HomeMy WebLinkAbout1997-08-20 Decision SPR-Student Residence • JL OW 11 o S�[l/{l{l+�'L/h� nvfove
COMMUNITY
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SERVICES
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Drreetor
NOTICE OF DECISION
Any appeal Shall be filled �_ aaocr�n
within ( 0) days after the
` date of filling this Notice , `.
in the Office of the Town c.} Ch
Clerk.
DaW Luqust 30, -1997 . ,..
Date of Hearing August �j Augu8t 19, 1997
Petitiion of 315 Turnip ke Street" (Merrimack-CpjtcQe)
Premises affected ' II _~„rnpi k- Str al 4.Mer.rj Wa Ck CQ1�cc�pJ- -
Referring to the above petition for a special permit from the
requirements of the NQiL h Andover Zoning B7,!-Law Spr_`t i rin 8. 3 {.�nP.0 j a 1 3p t;p.9�t L
so as to allow to 1=struct" a 75,000 SE masonry & steel student: residQnce.
After a public hearing given on the above date, the Planning Board
voted to APPROVE the Special permit- site plan review
based upon the following conditions-,
fined
Director of Public Works Ric#-arc€.. .=Rowan, Ch Erman
Building Inspector Natural esourcelLand Use Planner Ali.son Lescarbeau, V. h irr�an
.........__.
Health Sanitarian
Assessors Jp.1in . irrrons, QIjerk
Police Chief
Fire Chief Rir-hard Nardeila
_....... .....-..............................
Applicant
Engineer .10seph 1f_Mahoney
File
Interested Parties Planning Board
C0'q- ..QVA77nM 6ASS-9S3n TfiFA�,'-H 6e1t.Q3eq K,114N1hJG &RR-9335
-town 0 orth Andover
01--nCE OF
COMMUNITY DEVELOPMENT T AND SERVICES
30 School Street
Noah Andover, Mzssachoctts 01$45 � ��•.,o-. "
�Jirec�or
September 20, 1997
1
Ms- Joyce Bradshaw
Town Clerk
120 Main Street
No- Auidover, MA 0184
Re: Site Plan Revie l31 'rurnpike Street (Merrimack Collage)
Dear Ms. Bradshaw,
The North Audover Plana ng Board field a public hearing on Tuesday evening, August 5, 1997 at
7:30 p-m- in the Department of Public WOTks C oafe'ence Roorn, upon the application of
Merrimack CoIlege 31 5 Turnpike Street, North Andover, NIA 01845 requesting a special permit
under Section 8-3 Site flan Review of the North Andover Zoning Bylaw. The legal notice was
properly advertised in the North Andover Citizen on .duly 16 & July-23, 1997 and all parties of
interest were du€fir notified. The following members were present- Richard S. Rowers, Chairman,
Alison Lescarbeau, Vice hair-man, John Simons, Cleric, Alberto Angles, Associate Member and
JGseph V. Mahoney. William J. Scott, Director of Community Development was also present.
The petitioner was requesting a special permit to allow for the constructlan of a 7 5,000 Sf
masonry & steei student residence, 'l he locatiou of the project is 315 Tumpike Street (Rt,1 14)
and is in the Residential - 3 ( ,3) Zoning DistHct,
Mr. Simons read t€re legal entice to open the public hearing. The proposed project is for two
residence halls to be constructed on the grounds of Merrimack college. John Hollywood,
architect, way present and stated the stracturi�s will house 300 students and 2 resident advisors-
The proposed plan shows one building facing north and one west, located sor'cewhat over the
existing parking area which will result in a loss of 70 parking spaces- The campus presently has
1,561 spaces, which is adequate, but 70 will be eliminated. A new parking policy stating that
fiireshmtm cannot have vehicles on campus is b6ng instituted for fall of 1998- The College is
seriously thinking of prohibiting sophornoTvs from having ve€ lOes on campus- There. is a shuttle
bus program available now- The proposed building and walkways frame out a quad or courtyard-
Utility and sewer €fines will be relocated- Wmimack College has been working with the Town of
And ovcr in an effort to resolve the broader drainage issues that are caused by water from the
College impactiFig Andover properties. The applicant was told by the Board they will need to
provide a letter from ari appropriate Andover official indicating this- The applicant has supplied
CONSERVATION &U-9534 HEALTH 6"-954fi cy(4Uq4TNC} 688-9535
{
drainage information to Cofer& Colantonio for review, The College receives its water supply
from the Town of
Andover. A gtmtleman from the College stated that dufing the fall a general agreement should be
reached with Andover regard irig the drainage, and construction should begin in the spring of''98,
The Board is looking for assurance that the College is working with the Town of Andover on the
drainage and once again the applicant was told to provide a letter stating such and also stating
that the Town of Andover is is Favor of the Town of North Andover proceeding with the Site
Platt Review process- The applicant has an application before ZBA for a variance regarding the
height ofthe buildings- Mr. Simons asked if the roof is pitched and was told "yes" and it will be
made of asphalt shingles- A site wally is scheduled for Wednesday, August 13, 1997 at 6.-00 BM-
Everyone will meet on the Ash Residence area of the College. Discussion continued until the
fI 9f97 meeting.
