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Mixed Zoning Plan a Win for N. Andover
John
Lenotte
07/05/06
Orit
Goldstein, president of Ozzy Properties, has big plans
and big ideas for the property that she purchased at
Lucent Technologies.
Two years ago, Goldstein purchased the Lucent Plant and
has been working with state and local officials, and the
community, to develop the property at 1600 Osgood Street
by building an all-inclusive community. The “Smart
Growth” community, which Goldstein is promoting,
includes residential, retail and industrial - all in
one.
When The Valley Patriot sat down with Goldstein, she was
very excited and enthusiastic about the project.
She is looking to receive millions of dollars from the
state by creating a new zone called 40R.
Under the town charter, she will have to get approval at
town meeting for the zoning change. The zoning change
article was originally on the warrant at the December 5th
special town meeting last year, but because of delays in
obtaining traffic studies, the warrant article was
removed by the selectmen, with the approval of Goldstein.
The article is now on the warrant for the July 10, 2006
special town meeting. The article was proposed by
Selectman Mark Caggiano with a vote of 3-2 by selectmen
to place the zoning change article on the warrant, with
Lanen and Smedile voting no.
The purpose of the Chapter 40R legislation is to “encourage
smart growth and increased housing production in
Massachusetts.
Smart Growth is a principle of land development that
emphasizes mixing land uses; increases the availability
of affordable housing by creating a range of housing
opportunities in neighborhoods; takes advantage of
compact design; fosters distinctive and attractive
communities; preserves open space, farmland, natural
beauty and critical environmental areas; strengthens
existing communities; provides a variety of
transportation choices; makes development decisions
predictable, fair and cost effective; and encourages
community and stakeholder collaboration in development
decisions.”
Goldstein has handouts, which further explain 40R and the
benefits to North Andover, including much needed tax
revenue.
At the 2005 annual town meeting, North Andover voters
approved a TIF (tax increment financing plan) for the
property to help promote and generate business. “The
TIF only applies to the manufacturing portion of the
site, “says Goldstein, in reference to some
confusion that it may apply to the residential part of
the project. The 40R portion of the property is the
area on the right, as viewed from Rte. 125, which is to
be both residential and retail.
The property includes a 300-seat auditorium, which is a
free benefit to business at the
property. Right now, the plant is
operating at 30% occupancy, 25% to Lucent and 5% to other
tenants, including NECCO’s corporate training. North
Andover’s Community Development offices have also
recently moved in.
“North Andover has been very good in providing extra
support when showing potential tenants,” says
Goldstein.
Goldstein is a big supporter of Smart Growth, which is
her plan for the site. She says the plan will generate
much needed tax revenue for the town.
A fiscal impact study was done and is being peer-reviewed
by North Andover. She believes that the study shows
a net positive fiscal impact of $300,000 after factoring
in all services, including schools, DPW, police,
etc. The study also predicts about 84 new students
from the plans of 3 and 4 bedroom condos.
Under the 40R proposal, North Andover reaches the 10%
affordable housing requirement under Chapter 40B.
Without the 40R plan, 307 units of affordable housing
would still be required for North Andover to achieve the
10%.
Under Goldstein’s plan, there will be 225 rental
units and 425 condos, with 25%, or about 85 units, being
affordable housing. The 40R plan allows for all of the
225 rentals to count toward the 40B. Added to the 85
affordable housing units and the total is 310, over the
307 to achieve the 10%.
Some benefits to 40R include residential units being
taxed and assessed at 100% valuation, and economic
development along Route 125. The biggest incentive
though, is the $2.55 million from the state as an
incentive for creating 40R zoning and housing. This
will generate $1000 per unit or $600,000 upon approval of
the overlay zone, and then $3000 per unit upon issuance
of building permits.
North Andover is one of the first communities in
Massachusetts in line for funding. However, the
project first needs the approval at town meeting.
Goldstein hopes that residents will approve the article
at the July 10th special town
meeting.
Basically, if the zoning isn’t approved, North
Andover remains approximately at 5.9% of affordable
housing and subject to 40B regulations where developers,
inclu-ding Goldstein, can usurp local zoning regu-lations
for low-income and affordable hous-ing. Goldstein has
recently applied for
40B.
Goldstein was also optimistic about hav-ing a train
station at the site, as well, but that has been
temporarily put on hold. A study being done by the
state has recently been halted because the study was to
in-clude North Andover as a train layover and idling
stop. North Andover and Goldstein do not want an idling
stop in town.
For more information or to contact Orit Goldstein, please
call 978 475-4569.
*Send your questions comments to ValleyPatriot@aol.com
The June, 2006 Edition
of the Valley Patriot
The Valley Patriot is a Monthly
Publication.
All Contents (C) 2006, Valley Patriot, Inc.
We publish 8,000 newspapers and distribute in Andover,
North Andover, Methuen, Haverhill,
Lawrence, Dracut, Tewksbury and Lowell.
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Valley Patriot Archive
Prior columns by TomDuggan
Classroom Credit to Support
Terrorism?
Editorial
1
Trash Talk in N. Andover
Editorial
2
The NY Times & Treason
Actions Speak Louder Than
Platitudes
Tom Duggan's Notebook
Mill City Maulers To Play Stadium
Planning for our Future
The Day of Reckoning in N.A.
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