HomeMy WebLinkAbout2005-11-15 Site Plan Review Application gar
Turnpike Road
DOHL.L Southborough, MA 01772
Ir*" '" Rj 508-480.9900
NG NG
INhhPC. 508.480.90,80 fax
August 5, 2005 AUG 5 n 2005
PLANNING DEPART
MENT
-
Nort,h Andover l i g;Boardc/o Town Clerk
�. .
f
-711
1210 Mails Scree �s
�o
w
ti
e Site Plan Special Permitn Filing
yid
Planned Commercial ve x
Intersection of Waver y Road and Salem Ta npike
Dear*Members of theBoard-,
n behalf of Mark Investments, Inc.,, we are filing herewith an applications r Site Flee Special,Permit
,for a Planned Commercial lopme . The fi l ng s being made pursuant to Section 15.4. and 10.3 of
the'North Andover,Z in,g Bylaws.
Attached you will find. h owin :
10 copies,of the site;pilan entitled S ate.Development Mans f6 rY Walgreens dated August 4, 200 5
10 copies,of a drainagerepoit for proposed retail and Wa r n's pharmacy dated August 4,
25.
applications for Site Plan Special-Permit;
2 filing fee checks one inthe arnount of$3, r the peer,reviiew, one in.the amount
$2,334.35'as determined L)elow: $100. for Site Flee Special Permit Application,
Site Plan Revise,plus 7 caeca per gross square foot area proposed: 26,2 5 square feet x.07
1, 3 .315. Total filing fee,submitted: a 3 .3 5.
We look rwar scuss ng the proposal with h Planning Board at its upcoming meeting. Ifthe
Board,has any.questions requires any additional information, please not hesitate contacting s.
Thank you for your time ands . era ll.
w
OBLER ENGINEERING,P.C.
James A. ernar in , P.E.
i
W04
1
Other Offs Locationsw
alchu g,NJ 0 Chalfont, PA 0 Melville, NY 0 St rfing,VA 0 Towson,,MD 0 Albany, N
CIVIL&CONSULTING ENGINE13RS SURVEYORS, 1"hAFFIC CONSULTANTS ■ENVIRONMENTAL& GEOTECHNICAL ENGINEERS
wwwbohlereng.corn
,/'tip' �. _■/'F}�_C }/� ;/may __—may- -=- i_�:�:.:=-ter': _.��----r__=ram;.----`=-�.-. :- .,.,_;=—�..t -�_� ''_..-..._—_�.--,.n__—=__:
.V, .w�.."V i- ►/ST til, V T - -`.r+,} s73�2'=K 1'L' Ii4ZG _ .'x t
._ -to
Town -of North Andover Plannin Roard
V PL
Please type or print lerrl :
1. ' honer: Mark Investment, Inc, , Robert Korf ., President
Address: 54 Jaconnet Street- Suite 203, Newton, MA 02461
Telephone Number: 17 82-81
2. Owners of the Land: SEE ATrACHED LIST marked EXHIBIT
Address,
Telephone Number:
Number of years ownership:
I -applicant is not the suer,please state interest in property: Applicant
has Purchase and Sale Agreement for all 10 lots and a or
to. execute application and present request,
. Request -r.a S ee%al rmi under a on :�- •
e North Andover
Zoning yla U The proposed project 'is 16Fated at the i ter+ e do o
TUmie Street ( t.1 an acre oa i o r'oj eat
consists o theconstructiono two contiguousoom rcia dings,
Building 1 containing approximately , cgnae e iling 2
containing approximately , gave teet �.
Property located at intersection of T=pi e St. t. 14
4. Location of Property: and Waverly Road
Zoning-District: Planned commercial development i trict, S-ect,_15 of N
,Assessors: Map: Lot- bylaws
Registry of Deeds: Book *, SEE ATTACHM Page
EXHIBIT
. Existing Lot:
Lot Are (Sq. Ft): 192,548 S u�ll ln �e�
Street `ro a e Side Setbacks: �
FontSetback: .ear�e�b e :
Floor.Area R do : N o s era e: N/A
6. Proposed Lot (if applicable):
Lot Area S .F . : 1 2, 48 SF Buildingei b : 24'-9"
Street route* 1170,08 ...FT Sideta
e Abe 50,5
Front Setback: 1 Rear Setback:
Floor Area Ratio: = Lot Coverage:
r
7. Required Lot as required b-Zoning. yl ;
Lot Area S . ti •
StreetFrontage: Soo( Side Setback: 501
Front Setback: 100, Rear Setback: .'
Floor-Area Ratio: � 75:1 of Coverage: Lures)
81 Existing Building if applicable):
Ground Floor . . N . of Floors N/A
Total Sq. Ft.; Height:
Use: Residence to be em e . 'Type of Construction:
Proposed wilding:
Ground Floor Sq. 't# 2 ,205 SP N of Floors
Total Sq.RIP# 26,205 SF 341 � sf
Use: Coe ial - Retail Type of Con,4tructionb. New
10. Has there beer.a prexrious app.1.1-cation for a Sp,%ae11M1'AP'e*Ar.Yu iI.from the Planning
Board on these premises? NO If so,when and for what type of
construction?
II Petitioner and Landowner signa ur'e s #
Every application for a-Special Permit shall e'made on this form Which is
the official form of the PlanningBoard-. Every applicationshall'be filed Kith
the Town Clerk's Office. It shall be the responsibility of the petitioner to
furnish all supporting documentation F ilth this application. The dated copy
of this application received by the Town Clerk or Planning Office does not
absolve the'applicant-from this responsibility. The petitioner shall b
responsible,for all expenses for filing and legal notification. Failure to
comply with application requirements,as cited herein and In the Planning
Board Rules and Regul'ations may remit in a dismissal by the Planning
Board of this application as incomplete,
Petitioner's Signature:
rxn or tp a name here; � Investment, Inc.• Robert �o , President
Owner's Signature:
Print or a name here: Mark �e � , Inc.. RobertK r , reside
�p e.
per authority authoriity granted iin Purchase & Sale 'Agreernent
dated Larch 29, 2005
EXHIBIT
Street Address Assessor'lnfo. Owner Deed Reference
7 Salem Turnpike M pV,Lot 21 Howard Wilkins& BK. 6995s PG.231
-Rebecca Montague
Wilkins
.41 Salem Turnpike Mg 27,Lot 20 Alicia o YK 69§j,PG. 11.
35 Salem Turnpike .map 27, Lot 19 RandAl D.&Mollies U. 8394,PG. 1 7
P. Hunter
29 Salem Tug -Map 27, Lit 18 William 1.Shmmon
BK. 5 1 52v PG*172
- 21 S !!M i # Mae 27,Lot J 7
Heather A.boo# BK.-5132, PG.338
768 Waverla Road M2p 27,UtRector loan Rivers 8K.3037,PG. 49
782 Waverley Road Map 27,Lot 23 John A. Martin Jr. &
BK.3899jr PG.275
Sandra J. Hamiach
797.Wavcrjeoy Road Map 271,Lot24 W1111"a. Julie 5411
K. , G, 195
Fedele Macdonald
802 Wavrly Road Map 27, Lot 25George Mad
.928, PG.396
Pao
814,Wavefley Road Map 27,Lot-2-6 Dante L.&Robert L. BK.337
4 G 3-
Stabile
FISCAL IMPACT AND COMMUNITY IMPACT SUMMARY
The proposed project is located at the intersection of Turnpike-Street Rt. 1 and
Waverly Road in North Andover. The project-consists of the-construction of two
..contiguous commercial buildings, Building 1 containing approximateLy 14,820 square
feet-++ and Bui Id ing 2 containing approxima ely 11,3 8 5 square feet+ Al I utilities are i
the roads-adjacent to the site. All site work,...utilities on site and-maintenance will be the
costs of the owners. There will no school children generated-bythis proj ect_and the
commercial tax rate of North Andover will generate significant positive cash flow to the
Town.
The project is consistent with the adjacent development on Route 114 presently
under construction and the only community impact of any significance will-be the traffic
impact on Waverly Road and Route 114. Said traffic impact is the subject of a detailed
analysis contained in the Traffic Analysis Report attached to this application,
;ry 352 Turnpike Road
South boroug h, MA 01
- BoHLER 508.480.9900
508.480.9 80 fax
ENGINEERING, Rc ma bo leren ,com
August 5, 200
'own of North Andover
.C/o Town Clerk
120 Main Street
North Andover,MA
RE: Proposed Retail Development
Mark Investments,Inc.