The North Andover Planning Board held a regular meeting on August 19, 1997- The following
members were present; Richard Rowen, Chairman, John Simons, Clerk, Alberta Andes,
Associate Member, Richard Nardd[a and Joseph V, Mahoney - William I Scott, Director of
Corr munity Development was also present,
r- Rowen stated that he has seen and walked tN-, sits and has no major issues. The Zo6rig
Board-of Appeals has granted them a variance- Mr. Coppola stated that they are going to prohibit
freshman parking on the campus. Mr- Coppola stated that by doing this it eliminate about 400
cars. The Director of Pub Iic Works of Andover submitted a letter to the Board stating that the
College has been working with therm on solving any drainage problems. r- Nardella stated that
he had visited the site and saw no issues, r- Mahoney asked if the Fire Department had any
issues. Mr- Scott stated that they have no major issues.
On a motion by Mr. Maloney, seconded by Mr. Simons, the Board voted unanimously+ to close
the Public Hearing.
On a motion by r- Mahoney, seconded by Mr- Simons, the board voted unanimoudy to accept
the draft decision as amended.
Attached are the condition,
Sincetely,
Richard - Rowen, Chaff-man
North Andover Planiting Board
15 Turnpike Stmet Merrimack College
The Planning Board Herein approves the Special Penn itlSite Plate Review for the
renovation ofthe site and building located on the campus ofMerrimack College at 31
Turnpike Street in the Residential Business -3 Zone , North.Andover, MA 01845
requested this Special Perfr�t. This application was filed with the Planning Hoard on July
7, 197.
1
The Planning Board imakes the following findings: as required by the forth Andov4.r
o2ung Bylaws Section 8.3 and 10.3
FINDINGS OF FACT;
L The.�pecifiq site is an appropriate location for the project as it is located in the
l esfdentfal-3 district along a major roadway, surrounded by the Merrhmek College
m-npus and other residents;
2. The use as developed wjl~l not adversely affect the neighborhood'as the proposed use is
an accoitunodation for students that will reduce vehicular trips to the site;
3._ There. will be no nuisance or serious hazard to vehicles or pedestrians;
4. The landscaping approved as a part of this plan mucks the requirements of Section 8.4
of the North Andover Zoning Bylaw;
5. The site drainage system is designed in accordance with the Town Bylaw
requirements, farther a letter is on fk from the Andover DPW Director indicating the
College, is Cooperating with the Towi'i ofAndover in the development of an overall
drainage plan;
6. The applicant has met the requirt rments of the Towle for Site Piaui review as stat€d in
Section 8.3 oftlie Zoning Bylaw;
7. Adequate and appropriate facilities will be provided for the proper operation of the
proposed use,
Finally, the Planr&g Board finds that this.project generally c:ompi s with the Town of
N orth Andiawr Zonuig Bylaw requirements as listed in Section 8 35 but requires
conditions in order to be fully in compliance. -The Planning Board hen-,by grants an
approval to the applicant provided the following conditions are met-
i
SPECIAL CONDITIONS-
1. Prior to the end orsemeat of the plans by the Planning Board, the applicant
must comply with the following conditions:
a) The following infiormation must be provided to the consultant and to the
Planning Department for review and approval and the appropriate clianges
1 made to the lams;
i) Written confirmation of the restriction on proWbitio-n ofon-site
vehicles for first year students.
B A bond in the amount of $5,000 dollars shall be posted for the purpose of
imuring that a fin l as-built ]elan shoving the location arahi on site utiIifies,
stnictures, curb cuts, parking spaces and drainage facilities is submitted.
Thc baud is also in place to insure that the site is constructed in accordance
with the approved plan. This Lund may be in the form of a check made out
to the Town of North Andover as acceptable insurance Bond may be
substituted for the check.
i) A construction schedule shall be Submitted to the Planning Staff for the
purpose of tracking the construction and infayrruig the pubic; of
anticipated activities on and offthe site,
2. Prior to the start of the constructicon of tine structu res ,
a) The Phmning board must endorse the final site plan mylaus. Three 3
codes of the endorsed plans inust be delivered to the Planning Department.
b) This decision must be ree orded at the Essex North Registry of Deeds acid a
certified copy of the decision. delivered to the Pkuming Department.
c) Any and all inforrrration regarding the permitting with the Massachusetts
Highway Department and Ma.,;sachuset(s Fn.'vironmental Policy Act
{MEPA) roust be provided to the Planning (office for coufrrf ion of
receipt of the necessary approvals and or waiver's.
