HomeMy WebLinkAbout2014-10-07 Recorded Decision SPR Town of North ndover �PK SE&Fr_��
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North Andever,Massachusetts 01M AN-DOV R
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NOTICE OF DE IS[ N
STTE PLAN REVIFW
A-ny appeal shall be faded
within {24} days miter the
date crff i€ng this notice in
the office of the'Town ClerIL
Date: October 7,2014
Date of Henri ags: Aubrast5, 014; August 19,
014; September 16, 2014; Cctobc�r 7, 2014
Date of Decision: 00ober 7, 2034
Petition of-. Merrim ick College
315 7%inmpike Street 11 Fls is t i i�ar fy hat€a Tity{20}oays
i ortlk Agdavcr,MA 0 l 8 k5 have elapsed from dale of dedalon,filed
vAlhout MIng of an appeal,
Date . '$o6E.
Promises At'feeted 315 Thmpiko Street Joyce A.Brad~
Town[dark
Assessors Map ,Lot l:�
North A"&Ver,MA.01345
`he above,petitions for a Site Man Review Special Pemiit is in accoRfmce to the icilkiirei�xrsj:s of tie rN011?
Andover Zoning Bylaw,Sections 8.3, 10,3, ]0,31 aiA MGL CAM,Sec 9.
This petition is to allow the cons'tnjctjon of four new residential bnildings and a s[ildelit c 01nmuns
bi lding on are approximately 4.5-acre site along Mahe rt}+ Road, Rocks Ridge !Road, ati tyre Sakowich
Calnpk�s Ceiit,T. Ille rosidencos are dcsigneri as tWo to three story buiIdings aowmmodating a total of
approxhilateiy 351 student beds within approximat,-ly s 1,000 squarc feet- Me student cokzrmons btailding
is proposed as: a three, story buiidi lg ai=uimodatiog nppro im[itely 19,oco scjuaire feet of sttldetit life
space irkcluding a cafe, shady lounge, iit�kess center, shident activity space, acadernie, center, function
roam, and/or o�ic-e , The site is located within the Residential-3 zoning disirict- OnlY two of Ow four
residekitial buildings are lacatcA within the Town of Noith Andover, the mmaining two reside�ltiarl
buildings wid the student coitmims building are within tlke To►ai of Andrvcr.
Alter a public; hearing given on the above date, and upon a motion by David Relingg and 2nd by Lynne
]Zudaiclfi, tk Planning Board Approves the Site Flan Review Special hermit as anieaded and based upon
the following conditions.Vote was taganinicills in favor.
Oxi behalf of the Now, Mover Pluming Board
John Simons, Clrai
l&chael f`olantoai
A: 'K5T: Mvid Kellogg
A1�ue Copy Lori l c'Slmr y
f,ymte Rudnicki
Town Cferli. Pe,tur Boynton
7owia of North Andover
Site P wi Re�iow 3pocial Permit-•315 'Tirtupske Strcct
October?,203 4
pI&u1i.i19.130nrd'bemin approves the Site flan Review Special Porrait for flye construction of four now
residential buildings and a student eo=otts btrilcling on aF� approximately 4.5-aom rife along Flaher�y
Road, Rock Ridge road, and the Sakowich CampW: Conger. Their•csiclenc-s are designed as hyo to three
story buildings accommodating a total of 351 sWdent beds within approximately 81,00 square feet. `)='lie
studoilt commons building is proposed as a three Mory building acc�odati approxinlaftl 19,000
square feet of s;(udeiit life space including a cafi, audy lounge, furless Center, strident activity space,
function room, and offwcs. The sito is located within the Rcsidential-3 ;coning dirt iO,
The application was filed with the Plaa niug t3oarcl on July 14, 20I4. The Public Ilcaring on the above
teferenced application was opened on August 5, 2014, atld closed by the North. Andover Planang Board
on Dctobcr 7, 2014, The applkant submitiod a conkplefe application, which was noticed and reviewed in
accordance with ,section 83, 10.3, at)d 10.31 of the Town of 114orth Andover 7oaing Bylaw and MG1,
C_40A, Sec. 9.
