrasse dated October
29, 2002. Our response is a follows:
1. The developer should redesign his project as not to require any dimensional variances -.On the
contrary, Chapter 40B.explicitly.gives authority.to.the .Zoning Board of Appeals to approve waivers.to any
and all municipal regulations,; by-laws and.ordinarces-in sui)port of an application ,for a.comprehensive
:permit where denial of such waivers would. notbs:.'°consistent wi1.11 local needs." Since the Town has'not
crossed any of the statutory thresholds with respect to local needs, denial of such waivers will make the
project uneconomic and therefore, subject to appeal to the Housing Appeals Committee.
2. Gravity sewer laterals need, to be .engineered for -all abutters - If the Town wishes to take
possession of the sewer in whole or in part, we will transfer ownership, and, in _coordination with the
Department of Public Works, will provide tee locations for tie-ins. At that point, the Town will have the right
to allow or require a lateral tie-in to any abutter.
3. A sewercrossing to Sharpener's Pond Road should be stipulated as being an off-site requirement -
You asked us to consider running a dry gravity line from our on-site pumping station to the limit of our lot
line to accommodate only the municipally owned land on Sharpener's Pond Road.
However, the North Andover Department of Public Works recommends against this and wishes to run its
own sewer line northwest (toward Lawrence) on Route 114 to a tie-in location at the gravity sewer we
construct.
4. Outdoor active and passive recreation areas need to be designed. Large lawn areas for lawn
activities need to be shown - Active and passive areas are shown on the plan; however, their specific
design is premature at this stage of the permit process. In addition, in consideration of the Town's ongoing
effort at water conservation and in an effort to control the need for irrigation, we have specifically avoided
the creation of large lawn areas. Also, the site abuts the Harold Parker State Forest and access through
the site to the state trails has been discussed with DEM and the North Andover Trails Committee.
NOV 1
_v"` u 231 Sutton Street, Suite 2F, North Andover, MA 01845
BOARD OF APPEALS
William Sullivan
November 12, 2002
Page 2
5. Parking lots are large and unbroken. Most quality residential developments have smaller and more
isolated parking areas. Planting islands, berms and different orientations make more eye appealing areas
and therefore present a more attractive setting for both residents and the town - We disagree that the
parking lots are large and unbroken. Much of the parking is located in garages under Building 3 and
Building 4; surface parking is landscaped and there are planting islands.
For aesthetic reasons, we have deliberately avoided the use of parking between Route 114 and Buildings
1 and 2 and within the line of sight of the two lane entry road which leads to the community building and
the common area behind. Other parking areas in the Upper Meadows are placed behind buildings where .
possible.
In order to break up these parking areas with additional plantings, we will have to reduce the number of
parking spaces.
6. l have previously noted that the larger 3 and 4 story buildings need to be relocated. The street
frontage should,be bermed and treed and buffered from any,multi fa,-�lly buildings. A more ��ppro��riate
located for the fifty'foothigh buildings should be it the rear of the site where the grade is lower than the
street and the heights would not be as noticeable from the main street. The street setbacks for the building
need to be at least 100 feet. A redesigned plan, as described above, would give residents and abutters-
noise
buttersnoise and visual buffers. Treed, bearded, and a larger set back at the street would reduce the harsh visual
impact to a -softer more appealing appearance for those traveling through our town on tit. 114 - We
disagree that there is*a. harsh visual impact to passersby from the buildings; in addition, there is no
aesthetic requirement that any building be setback 100' from any street. We have specifically designed
the Upper Meadows to provide a pleasing streetscape for the residents of the Meadows and for people.
who drive-by. We believe that what has been proposed is a significant improvement over what now exists
at this end of North Andover.
Large setbacks from roadways and parking between the road and the building are more typical of
commercial or retail development than residential, and, in the case of Meadows, is inappropriate. In
addition, as I explained earlier, moving the buildings to the rear of the Upper Meadows site is financially
infeasible.
7. A cost analysis (development costs and sales income) was requested but has not been submitted.
Further discussions should be cancelled until the proforma cost analysis is submitted - Since we will be
signing both a regulatory agreement with our lender and a monitoring agreement with CHAPA, our profit
level will be closely monitored. As required by law, all profits in excess of 20% of total development costs
will be paid to the Town for deposit in an affordable housing fund to be used by the Municipality for the
purposes of encouraging, creating or subsidizing the construction or rehabilitation of affordable housing
elsewhere in the Municipality.
