HomeMy WebLinkAboutMinor Modification to Decision 2001-033 3rd Amendment - Decision - 0000 Meetinghouse Road 4/7/2009 Town of North Andover
ZONING BOARD OF APPEALS
Albert V Manzi 11I,E;sy-Chairman '•';
Ellea P.Mdntyre, Oise-ClmirrtO t%ORT,� '`
Richardj.Ayers,list'•Clerk of Ro ,a qM '`2
]oscph 1).LaGra sC ��
luchard M,Vnillarrcourt
.4ssoeinte n4embers * ,�
Thomas D.Ippolho
Daniel S.Braefte,Esq NgOi {�t•e F Y1 � V�t 14v�i 1 f•'k i-i[
Michait l'•Ls onto SAC1i1S3�
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Minor Modification to Notice of Decision Year 2001
COWREHW'NSWE PERAUT#2001-033
THERD AMENDWIENT
NAME: Meetinghouse Commons,LLC Modification Bate: March 19,2009
ADDRESS: for premises at: South Bradford Street PE ITIiON: 2001`033
Map 104.0 Parcel 28&31)
The North Andover Board of Appeals held a public hearing at its regular meeting on Thursday,March 19,2009,
at 7:30 PM in the Lecture Hall,North Andover High School,430 Osgood Street,North Andover,MA upon the
application of Meetinghouse Commons,LLC, 115 Carter Field Road,North Andover,MA 01845,for premises
at: South Bradford Street(Map 104,C,Parcels 28 and 31)requesting the Hoard to allow Meetinghouse
Commons,LLC to modify the approved site plan cited in the May 24,2002 decision.showing 42 townhouse and
garden units of 11 affordable and 31 market rate,some units 65'in height to be modified as 39 townhouses of
units, 11 affordable units and 28 market rate units,all 39 townhouses to be 35'in height.
The following voting members were present: Ellen P.McIntyre,Albert R MMrLi,III,Richard M.Vaillancourt,
Thomas D.Ippolito,and Michael P.Liporto,
Upon a motion by Richard M. Vaillancourt and Zd by Thomas D.Ippolito,the Board found that the modification
to the Comprehensive Permit 2001.033 site plan is a minor modification and that this miller modification does not
alter the intention of the Comprehensive Permit decision 2001-033, Voting in favor; Ellen P.McIntyre,Richard
M. Vaillancourt,Thomas D. Ippolito,and Michael P.Liporto,
Upon a motion by Richard M.Vaillancourt and 2`d by Thomas D.Ippolito,the Board voted to GRANT the minor
modification to the Comprehensive Permit 2001-033 for construction of 39 townhouses,with I i affordable units
and 28 market rate units. The following Town of North Andover departments reviewed the proposed
modification and wrote that they had no concerns,several stated that the proposed 39 townhouses are a better
design from their point of view:Building Department,Division of Public Works,lire Department,and Police
Department, The revised townhouses shalt be constricted per::
Site: South Bradford Street,(Map MCC,Parcels 28&31),North Andover,MA 10845
Site Plan Title: Site Development Plans,for,Meetinghouse Commons at Smolak Farms, South
Bradford Street North Andover,Massachusetts 01845,
Date(&Revised Dates): 3/11/09
Registered Professional Cllristoplier liranclier P.L.S 436116, &]:rank C. Mooteiro R,P. Civil E. #36341,
Laud Surveyor: MIW Design Consultants, Inc., 103 Stiles Road, Suite One, Salem, NH 03079;
Huntress Associates,Inc., 17 Tewksbury Street, Andover, MA 01810; &Epsilon
Associates,Inc., 150 Main S et,Mayiiard,MA01754
Sheel/Drawin Drawings No. 1-14
Page I of 2
1 3 � 11
1600 Osgood St.,Bldg 20-Suite 2-36,North Andover,MA 01845
Phone-978-688-9541 Fox-978.688-9542 Web-wN"momofi;ortbandover.corn
Town of North Andover
ZONING BOARD OF APPEALS
Albert]'.Manzi III,R N(l,Chaitman Wil-0
VAORTW
Richard J.Byers,Esq.Clerk 0*
Joseph D,LaGmsse .,'o -0 21-10 9 A I-R 7 Nell k� 031
Richard M.Vaillnuourt
AfsodaleMrmberf
Thomas D.Ippolito
io�-�
Datlicl S.Bicuse,E-'%q,
Michael P.Lipono 6 j,C
mm cl�rjz limestlimp
Building Plan title: Mectingliouse Commons at Smolak Fangs,N.Andover,MA,
_T2ical Proposed Tomhouso Unit
Date: Draft: 2/16/09
[1). 1 front&end.unit right side,&p.2 1st&2�floor plans.]