Written Documentation mentation to Accompany a Site flan Special permit Application
Intersection of Waverley Road and Salem Turnpike
North Andover,MA
Dear Members of the Board:
The below information is provided in accordance with the Planned Development District Special
permit requirements to address the eleven topics identified therein. F
1. Encou raging the most appropriate use of.land. The Project site-has recently-been re-zoned
h om residential to a planned Development District. This re-zone encourages the proposal of
co n nercx l development. During the project's prellrninar meetingwith-the,PlamAng Board,
it was stated that the proposed development was consistent with the hitent of the rezoning.
21 Preventing overcrowding f land. The development ent will not propose an -new residence
within the town of North Andover. In fact,removal of 10 residential hones will take place a
result of this proposal;therefore the project assists in reducing the density of the population.
Further,the development complies fully with the zone's dimensional regulations and is a
logical extension of the existing onuxrercial area.
. Conserving the value of land and buildings. The proposed development will e imh1ate a
number of existing residential lots. The proposal will be consistent with the surrounding land
uses which are cormuercial in nature. Further the development is anchored by a top national
retailer which typically strengthens commercial markets.
ets.
4. Lessening congestion of traffic. A tlaf tc evaluation has been submitted with the Special
Perinit Application. The traffic assessment addresses all relative issues.
. Preventing rando concentration of population.The proposal calls for the removal often
residential properties resulting h1 a reduction of the population density.
. Providing adequate light and air-. A Light rg Plmi has been submitted along with the Site
Plan .pplication. The Lighting Plan displays appropriate lighting to allow safe pedestrian and
vehicle maneuvering onto,off,and within the site. There are no proposed uses that will result
hi a negative impact to air quality hi the sou#roundhig areas.
Other Office Locations:,
NWatchun , NJ ■Chalfont, PA ■Melville,NY 0 Sterling VA ■Towson,MD ■Albany,NY
908.668,8300 215.393,8300 51 . 72.200 7 3.709.9 OO 410.821.7900 518.4 .9900
CIVIL&CONSULTING ENGINEERS SURVEYORS ■TIUFFIC CONSULTANTS ENVIRONMENTAL & GEOTECHNICAL ENGINEERS
Irv + .bob leren . c
s
7
i
I � ('T
JIw iL E R
ENGINEERING, P.c.
7. Reducing the hazard from fire and other danger. The S-ite Plan has been developed-to
provide adequate access for fwe protection and emergency vehicles to and around-the proposed
site. Also,it is anticipated that the proposed buildings will include fire suppression.systems
that will meet or exceed State and Federal regulations.
. Assisting in the economical provisions of transportation,water,-sewer*age,-schools,parrs,
and other -tihlic ►cili le. . A number of residences will be removed as a result of this project.
It is anticipated that the retail use will reduce the current demand of-the above-mentioned
services acid will generate higher tax revenue for the Town.
. Controlling the use of bodies of water including water~come . A detailed drainage
collection,treatment,and detention facility has been designed for the proposed development.
This system will assist in the protection of the e is n g water bodies acid water courses located
within the vichlity of the proposed development. A dra cage report detailing the site's storm
water characteristics accompanies this application.
o. Reducing the probability of fosse resulting from floods. The development has been
designed to collect,treat,-and detain storm water runoff. This system has been designed such
that no increase in peals rate of flow is proposed off of the development site. This will assist in
providing protection from any loss resulting from floods. A drainage report detailing the site's
storm water characteristics accompanies this application.
11. Reserving and increasing the amenities of the T ,Vvn. Introduction of the Walgreens
Phartua r will provide a first class shopping and pharmaceutical establishment. The addition
of the second retail buildmng will enhance the shopper's experience and hicr a e the lil eMood
that shoppers can fulfill their needs at a single destination.
We look-forward to discussing the proposal with the Planning Board at its upcoming meeting. If the
Board has any questions or requires any additional information,please do not hesitate contacting.us.
Thank you for your time and consideration.
s Meer el ,
BOBLER ENGINEERING,P.C.
James A.Bemardino,P.E.
X as 1029
PB V.Tten documgntation kr vS-05-05,doe
CIVIL&CONSULTING ENGINEERS ■SURVEYORS TkAFFIC CONSULTANTS ■ENVIRONMENTAL& GEOTECHNICAL ENGINEERS
i
U 0 V 0 Z V V 0 ZJ; 4 U-4 6 f4 U - L #:r 'l fhb tPj€1
Abuttee to Abuffor Building Dept. ConserveUan Zoning
Town of North Andover
Abuttsts L #
RE ! ENT, MCC 4OA,seceGn II-stales h padTaAia&In tn1 ;E oa uaad to 1hhi chnPWshaR mean the p+ewaw,
Qbu#t m,ownere of Ian ArWIy QPP0 euaon 4hy public w pdwtor w9y,gr1d abut#oft to tjete YM,Ift
Three htjrdre6( 00)(oat of 1ha pMp9rtY 09 of th8 001111M eruz they appDar on the moat meant Vppgcat e
In 1K not WJ1hq#r1 9-.that tha Ennd of any*trch per 18 It atdd to anpther City of t t 1ha p!annlnq
Watd-0 the dty or lovn,and ft p[anr,4V bard 91 VvarY abutWg cjty a krvm,,
tiblec.e..F'ro9 1
, , PPE. Namp
7 10 Hector FUvera 768 Waverley Road North AAdovar,MA 0 18 4
r ?,&dLeru PrapeE!La-
T WavoflY Road Trust 432 Winihmp Avenue North Andover,MA 0184
7" 17 leather Foot 21 Turnpike Street berth Andover,MA 01645
7 16 W11118M ShOnnon 9 Rldp street NOM Andover,MA 01545
7 Is Randall Router 35 TumpIke Street North Art6over,MA 01845
7 20 Alicia Lugo 41 Tumplkis Street Narth Andover,MA 01W
7 23 John.Martin .782 Waverfay Road Noith Andover,MA 01 54rp
7 24 William MO Oo ald 702 Wave Hey Road North ndovar,[4+1A 01849
27 1725.0 Elaine Rotalo 725 Wev rley Road Forth Andover,MA o1845
27 "7 T.0 John Arnbray 727 Waveday Road North Andover.MA 01M
23 12 Donna&Dennis Deschamps 203 Coluit street North Andover,MA 81 B4
23 40 Barbara HIllon 742 Wavofty Road North Andover,MA 01845
3 41 Konneth Comae 738 Wavertey RQad North Andover,MA 01645
3 20 chaftft Male 774 CoWit Stoat Nonh Andover,MA 01849
23 22 Matthew La cola 164 Gothic Strut Nqdh Andover,MA 01945
23 3 David W61drep196 COWIt Street Forth Andover,MA 01645
23 4 Gary Leger 20'Furnpik - #roat North-Andover.MA 01845
23 5 Mary Northam i W ( y Read North Andover,mA o184
23 115 Waller Wroh 3 Tumplko Street Nodh Andover,MA 01646
23 27 Frederick Hards 20 Tun plke S"et North Andover,MA 0ja4
3 28. Mary Roardan do TNA 120 Main S(reet North Andoyee,MA 0184
23 29 Malkelt bilk U Turnpike o lr t Nadh Andover,MA 01845
23 30 Chdafine Blanco 38 Turnpike Stteet Noeth Andover,MA o1a48
23 0 John Reynaldis 28 Turnpike Street Now Andover,MA 01848
Oats 71291200
Page of t
This certifies that the names appearing can the
r
records Of the Assessors Office at; of
jet•t •4 4:�d
Certified Date
F 0 # 7 FAX 794 9628 LAW OFFICES j
I
r
}
ft r Io A ufter Boding oept. Can&gnrauan � � (>njng
Town of North Andover
f ' A�Utters List
" 1MG L 40A,Secuon I I stales hi im rt Ta(1 oG In Intor€st fie us ad IA thk c?raP hell mean Lhe pstltlonar,
Av Re re,Met a rs of innd 4voctty appoggean any puWc or pate+day,and abet=tq aWIJOM WJUIrrt
throe hmnOrod(.3 )fee of tha pmpW Kris of lha-palkiflnnr a*they Eippeer m(h a most fvwr epPRcabletax '
Ust.no With9tondkio that ihe land 91 my mh own ee is -al N3 oWh&cj�y ej toq%-.%tho PtVn Ona
DOS td 0 the dty town..and llja p14nnlrrg bo;ird-of every aDuMna city or UM,*
Subject Prral2e ;
A, a ,Name27
IT Ho ther Root 21 TurnPike Street Now Andovor,MA 0184
AkUffftm,Pro efe
Mae PAMW Nag ft
27 1 Waverly Road Trent 432 Winthrop Avenue North An&ver,MA 01
27 Is Hact r Pjvpra 768 Wover[ey Road 1 arth Andover,MA m4
27 18 W11116M Shannon 9 Mdga Stfast - North Andover,MA 0184
27 19 Randal?Hunter 35 Turnplkia Street' North At"`davar,1A 0180
7 20 Alicia Lugo. 41 TUmpl a Street Nadh An over,#AAA 0184
.27 21 Howard Wilkla t s 47 Tumplke Street - Nodh Andover,MA 01-845
27 23 John MaWtin 702 Wavertey Road North Andover,MA 01,50
27 24 W ilIIarn MacDon l 70 .W;Mday Road NQrfh Andover,MA,0184
27 26. George Perron 802 Weveley Road forth Andover,MA 01 845
7 3$-0725.0 Elaine#otaID 725 Waveday Rand North Andover,MA 0184
27 5-07 . John-Arnbrey 7 7.1 aver1ey R ad North Andover.MA 01645
23 12 Donna&Dannts DeschaMps 203 WWI Street Nor( Andover,MA 01846
23 40 $arb=Hilton 742 Wave rIBy Road Norte Andover. -01046
23 20 harlot Mete 174 Colult Striaot North Andover,MA,01845-
23 22 Matthew Las le 184 CatvIt Sheet north Andover,MA 01845
23 23 David Waldrap 1 so COWIt Street NoM Andover,MA 01445.