231 Sutton Street, Suite 2F, North Andover, MA 01845
William Sullivan
November 12, 2002
Page 3
8. Architectural design questions that should be asked. a) do the units each have storage available;
b) is one elevator adequate for a 3 or 4 story building with a garage (5 level stops); c) is the distance.
between corridor, stairs, and elevator to[o] far for people to have comfortable access? I believe they are
in excess of appropriate distances; d) is there a structura! system designed and how does it penetrate the
garage? how many parking spaces would you lose? e) what is the construction of the four-story garage
buildings?
a. Storage.- Basement storage will be provided in Building 1 and in Building 2 and will be
made available to most, if not afl, of the unit owners in the Upper Meadows. Garage storage will be made:
available to most, if not all, unit owners in the Lower Meadows, which will also have storage available inside
the units.
b. One elevator - There will be one elevator in each of the three 36 unit buildings. In each
building, 24 units are located on the upper floors and are anticipated to use the elevator on a regular basis.
The larger "L" shaped. building currently. hasa. single elevator, planned. If, during the engineering phase
of this project, another elevator iswar.ranted in the '. L" shaped building, we wil! design an additional
elevator to be located in the same area.,However, this design analysis is beyond the level of detail required
for a comprehensive permit application.
c. Distance - There are three stairwells in the larger "L" shaped building - a central stair and
an elevator bank and a stairwell at the ends of each corridor. The stairwells are located approximately 200
feet and 234 feet from each other. The longest distance that ,someone has to travel to reach an exit is
approximately half of.this distance or roughly 167 feet. This distance is called "length of exit access travel
and is governed by.the Massachusetts state building code in Table 1006.5 for residential buildings to be
250 feet maximum for sprinklered.buildings. Therefore, the 1.67.feet of travel distance is well under the
maximum allowable distance.
d. Garage structural system - The garage structural system is a fire -rated steel frame and
concrete deck or precast concrete deck system.
e. Construction of four-story garage buildings - The construction of the 'lour story garage
buildings" is Type 2 construction (non-combustible construction - fire rated steel and concrete).
9. There are numerous questions to be asked and have answered and until an appropriate site layout
is presented to this board, one that is both beneficial to the developer, the town and future residents of the
project, 1 feel we should not proceed with any further discussions at this time. - We disagree that an
"appropriate site layout" has not been presented to the ZBA. We believe that we have provided the ZBA
with an excellent site layout design. Since we have been participating in the public hearings with the ZBA
231 Sutton Street, Suite 2F, North Andover, MA 01845
William Sullivan
November 12, 2002
Page 4
in good faith and assume you have been doing so as well, we would appreciate knowing as soon as
possible if you intend to suspend the public hearings.
Thank you for this opportunity to respond.
Sincerely,
Valley Realty Development, LLC
Thomas D. Laudani, Manager
G:\DATA\WPFILES\Northpoint\Meadows\Comp. Permit\Correspondence\sullivan9.ltr
231 Sutton Street, Suite 2F, North Andover, MA 01845
Nov -04-02 12:58P
2
Sincerely,
J. Lionel Lucien, P.E.
Manager, Public/Private Development Unit
Bureau of Transportation
Planning and Development
cc: John Cogliano, Commissioner
"Phomas Brodcrick, P.E., Chief Ep&ecr
Luisa Paiewonsky, Director of Planning
Charles Sterling, P. C., State Traffic Engineer
Bernard McCourt, District 5 Director
Pl'DtJ files
MPO Activities Files
Planning Board, Town of North Andover
Merrimac Valley Planning Commission
P.21
2 0/
11 / 0b/ 2002 11:50 '3184 /U2by0 NORTH ATLANTIC PAGE 01
FAX COVER SHEET
Terra Properties, LLC
231 Sutton Street, Ste. lA • North Andover, MA 01845
P 978-327-6540 ext. 15 • F 978-327-6544 • C 978-490-0897
To Mitch
Company North Andover Zoning Board of Appeals
cc G. Darcy
From Christina Minicucci
Phone 978-470-8257
Date November 6, • 2002
Pages 1
Subject Change of address
Mitch,
Per this morning's conversation, our contact information is as follows:
Kittredge Crossing
Terra Properties, LLC
231 Sutton Street, Ste., IA
North Andover, MA 01845
Lou Minicucci — 978-687-6200 ext_ 110
Christina Minicucci — P. 978-327-6540 ext. .15; F.
