HomeMy WebLinkAbout2012-06-05 Planning Board Supplemental Materials (45) PARK STREET REDEVELOPMENT, LLC
231 SUTTON STREET, SUITE 1B
NORTH ANDOVER, MA 01845
978-687-6200 office 978-682-6473 fax
May 31, 2012
John Simons, Chairman
North Andover Planning Board
1600 Osgood Street
North Andover, MA 01845
Re: Franklin Street
Dear Mr. Simons and Planning Board Members:
As the Managing Member of Park Street Redevelopment, LLC, I would like to provide you with
background information related to 498 Chickering Road, formerly the Mobil Station,which is
proposed to be redeveloped as a branch bank by the Lowell Five Savings Bank. I have managed
this parcel for about six years and during this time, I have been approached by many potential
users to either reuse the existing building or to redevelop the site. In all of these cases, I was not
comfortable with the compatibility of the use for either the site or the neighborhood.
For example, I was approached by an independent donut shop that wanted to reuse the existing
building; a national fast food chain which wanted to construct a new building according to the
national model; and three pizza businesses. In all cases,the deals would have been financially
beneficial, but I did not believe that any of these uses were the highest and best use nor in the
best interest of the Town. Consequently, I incurred additional expenses in order to attract what I
believe to be a business that is compatible with the neighborhood and one that would be
supportive of our community. The Lowell Five Savings Bank is the fourth strongest community
based bank in the Commonwealth and is an active participant in the communities in which they
are found. In fact, at all of the meetings or hearings for this project by the Planning Board,the
President of the bank, David Wallace, was in attendance. With many of the local banking
institutions of the past, such as the Andover Bank, Lawrence Savings Bank, First Essex Bank,
Arlington Trust Company having sold to the larger national banks, I believe that it is beneficial
for small local businesses to have access to a locally based bank.
I would also like to provide you with site specific information relative to this project:
1. Prior to our acquisition of the site from ExxonMobil, it was represented to me that
ExxonMobil expended approximately $325,000 removing underground storage tanks, gas
pumps and doing remediation of the site. All of the engineering and test results were done
in full compliance with Mass. DEP regulations and the information is on file at DEP. The
cleanup meets all of the Massachusetts standards and the file has been closed in
accordance with DEP regulations. As an abundance of caution, ExxonMobil tends to
view the sale of their property conservatively and puts many deed restrictions, such as the
North Andover Planning Board
May 31,2012
Page 2
one that exists on this property, so as to mitigate their legal exposure. However,the
Planning Board can be assured that the development of this site would be in full
conformance with all state regulations.
2. This site had previously been approved for an approximately 5,300 sq.ft. strip center with
a drive-up window to be occupied by Starbucks. When the economy turned, Starbucks
withdrew from the market place and cancelled the development of over 600 stores,
including the one planned for this site. The new site plan provides for an approximately
3,000 sq.ft. building on a larger site(we purchased the abutting site at 26 Allen St. and
expanded the size of the lot for 498 Chickering Road). We retain ownership of 26 Allen
Street.
3. My family and/or I have ownership interest in eight of the surrounding properties and are
in full support of this project. These properties are:
26 Allen Street
483 Chickering Road
535 Chickering Road
565 Chickering Road
221 Pleasant Street
508 Main Street
522 Main Street
530 Main Street
I thought this background information would be helpful for the Planning Board members. I
would appreciate your favorable consideration of this application for a Site Plan Review
Special Permit.
Thank you for your ongoing efforts regarding this developmi#
ncerely,
Park Street R opment, L",
Louis P. Minicucci, Jr.
Manager
LPM/kp
CAMinco FileApmfiles\498 Chickering Rd.,N Andover\plg bd ltr.doc