23 24 Gory Legg 20 Tumpiko Stmat North Andover.MA 01845
23 25 Mary Noftharn 196 Vlwevedoy Road North Andover,MA 01045
23 26 Walter Blmh 8 Turnpike Stmet North Andover,MA 01845
28 27 Frederick Harris 2 ,Tumpika Street NorthAndover.MA M4 ..
8 Mary RUMon cJo TNA 120 Main Street I o€th Andovor~,MA 01845
23 29' Malkait Gill 2 TumpIke Street North Andover,MA' 01845
23 30 Christine B1ono 38 Tumplke Stet Borth Andov r,MA 01646
23 32 Robed Kuuns 48 Turnpike Street North Andover,MA 01845
39
John Reynolds 20 Turnpike Shoat Notch Andover,MA 0184
Date 7129/2005
Page 1 of
This certifies that the names pe rt on the `
records of the Assessors Office as o
-.j4".w.+
Abuftr la I}b 1sr Elulld Dept. Zoning
1-own of forth Andover
8gAU1RGMSNT.-
MGL4GA.Sedon I ;0fos ri psrt-PzAkm 1A Iniamtas used In this chepler 061 ffmrt tha paueon at.
ki WROrs,hem of land dlr'P CV OPPOOK80A a n V pubilo or privato v,ray, f vovttero to 8Uu1jerd vdhin
th hun4r ( )fo*t of ft martyr Koo of the Pelmonat as they a ppaar on th a most recent a p pkable
Wfth; ng UUf 1h 6 11nd of any such m&uvp itr i=m in a nothat wri or t :t,*-m pi;nrang
board of tha r-Isy or tows,and tie psnrJno board of ovexy A-uWnq city or town."
Stab
MP PARCEL Name
27 18 1l�illlar Shannon 9 Ridge Strop€ North Andover,MA 01845
Abutters PLanert{e
w- Naing A
7 16 Hec ar Rivera 768Wavede Road North Andover}MA 01040
27 17 Heather RQot 21 Turnpike Street North Andover,MA 01848
7 10 Randall Hunter Turnpike Stroot tee Andover,MA 0184
7 20 Al a UgD 41 Twnpike Street north Andavar,MA 01846
7 21 Howard Wilkens 47 Tumpike Stmet NOrd)Andover. 0184
27 2-2 Lawrence Eagle Tribune 7 Turnpike Street North Andover,MA 0184
7 2a John Mar n 782 Waverley Road Nodh AndDver,MA 0845
7 24 William Mat+Den ?d 792 Waverley Road Nonh Andover,MA 01845
27 25 George Perron 802 Waveley Road North Andover,MA 01646
7 20- Dantio-Stabite 8141 avedey Road Narth Ardaver,MA 01
4` is Northmark Bank 89 Turnpike Street north Andow,MA 01845
24 18 w(*Aw-Eagle Tribune 100 Turnpike treat North Andover,MA 0184
10 19 touts SpInalli 154 Cotult Stye ! Niorth Andover,-MA 01645
23 0 charlotte Mele 174 Cotult$feet North do e(,MA 01845
Makthaw Leswip 184 Coluit Street North Andover,NSA 01845
3 23 David Waldrop. 100 Cotuh Stmat North Andover,MA 0104
23 4 Gafy Legiar 20 Tumpike Stmet North Andover,MA 0184
Mary Northarn 198 Wavaday Road NoM Andover,MA 01848
3 26. Waiter Birch 8 Turnpike Street North Andover,i' A 0184
3 27 Frederick barns,, 20 Tumplke Stroot Forth Andover,MA 01046
3 28 Mefy Reardon do T A 120 gain Street North Andover,MA 0184S
23 9 Malkalt G111 32 Tumpike Strut Now ftdovar•,MA 0184
23 210 Chdofine Blunw 30 Turnpike Street North Andover,lA 01845
-23 3 - Rob rt Founts 46 Turnpike Street North Andover,MA DIM
23 39 John Reyholds 28 TumplRe Street North Andover,MA 01845
3 34 Wyan Ricket on 6 Tumpike Street Nofth Andovor,MA 0184
Data 712l0
Page 1 0
This i i t the names appearing on the
records of the AM Ofte
Certified Date
08/03/2005 58 YAA B t 7V4 9OZ-6 LAW Utz' -l Wj-V-
x
Abutter to Abutter SuIlding[pep#. Zoning �
!own of NYC Andover
RLQU)R J gr.- MGL 4M S e c&n I?Stu to81n lM*Par(los In tn 10fu t ee u8ed In Wa chapter 0alI mean to pa3ll4omw,
Abu ftro,mn a re of find 6Wly op000loon MY Puhrtc ar PdWto wad+,2rtd abuteem to a bu Rots WiUqn
Umie hundred ON)WI W she PCOP FWY Un#8f tha 961111anat as they eppesr on lha most mcont 9pplcaWe
tax W,niat ithgt9nd)np that the bnd a f any 5th ownor is tad In angingr CAV or lown,the p! nhq
bwrd of the dty oc twm,and tlta Obnrirq ho;ird-of-eve ry abuMno dtyr a lawn,*
MA C PARCEL
art
7 19 Randall Hunter 3$-rut n- lko Strout Noah Andover,MA 0184
buffers Enzeg#ie
Parcel
to Address
' 16 He #or were 768 Waverlay Rood North Andover,MA 0104$
Heather Root 21 Turnplka Street North And ova r,MA 0184
27 18 William Shannon 9.Midge Street NorthAndover,MA 01848
7 20 Allcia Lugo 41 Tumplke Street North Andovar,MA 01046
7 21 !-toward Wilkens 47 Tu pIke Slit Nofth Andover,MA 1845
27 22 Lawrence E-O'gle Vibune 67 Tumpike Ztmet Nofth Andwer,MA 01646
7 23 John PlarUn 78211 avarley Road North Andover,MA 0184
WMISM-Maeftnald 7ID2 Waverlay Road North Andover,MA 01945
7 2S aarge Perrory 802 1 e eloy Road North Andover,MA 0184
Dante stablia 8141 averfey-Road North Andt r,MA Ot S
24 15 Northmark Banc 80 T r pika Street Nodh Andover,MA 0184
4 16 Lawrenoe B46 Tr`bune 100 Tumplke Street North Andover,'MA 01646
23 19 Louis pin 'llt 154-Cotuit Street North Andover,IA 018 $
23 0 Charlotte Male 174-Colult StreetNoNh Ar ,do r#MA 01845
23 22 Matth&w, LOWN 1 4-Colull fteat North Andover,MA 0184
23 23 David Waldrep 196 COWlt streetNorth Andover,MA 01M6
23 24 Gary Leger 20 Turnplkq Street North Andover.MA 01846
23 MOM Robert Trull! 18 EA961d Street- North Andover,MA 01
66-00 0 1of a - 1a rnarino 20 E61161d ftoat North Andover,MA 01845
2-3 2 f alter 81reh 8 Turnpike fie# !North Andover.MA 0104
3 27 Frsdarlr*HarM 2B Turnpike tregit Worth Andover.MA MIM
23 28 Mary R rdon c/o TNA 120 Mafn Street berth Andover,M M45
3 29 Malkalt Gill 32 Turnpike trot tNorfh Andover,MA 0104
23 30 Chrijeffria Blanco 38 Tumpika Sao North Afldover,MA 01
.23 32 Robert Kouns 46 Turnpike Street 1 OM Andover,iA 0134
23 39
John RGynolde 20 Tu plke fte t North Andover,MA 01M0
23 34 Bin Ricketson 56 Tu pike Street North Andover,MA M45
Dote 112912005
'age i of
This rt1 that the n8MeS appearing on the
records of the A!sseSSOrS Otte aS Of
Certified t
00,
r � w
Abuffet to Abutter � �ttl�d{r� _�e�l. ��7I� rr zoning
Town of North A o v
f
RE
QUIRffM T: MO 4 40A.5 Won II cto tar.V ped'hFargea in In[am 4t a%us d in We OhRPIOtthat!mcum tha piptrttron6t.