Alex Loth — P: 978-327-6540 ext. 19
Meadows/Parker etc.
Valley Realty Development, LLC
231 Sutton Street, Ste. 2&F
PO Box 907
North Andover, MA 01845
Tom Laudani — 978-327-6540 ext. 14
Gerry -Lynn Darcy — 978-327-6540 ext. 16; F:
Renee Walker — 978-327-6540 ext_ 11
If you have any questions, please do not hesitate to
pass this information along to the other Boards.
Tl�E s,
27-6544; C: 978-490-0897
17-6544; C: 978-490-0905
me. Also, please feel free to
The documents accompanying this facsimile contain information from the offices of
OTerra Properties, LLC which is confidential or privileged. The information is intended
f i for the use of the individual or entity named on this transmission. Please call the
a e if you received this facsimile in error.
Nov - zoa2
eOARQ OF APPEALS
11/bb/ZUU2 11:bu 9IU4/b1bJU NURTN ATLANTIC PAGE 01
FAX COVER SHEET
Terra Properties, LLC
231 Sutton Street, Ste. I • North Andover, MA 01845
P 978-327-6540 ext. 15 • F 978-327-6544 * C 978-490-0897
To Mitch
Company North Andover Zoning Board of Appeals
cc
G. Darcy
From
Christina Minicucci
Phone
978-470-8257
Date
November 6, , 2002
Pages
1
subject
Change of address
Mitcb,
Per this morning's conversation, our contact informa
Kittredge Crossing � J
Terra Properties, LLC 3 l� 7 J
231 Sutton Street, Ste. 1A
North Andover, MA 01845
L., -Lou IvEnicucci — 978-687-6200 ext_ 110
,.,Christina Minicucci — P: 978-327-6540 ext. 15; F:
�,A.lex Loth — P: 978-327-6540 ext. 19
Meadows/Parker etc.
Valley Realty Development, LLC
231 Sutton Street, Ste. 2E-1~
PO Box 907
North Andover, MA 01845
LZom Laudani — 978-327-6540 ext. 14
✓Gerry -Lynn Darcy — 978=327-6540 ext. 16; F: 978 -
Renee Walker — 978-327-6540 ext. 11
Kgven PDRO,)+V"",
If you have any questions, please do not hesitate to
pass this information along to the other Boards.
Tkdn"ks,
is as follows:
-6544; C: 978-490-0897
-6544; C. 978-490-0905
me_ Also, please feel free to
The documents accompanying this facsimile contain information from the offices of
p�
Terra Properties, Properties, LLC which is confidential or privileged. The information is intended
1 L.9 `i �o for the use of the individual or entity named on this transmission. Please call the
a e if you received this facsimne in error.
NOV 6 - Z002
80ARD OF APPEALS
NORTHPOINT
REALTY CORPORATION
November 7, 2002
Harris Penniman
Commonwealth of Massachusetts
Department of Environmental Management
Regional Forest & Park Division
P.O. Box 829
Carlisle, MA 01751
RE: Meadows
Dear Mr. Penniman:
As requested, please find enclosed a copy of the current Conditions Plan
and Boundary for the proposed Meadows Development on Route 114,
North Andover, MA.
If you have any questions, please feel free to contact me.