-ne Planning Board makes the R)Ho iFrg fmdings as required by the Forth Andover Zoning 13yla s,
Sections 8.3 and 10.3:
TI_INGS OF FACT.
l) The project is considemd an educational nee, and is srrl�1cc! to P41Crt. Lapter 40A, Sectiooy 3, uliaervwise
known. as the "Dovet AmetidynLnt". As such, the Planning Board's authority is limitcd fo reasonable
consideration of s-[ru m busk, Wacture height, yard silos, lot area, setbacks, opCII space, l arlciug, and
building coverage.
2) The specific si€e is an appropriate ]oration for the project m it is looted in the sidential,3 :,ono and
.confbmg to both the,use and dimensioual requirements of this distri f.
3) For the portion of the project fronti,3g Rock Ridge Read,the applicant has agDed to provide a sufficicgt
vtgetated buffer, fencing,pedestrian-scale iighting,and an aces-road grate.
4) 'Ilia prrtjcct impt'o'+cs the walkability of the Metriartack Collego artzr. 'Ilia applicant has dr mcnstinfcLl
consideintion of site safety for pedestrians,set-vice vehicle Movement dOlively vehicle routes,cmcrgency
respon&L. access,and handicap access.
5) Adquate and appropriate facilities will be proved d for the proper operation of the proposed rise, the
project intends to rise the 'R)wn of Andover's se ago and wager. Should the applicant seer water or
sewage connection to Norffi Andover in the future,the applicant will work#hrnugh all appropriate town
departments aid board authorizations,
6) The Special hermit Granting Authority makes a specifio fiind3 ag that the: use is in harmeny with the
general polpose and inteat of thc,7xming Bylaw.
7} The proposed project is a result of disemk ions watt the Planning Bcgsrd, Plauning Staff", at.1d outside
consultamts with respect to parking, site design, grading, landscaping, and storniwavz management.
The resulfitig proposal limits potential r`mpacfs oti neighboring m'sidents.
8) The Tows of Forth A.udover Building Departinetal has reviewed the pmNsal, and r>r7;ade a deteam i nation
that the praj t as iii compliance with applicable zoning regulations.
9) A pu>tdm of this project is in the Town of Andover. The portion of the project wigiits jkil'isdiction oft1
Town. of Andover has been i evk ed and approved by the town of Andover Plaanmg Board m a
Town❑Morth Andover
'Site Plan Review Spec€a1,Ye it-315 Turnpike Street
October 7,2014
decision dated September 24, 2014.
Finally, Vic Planning Board finds that this project geneirally complies with the Town of Noah An&YVCr
Zoning Bylaw requv-eraents as Ilsted to Sention S.;l,bttt requires conditlow in order to be filly to uoinpliance.
The PWniag Board Merely grants an approval to the Applicant f,r< Mded the following s} cial coadhions are
MCA.
PERMIT DEFUil T ONS:
A) The "Locus"refers to the approximMely 4,5 acres of Land with fronting on Flaherty Road and
Rock Ridge load,as showa on Assessors Map 24, Lat 13,
1B} The"Plans"refer to the plans entitled "North Campus Dvvi'loprnent", dati±d July 7, 2014, and
revi8cd September 25, 2G14, consisting of sheet C-I tlfrougli C-9 and sheets 1,1 through 1,2,
and Prepared by Vanasse Haugoa Bius#lin,I,nc. ( 1IB), 101 Walnut Stret P.O.Box 9151
WaWrio►vn, MA. 02471.
} Tbr,"project''refers to the consMiction of four now resideufial buildings and a student commons
building on au approximafeIy 4.5-acre site along 1"laheityload,luck-Ridge load, and the
Sakowich C.amptis crifer:rhe residences are desiped as two to th=,r. story biiildia s
ac-c,Dminodating a total of 351 student heels within apProxiruafely 81,000 square feet.Tltc student
coo ails building is proposed as a three story building accm muodating approximately 19,000
square Rnf of student fife space includin a cafe, study lounge,fitness c(,nter, student activity
Npace,function room, and of ovs.