Voting in favor: Ellen R McIntyre,Albert P.ManA,III,Richard M.Vaillamourt,Thomas D.Ippolito,and
Michael P.Liporto,
No&Andover Zoning Board Appoils
Albeit P. Manzi,M,Esq.,Cffairnzan
Ellen P.McIntyre, Vice Cliah-man
Richard M.Vaillancourt
Associate Members
Tliomas D,Ippolito
Michael P.Liporto
Decision 2001-033 Modification 3,
M 104.CP28&31,
Page 2 of 2
1600 Osgood St.,Bldg 20-Slille 2-36,Norilt Andover,MA 01845
Phone-978-688-9.541 Fax-978-688-9542 Web-
HOMEOWNERSHIP OPPORTUNITY
11 AFFORDABLE SINGLE DETACHED HOMES
under construction at
Meetinghouse Commons
(A 55+ Community)
South Bradford & Dale Streets
North Andover, Ma
(11) 2-Bed room, 2-Bath Single Detached Homes
Price$166,100, 1546 appr.sq.ft.
Maximum HUD income limits as follows:
1 Person - $41,700 3 Persons-$53,650
2 Persons -$479700 4 Persons- $59,600
INFORMATIONAL MEETING:
513,7PM-9PM
Location:North Andover Middle School Cafeteria
495 Main Stet
Applications and Information Packets for the Meetinghouse affordable single detached
home lottery in North Andover, Massachusetts are now available, Of the eleven
affordable detached homes available at this time, a Local Set Aside of eight homes have
been established for current and retired municipal employees of the Town of North
Andover and North Andover Housing Authority, current residents of North Andover or
children, parents, siblings or grandparents of a current North Andover resident. Three
affordable detached homes are included in the Open Pool. Additional information and
other threshold requirements are outlined in the Application and Information Packages
which are available at:
Stevens Memorial Public Library North Andover Town Hall
345 Main Street,No Andover 120 Main St.,North Andover
Or Waite To:
3TE Realty Associates,P. O.Box 955,North Andover,Ma. 01545
Ore-mail: neti �'te�°dal atsssciates.�t�n�
MAILING ADDRESS MUST BE PROVIDED
The deadline for submitting an application is postmark no later than May 22, 2006.
The affordable condominium unit lottery will be held on,Tune 12,2006 at the North
Andover Middle School.
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U. The Affordable Units shall be specifically designated in the Master Deed
establishing the Meetinghouse,Commons Condominium,which Master head shall be recorded at
the Registry prior to occupancy of the; Units. The Affordable Units shall be referred to as the
Affordable Units in the Master Deed.
14, The Municipality has agreed to become the holder of the affordable housing
restriction,xs dented in M.O.L.c. 184,secs.26,31,32 and 33,as approved by the Department
of Housing and Community Developmonl as evidenced herein.
NOW,THEREFORE,in consideration of the agreements and covenants set forth in this
Agreement,and other good and valuable consideration,the receipt and sufficiency of which are
acknowledged,the Developer and the Bank agree and covenant as follows:
1. Unit Designation, Thu distribution of the Affordable Units by unit size shall be as
set forth below:
2HR
Number Of Units 2.2
Uulis/I_.(rts Nos.
lnitial Market Appraised Value $ H95 000
Initial Affordable Price(the initial $ 162.900
Certified Sale Price)
The C'ertificd Sate Price of an Affordable Unit shall be the priM such that a household earning
the Base Income for a fancily of three would pay no more than 33%of gross income for the sum
of annual debt Service'on a mortgage of 95%u of the Certified Sales t'r`sca(including principal and '
interest at current interest rates)plus properly taxes,insurance and any condominium/
homeowner association fees. The Affordable Units shall be specifically designated in the Master
Deed establishing the Meetinghouse Commons Condominium,which Master Deed shall he
recorded at the Regisiry prior to occupancy of the Units. The Affordable Units are shall be
referred to as the Affordable Units it)the Master Deed.
