The Orchards 24 Home Subdivision Fully Permitted

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The Orchards
24 Home Subdivision
Fully Permitted
The Orchards - Littleton, Massachusetts
24 Home Subdivision
Fully Permitted
Omni Properties,200 Baker Ave Suite 303 Concord Ma 01742 · 978.369.4884 · www.omniproperties.com
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Offer/Solicitation Process
Prospective purchasers may visit the property via individually scheduled
property tours. To schedule a tour, please contact Leslie French at the
email address and/or phone number listed below.
Offer Submission
Offers should be presented in the form of a non-binding Letter of Intent
which provides the significant terms and conditions of the Purchasers’
offer including but not limited to:
 Offer pricing
 Due diligence and closing time frame
 Earnest money deposit
 Description of debt/equity structure
 Qualifications to close
Contact Information:
Mark Brooks
M: 508.254.8682
T: 978.369.4884
mbrooks@omniproperties.com
George Robb
M: 857.891.7254
T: 978.369.4884
grobb@omniproperties.com
David Hale
M: 978.505.1720
T: 978.369.4884
dhale@omniproperties.com
Leslie French
M: 978.808.9346
T: 978.369.4884
lfrench@omniproperties.com
John Amaral
M: 978.835.0629
T: 978.369.4884
jamaral@omniproperties.com
Omni Properties
200 Baker Ave Suite 303
Concord, MA 01742
978.369.4884
www.omniproperties.com
The Orchards - Littleton, Massachusetts
24 Home Subdivision
Fully Permitted
Omni Properties,200 Baker Ave Suite 303 Concord Ma 01742 · 978.369.4884 · www.omniproperties.com
Executive Summary
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Omni Properties (“Seller”) invites interested parties to offer to purchase a.) the Orchards, a new 21 lot subdivision and b.) Grist Mill lots 20, 25 and 56a. The Seller,
Fifteen Great Road LLC will consider Offers for the lots and the subdivision combined or separately and will consider selling the subdivision both with the road
constructed or “as is”. The subdivision has an approved Open Space Plan and consists of 32.4 +/- acres. All homes will be served by the Waste Water Treatment Facility (WWTF) in the adjacent rental project. Abutting one of Littleton’s premier
neighborhoods, this project will support homes with 4 and 5 bedrooms, high end
finishes and well-designed interior/exterior. At least 4 of the Grist Mill Road Lots
(20, 25, 28 and 56) can be developed with no infrastructure improvements except a
connection to the WWTF so a builder could build 4 homes while the WWTF is under construction and sell them the day the WWTF opens.
The subdivision is located just off of Route 2a on the Acton town line and is
minutes from Route 495 and the commuter rail. It is a short walk to Nagog Business Park, a 120-acre mixed use park featuring 4 restaurants and a variety of retail
and service providers. There are a number of major employers nearby including:
 Liberty Mutual
 BAE Systems
 Azimuth Systems
 IBM
 Cisco
 Net Scout
 Red Hat
The Orchards - Littleton, Massachusetts
24 Home Subdivision
Fully Permitted
Omni Properties,200 Baker Ave Suite 303 Concord Ma 01742 · 978.369.4884 · www.omniproperties.com
Agreements
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During the permitting process, the seller entered into, and the project is subject to,
agreements with both the Town of Littleton and the abutting neighborhood. Interested parties should familiarize themselves with both agreements. The Host Community Agreement (HCA) with the Town of Littleton specifies payments to the
town at various points during the development process. The Agreement and Declaration of Restrictive Covenants with the neighbors provides a buffer between the
current neighbors and new neighbors as well as specifies additional restrictions.
Host Community Agreement (HCA):
The Seller will pre-pay the first $250,000 due under the HCA. The Seller’s prepayment means no payment is due to the Town on the first $3,125,000 in homes
sales. The HCA calls for 4.25% of the sale price of each of 19 homes in the subdivision (those without frontage on Grist Mill Road) to be paid to the town upon the
first closing/sale of each home. In addition, 8% of the sale price of each of the five
lots with existing Grist Mill frontage (lots 20, 25, 27, 28 and 56) will be paid to the
town.