abutte rs,.vmers of 12nd dim*. ►op"attgon Ony DUN10 of pr YWO way,Rrld RbWa(4 to abuItem vAthIn
ihrao hundr"OW)f66140#ihd prOPOrxy Ma of tA6 DO V1W 91 A&they aPPOA r Qn 1h0 mast reCeoI sppkcabla
ISx f0t,AtA WUhItarrp Ing tttat Ma larld of any a uth owr r Ps l rt9d wan a har dty art lmyn,lha pie nn o
board of ill 6ty-ter lawn,vno tM0 pis nnN t?oaaed evafy a bv tWg city of fAwn.m
PAR Name Addre.5
20 Alicia Lugo 41 Turnpike Slfqat North Andover,MA 01840
Abutters PrapeOles
fsp Nam Add
27 i B Hector Pdvera 788 WVive dOY ROad North Andover,MA 01845
27 17 Heather leapt 21 Turnpike Street Noilh Andover,MA 01646
27 18 W1111am 8hannan 0 RJd e$treat or#h Andover,IAA 01845
27 10 Randall Hunter 35 Tiumplke Street Ncwth Andovisr,MA 0164
27 21 Howard-Wilkens 7 T rrtpilte Street Now Andover,MA W846
27 22 Lawmen Eegia Triune 67 Turnpike Streat Nor## An ovar,MA 01845
27 .23 John MarfJn 782 Waverley Road Nt wth Andover,MA 01M
27 2-4 Vrlliilem Mactonald 792 WavediaY Road North Andover,MA 01846
7 25 Goorgs Raman aQ2 Wavaley Raid Now Andover,MA 01445
27 20 Da Me 8 la bilo 8 14 Waved ey Road North Andover,MA 0184
24 16 NoMmark Bank 89 TurnpIke Sbvel North Andover.MA 01 4
4 18 Lawrence Eoglo Tflbuna 100 Tur pike St root Nonh Andow,MA 0184
8 40 Louis pInelli 164 CoUt Strost NQrth Andover,MA 01845
23 20 Charlotte Male 174 CoLult Street North Andover,MA 01845
28. 22 Matt how Uts ofa 184 CoUt Street North Andover,MA 01845
3 81 Graydon Moo is T2 Turnpike Street North Andover,MA 01845
28 24 Gary Lugar 20 Turnp]ke 6 treat North Andow,MA 01046
23 88-0 '18 Robert TruIll 18 EnlielO Street North Andover,MA 01845
23 "020 Nla l la€ ma dno 20 Enfluld Stieel North Andover,MA 0184
28 35 Patricia Fenfa 00 Turnpike St iat North Andover, A 0 846
23 27 Fredadek Hards '20 Turnpike Swat North Andover,MA 01846
23 28 Mar{Reardon clo T A 120 Main Street l cdh Andovor.MA 01845
28 29 Malkalt Gil[ 32rurnpike Street North Andover,MA 0184
3 30 Chfittins Blanco 30 Turnpike Street north Andover,MA 0 48
3 32 Robert Kouns48 Tumpi Ce 81met North Andover.MA 01845
Jobe Roynolds 28 Turnpike Street North Andover,MA 1845
23 34 Bryan Rlcklpt on 80 Turnpike Stet Nofth Andover,iA 01"5
Datel2#
This cerfifies that the names appearing on tho-
records of the ASfiessors Ofte as of
Certified b
r i Y 4- UOZO, LAW t~V P-I kw wi
r
x
Abutter to Abvfter Bujtdlrrg L)e t, Conservp1lon Zonffig
Town of Notlrh Andover
Abutters LMI
I?EQUIREMENr, MGL 4OA, acl1on 11 atitcM in part'p@rUea trt In1010M i +mad In thtg captor aAs It niaan the paU49nsr,
S Wila ,Ow"nrV of land +, i Qp h9gn arty pum.of Ova#6 way.and abutter$to abUllem wkhIn
three WA Cfr6d( oo)foot'Of ft OPOPSAV Una vF tho P0loner jig they appear on tha mgst[WenI apPRea blo
kix AK not v0standhV that 148 k1n 6 Qf 0 her 6 Uth own ar k kca led to MaM&OY der Imm,1ha pM nn
ba-wd of trio CRY Of tow,s n d the p1 i)njj boofd of&nq abud city or sows=
Sri e
MAP PA
-.. a �
s
27 21 Haward Wilkens 47 Turnplko t et Nor(h AMover,MA 0 164 5
Abutters ftnefflA
Ai�Q t'm llla a o4ddre
27 11 Heather lot 21 Tumpike fteet North Andover,MA 01845
27 18 Williern nnon 9 Rfdge$1106t Narth Andover,MA 0184
?' 19 Randall rlrrrter 88 TurnpIke Street North Andover.MA 010415
27 20 Allcla Woo 41 Turnpikin Street Nonh Andover.MA 01846
27 22 Lowrance Eagle Tribune 5"Tumplke tr t Ncm1h Andover,MA 01845-
27 23 John MurUn 782 Waveday Road NO h Andover,MA 01 4
27 24 William MacDonald 792 Waverlay Road North A dovier,MA 01845
7 26 GOQFge Perron 802 Wa clay Road orlh Andovor,MA 01845
27 8 Dante Stubile 814 Wove ear Road North Andover,MA 01848
24 is of mark Bark 89 TuMpike (met North Andover,MA 0154
24 10 LaWf$n Eagle Tribune 100 TUmpl ke S twit North Andover,MA 0184
23 19 Louis pinejfj 154 Cotult 6 tree I North Andpver,MA 01846
8 20 Chadofte Male 174 Gotuit Sheet North ArldmmG MA 01845
8 Ma Mew L scala 104 Cotult StMtt Now Andover,MA 01845
23 81QxMYdOn McCormick 72 Tumpflte Street North Andover,MA 01645
23 4 Gary Leger 20 Turnpike Street North Andovar,MA WO
23 8&0018 Robert lli 18 5nrtaEd Street North Andover,M 0184
23 854020 NIcholati Giamm"no 20 Enfleld Street Nodh Andovor,MA 01845.
28 35 PaIrIcla herds 63 Tumpike Street North Andover,MA 018
23 54 Patricia Fords 68 Turnpike Street NOM Andover,K A 01646
23 .20 Mary Reardon /o TNA 120 Main Stream 1 h Andovor,MA 01845
23 29- malkaft Gill 32 T inplke Stroat Nodh Andover,MA 0184
23
.30 Chds0na Slonco 88 Tvmplke Street North Andover,MA 0 1m
23
2 Robert Koons 48 Turnpike Street No11h Andover,MA 0184
23 3GI John Reynolds 28 Tumpike Ste# Nonh Andorr r,MA 0184
23 34 la"n Rickotson Sra Tumpike Street North Andover,MA 01045
S
Data V,20/2000
This certifilas that the names appearIng on the P'9 of
records of the Assessors Ica as of
max+- x
Certified b4 Cate
l ! ,} 11 U 0 r AA VIO 1 .ij kj t) {} LAIY Urr i `, ►. V V tS
Abultee to AbOar BUIlding Dept Cor# &vauan ning
Town of Nqrth_AkrkcjOVer
Muffers U tfn }
=U fLREMENE- L 40A,Se cOan I t;tRtee In pert'R&rGes In rrtiiarara 2rp kt99d kj tNq Che ah;31 moan Lho Pe uwnsf,
,Rbv tiors,wnm o$13nd dro lY OPPOefteOn anY pubIto ee pAyn xq wkty,and a am 10 abuItars wf tNn
dwee hwn4rad(30 D)feet Of th0 PMPPAY lie of the DoUtronae as th ay appeor on III reset ont app4C2blq
tex 11st.nOt Qrh3UM< Q.Mt#ha bnd of a ny 6 uO QwMr Is filed In anotha city or tom,me mift
Mud of lha clry or a fW the po n fthg bDatdol ovory p bu Rina oily of too".*
abject Progld2`
MA P PARCEL Addre
7 23 John Martin 782 Wavertey Road Noah Andover,MA 0184
-utters Pro j2eHt
map awk /yam Adms
7 16 He t Fp ym 768 Wavefty Road North Andovert MA 0184
27 V Heather RQ t 21 Turnpike 6tfeet North Andover.NSA 0 1 M
7 18 William Shannon 9 Midge Street N o rth Andow,MA 0 1 a 45
7 19 gandall HUAtar 35 Turnpike Slroet North Andover,MA.0 1945
7 20 Alida L tigo. 41 Turr pikei Street North Andover;MA 0 164
2' -22 Lawrence Eaule TrIbune 57`f urnpike Street NOM Andover.MA 01843
7 21 HOMM Wilkens 47 Turnplka Strut Niorth Andover,MA 0184
27 24 William MacDonald 792 Wavedey Road Earth Andover.MA 0 104
7 25 George Perron 002 Wiavelay Pond NQrth Are(fogey,MA 0184
Dante stabllo a 14 Waverley Road North Andover,MA 01846
24 ICI Lawrenae Eiagle TtIbune 100 Turnpike Sit North Andover,MA 0184
23 -22 MaRhew L.esooie 184 Cotuit Street North Andover,MA 0 184
3 DavId Wald rap las Colult'stmat North n Over,-MA 01 i)
23 4 G3ry Leger 20 TuMpI a Street Forth Andover,MA 01846
3 25 Mary Nprih am 19 6 Wavb day hoed North AAdovar.MA 01848
3 Welbor Birch 6 Turnpike Street North AndovaG MA 0184
23 27 F dorack Bards 20 Turnpike fteat Forth Andover,MA 01846
Ma ry Reardon Ub T NA 120 Main Street North h Andover,MA 01046
3 29 Malkolt 11l 32 Tumplke Street Forth Andover,MA 01845
3 so Christina Bianco 38 Tu pike Street North Andover,MA 018 ...