2, Affordability, Except as specifically provided in the Deed Rider attar wd as
Exhibit Ii,the,;Affordable Units shall he sold to households which have an annual income equal
to or Iess than the Vase Incorne as adjusted fmm time co lithe according to DIICD guidelines.
The first sale of tin Affordable Unit by the Developer shall he at a price not in
excess of the Initial Affordable Price set forth in Section I.of this Agreement for that Affordable
Unit,as the sarne may he adjusted by the Monitoring Agent consistent with the affordability
provisions set forth in this section and in Section 1 above. Subse(lucnt sales of Affordable Units
shall Ire for sale prices as determined by the Monitoring Agent under the definitions set forth in
2
Town of North Andover
ZONING BOARD OF APPEALS _
Albert 11.Manzi III,Esq,Cbainwil
Ellen 11.McIntyre,T/tte-Chniir>rael
tkO oT a
Richard].Byers,Esq.Clerk 04 JosephJ
D,LaGraas+ �0
Richard M.Viillancourt
Assoe-iale Members
� f
Thomas D.Ippolito
Daniel S.Braese,Esq. rq�;,—
Michael 1),Lipotto �sSACHU��K� l:l +':?rF r'`'
t own Clcrk'rime"Stamp
Minor Modification to Notice of Decision Year 2001
COMPREHENSIVE PERMIT#2001-033
THIRD AMENDMENT
NAME: Meetinghouse Commons,LLC Modification Date: March 19,2009
ADDRESS: for premises at: South Bradford Street PETITION: 2001-033
QTUp 104.0 Parcel 28&31)
The North Andover Board of Appeals held a public hearing at its regular meeting on Thursday,March 19,2009,
at 7:30 PM in the Lecture Hall,North Andover High School,430 Osgood Street,North Andover,MA upon the
application of Meetinghouse Commons,LLC, 115 Carter Field Road, North Andover,MA 01845,for premises
at: South Bradford Street(Map 104.C,Parcels 28 and 31)requesting the Board to allow Meetinghouse
Commons,LLC to modify the approved site plan cited in the May 24, 2002 decision showing 42 townhouse and
garden units of 11 affordable and 31 market rate,some units 65'in height to be modified as 39 townhouses of
units, 11 affordable units and 28 market rate units,all 39 townhouses to be 35' in height.
The following voting members were present: Ellen P.McIntyre,Albert P. Manzi,Ill,Richard M, Vaillancourt,
f Thomas D.Ippolito,and Michael P.Liporto.
Upon a motion by Richard K Vaillancourt and 2"a by Thomas D.Ippolito,the Board found that the modification
to the Comprehensive Permit 2001-033 site plan is a minor modification and that this minor modification does not
alter the intention of the Comprehensive Permit decision 2001-033. Voting in favor: Ellen P.McIntyre,Richard
M. Vaillancourt,Thomas D.Ippolito,and Michael P,Liporto.
Upon a motion by Richard M, Vaillancourt and 2"d by Thomas D.Ippolito,the Board voted to GRANT the minor
modification to the Comprehensive Permit 2001-033 for construction of 39 townhouses,with 11 affordable units
and 28 market rate units. The following Town of North Andover departments reviewed the proposed
modification and wrote that they had no concerns, several stated that the proposed 39 townhouses are a better
design from their point of view:Building Department,Division of Public Works,Fire Department,and Police
Department. The revised townlouses shall be constructed per:
Site: South Bradford Street,(Map_104.C,Parcels 28&31), North Andover,MA 10845
Site Plan Title, Site Development Plans,for,Meetinghouse Commons at Smolak Farms, South
Bradford Street,North Andover,Massachusetts 01845.
