HomeMy WebLinkAboutCorrespondence - 33 THIRD STREET 10/13/2015 10/13/2015
Joanne Cavallaro
12 Milton Street
Abutter
Good Evening Board Members
I oppose the conversion of 33-35 Third Street from a 2 family to a 3 family. I respectfully request that
the board denies the Special Permit applied for by Mr. Resendes on behalf of listed owner of record,
Scott W. Nelson c/o J & M Realty Trust.
At the last meeting,the Chairman, asked Mr.Sullivan to do some homework, "show how your project
fits in the neighborhood".
I am speaking to you about why this project does not fit into this neighborhood. I've plotted the
Abutters properties on several maps so that you can visualize the area and understand why the 33-35
Third Street project does not fit.These maps are:
1. The Current Use of Parcels Map
2. Owner vs. Non Owner Occupied Properties Map
3. and a Neighborhood Map- Establishing consistency of use, and showing Third Street as the
border street to the Stevens Memorial Library Neighborhood.
I'll also bring out some additional points to identify how this project does not fit.These are:
1. Density
2. Streetscape
3. Historic Properties
4. Conditions and Promises
I have reviewed the 'use' code for each of the Parcels on the Abutter list using the Assessors Database.
The current'use' in this neighborhood of Abutters,zoned R4, are single families, use code 101, condos
102, 2 families 104 and a 3 family 105.
1.) ABUTTERS CURRENT USE MAP
There are 34 Abutters and 38 parcels
Made up of 16 Single Families, 7 on Third, with 8 on the streets intersecting with Third and heading to
the Library. 1 is on Main Street. The majority of Abutters are single families.
11 are 2 families. 2 are on Third Street granted by special permit within the last decade.The remainder
are on Main Street and behind proposed Third Street project running towards Waverly.
1, 3 family, 11- 13 Third Street. Owned and maintained by the Conte family.The home has a very small
footprint on Third Street. Interesting though, built by George Smith 1889—1890 as a duplex home.The
only multi-residential use home on the street until presumably the 70's.
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4 Condos—On Maple and Stonington which are Streets located behind the proposed project
5 land parcels
1 business—Conte. Established in NA as a Funeral home in 1957 before the rezoning.
0 multi-families
The houses on Third Street were built with a purpose of single family residences for senior managers
and administrators of the mills which is different than the more multi-residential use behind 33-35 Third
Street.
2. ABUTTERS OWNER OCCUPIED NON-OWNER OCCUPIED MAP
Out of 34 Abutters and 38 parcels, 27 properties are owner occupied—16 singles and 7 two families.
Considering the Conte 3 family has an on-site owner we will call it owner occupied bringing the total to
28 properties owner-occupied.
4 properties are non—owner occupied.All are 2 families, 3 are on Maple Ave behind the proposed
project, and 1 is on Main.
The Zoning Board and the neighbors have the least control over whether a property is owner occupied
vs. non—owner occupied, however, historically,Third Street has been predominantly owner occupied.
3. NEIGHBORHOOD MAP
This last map shows a distinct difference in 'use', a line where the neighborhood starts,Third Street.
Third Street and the streets that intersect and head towards the library, are considered by North
Andover residents to be the library neighborhood.The Zoning Bylaws refer to the library area as being
single family homes which should be taken into consideration when making zoning decisions. I'd like to
read one consideration from Page 34 of the Bylaws for context within this presentation. ( I'm sure the
Zoning Board is very familiar)Specifically, ........... and abbreviated...
The Zoning Board of Appeals may approve a special permit for a proposed use of a building,
dwelling or structure upon finding that the application complies with the purposes of this
Bylaw, and is consistent with the use of the site for the purpose permitted within the
Residential 4 District. In making its decision,the Zoning Board shall consider the following
criteria:
L Achieve compatibility with the established pattern of uses in the district. The Residential 4
District consists primarily of single-family dwellings near the Stevens Memorial Library
Area and off of Massachusetts Avenue, and more compact neighborhoods with a mix of
residential uses toward Waverly Road.
Third Street contains a majority of single families, with several owner occupied 2 families and one 3
family with an on-site owner. If this special permit is granted, a piece of the library neighborhood has
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changed and is subject to change even more, because 'there is already a 3 family in the neighborhood'.
'What's the established pattern of use'will be the question for the next project?This is a major project.
The largest in decades, on Third Street and the most dramatic change in 'use' in decades.
1.) Density:Third Street is becoming increasingly dense.This is a short street. In a very short distance,
there is the Conte business, several two families, a 2 family, non-owner occupied property sitting on
Main that has it's parking lot and enormous curb cut on Third.There are 5 intersections and then we
have the 33-35 Third Street proposal for a huge 3 family with 8-9 bedrooms and a new parking lot.