3 32 Robed Kouns 46 Turnpl a Stmi North Andover,MA 018 -
39 John Reynclds 28 Turnpl $beet Nodh Andover,MA.:018
l ie 71 91200 S
PBOe 1 of 1
ThIS certifies that the names appearing on the
records of the Asse!ssors Ofteas Of
CIO
fir7 7date
i
VVV
Abutter 1 Abutter BuIWIngr Dept GanservipUon Zontn f �
Tc)wn 9f.North Andover
Abutters listing
7:' MG 40A,8GdW 11 atsfee 1n part*Pgrugg Ln Intereal as us ad In thts eMpW ahAt main tho petr Von or,
abuttam.&6?n9ru'Of E800 dim'pppoahon arty puMc or grsvale way,ana 8 bu ltera Ea sbumra Molkn
W68 hu ndrad )fait of the M pert I)a of the P61W0ner 24 they-9 99 Qar on the most Mean t a ppikabta
tax get,A01 ik%1-1n&tiU that tha n4 0 0r,y Bl€C;ft Own 0rto Eogted to anothar d ty or town,MiD pW nN no
b�0 rd of the Oty Or toWn,$r1d ft pla nrdnq boord of every stwift city or t"."
AMP PARCEL27
4 William MacDonald 702 WeverleYRoad last Andover,MA 01846
Abatlors.P—roMSR r s
_Nrod- Iveme Address
7 Is Hector Rivera 705 Wavafty Road Norte Andover}MA 01045
.27 17 Heaftr Root 21 Tvrnplk $trees Notth Andovsr.MA M45
7 18 William Shannon 9 Rid Ridg a Street North Andover,MA 0 1845
7 10 Randall Hunter 06 Turnpike Street North rWover,MA 0104
7 20 Al! a Lugo 41 Turnpike Street North Andover,hriA 01M
27 22 Lawre nw Eco le Tri b u no 57 Turnpike Street Nor( Andover,MA 01845
7 21 Howard Wilkens 47 Tumplke Stmet Nodh Andover,IAA 0100
7 23 John t arlln 782 Wave ley Road NOfth Andover,MA 0184
7" 26 Georg&Perron 802 Wavelay Rand North Andover,MA 01845
7 20 Dante Stabilb 014 Wavedoy Road North Andover,MA 01 M
24 16 LawrancA Eagle Tdbuns 100 Tvmplke Strut North Andover,MA 0104
23 7 Freded k Hanis 20 Tumpike Street North Andow,MA 0184
.23 28 Mary Reardon o TNA 120 Main Street North Andover,MA 0 1845..
23 . � alka t Gill Turnplk Street Narth Andover, 1A 1$46
0 Chrlstina Bianco 38 Turnpike Street North Andovdr,MA 0184
23 32 Robert Kouns 48 Turnpike-$trees NoM Andover,MA 0184
23 9 John Reynold.s 28r6rnpiko Street North Andover,MA 018415
Date 7/2912005 _
This certifles that the names appearing on the
Words h Assessor's Off ige as of
ewe
Certified by.,
Date
v V r ,+e r a4.V V cU L Q.V V A T"k tx l 7'f �'1' 1 J.:ex7
Abettor to Abutter 130dIngdpt. Con etvation Zoning
TOW of A d v r
Abutters Lls,ti g
ENT... W 40A,$590w 11lt'16s to pwt"Pa fuW,In In tore 51 as U89d k1 lt'sie ch0plar sh a n n thq Uon or,
;&butw3-Ovdn M of-t00d&edgy 01VOilt wn any pub( ar"19 way,and 8bulter$to abut(ara VAthIn
Me h u n dved( )N9t of og p psAy Ikea Of the PA I ftSon or oa thay oppearon the rnost ant a wimbla
tO]1Wt,n 0 1 wi t+a 'm9 tit Ow land 0(any such owner is r led In an a4hgr 01r w IMI Eft pie tlAa
ZoarG of 1h0-" 4?#sand the pork"Ing t i W of MTY aDU10no CRY or town.*
Subject-Properly;
MAP PA,
27 26 George Pefron 802 Wave[ey Road N arth Aand over,..M 0104
Iry cries
Maw Parcel Name Udms�
27 18 Hector f ra 70 Wa ealey Road North Andover,MA 0184
27 17 Heather Root 21 Turnp4ke et North Andover!MA 01046
27 in William Shannon 0 Rld a Street North Andover,MA 0184
27 19 Randall HuMee 35 Tumplke$Itoot North Aridover,MA 01046
7 20 A CIa Largo 41 Tu€npllte Streot NOdh Andover,MA Ot
27 22 Lmyrence Eagle TIlbune ST 3urnplke Street North Andover,MA 01845
7 21 Homed WlIkens 47 Turnpike St mat North Andover,MA 0184
7 23 John MarOn 782 lleverle r Road North Andover,MA 018,4
7 24 William MacDonald 792 V avaday Road Noilh AWcver.MA 01845
27 26, Dante StaUle 614 WavQd4y Road Ncdh Andover,MA 01845
4 16 Lawitnto Eagle Tribune 100 TornpIke Street Forth Andaver,MA 01845
0 ChrWina Bjan o 38Turnplke Street NorthAndover~MA 01845
23 Robert KQVn5 48 TuMp€ke Street Norte Andover,lA 01845
#fiats 7I010
Pogo of
Thiscertifies that the names ap ring o the
recolrds of the Assess,)rs Office ag of
Date
Certified y:
4
-Vu/ u41/ A. V-U ..t _ t t r# f C4 1 [J ' `11. W U11
AbuUerto A bOar Buildir?g Ca6pf. � � #� { � Zoning �
Town of North Andovar
Abutters„Usting
M f1IREMENEZ MGL 40A. gcUon I i Imat&3 in p;it oppa99 in h,W&Azs ur.ad in INS ChaMor Shal n1aa#th$po li oner,
Oultem.MM Um o[181)d dW&ly oppogton finny pUb3[c of pdvatt,w2y.and(j0VN6 t4 A"rz ►[n
+ 99 li tin drexd{a ])to at Of th0 pmpar[y 1k,9 Of fhb Do UAf Nof at their appear axe the tit m4mj app4c;a4ge
tax USt.nat wMfibnd[ngg tr,ipt Me LBItd 4f any&urh nor Is kwed in 3na1 r city or 19m. a pis6n
hoard of thin dly or[&rrn.R nd ltt9 n Woo turd of evary ahu tting CIty or jovm,R
AMP PAR ddrea28- s
Dante Stablie14 Wavaday Rued North Andover,MA 91846
MR
Lome Lamm A oLdr��,�
7 18 William Shannon 9 Rldge Street North Atl av8r,MA 01 4
27 Is Randall Hunter 35 TurrtpIke Street Narch An lover,mA 01845
Arl l lugo 41 TUMpilke StreetN w h Andov r,]41A 01 4
7 22 LawrenQ0 Eiagle Y buna 57 Tumplks Street NOrth Andover,MA 01 4
27 2-1
HOWard Wilkens 47 Turnpike Street Norte A dover,MA 0184
7 23 John Maran 782 1 averloy Road NoM Andaver,MA 0 1845
V 24
William MacDonald 792 WaVertey Road Norte Andover,MA 0 j 4S.