Date(&Revised Dates): 3/11/09
Registered Professional Christopher Francher P.L.S #36116, &Frank C. Monteiro R.P. Civil B. 436341,
Land Surveyor: MHF Design Consultants, Inc., 103 Stiles Road, Suite One, Salem, NH 03079;
Huntress Associates, Inc., 17 Tewksbury Street, Andover, MA 01810; &Epsilon
Associates,Inc., 150 Main Street,Maynard,MA 01754
Sheet/Drawing: Drawings No. 1-14
Page I of 2 �l�
1600 Osgood St.,Bldg 20-Suite 2-36,North Andover,MA 01845
Phone-978.688-9541 Fax-978.689-9542 Web-www.townofnorthandover.com
Town of North Andover
ZONING BOARD OF APPEALS
Albert]',Nlanyi III,Esq. Chaiwali
Ellen P.McIntyre, Vice-Chainz;ajj
Richard),Byers,J!sq, Clerk of
K0R-rh
JJoseph1).LaGrasse • ,not; A 1"T 7 P U
Richard M.voillallcmit
As,foriale-Alembers
Thomas D.Ippolito
Daniel S.Braese,Esq.
Avg
Michael 11.Liporto S"'Ac 0S
own me Stamp
Building Plan Title: Meetinghouse Commons at Sinolak Fanns,N. Andover,MA,
ical Proposed Townhouse Unit
Date: Draft: 2/16/09
Sheet/Drawing:
[p. I front&end!!"h it side, &p.2 Is(&TO floor laps]
Voting in favor., Ellen P.McIntyre,Albert P.Manzi,111,Richard M. Vaillancourt,Thomas D. Ippolito,and
Michael P. Liporto.
A1-16! 1
No Andover Zoning Board,&Appeks
Albert P.Manzi,III,Esq., Cffairman
Ellen P.McIntyre, Vice Chairman
Richard M. Vaillancourt
Associate Members
Thomas D. Ippolito
Michael P. Liporto
Decision 2001-033 Modification 3.
M 104.CP28&31.
Page 2 of 2
1600 Osgood St.,Bldg 20-Suite 2-36,North Andover,MA 01845
Phone-978-688-9541 Fax-978-688-9542 Web-Www-towaoffiorthandover.corn
Meetinghouse Commons LLC
115 Carter Field Road
North Andover, MA 01845
978-687-2635
March 12, 2009
Zoning Board of Appeals
Town of North Andover
1600 Osgood Street
North Andover, MA 01845
RE: Discussion of Request for Insubstantial Change to Plans for
Meetinghouse Commons at Smolak Farms
i
Dear Zoning Board:
1 am requesting a discussion and/or approval of an insubstantial change to the plan for the final phase of
units at Meetinghouse Commons at Smolak Farms, per the attached.
As background,the originally approved and/or modified permit plans provided for a total of(88) 2-
bedroom units, comprised of(46) detached units, of which (35) are currently complete, followed by a final
phase of(42) units consisting of(14) townhouses as a single large building and (28) garden-style units in a
single large building. This plan provided for(22) affordable units, 25% of the project as required by Ch. 40.
Of the (35) units currently completed, there are (8) affordable units completed and occupied, representing 23%
of the total production to date. This detached phase is anticipated to be completed in 2009, and all major
facilities for the entire project are completed, including the sewer pump station which was built to provide for
all residents of this area of the town, all storm water detention and treatment facilities, and the 5000 sf
clubhouse. The project has progressed smoothly and without incident, and is already an established, thriving
and professionally managed neighborhood, with satisfied and supportive residents.
This request is to modify only the final phase of the project, where (42) townhouse and garden units are
permitted (11 affordable), to a proposed (39) unit townhouse Iayout (still with 11 affordable). This proposed
modification represents a reduction in density of(3)units, and no change to the affordable unit count (which
would then rise to 26%of total units). The units are grouped in clusters of three to seven units, and as in the
past, detailed unit plans will be provided prior.to construction. This change represents a reduction in site and
environmental impacts, reducing the fatal impervious development areas as it relates to storm water and runoff,
and no change to storm water detention areas or discharges, which are already in place and functioning as
planned.
This request is made pursuant to dramatic changes in economic and financing conditions in our industry
as well as the economy in general. This modified layout provides for more marketable units in today's
conditions, a visually and environmentally lower-impact development, and mitigates the financing risk for
currently strained lending institutions who. are collectively unwilling to finance the large multi-unit buildings
previously permitted. Time is of the essence, aid we respectfully request the Board's consideration of this as an
insubstantial change, in order to for us to proceed with arrangement to keep/theeconomically viable and
progressing,
Sincerely,
Zia
2
Tho . Zahoruiko,
cIc iiighouse Conm-ions LLC
U
MICR 12 2009
BOARD OF APPEALS
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