D) The"Applicant" refers to Merrimack C'oHcgo, the applicant for the Sife bran Review Special
Permit.
E) Ilie "Froimt Owner"t'efers to the perso i or(ufity holding the fee interest to the title to thx;Locus
from time to time, which can include but is not limited to the applicant,developer, aitd av47ier_
SPECTAT,COrrDMONO:
1) PRIOR TO ISSUANCE OFAB UILLDING PERMIT
A) The f lans and this Notice of Decision must be recovded at the North Essex Regi siry ofDeeds_
Two(2) copies of the sigai d and swoe -dcd plans and Notico of Decision Waist be delivenA to the
lnwa nh2g Depa ieut_
B} One paper and one clwtrorxic copy ofthe decision mnderred by the Towti of Andover pl$wiftig
Board for this project.
C) A cansbuction sohcdule shal l be,-mbmhled to the Plam ng Department for the purposes of
tracking the construction find hiforming the public of anticipated activities mi-site.
D) A performance Guarantee bond in the atuount of$5,000 shall be posted for the purpose of
imurinp that the site is constructed in accordance with the approved plan aad that a final as-built
plan is provided.
E) The appliomf shall designate art independent construc#ion monitor who shaU bi, chosen in
consultation with the Plauain,g Dapartment. Tbz monitor will oversee the consfraection to ensure
that the site:is built according to plait. The monitor shall matte inspections of the project and file
3
Town of North.Andover
Site Plan Reyicw Spmial Permit—315 Turnpike Street
Gctabcr'1,2014
monthly reports to the Planning Department throughout the durai�on of the,project. The fi-equency
of h3,-pectiow may be adjrtsted is coordination with the Town PWtjor bascxl can the construction
phar�o and weather conditions - The ruporls shall detail areas of non.-compliance with the approved
Mans, and any correcti +c-aclians taken.
2) PRIOR TO START OF CONSTRUCTION
A) A pre c l)Aruction site nfeeting shall b#:held with the applicant, contra,ctor, Harming Department
representative, attd independent construotioa monitor.
B) ExiEding trees that will remaui in tlfe laa&d fged area are to be marked.
3) DURING CONSTRUCTION
A) `1 ho construction cWmotur shall employ all available best- .axxagcmmt-practice. for tiro c:ontrol
of dust, iuehiding but not Iinkited to watering,planting, stabiliaatinn,track-out:shaker plates,
and/or stockpile coveritgs.
B) Any iaydowu areas must be shown on a plan and reviewed by fife l'lamiing Dep$rtrnent.
Stockpiles must be,appropriately stab iIi7,ed;gndlor coveted_
Q It shall die the responsibility of the applicant to assurc flat no erosion groin the co traction site
shall occur wlu ob wih cause de-position of soil or sediment upon adjacent properties or piAbl_ic
ways,except as naTm,,diy ancillary to offs-silo construction. Djsc very of off=site ero zian will be a
basis for the flaaniag Bow d to mako a Fmding than the project is not in comp]iatcc with the
approv Plans, in file event Uff-site eresiork zs discovered as a regJt of construction activity,the
Planning 13oard shO give the applicant written notice of any sTioh fuiding with ten (10) days to
provide evide�r4c of corrective-anion.
D) In an effort to r uce noise levels,the applicant or canlractor shall kee13 in optimum working
order, du-ough reguhir maintenance,auy and all equipment that shal l emanate sod n&;from the
structures or site
4) PRIOR TO ISSUANCE R A C)I RTIIr`)iCA.']f E OF OCCUPANCY
A) The applicant must submit a letter from the aemhik ut and engineer of thcc project stating that tho
landscaping and site layout substafttially wmplies with the Platks referenced in t#fis Notice of
Decision as endorsed by then Planning.Bowd. A ltcrnatively, the app]is it may provide a bond,
&-termined by the Planning Board?to cover the full amotuit of the landsrraping materials and
installatioik if weather conditiixis do not pennit the completion of the landscaping prior to use of
tbo building.