Pedestrians beware,there are more curb cuts on Third than there are curbs. Driving down Third Street
is a challenge. Keep your eyes open,there are cars and school buses entering from 5 streets. Cars are
parked on both sides of the road on a regular basis and corner to corner during funeral events and St.
Mike's masses. Third Street,too often, is a significant challenge, and at times, impassable.Adding
another apartment brings more cars, more curb cuts, and more people, all of which will only worsen the
density problem.
2.) Streetscape:Third Street becomes a much more commercial feel with the approval of this project.
Asphalt or concrete parking lots for 4 parking spaces, or maybe more, as it is unclear if the barn,that
hasn't had a drivable car in it for at least a decade and a half or more, is truly viable, a row of
commercial landscaping does not help hide the feel. Third Street is already struggling with maintaining a
residential look in its streetscape with the funeral home and the large parking lot servicing the Main
Street 2 family located on Third Street.This conversion changes the streetscape of our neighborhood.
3.) Historic Property: 33-35 Third Street is a home that is listed on the National Register of Historic
Places.The house was built in 1864 as a single family home by a carpenter,Asa Angier,for his wife. It
was built in a style called 'open and airy' identified by the two wings on each side. It retains its original
footprint and landscape from 1864 to this day. It was converted to a two-family home in the 70's (Note
2). Should the special permit be granted, quoting Kathy Syska of the North Andover Historical Society,
"the landscape will change on a property that has been historically intact since 1864. It would be a
shame".
As stated by multiple people at the last meeting,Third Street is unique in that there are many historical
homes. These stately homes are quite large, most with yards made up of multiple lots.This street is
nearly authentic. Incredibly, these properties have been preserved for 100 years or more. Reading again
from the Bylaws page 34, abbreviated,two more points:
In malting its decision,the Zoning Board shall consider the following criteria:
1. Preserve existing structures of historic value. Buildings, dwellings or structures listed on
the National Register of Historic Places or the State Register, and are more than 50 years old
as of the date of application for a special permit, may be converted, constructed,
reconstructed, restored or altered only in a manner that maintains or promotes their status as
listed.
2. Preserve established, mature vegetation.
These two considerations written into the Bylaws, show that the town's priorities are to preserve the
historic homes and land in the town.
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4.) Conditions and Promises. These were briefly discussed at the last meeting by the Owner
Representative,the Board and the Abutters. Many promises and sometimes Conditions are long
forgotten when the property is sold.We were told at the last meeting that the purpose of this property
is for rental income.J and M purchased a 2 family on Second Street and converted it into a 3 family and,
in one year, it's on the market again. Here's a list of real estate transactions, buys and sells, completed
by the 1 & M Realty Trust and/or Mr. Resendes,Trustee of J & M Realty Trust just in North Andover.
They are running a business. That is the first priority. It's a real possibility, based on history, the house
will be sold once complete, along with promises and maybe conditions.
The Trust has found a niche in the market and they are exploiting it in North Andover. If the Owners of
33-35 Third Street are granted this special permit, the trend of buying, converting, selling in
neighborhoods that are not consistent with their'use', will continue at the expense of the town,existing
neighborhoods and their residents.
WRAP IT UP
It doesn't fit. Not only does it not fit,the town loses,the neighborhood loses and the abutters lose.
Owners of record Scott W. Nelson c/o J & M Realty Trust benefit at the expense of others.
At the last meeting it was stated that the owner can put in a parking lot anytime should give us all a
warning about the future of dealing with the owners.Just because you can do something, doesn't mean
you should.That goes for all of us.
Fortunately,we have a Board with substantial expertise.We have Bylaws that give a generous amount
of discretion to boards in making decisions on projects, giving boards a form of stewardship.The Zoning
Board is a steward,the Abutters are stewards, and the Historical Commission are stewards. North
Andover's Abutters are opposed to the proposed project and the Historical Commission has spoken
against it. Please take the first step in preserving this street already changing its 'use' by the last decade
of special permitting. Based on your analysis and expertise, and a review of our points, please vote to
retain the 'current use and harmony' of this neighborhood and deny the special permit for the 33-35
Third Street Proposed Project.
Thank you for listening.
Note 1:This home was not built as a 2 family stated at the Zoning meeting of 9/8/15.As stated in "A
Good Inland Town: architecture documented by Gayton Osgood and researched by Stephen Roper, Page
143. "A few of these conservatively designed houses were laid out as single-family dwellings. .... Is one
good example:the Asa Angier House (33-35 Third Street)erected in 1863—64 is another".
In the book Asa was identified as a carpenter who built the house for his wife.
Note 2: Converted to an owner occupied 2 family in the 70's by the previous owner.
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