Sincerely,
Crry-L arty
Project Manager
GD/rw
Enc.
cc: Andy Backman, Irene Del Bono, Bob Nicetta, William Sullivan,
Thomas Laudani
Redet0t%Co
onsultants .Land Planning and Development . Commercial Development
NOV 12 2002x 907, N. Andover, MA 01845.978-327-6540 . Fax 978-327-6544
www. northpointllc. com
BOARD OF APPEALS
Town of North Andover
Office of the Zoning Board of Appeals
Community Development and Services Division
27 Charles Street
North Andover, Massachusetts 01845
D. Robert Nicetta
Building Commissioner
FAX TRANSMISSION
TO:
NUMBER:FAX 017 i ► /
FROM: Town of North Andover
Zoning Board of Appeals
27 Charles Street
Telephone (978) 688-9541
11 Fax (978) 688-9542
North Andover, Massachusetts 01845
FAX: 978-688-9542
PHONE: 978-688-9541
DATE: %I _ '16 - D
SUBJECT: I P r a `D
NUMBER OF PAGES:
REMARKS:
Board of Appeals 688-954 t Building 688-9545 Conservation 688-9530 Health 688-9540 Planning 688-9535
Town of North Andover
Office of the Zoning Board of Appeals
Community Development and Services Division
27 Charles Street
North Andover, Massachusetts 01845
D. Robert Nicetta
Building Commissioner
Date , Gw / 2,
TO: Town of North Andover
Zoning Board of Appeals
27 Charles Street
North Andover MA 01845
Telephone (978) 688-9541
Fax (978) 688-9542
2 a7q,
Please be advised that I have agreed to waive the time constraints for the Zoning Board of
appeals to make a decision regarding the granting of a Variance and /or Special Permit for
property located at:
r
STREET:
TOWN: -_Y?, Q.GL4lo-,�
MEETING DATE(S): Z) -Q C_. Zc> o -z—
NAME
NAME OF PETITIONER:
Signed:
Petitioner (or petitioner's represe ) �'; �
W
ter-- ><
orncDr; _ �:ocn,3
<�
WAIVER >
ZE
n.
BOARD OF APP13%��, 8688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535
NOV 12 2001 !'Ji
BOARD OF APPEAL
Documents submitted up to the i 1-12-02
Town of Middleton letter to Valley 10-25-02
Valley to WJS re requesting P. Szymanski contact Craig Mitchell 10-28-02
Valley to NAFD and NAPD —How about Parker? 10-29-02
Mass Highway to Valley -No traffic dight 9-30-02 rec'd 11-6-02
Christina Minicucci to ZBA address & # changes of Terra and Valley 11-6-02
Northpoint to Harris Penniman, - please find enclosed current Conditions Plan and Boundary for
"Meadows"
Documents submitted at the 11-12-02
2357 Turnpike Street — Valley Realty - Waive time to 12-10-02
Agenda
Name Oakridge Village=Upper, Maplewood
Reserve=Lower
School Residential Patterns
Paul Szymanski., NA Public Schools — Bus pickup off 114
Valley to Paul Kelly, 8-1-02
Valley to Joseph D. LaGrasse 10-29-02
Walter F. Soule to Valley — Fiscal Impact
A
PARKER [Ch 40-B ].COMMON, NA
Valey Realty Inc. — Physical Impact Scenario by S rAb%f
Value Assessed, $ 60,000,000 270 units = $222,222 ea
$222,000 Avg Val* x0.01266 tax rate —$2800
Averages, Annual Tax, Total Return (each unit), — $2800
Per Pupil Cost, Mass Dept Education, FY `01, $6390 for day stu
* Fiscal Deficit- Best Case Scenario Result, net loss.
Highest Condo Tax Collected, NA
Alcort Village $2900 per year / unit P
..... .... .
NOV 12 ZOOZDI
BOARD OF APPEALS
O�
PARKER [Ch 40-B ] COMMON, NA a
Valey Realty Inc. — Physical Impact Scenario byi
S
Value Assessed, $ 60,000,000 / 270 units = $222,222 ea
$222,000 Avg Val* x 0.01266 tax rate $2800
Averages, Annual Tax, Total Return (each unit), — $2800
Per Pupil Cost, Mass Dept Education, FY `01, $6390 for day stu
* Fiscal Deficit- Best Case Scenario Result, net loss.
Highest Condo Tax Collected, NA
Alcort Village $2900 per year / unit ! !