The Orchards - Littleton, Massachusetts
24 Home Subdivision
Fully Permitted
Omni Properties,200 Baker Ave Suite 303 Concord Ma 01742 · 978.369.4884 · www.omniproperties.com
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The Orchards - Littleton, Massachusetts
24 Home Subdivision
Fully Permitted
Omni Properties,200 Baker Ave Suite 303 Concord Ma 01742 · 978.369.4884 · www.omniproperties.com
Permits
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Permit Status
State Permits and
Approvals
Archeological Survey
40A-NOI
MEPA Certificate
Conservation Management Permit*
Issued 12/2011
Issued 12/11/2012
Issued 10/5/2012
Submitted
WWTF Specific
Leach Field Permit
Ground Water Discharge Permit
Issued 10/17/2012
Submitted 3/11/2013
Open Space Special Permit Approved
Definitive Subdivision Approved
40A Order of Conditions
Issued 3/13/12
Issued 3/13/12
Issued 3/4/13
Host Community Agreement
Neighborhood Agreement
Signed 2/11/12
Recorded 8/13/2012
40A Town Permits/
Filings
Miscellaneous
The Orchards - Littleton, Massachusetts
24 Home Subdivision
Fully Permitted
Omni Properties,200 Baker Ave Suite 303 Concord Ma 01742 · 978.369.4884 · www.omniproperties.com
Waste Water Treatment
Facility Access
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Waste Water Treatment Facility (WWTF) Access and Cross Easement Agreement
(WWTF Agreement):
The Subdivision and Grist Mill lot owners will be required to connect to the WWTF and will not
be allowed to have private septic systems. The subdivision and Grist Mill lot owners will be allocated approximately 20% of the WWTF capacity (11110 GPD which is sufficient capacity for 19
four bedroom homes and 5 five bedroom homes) and will be responsible for their proportionate
share of the upfront capital and reserve costs and operating costs under the following summary
terms:
1. Capital and Reserve Cost Share: The estimated cost of the common WWTF, the leach
field, required operating and capital reserves and soft costs is approximately $2.42,500,000.00. The Grist Mill lot and subdivision owners will contribute 11,110 of the total
55,005 gallon per day capacity or approximately 20%. The cost will equal $43-$46/gallon of
capacity or $4730-$5060 per bedroom.
2. WWTF Construction: The Developer of the 40B will own the WWTF thru a single
purpose entity and will be responsible for building the WWTF and the infrastructure including
the collection system on the 40B property.
3. Subdivision and Grist Mill lot owner collection system construction responsibility:
The subdivision owner and each lot owner will be responsible for installing and paying for a
low pressure force main from their respective properties to a mutually agreed connection
point /manhole on the 40B property. Once the low pressure force main is built and in operation
it will become the property of and be maintained by the WWTF owner as per the WWTF access and cross easement agreement.
4. Operating Cost Share – Upon receiving a certificate of occupancy, each lot owner
shall reimburse Treatment Plant Owner on a monthly or quarterly basis (as determined by the
Treatment Plant Owner or the Treatment Plant Operator) for the applicable Owner's
"Percentage Share of all Treatment Plant Operating Costs”. See draft WWTF agreement.
The Orchards - Littleton, Massachusetts
24 Home Subdivision
Fully Permitted
Omni Properties,200 Baker Ave Suite 303 Concord Ma 01742 · 978.369.4884 · www.omniproperties.com
Conservation Management
Permit Summary
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*Conservation Management Permit Summary
A buyer of the Subdivision “as is” will be responsible for fulfilling all of the
local and state subdivision permit obligations including the Conservation
Management Permit (CMP). The CMP requires the installation of bound
marker and signs along the perimeter of the 14 acre Open Space parcel and
Planting trees in a small portion of the north easterly portion of the Open
Space lot.
Location:
+/- 1.2 acres located in Northeastern corner of the Open Space Parcel (aka Deed Restricted Area); adjacent to the Westford and Acton town lines. The area to be restored is
an elevated area that is the upper, relatively flat portion of a pasture that was historically grazed by horses.
Restoration Details:
Sixty (60) trees will be planted within the pasture to result in predominately deciduous
canopy at maturity.
Monitoring:
Each planted tree will be monitored for three full growing season after planting.
Any trees that die during their three-year monitoring period will be replaced and the
replacement tree will also be monitored for three full growing seasons.
The Orchards - Littleton, Massachusetts
24 Home Subdivision
Fully Permitted
Omni Properties,200 Baker Ave Suite 303 Concord Ma 01742 · 978.369.4884 · www.omniproperties.com
Additional Information
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List of Documents Contained on Disc or Available for Download
1. Submitted and Recorded Final Subdivision Plans
2. Recorded Definitive Subdivision Approval
3. Recorded Open Space Approval
4. Recorded Order of Conditions
5. Host Community Agreement (HCA)
6. WWTF Agreement (Draft)
7. Agreement and Declaration of Restrictive Covenants (Neighbors)
8. Buffer / Setback Agreement Plan
9. Conservation Management Permit (Draft)
10.Home Owners Association (Draft)
11.Open Space Declaration of Restriction (Draft Conservation Restriction)
12. Restrictive Covenant - Recorded (Planning Board)
13. WWTF Easement Plan
Click here to access above files
July 31, 2013
The Orchards - Littleton, Massachusetts
24 Home Subdivision
Fully Permitted
Omni Properties,200 Baker Ave Suite 303 Concord Ma 01742 · 978.369.4884 · www.omniproperties.com