George Perron 802 Wave Road North Andover,MA 0I8
24 1 NoMmark Bartle 59 Yumplke Street North AndQvar,.MA 0184
24 16 LawranCe SaigIetTnibuno 100 Tu rnpiM S fro at North Andamr,MA 01,345
Date l2910
page of 1
This certifies that the names Appearing on the
records o the Assessors Office as- of
Certified17
b
t
PURCHASE AND.SALE AGRE I�M I"
PURC HASE AND SALE AGREEMENT ("Agreement" dated effective as .of the
Effective Date, -as _defined b elo ,, is by and between Mark Investment, Inc., a
Massachusetts corporation CBuyer") md each of the indi *duals.or entities listed on
c hi t A-1 (collectively the "Seller" which term shall refer to an individual Seller or
w1lecti el r to all of the Sellers as the context shall require and shall be.-deemed to include
their respective successors and assigns).
VMREAS, Seller is the owner of certain real property in North Andover, Essex
Court ,Massachusetts, as more particularly described below as the Property; and
WHEREAS, Seller desires fo the sell the Property, as defined below, to Buyer,
subject to the terms and conditions in this Agreement; and
VMEREAS. Buyer desires to purchase the Pro � subject to the terms and
conditions in this Agreement, from Seller.
NOW TEERF `oRE, in-consideration of the mutual promises, covenants
payments and undertakings hereinafter set forth, Bello and Buyer covenant and agree as
follows:
. SALE of PROPERTY. Seller agrees to sell to Buyer and Buyer agrees to
purchase from Seller, upon the terms, covenants, and conditions set forth in this
Agreement, the following:
I J 'Ten 10 -certain tracts or parcels of land, and the inn. roe ents thereon
loeat d in North Andover,Massachusetts, sometimes known as Assessor"s
Map 27, Parcels 16, 17, 18,19, 20, 21, 235 2, , 25 and 26 all as more
particularly desod ed on ExIdbit A-1 attached-hereto and made.a part
hereof(collectively, the T ro erV' or the"Properties." as the context
shall require).
2. PURC SE PRICE: The purchase price("Purchase rice") for the Properties is
4
r. The Purchase
Price shall be paid-as follows:
2.1 Upon the fuh exezution and delivery of this Agreement, Buyer shall
deposit in escrow with the Escrow.Agent, as hereinafter defined an
earnest money deposit in the amount of '
(the" eposif'). The Deposit shall be allocated with respect
to each Property as set forth on Exhibit A-Z attached hereto and made a
part hereof, The Deposit and any interest#hereon or the allocable portion
thereof`shall be refundable only as may be set forth in this Agreement.
The Deposit and any interest thereon shall be a credit towards the Purchase
Pace at the Closing, as defined below, and at the Closing,it shall be
allocated as set forth on Exhibit A- . Th e os t shall he held in escrow
i
Page 2
by Kaitz & Felhnan, LLP (Buyer's attorney which shall be permitted to
continue to represent Buyer) ("Escrow Agent" in accordance with the
terms of this Agreement.
2r . The balance of the Purchase Price,plus or pus.prorations and
adjustments, as provided for herein, shall be paid to Seller at Clos n ire
cash, either by giro transfer of immediately available ids.or a certified
check made parable-to the order of Seller.
. DUE D GENCE:
.l Duration., Buyer shall have ninety days from.the Effective Date
("Due ili;e aPeriod") to conduct Buyer's due diligence of the Property
including,without station, sfte assessment, survey, environmental site
assessment and geotechnical testing.
3.2 Access. Buyer shall, , in each Ms tance,reasonable nor nonce to the
Seller,have access to the Properties during the Due iligence. erf" d to
conduct--such investigations and studies, provided, however, that all
inspections and studies shall be at the sole cost and expense of Buyer, and
in conducting such investigations and/or studies Buyer shall: 1 not unreasonable interfere with any Seller's or any tenant's occupancy and.-U-se-
of the Properties; 2 'deify, defend and hold Seer harmless from
mjury, loss, damage, cost or expense whether foreseen or not ar'sin out-of
such investigation and/or studies; and .. repair all damage and
disturbance to the Properties caused by such investigation and/or study and
restore the Properties following such inspections and testing to the
condition It was in prior thereto,including without lmmtation fillingall
test pits and Ie ehr g any disrupted areas.
3.3 Results of Due Dihaence. If Buyer, in Its sole discretion, is unsatisfied
with the results of its due diligence,Buyer may elect to tenninate this
Agreement by providing Witten notice of such ternnination to the Seller on
or before the end of the Due Diligence Period and upon the
g g1�rm�o such
Wi tten notice, the parties shah be relieved from any Sher obligations to
each-other,-except that the Buyer shall pay Seller's reasonable legal fees
and expenses,up to the amount o $4 500,00, incurred by Seller
connection.mrith the transactions contemplated herein, and the entire
Deposit, plus accrued Interest, shad.be ediatel 'retuned to Buyer,
Notwithstanding any impheation which may be contained in this
Agreement to the contrary, It is understood and agreed that
� �' Buyer may not
terminate this Agreement as to one but not all of the Properties.
4. PEPMT PERIOD:
,1 Duration. Buyer shall have twelve 1 2 months after the expiration
of the
Due Diligence Period "Permit Pen* dl' to obtain all necessary.
a
r -
Page
government licenses and permits required to demolish any or all'of the
existing structure(s) on the Properties and to construct a new structure(s)
for use(s) acceptable to Buyer in-its sole discretion("Permits"). So long as
this Agreement is in effect, Buyer shah have the right to take any and all
-actions, at Buyer" sole-cost and expense,which Buyer, in its sole
discretion, deems necessary or appropriate to enable Buyer to obtain the
emits including,without limitation,the right-to file, in Buyer's name or,
if required by any goermntl agency, in Seller's name as Seller's agent)
and for Buyers sole benefit, zoning code approvals, variances, changes or
other appropriate relief, enviromuental or other related approvals. Each
Seller agrees to execute.and deliver to-buyer any and all instruments as
Buyer may reasonably request and otherwise to cooperate at no cost to
Seller) with Buyer In connection with the exercise of its rights pursuant to
this Section 4.
:2 Extension of Pest Period. If there is a legal appeal filed preventing the
feral issuance or-effectiveness of any of the Permits, or if Buyer has filed
n appeal relating-to ffio denial of the is seance or the form or validity of
the Permits, Buyer shall have the right to extend the Permit Period for one
(1)three month period of,provided that Buyer continues to make the
Payments as provided in Section 6 below, and-provided that Buyer
provides written notice to Seller,prior to expiration of the P'e t e od,
of its exercise of this one(1)-time ext nsi n period.
4.3 No Pennits. IfBuyer does not obtain all of the Permits or determines that
the Permits cannot..he obtained on terms and conditions, or wither tine
periods, m eaoh case accptable to Buyer in its sole discretion, Buyer slab
have the right to terminate this Agreement by providing written notice of
such tern .ation to the Seller on or before the end of the Pest period, as
the sane may be extended, and upon the giving of such written notice, the
parties shall be relieved from any further obligations to each other and the
Deposit, plus accrued interest, but less the Paymonts released to Sener'
attorney as provided in Section 6 below, shall be immediately returned t
Buyer. Buyer shall be-deemed to have obtained the Permits only after all
applicable appeal periods have expired without the tang of an appeal
therefrom or with all appeals having been resolved in favor of the
granting of such peat or approval) to allow Buyer to constct Buyer'
project in compliance with all appheable legal requirements.
50 DEED TLE$
5.1 Deed.,. At the Closing, as defined below, each Seller shall convey by
quitclaim deed ("Deed") to Buyer or its no ee good and marketable title
to the-land and improvements of tht Property that each owns, fr e�d
clear of all liens, claims and encumbrances, except for Permitted
Encumbrances, as defined below,
{
Page
.2 Permitted-Encumbrances. The "Pennitted Encumbrances" areas follows:
-204 provisions o _ xisting building and zoning laws;.
.2.2 such real estate taxes for the then o rrent tax year as are not due
and payable on the-day.of the delivery of the Deed;
5-.2.3 any liens for municipal betterments assessed after the day of the
Ley of the Deed;
and
.2.4 -such other iterns as may become Per tied Encumbrances as set
forth In Section 5.3 below.