M
11,111,
NOV 12 2002
BOARD OF APPEALS
Valley Realty. Development * PO Box Aon, N. Andover, MA o1845 * (978) X27-6-40
Date: 11/12/02
To: Zoning Board of Appeals
From: 'Gerry -Lynn Darcy
Re: Project -Name
cc: W. Dolan, C. Huntress, D. Kelly, T. Laudani, A. Melnikas, L. Minicucci,
K. Pollastrino, G. Smith, S. Trettel, M. West
I am happy to announce that we have finally come up with names that appear to be
'acceptable to the NA Fire. Department according to Lt. Melnikas. They are as follows.
"Oakridge Village" upper site
,Maplewood Reserve" Lower Site
� C.N � Y TO
fly NOV 12 2002
BOARD OF APPEALS
°Iho er
goy Inch
1'--10-0 a- C t
TOWN OF NORTH ANDOVER
Fire Department
Central Fire Headquarters
124 MAIN STREET
NORTH ANDOVER, MASSACHUSETTS 01845
William V. Dolan
Chief of Department
Edward J. Morgan
Deputy Chief
To: Mr. William Sullivan
Chairman Zoning Board of Appeals
From: Fire Chief Dolan
Re:Northpoint Realty — the "Meadows" project
Date: 22 November 2002
Telephone (978) 688-9593
FAX (978) 688-9594
I have talked to representatives of Northpoint Realty and they have proposed new manes for the streets
in the project to replace those originally selected to eliminate confusion for responders. The names they
have selected are Maplewood Reserve, which replaces the proposed "Parker Common" and Oak Ridge
Village, which replaces the proposed "Parker Reserve".
Relative to our previous comment regarding access to the Meadow's facilities for training of residents,
we would expect to need to utilize this location on a semi-annual basis. This recommendation was
approved by Northpoint Realty and should continue as a service to the residents as part of any
condominium association agreements.
The last matter is in regard to approval for the possible use of the roof of the largest building for a
repeater antenna and equipment for fire department. We presently are not actively pursuing this location
for a repeater site but due to the proposed height of the building it could be a possible location. Currently
there are no repeaters in this area and radio communications can be poor. We would ask that if we were
to review this site for possible use that it is provided without charge, since the improved radio
communications would enhance our ability to serve the residents of the complex.
Please contact me if there are any questions relative to these matters.
William V. Dolan
Fire Chief
Cc: Gerry -Lynn Darcy, Northpoint Realty
Richard Boetcher Communications Supervisor
Tim Willett, Water Sewer Superintendent
Kathy McKenna, Town Planner
Lt. Andrew Melnikas, Fire Prevention Officer
X10 DEC 2 3 2002
BOARD OF APPEAL$
TOWN OF NOR PH ANDOVER
Fire Department
Central Fire Headquarters
124 MAIN STREET
NORTH ANDOVER, MASSACHUSETTS 01845
To: Mr. William Sullivan
Chairman Zoning Board of Appeals
From: Fire Chief Dolan
Re -Northpoint Realty — the "Meadows" project
Date: 22 November 2002
Telephone (978) 688-9593
FAX (978) 688-9594
I have talked to representatives of Northpoint Realty and they have proposed new manes for the streets
in the project to replace those originally selected to eliminate confusion for responders. The names they
have selected are Maplewood Reserve, which replaces the proposed "Parker Common" and Oak Ridge
Village, which replaces the proposed "Parker Reserve".
Relative to our previous comment regarding access to the Meadow's facilities for training of residents,
we would expect to need to utilize this location on a semi-annual basis. This recommendation was
approved by Northpoint Realty and should continue as a service to the residents as part of any
condominium association agreements.
The last matter is in regard to approval for the possible use of the roof of the largest building for a
repeater antenna and equipment for fire department. We presently are not actively pursuing this location
for a repeater site but due to the proposed height of the building it could be a possible location_ Currently
there are no repeaters in this area and radio communications can be poor. We would ask that if we were
to review this site for possible use that it is provided without charge, since the improved radio
communications would enhance our ability to serve the residents of the complex.
Please contact me if there are any questions relative to these matters.