3. The applicant's contractor shall insure that the construction of the facility
w fli aot cause tindue nuisan" to adiacent husinesses. Methods such as the
following must be employed-
a) Comilruction shall not begin prior to 7:00 ain and shall cease at 8:00 p
r or exterior work , and may continue to 11:00 PM for interior work.
h} Construetion shall be united to wee Ways, Monday through Friday during
the above hours. ons"ction may occur on Saturday daring the hours of
7 am to 5 p.m. to facilitate a shorter construction period.
c) Dust mitigation methods such as site watering to insure that dust does not
leave the site during construction shall be implemented,
4. prior to FORM U verification (Building Permit isst ice):
L
a if necessary a copy of the Highway Access Permits) from the
Massachusetts Highway Department must be submitted to the Pls nnhig
Department. if the permit is net necessary then a letter confirming such
from the appIicant will be required.
5. Prior tag verification of the Certificate of Occupancy:
a) The applicant must submit a letter stating that the building, signs,
landscaping, lighting and site layout substantially comply with the plans
referenced at the end of this decision as endorsed by the Planning Board.
b) The Planning Department shall approve all artificial lighting used to
illuminate the site. All lighfing shall have undergromid wiring and shaN be
so amariged that all direct rays ftom such lighting falls entirely within the
site and shall be shielded or rec sed sa as not to shine upon abutting
properties or streets. The PLanni€ig Department sha]] review the site. Any
changes to the approved fighting plan as inay be reasonably required by the
Planning Staff shall be made at the owner's expense.
d) 11e binding must have commercial rove sprinklers instaUed in accordance
with a design approved by the North Andover Fire Department.
. Prior to the final release of security.
a) The Planning Staff shall review this site. Any site screening as nmy be
reasonably required by the Planning Staff wffl be added at the appfliKmt's
expense.
b) A Torsi as-built plat showing the location afaU on- site uti11tie�, structures,
garb cuts, parking spaces and drainage facilities must be subr6tteci to and
reviewed and accepted by the Planning 8 to 'and the Division ofPublic
Works.
7. ARy stockpiling of materials (dirt, wood, comtruction material. etc.) must be
shown on a plan mid reviewed and approved by the Planning Staff'prior to the
stockpiling, Any approved piles inust ren ain covered at all times to in imi rye airy
dust problems that may aeon• with adjacent properties. Any stock piles to remake
for longer tham one week must be fenced off and covered.
S. In an effort to reduce noise levels, the applicant shall keep in optunian working;
order, through regular mahitenance, any and all equipment that shall emanate
sowids from the structures or site.
10. Any p ets, trees or shrubs. that have been hicorporated into the Landscape Plan
approved ki this decision that die within one year from the date of planting shall b,
replaced by the owner.
11. The contactor shall contact Dig Safe at least 72 Hours prior to commencing any
excavation.
12. Ga3, Telephone, Cable and Electric utilities shall be installed underWoimd as
specified by the respective uffity companies.
13. No open burning shall be done except as is permitted during bumi g season under
the Fire Department regulations.
14. No underground fuel storage shall be installed except as may be allowed by Town
Regulations,
15. The provisions of this conditionA approval shall apply to and be binding upon the
applicant, its employees and all sucecssors and assigns in interest or control.
16. Any a tion by a Town Board, Commission, or Department, which requires
changes in the plan or design of the building, as presented to the Planning Board,
may be subject to modii'ication by the Planning Board.
17. Any revisions shall be submitted to the Town Platter for review. If these revisions
are deemed substantial, the applicant must submit revised plans to the PIMuii.ug
Board for approval.
18. This ial P unit approval shall be deerned to have lapsed two }years, which small
be on , front the date tht penTn t is granted unless substantial u6e or
constru Lion has commenced. Substantial use or c onstruaion will be deteTmiued
by a majority vote of the Pl{rning Board.
19. The following information shall be deemed part of the dtecision'
0. Plan.criliticd: Site Plan Revicw Set
Merrimack Col legc Student residences
Forth Andover, Massachusetts
Prepared for: Mil rrimack Cohcge
315 Turnpike Street
i
North Andover, Massachusetts 01845
Prepared by: Sasaki & Associates Consulting Engineers
4 Pleasant Street
Watertown, Massachusetts 02172
Scale: 1" = 01
Date: .Tune 13, 17
Sheets- 1 through 9
cc. Applicant
Assessors
Building Inspector
Conservation Admkistrator
Director of Public 'Works
Engineer
File
Fire chief
Health Administrator
Planning Board
Policr Chief
f
"Yown of North Andover
VA
30 School Buse#;
Memorandum
To. File
f
From, William
r mend , rat W Decision, to mover' on ' 'fi
Date. September 16, 1997 7
M
This memorandum shall correct the decision for Merrimack.k College by deleting
the requirement as indicated in item, 2. , and moving the exact language to
create item 5 e. The purpose of the move is to allow construction of the facility
but not occupancy until the traffic issues are, identified as being resolved.
,C)NSER AIION 689-9530 HEALTH figg-9540 K,,ANNIN(! 05�1,r.95351