5.3 Title Review. Byer may, at its sole cost and expense, have title to the
Properties examined. If upon examination of the title Buyer finds any
matter of title which-ma es such title unacceptable, then Buyer shall notify
Seller in wdting, within.sixty ) days of the Effective Date(the "Title
Review erlod"), of those matters Buyer finds unacceptable in the record
-title to the Properties throuA the date of such examination a n g which
Buyer shall he deemed to have waived the right to raise objections to tale
and thus e matters to which Buyer does not obj ect in wn*ting, shaU become
Petted-Encumbrances), -If before the end of the Title Review Period,
Buyer notifies seller of any such tale objections .seller shall use
reasonable efforts for six (60) a s after such notification o 'objec� objections
in which to cure or remove such title o jeetion s . If Seller is unable to
dare or-remo e such tale objections to the satisfaction of Buyer within
such six y calendar-day period, Buyer, at Buyer's option and as
Buyer's.sole-and exclusive remedy,may, within ten I calendar days
after the expiration of such sixty(60) period, send mitten.
notice to seller terminating this Agreement,whereupon the Deposit and
any interest thereon.shall be ret me l to Buyer, and neither pay- ,r shall have
any further fights or obligations pursuant to this Agreement. The failure of
Buyer to so terminate this Agreement y such Witten notice shall be
deemed raier by Buyer ofsuc .uncured objections or defects and
Buyer shall accept such title to the Properties as Seller is able to cone
without offset, reduction or abatement in the Purchase Price (with the
uncured o j ections or defects'becoming additional Permitted cep bons
hereunder). Notwithstanding the foregroing,mortgages and.other monetary
liens shall not-be de'emed to be Pennitted Encumbranoes and shall be
Seller's obligation to cure. Furthermore, if, between the expiration of the
Title Review Period and the Closing Date as defined below, an d
p ate
title report shows any new title maften i.e.,matters not of record as of the
end of the Title Review Period) which are objectionable to Buyer, then
Buyer shall have the right i to accept such title as seller can deliver to the
Property in its then condition and to pay therefore the Purchase Price or
(ii)to give seller written notice of any such new Title-matters in which
event the panties shall have the same nghts and remedies as to such new
objections as stated earlier in this section 5.3 with res ect t u er's
'
objection to title matters existing before the expiration of the Title Review
t
Page
period and, to the extent necessary, the Closing maybe extended by the
number of days necessary to accommodate Seller's sixty day period
within which to cure or remove such objection.
. P, YM N'r: Within fire usines days after the end of the Due Diligence
Period and on the same date in each calendar month thereafter until the earlier of
the termination of this Agreement or the Closing, as defined.below, Escrow .gent
shall release from.the Deposit .monthly payment (each beg a" ay.en " and
.together the"Payments") in the amount of (pro rata for any partial
payment period during which the termination of this,Agreement or the Closing
occurs. Each Payment shall be paid to an attorney selected by Seller to be
distributed upon receipt,by.such attorney to each Seller as set forth on Exhibit
2. The Payments shall b e a credit against the Purchase Price and shall b e non-
refundable to Buyer mess Seller fails to perform in.'aocordance with the terms of
this Agreement, If Escrow. gent fails to release any Payments as provided
herein, then Seller"s.sole and exclusive nght and remedy shall be to terminate this
Agreement. y written n:otiee to Buyer provided that if Escrow Agent or Buyer
makes es the required Payment or Payments, if applicable) in each case within five
(5)business days after Biiyeas and Escrow Agent's receipt of Seller's termination
notice, then this Agreement..shall remain in fall forte and effect. If Seller s
tenniates this Agreement and Buyer or Esorow.Agent does not negate.the
termination as provided in the foregoing-sentence; then Buyer shall be entitled to a
refund of the difference between the Deposit less those Payments already released
to Seller's attorney, with the interest thereon, and Seller shall be entitled to retain
any Payments which have been received by Seller or S ell&s attorney prior to the
date of Seller's notice of termination.
7, CLOSING;
7.1 Closing Time and Place. The conveyances herein provided shall he
consummated at a closing("Closing" which shall take place at the offices
of Buyer's tale company in the Boston metropolitan area at 1.o:oo a.m. on
the first business day which is thin days after the end of the Pert
Period as same may have been extended or such earlier date or other
location in the metropolitan area in which the Property is located
� as Buyer
and Seller may agree upon("Closing Date"); provided,however that in no
case shall the Closing Date he on or before November 12005,
7.2 Possession. Each Seller shall he allowed to retain possession Of their
respective Property for sixty days following the Closing Date such
time being provided to allow S ell er to vacate the Properties anal find
.
replacement housing. Upon the expiration of such sip (60) period,
� day
full and exclusive possession of each Prop, free of all tenants,
occupants and rights of others, is to he ehver d to Buyer, each Pro +erty
to be then in the same condition as it now is, reasonable use and wear
thereof excepted provided all of Seller's roP �e -T shall removed and
p
e
Page
each Property s all be broom-cican.. For each day after the end of such
sixty day period that a Seller retain&possession of their Property(such
i .di idual Seller,. "Holdover.Seller"), such Holdover Seller shall pay a
penalty fee-o r$21000,oo ("Holdover P enalty" to Buyer until they deliver
possession-of their respective Property-to the Buyer.Notwithstanding the
foregoing or anything to the contrary herein, if such sixty o period ends
during the North Andover pubic school system school year,Dante L.
Stabile and Robert L. Stabile, the owners of the Property at 814 Waverly
Road, shall not be obligated to deliver possession of their Property until
tern 10 days after the end of such school year,provided,however, that
they shall pay to the Buyer the per..diem Holdover Penalty for each day
after;such ten l o day period after the end of such school year that they
retain possession of their Property. Buyer agrees that Seller may remove
from their respective Pr pert l any shrubs, flowers and other vegetation,
and any appliances, molding,}wood paneling, chandeliers and Mures.
7.3 Deliveries at Closi.r ,
7.3.1 At the Closing, Seller shall as a condition of Buyeils obligations t
close under this Agreement, deliver to' Buyer the folloWn
documents, duly executed and-acknowledged Seller whenever
applicable with evidence of authority therefore:
7.3.1.1 the Deed;
7,3,1,2 a mechanic's lien and parties in possession affidavit and
such other normal and custonaary affidavits as title
insurance compan 's require for transaotions of this
nature;
7.3.1.3 a transferor's certification of non-foreign status as
required by-Section 1 (b) 2 of the Internal Revenue
Code;
and
7..31.L4 such other documents as are customary in the area in
which the Property is located for a transaction of a
similar nature.
7. .2 At the Clo sink, uye'r shall, as a condition of Selle?s obligations to
close under this A gr
eement, deliver to Seller thefollowing:
7. .2.1. the-Purchase Price, as seq.forth in Section 2 above; and
7.3.2.2 Evidence of Buyer's good standing in the
Commonwealth of Massachusetts and authority to enter
into the transactions contemplated hereby.
o enable Seller to make conveyance as herein provided, Seller may, and i
n.n pessary shall, at Closing, use the purchase money or and portion thereof to clear the
title of any or all encumbrances or interests which are to be removed or emanated by the
r
Page 7
terns hereof. Real estate taxes, and_water and sewer charges, if any, shall be apportioned
as of the end of the day on the date of the-Closing and the net amount thereof y If due to
SGUer shall be added to the Purchase Price payable hereunder, and if due to Buyer
shall be credited against the Purchase Price parable hereunder. All other costs shall be
-paid in accordance with customary practice in the area in which the Property is located.
. .oYXRAGE: Seller-and Buyer each represent and warrant to the other
that there are no brokers involved in connection with this transaction. Buyer and
Seller each agree.to'indemnify and hold.harmless the other from and against all
claims for brokerage commissions on account of this sale by any person who
establishes by a court action a right to such brokerage co ssion arising out of
dealings with.the party from whom lndenmif cation is sought, and for all costs and
expenses, including reasonable attorneys' frees curred in connection with any
such claims. Both parties shall have the right to participate In the defense of any
such.action.
. COOPERATION: Seller agrees to cooperate with Buyer in all respects in
connection with this Agreement including,without imitation,permitting Buyer to
access the Property and Seller's.applicable records in connection.with Buyer#s due
diligence activities, and in ohtam: m" g all'Permits pursuant to the terms set forth in
Section 4 above. In addition,the parties agree that up to and after the date of
Closing,-they shall do such things and e e uie, ac owledge and deliver any and
all additional instrments, documents and materials as either party may reasonably
request to fully effectuate the purposes ofthis Agreement. Sellcr agrees.-that if
requested'by Buyer, Seller shall execute a Notice of Purchase and Sale
Agreement,rent, and that-such.Notice may he recorded,provided,however, that any'
such recorded Notice shall be immediat&y removed of record in the event that this
Agreement is gated by either party pursuant to the terms hereof, and
provided, farther,that no such Notice shall be recorded where the recording of the
sane shall cause anySeller; as the case may lae, to he in violation of any mortgage
or deed-of trust affecting their respeotive Property. In no event shall Seller's
obligations rithin this.Section require Sehcr to �e any exp r�dl res.
