HomeMy WebLinkAbout2011-07-05 Planning Board Supplemental Materials (58)
North Andover
Continuing Care Retirement Center
1275 Turnpike Street
Proposed Change Reason/ Purpose
Single Building Entrance Will allow better facilitation of programming
space for residents and staff around one core
area; change will eliminate setback variance; may
reduce impervious surface.
Expansion of subterranean Allow for more activity area adjacent to first floor
common areas entrance and a more vibrant setting for guests
and residents upon entering the community. The
rooms will also have more appropriate
dimensions for better programming. This space
will not be expanded outside of the approved
footprint of the foundation, will not have any
architectural change to approved plan and will
not impact storm water management.
Moving exterior walls in and out Current plan has living spaces which are too deep
slightly to create better in-unit and bedroom spaces which are too shallow. We
living spaces propose slight shift in these areas to create better
layouts for resident use. The shift will also allow
for larger showers. The change will have a
negligible impact on elevations.
Maintaining building height but We would like to have some flexibility to allow for
altering slope to allow for higher higher ceilings in some of the common areas
interior ceiling heights which would allow for a more gracious and
elegant appeal as well as better lighting. We can
accomplish a slightly higher floor-to-ceiling height
without any increase to the total building height
by reducing the slope of the roof slightly.
Stepping back the elevated floors to If upon redesign of internal programming, we find
shorten length of hallways and we have a more efficient plan, we would like to
improve building aesthetics possibly step the upper floors back so that
hallways are shortened. This would be a benefit
to resident and staff alike. The stepping back of
elevated floors would have no impact on the
approved footprint and would make the building
appear smaller in scale.
Change of unit mix (IL vs. AL) We may propose shifting the mix between
IL/AL/ALZ based on the demands in the market
and redesign of interior programming space. Our
proposal may consider a higher number of AL/
ALZ units and a slightly lower IL unit count which
would reduce the total parking requirement.
Potentially changing total unit There are some one bedroom apartments which
count (plus 5-10 units) to avoid we believe would be better served as studios
significant number of 1BR or shared especially in the Alzheimer’s program where
units larger apartments are not conducive to residents
with cognitive impairments. As a result we would
like to divide some 1BR units into two studio units
which may slightly increase the unit count under
the current approved plan.
HVAC We are proposing a system of thru-wall cooling
and heating units which is typical for this building
use. These units will be placed directly under
apartment windows however will blend into the
siding with appropriate coverings. Furthermore
we would propose to locate some mechanical
units for common area HVAC in a roof well at the
rear of the building. This will allow for a lessening
of noise compared to placing these units on the
ground near residents’ apartments. The roof well
will not be visible from the front of the property.
Parking The proposed changes to the IL vs AL unit mix and
the additional units created by dividing some 1BR
units into two studio units will not create a
parking requirement greater than the number of
spaces provided under the approved plan.
Currently the approved plan provides for 97
parking spaces. The approved plan calls for a
requirement of 74 based on current unit mix and
unit count. Our expectation is that our revised
plan may create a requirement of 75-80 spaces,
well under the parking spaces that will be
provided.