William V. Dolan
Fire Chief
Cc: Gerry -Lynn Darcy, Northpoint Realty
Richard Boeteher Communications Supervisor
Tim Willett, Water Sewer Superintendent
Kathy McKenna, Town Planner
Lt. Andrew Melnikas, Fire Prevention Officer
E C E � W'I E
NOV t 5 200-7
BOARD OF APPEALS
Northpoint Realty Development
P.O. Box 907
North Andover, MA o1845
(978) 327-6540
November 22, 2002
Mr. William Sullivan
Town of North Andover Board of Appeals
27 Charles Street
N Andover, MA 01845
Re: "The Meadows" — revised plan set
Dear Mr. Sullivan:
Southpoint Realty Development
1020 Miramar Drive
Delray Beach, FL 33483
(561) 272-9958
Enclosed are copies of the modified elevations and site plan for the proposed 40b development
on Turnpike Street. I have provided an additional copy for Mr. Nicetta as well.
Please contact me should you have any questions.
Respectfully yours,
Valley Realty Development, LLC
Vr7r-Darcy
Project Manager
cc: Tom Laudani, Robert Levy, R. Nicetta, K .Pollastrino, W. Sullivan
► { 4P '
V:,t®b
Northpoint Realty Development Southpoint Realty Development
P.O. Box 907 1020 Miramar Drive
North Andover, MA o1845 Delray Beach, FL 33483
(978) 327-6540 (561) 272-9958
........................................................................................................................................................... .
December 30, 2002
Mr. Walter Soule
Zoning Board of Appeals, Acting Chairman
27 Charles Street
North Andover, MA o1845
Re: 2357 Turnpike Street "Oakridge Village and Maplewood Reserve"
Dear Mr. Soule:
I am writing this letter as a response to the question that recently came up regarding the
childcare facility (Little Professionals) that is proposed for the site across from ours as
mentioned above. From what I understand the applicant is currently before the Zoning Board of
Appeals seeking relief for an approximate 12,0oo sq. ft. building. It is my further understanding
that the applicant has intended to use a septic system to provide for sanitary sewer.
The Board of Health inquired about the potential for the applicant to tie into our sewer system
that is proposed to service our development. As you know, our development and the interior
roadways of our development are going to remain private and will fall under the purview of a
condominium association. The pump station as well as any other interior infrastructure within
the development will be the sole responsibility of the owner's association and the Town will have
no maintenance requirements for these facilities. As such, it is quite clear that the "Little
Professionals" care center would be unable to tunnel under the State roadway, which in itself
would be a big feat, for the purpose of tying into our pump station.
Please contact me should you have any questions or concerns.
Very truly yours,
Gerry -L nn 6arcy
cc: Anthony Mesiti, Thomas Laudani, Louis Minicucci, Robert Nicetta, Sandra Starr
DJAN - 2 2003
BOARD OF APPEALS
12/31/2002 09:55 9784702690
Northpoint Reaity Development
P.O. Box 907
North Andover, MA 01845
(973) 327-6s4o
December go, 2002
Mr. Walter Soule
Zoning Board of Appeals, Acting Chairman
27 Charles Street
North Andover, MA o1845
NORTH ATLANTIC PAGE 01
Southpoint Realty Development
.1020 Miramar Drive
Delray Beach, FL 33483
(561) 272-9958
Re: 2357 Turnpike Street "Oakridge Village and Maplewood Reserve"
Dear Mr. Soule:
I am writing this letter as a response to the question that recently came up regarding the
childcare facility (Little Professionals) that is proposed for the site across from ours as
mentioned above. From what I understand the applicant is currently before the Zoning Board of
Appeals seeking relief for an approximate 12,000 sq. ft. building. It is my further understanding
that the applicant has intended to use a septic system to provide for sanitary sewer.
The Board of Health inquired about the potential for the applicant to tie into our sewer system
that is proposed to service our development. As you know, our development and the interior
roadways of our development are going to remain private and will fall under the purview of a
condominium association. The pump station as well as any other interior infrastructure within
the development will be the sole responsibility of the owner's association and the Town will have
no maintenance requirements for these facilities. As such, it is quite clear that the "Little
Professionals" care center would be unable to tunnel under the State roadway, which in itself
would be a big feat, for the purpose of tying into our pump station.
Please contact me should you have any questions or concerns.
Very truly yours.
Ger ry-n arty
cc: Anthony Mesiti, Thomas Laudani, Louis Minieueci, Robert Nicetta, Sandra Starr
WN1
n!�D
:,N_23
BOARD OF APPEALS