10. LUMBMITY: Buyer shah have the ght to terminate this Agreement at any time
and for any reason prior to or upon the end-of the Due Diligence Period as set
forth in Section a hereof meaning prior to the real ng of the Payment,if any due
upon the end of the..Due Diligence Period) and otherwise as set forth in this
Agreement without cost to Bulger, except for Seller's reasonable attorneys fees, a
provided- Section 3,by providing timely written notice to the Seller,in which
event the Deposit and all interest earned thereon shall be promptly retuued t
Buyer except that any Payment or Payments, as the case may he,released to
Seller's attorney prior to such termination shall he retied by Seller as set forth in
Section 6 above. If Buyer shall default under this Agreement which shall not
include the failure to'Make a Payment for which Seller's sole remedy shall h
set forth.in Section ,the parties hereto agree that the damages that Seller shall
sustain as a result thereof shall be difficult to ascertain. Accordgly,the parties
I
f ,
age
hereto agree that in the event that rer fails to perform any of the terns,
covenants, conditions and agreements to be performed by Buyer hereunder,
whether at or-prior to the Closing (except for the failure to make a Payment,
which default shall he treated as set forth in Section 6 above) and-such failure
continues for thirty 3 0 days after Buyer has reeel ed-written notice thereof from
Seller, Seller shall retain the Deposit(and Payments) made to the date
of the default, as liquidated and exclusive damages, which shall be Seller's sole
and exclusive remedy at law and in equity to be allocated among each Seller as set
forth on- wit A- . In addition, if any S ell er fails to perform as required here'
Buyer shall have all ruts and remedies available at law and in equity including,
without lmutation, the right to specific performance,of this Agreement with
respect to the individual defaulting Seller. Buyer may not close on the urchase o
the Properties with less than all of the ten 1 o Sellers, it being the agreement o
the parties hereto that all of the Properties, or none of the Properties,will be sold
in wnnect on with this Agreement and there shall be no partial closings where,
for example, some,but not all of the Properties are purchased by the Buyer.
11. GENERAL: This Agreement may be.executed in duplicate or in du Be to
counterpart originals (each of which shall he deemed an original, and all of which
shall constitute one and the same instr men.t), is to be construed as a contract
under the-laves of the state in which the Property is located, i binding upon and
inures to the benefit of the parties hereto and their respective heirs, devisees,
executors, adnnim'strators, successors and assigns,-and may be modified or
amended only by a written instrument executed by both Seller and Buyer, except
as otherwise provided herein.
12. NOTICES: All notices required or rmittcd to e given hereunder F
p r shah e
writing and sent by certified or registered mail or
by ovemi t� courier,postage
prepaid, or hand delivered or by aes nil transmission addressed to the parties as
follows to such other address or addresses as the parties may designate from time
to thne by notice provided in accordance with this pro .sion. Any such notices
shall be effective upon receipt of the same by the party to whom the notice is
directed.
In addition, copies of any notice hereunder shall be provided as follows:
If o Buyer:
Mark Investment, Inc.
54 Jaconnet Street, Suite 203
Newton, KA 02461
Fax: l 3 -40 1
With a copy t
Ronald M. Fellman, Esq.
Kaitz &Felhnan, LL
54 Jaconnet Street, Suite 300
Nev ton, NA 02461
Page
Fax: 1 0° -2129
If to Seller:
Daniel J. Norris, Esq.
McLane, Graf,Raulerson &Nfi let -Professional A s la i n
900 Street
P.O. Box 32
Manchester,NH 3 - 3 2
1
3. � ` E DATE: Thisi a binding contract effective`ecti e as the"Effective
Date"wMeh shall be that date when this Agreement is Biped by, and each chancre
is initialed by, Buyer and by each elle .
}
'r
I cr
I
IN WITNESS WHEREOF.,the parties hereto have executed this Agreement-a
the Effective Date.
WI NES9BUYER,-,-
MARK
INVESTMENT, INC.
R
�t
y.
Name: Rob6rt S. K rf
Title: Preside t, D Authorizcnsd
Date: �. f
SELLER;
Owner of Map 27, Parcel 1
Date
Owner of Map 27, Parcel 17
Date:
Owner-of Map 27, Parcel I
Date:
Owner of Map 27, Parcel I
Date;
Owner of Map 27, Parcel.2
Date;
Owner of Map 27, Parcel 21
Date;
Page 10
IN WITNESS VM1E , the parties hereto have executed this Agreement as of
the Effective Dater
VUrNESS BUYER:
R\TVENMN',INC.
y:
Name: Robert S. Korf
Title: President, Duly Authorized
Date:
SELLER, .
Owner of Map 27, Par el 16
1V
E 4
Date: .� .
Owner off'Map 27, Parcel 17
Date: 12 VAJ
Owner of Map 27, Parcel 18
Date:
Owner of Map 27, Parcel 1
F IF
Date:
r of Map 27, Pax 20
F)dir
Date:
Owner of Map 27, Parcel 2 �
I
e; ,�
Page 11
Owner o£Map 27, Parcel23
W1,)vv I 0A
Date: vI;t10-Ir
Owner of Map 27, Parcel 24
VDate:
Owner az Map 27, Parcel 25
�.. ..�. Date:
Owner of Map 27, Parcel 26
Date: rJ a
_ M:\DATA\7\72737\purobase\00376701.DOC
March 18,2005 3:10 PM
i
Page 11
Owner of Map 27, Prey.23
Y:.
r
{ Date:
Owner of'Map 2 , Parcel 2
Date:
Owner of Ma .2 , Parcel 2
Date-
Owner of Map 27, Parcel 2
Date:
March 23,2005 10 46 Ash
f
i
Pale 10
IN S S ARE ,.the parties hereto have executed this Agreement as o
the Effective Date.
NWNSS BAR:
MARK-RgVESTMENT, INC.
B
Name: Robert S. Korff
Title: President, D y Authorized
Date:
S EER; ,
Owner ofMap 27, Parcel 1
Date:
Owner of Map 27, Parcel 17
Date:
f 4
Owner of Map 27, Parcel 1
----------- � -'
�.
Owner of Map 27, Parcel 19 '
Date:
Owner of Map 27, Parcel 20
Date:
Owner of Map 27, Parcel 21
Date:
f
Page 11
Owner of Map 27, Parcel 2
Date:
Owner of Map 27, Parcell
Date:
Owner of Map 27, Parcel 2
Date.
Owner of Map 27, Parcel 2
-j-----------------
_
r,
a e. '-
5
Marcel ,2005 11:39 AM
�IT A 1
Assessor's Ta Deed Recording Name of Record owner Address of Record Owner Property
Map/Parcel Information Reference
Number lgoolvTage T ssexName(Four use
o.Registry of in Exhibit -2
]Deeds
1 7 74 Hector Rivera and 768 Waverly Road Rivera
oa fi r . North Andover,�.o 845
2. 27 17 51 2 3 8 Heather A,Root 1 �p� greet o
North Ando 01845
3. 2718
5152 172 William . Shan o%Trustee of 29 9 Ridge Street Shannon
TIEEpike Street L�a TWA Winchester,MA.o 1845
4 27 8 4 76 R�dall D.Hunter and 35 Tu piko Buret Hunter
Monica Hunter Nora ador .A 01845
. 7 20 6984/116 Aticia Lugo 41 Tumpike Street Lugo
North Andover U o 1845
. -27 21 5 232 Howard"vViLUns and 47 Tumpilce Street Wks
Rebecca Montag -Wilkins North M o r b/1 A o 1845
942 135 Job A.Martin and 782 Waverly Road Mart
S irs L Martin Fort.Andover,MA o 18458.
7 24 54311195 William F.MacDonald and 792 Waverly Road MacDonald
, u.Re Fedele MacDonald North Andover,M.01 45
. .277 5 149 1 1 Maio Perron and Raymond J.Perron 802 Waverly Road Perron
No-tli Audoy r,MA 5
■{{f4J■= •J/+JY■� 2 337a4 o ante L. Stabile and � � �.4�a �r�y load eta �
V 4 t+�
Robert . Stabile North a ' �r,� 1845
M:)DATA\7\72737\purcliase\00365479-DOC
Marcy 18, 2005 3:26 PM
..............................................................................
........................... .... .
... ........................................
........................................ .
.................................................
...............................
.....................................................
EXELIBIT -
DEPOSITTAYMENT/PURCHASE PRICE ALLOCATION
F� .
Property Perqentage ocation to A-Hoc4tion of Total
irrty of Payments/Deposit
Vqk `rice
Rivera 10%
2. Root 10%
. Shannon. 10%
. Hunter 10%
. Lugo 10%
. Wilkins %
7. Maw 10%
8. MacDonald 10%
9. Perron .10%
10. Stabile
10%
M:\DATAN7\72737\pttreli-.ise%00365491JDOC
........................................
.......................................
................................ .
....................................
................................ ..
................................................................................................
.............................. ..