$) The Plan Wing Department will review the site; a33y soreeniag as may be reasonably rcc]u im-d b
the Planning Staff will be added at tlic Project Owner's expense.
5) PR TOR TO THE RELFASE OF ALL SECURITY AND ESCROWED ADS
A) Me applicant 2.bali submit an as-built plan stamped by a Registered Professianal agineer in
assachu afts that shows all cunstyuction, site design,including storku wator structures and other
pertinent site Mures, One paper copy ar d one electronic copy(PDF)shall he submftWd to the
`I`own Planner.If over 1 y has elapsed f em the,issuance of the Certificate of Occupancy,the
applicant must submit a;5eoond letter from the architect and cn&mr vedt ing that the
4
Tiwpm of North AndoveT
Site Plan RC; V ew Special Perm it—315 Ttuupike Street
October 7,2014
laudscTing and life layout siabsfxnfially complies with the Plans referenced itA this Notice of
Dcci lion as eudorsed by the Planning Board.
13) The Punning Board musf by a 3najority vote,make a finding that tbcc site is in with
tba approved play.
i GENERAL ERAL CONDITIONS
A) The provisions of this corOilional approval shall apply to and be,binding upon the applicant, its
employccs, Land all successors mid zjssigus in interest or cotttroi.
B) The cnrztmetor shall conf act Dig Safe at leaA 72 hours prior to comttkcnccing any excavattou.
C Gas, telephone, cable, and electric utilities sIwll be in4allud undergtound as specified by the
Pnj=five utility eompanies.
D) Tbc hours fog couslructiosj shall be Iituited to betwucn 7:00 a.m. and 6,00 p.m. Monday fhrough
Friday,and between 8'00 a,m. and 5,00 p-m, on Saturday. luterior construction within the
structures Once holly encloswd shall be regulated by fhe Inspector of Buildiags.
I ) No open bunt ing shall be done except as is pernn ittcd d tiring burning season under the North
Andover Fin:Oepaxhi=t reguliEtiions.
F) Any Diction taken by a Town Board,Cotntuission, ojr Departinent which YN fires changes in the
plan or design of the building,as presented to the Plan tiing Board, muy be subjcef.to mod ifll tafioat
by the Plsing Board.
G) This Site Plan Review Special Permit shall be deemed to have lapsed oit October 7,2016(two
years from the approval date), exclusive of the tiro recluired to pursue or await determination of
any appeals, unless substautial use or constalc:tion has commenced wiles said two-year period or
for good caxtse.
11) The applicaM is hereby notified that should the applicant disagFee with this dc6siun, the
applicant has the right under MGL Chapter 40A Section 17, to appeal this decision within tkvcnt
dayN a1tev the date this decision has been filed with the Tows ChA.
I-} Any revisions shall be,submitted to the Town Platiner for review. Ifthese revisions are dimmed
substantial, the applicant must.submit ir(-vised Plats to the Malin hig Beard for rc view and
approval.
J) The following i0brimation shall be deemed pat#of this decision:
Pins TitM, Korth Campus BevelopaLmt
315 Turnpike Street
North Agdover, MA 01845
1'reparcd for. Mmiinacic College
315'Fu nipike Strad
NoithAndover,IAA 01845
Prepared by- Vanasse I Tat ca DiTm li€a Inc. (VHB)
I 01 Walnut Street, F.O. Box 9151
5
. . . '1,yn of wow Andovu
Site P m Revi,2 SPP.Gial eumit—]S Iurt Steet
oaeral4
Water» MA 02471
Sit !'=2V
Date. July 7,2014', ReVa� Septema2 25,2014
Sheets; C I-C9,t\t2
CC: Di c or of P b! e Works
Conservation kdmfRtrd br
Drabiage Coijmhmjt
Planning Board
Police C kF
Fire Cad
Alit -
kT�ncer
F,Q
6
Site
Plans
Asstxd for Local Apprfi vats
Date lesued. Jul;'J,204
Lanmt15€uv.; Svptemberl5,2014 II. ort Campus Development
. — Merrimacic Colleae
Andover, Massachusetts
Number or%Witi ITH o Lnrcu lrg�ir
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