The YMCA shares the following information in hope that all members of the community will better understand the facts surrounding the YMCA's long and thorough road to securing approval for Powder House Village. Should you have any questions regarding these facts we are happy to discuss them with Ipswich residents. Click here to reach the YMCA with your name and phone number, and we will be happy to contact you.
Myth - The YMCA snuck this project through during the summer months.
Fact - The YMCA appeared at 18 open meetings from June '03 through September '04:
- Ipswich Planning Board (3 times)
- Ipswich Selectmen (2 times)
- Ipswich Conservation Commission (4 times)
- Ipswich Zoning Board of Appeals (7 times)
- YMCA Abutters Meeting (1 time)
- Ipswich Housing Authority (1 time)
At each of these meetings the YMCA made presentations, answered questions, accepted comments and incorporated suggestions into project changes and improvements over this 15-month period.
The final result was a project studied extensively by all Boards as well as by YMCA-paid Town consultants, and, finally, a project approved by:
- Ipswich Conservation Commission (with 100 + conditions)
- Ipswich Zoning Board of Appeals (with 40 + conditions)
Myth - Traffic on Route 1A will be seriously affected by the project.
Fact - Route 1A is already a very heavily traveled road. The traffic created by 49 units of housing, 5,000 s.f. of commercial space and 4,000 s.f. of YMCA child cared space will be inconsequential to the traffic which already exists.
Traffic engineers for the Y and for the Town concluded that a traffic signal at the intersection would improve the existing traffic situation and manage the increased traffic quite adequately. The YMCA has agreed to pay for the signaling if decided upon by the State. The State Highway Department will be the final word on any proposed traffic signal.
Myth - The Powder House Village Project will adversely affect the adjacent wetlands.
Fact - The exact opposite is true. The project will improve the existing condition on the site. Storm water will no longer sheet off impervious surfaces into the wetland. All storm water from buildings and parking surfaces will be collected and processed prior to infiltration. Wetlands will in fact be expanded.
The Ipswich Conservation Commission studied this project in great detail and approved the project with 100 + conditions with which the YMCA will comply.
Myth - The project is too big, looks too big and will provide a poor quality of life for all who live there.
Fact - The project consists of:
- (12) 1-Bedroom Apartments (1 person)
- (24) 2-Bedroom Apartments (2-3 people)
- (12) 3-Bedroom Apartments (3-4 people)
- (1) Resident Managers (1 person)
Its 3-story design appears as 2 stories with a 1-story gambrel style attic roof. The design complies with all smart growth principles and adheres to the design specifications outlined in the Town's master plan. The street scape is as recommended in the master plan. The 2.03 acre site is adjacent to the YMCA 19 + acres which will be used by residents as play areas and family space.
The commercial space is per the Planning Board's request. The design/layout was extensively reviewed by the ZBA's Housing Consultant, Site Engineer and Traffic Consultant and was accepted with considerable change after review. Provisions have been made for bicycle storage and street safety in our site plan.
Myth - Affordable Housing developments have a reputation of being poorly run.
Fact - To assume that the Y will manage its property in any other way than as a first-rate operation ignores the YMCA's record of facility and housing management:
- The Y is the owner
- The Y is the manager
- The Y is the primary abutter
- All families will be involved in the Y
- The Y can select who it chooses to live in its housing
- The Y can choose to remove those that do not follow the rules
- The housing will be desirable and the waiting lists long.
- There are sufficient funds for first-rate maintenance.
- The YMCA's track record with it's 5 affordable housing developments is exemplary.
Myth - The units will only attract the poorest of families.
Fact - The vast majority of units (a minimum of 38 out of 48 units) will go to the following income levels (2006 eligibility levels, levels will be higher for subsequent years)
1 person household - $34,740/yr
2 person household - $37,720/yr
3 person household - $44,640/yr
4 person household - $49,620/yr
Many of those served will be seniors, entry level town employees and young families.
Myth - New families to the Ipswich community will overrun the Winthop School.
Fact - With:
- 12 1 bedroom apartments (primarily for eligible seniors)
- 24 2 bedroom apartments (maximum 24 children)
- 12 3 bedroom apartments (maximum 24 children)
- 1 residents manager (1 adult)
The maximum children in the complex would be 48. With at least 50% of the families already living in Ipswich (it is the Y's choice to select eligible families) a maximum of 24 new children will be served. Since this sample should range from 0-18 yrs of age, a third should be 0-5, a third 6-10, and a third 11-15. That would mean a maximum of 8 additional students to the Winthrop School, a school that has declining enrollment.
Myth - The buildings are too large and too ugly.
Fact - The project's architect is Chris Doktor of Olsen, Lewis, Dioli & Doktor - a well respected local architect with a well respected local firm. He is, in fact, the same architect who designed the very well received Ipswich YMCA. The building adheres to all the smart growth points contained in the Town of Ipswich's Master Plan. The design is complex and intricate with great detail, all to minimize its size (see artist rendering). The landscaping will provide a rich green buffer to the street.
These are the facts. Our intent is that it tells a compelling story about a project that was well conceived, thoroughly reviewed, substantially revised and completely permitted by all Boards and Commissions charged with its review.
Click here to reach the YMCA with any questions. Be sure to give your name and phone number and we'll be happy to contact you.