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HomeMy WebLinkAbout2022-06-09 WAIVER SPR Merrimack College • Town of North Andover Office of the Planning Department7 F , Community Development and Services %vision 120 Main Street North Andover,MUsachuseW 01845 , NOTICE OF DE, I IO1+1 SITE PLAN REVIEW-wAIVER Date: Jime 9, 2022 Date of Meeting: June 7, 2022 Date of Decision: June 7, 2022 Petition of: Merrimack College 315Turnpi€oe Street North Andover,NIA 01845 Premises Affected-. 530 Turnpilm Street MA.,Assessor's Map 25,PAreel 64 ID TORY AND BACKGROUND On June 2, 2022, the Applicant submitted a written xequest for a Site Plan Review Waiver with respect to interior rcnovations of the existing 14,650 gross square feet G 1) Collegiate located at 530Tu pike Street, 530 Turnpike Street is one of two buildings on the 510/530 Turnpike Street P cel, which is zoned anei 1311siness, and has historically been used as office, educational and retail space. Mcrrirtrack College has leased space at 510 Turnpike Street for dmost eight years prior to recerxtly p-urehasing the parcel. The College is proposing to ron.ovate approximately 14,640 G F into more modern, hands-on learning space for civil and mechanical engineering aTO fzther the educational mission of the college. The proposed building program of the n-,novation includes transfoi-min the cur�enkjy vacant, fbrmerlY retail space, into updated academic space that will include two 32-person classrooms, a geotechnical lab, materials and mechanics lab, e vimnmental science lab, robotics lab, fabrication shop, student innovation space, student lounge with computer stations and student advising offices. LNGS OF FACT O On May 3, 2022, the Applicant aft ended a Planning Board meeting to existing conditions for 510l53 0 fumpike, Street, provide an overview of the C~ollege's existing use of 510 Turnpike Street, and an overview of their proposed use of 510/ 30 Turnpike StTe-et, On May 11, 2022 the Applicant attended a Technical Review Coniroiltee (TR meeting, • The Property is within the General Business i GY13) Toning District and the Building Inspector, PaIA Hutchins, deemed the use to be allowed as the use is religious and educational. He,has also aacepted tho submitted parking study for the use proposed. The, lire Depai neat, police Department, Clerk's office, and Planning Department provided feedback to the Applicant during the TRC mieetin& Mcrrlmaok College, 530 Turnpike Street. Map 25, Faroe154 Site Plat Review Waiver—Engineering School Page 2 of 2 Referring to the Oove petition for a Sit, Plan Review Waiver axed the requirements of the North Andover Zoning Bylaw, Section 195-8.11.C,the Waiver is granted based on the foUawing information: * With the inclusion of the Conditions below, it is the opinion of the Planning Board the new use and alteration of the existiig stradure will not have a significant impact both within the site and in relation to adjacent properties and streets, on pedestrian and vehicular tnLff.G,public services and infrastructure, environmental, unique and historic xeso cm, abutting properties, and community needs. DECISION Ater discussion at the.tune 7, 2022 Planning Board meeting and upon a motion by I Simons and end by P_ Boynton to APPROVE a Site Plan Review Waiver, with the following; conditions impose& The vote 5 -0, unanimous in favor of the applicaiton. C ONDITIONS One year after the issuance of a Certificate of Occupancy fox 530 TI'Ixnpilce (Teet the Applicant shall conduct a parking analysis and present a Parking Utilization Report to the Planting Board. Shuttle service will be provided to and from the main campus. All rcquired approvals frorn the applicable aothorities (lac:al, state, etc,) shall be obtained, * The required rwecurniiig inspeolimi conducted for Palmisano Hall located at.315 Tampike Street by the Building Department and Fire Diepartment shall continue in the fixture, for 530 Turnpike Street. f z Jean EmIght On bobalf of the North Andover Planning Board Bitan Goldberg,Chairman Kelly Cornier Peter Foo ttoit Alissa T cRmig John Simons IN \ \\IU 0 \\\ "77, I-h ,-: vv 11011am: d"s ui,njL \ \ i ol:S,x \�I�i"lin, IN""M IS \\ �%Av VwAA ' U, le, N a� mar Ay <y An� 1 5 0 TURNPIKE STREW — EXISTING NDITI N 10 Turnpike Street 2-story Approx 20,000 Office suites `®: l In the past, Merrimack has 1A jiv \ nd Development & Alumni WV F-1 Relation . 4 Off Ice spites have rentaI INNER. �, � �. '� ten a nts us ing them ntly. WE 530 a O Turnpike Street gp- \ _ -stork' r Approx. , Currently vacant. Last tenant INS left in 2020. Was previously a F fitness center and a bark- Just before D, Mernmack gap a - was discussing leasing VE ppriltel half the bufldi �.��� _ ~ , 510/530 TURNPIKE STREET 510S0 Turnpike Street Location 2.026 ages 88,260 SF site Zoning: General Business 126 Parking Spaces Two existing curb-cuts onto Route 114 buildings previously used for variety of uses including: Office space for Merrimack College, professional services and financial services \�` t { I NO Fitness r A Bank with dHve-thru w rid '. a \ \ \\ \\\\ \ \ \f ` o J" V yvy WAS mo Ip 115 OEOEOEOEOEOE OE \\ \\ ` \\ yoA�� The majority of the C-Ivi 1, Mecha n ica 1, a rid Electrical 0 Geosysterns. Lab Electrical Engineering Lab Engineering programs are being relocated from the 0 Mechanics and Materials Lab & Electrical Engineering Workshop rind f 1 oor of Pa I m isa rio Ha I I Specifica I ly: 0 fabrication Shop 0 Faculty Offices 0 Computation Lab * Storage 0 3 D Printing on 0 LOAM& MU M Sarum w EN Nf\k L J7 NY amic, of M_ - w= &-T= NM C" t0" O.Ma Civil, Mechanical, and Electrical Engineering are supported by a range of classroom and laboratory environments. These environments are proposed to be relocated to 510/530 Turnpike Street, F'r T �WW m E lectro n ics Teaching La bo rat ory Student Workspace/Lounge Computer Laboratory END,\, g g Owim—t NO Fabrication Laboratory Mechanics Lab/Geo-systems Lab Classroom Environment's The Ground floor of 510 Turnpike will continue to support non-Merrimack, lessees as well as one suite on the second floor. The second-floor space will primarily continue to support office functions with one suite being converted to accommodate Electrical Engineering space and student workspace. ------------ - courses Scheduled for Electrical Engineering ST6&N� a_ 31 7_7 WORKSPACE Design Froiect E LEVEMM— Electr-Drflics I g: coriservat orq itch. Ez Ever K ENGINURING Circuit Th-2-n ry I LENING A" f i rcuit Theory I Lab iE 3 &FICE AND ENVIRONMENT Power Engi nee an__Power au a I�ty M EE TI,NG S PAIC E ---------- --- -- ------ NIN -777 510 TU RN PI KE SECON D FLOOR The -objective for 530 Turnpike is to accommodate the Civil and Mechanical Engineering programs that are currently housed in Palmlsano Hall. These programs are collectively supported by Courses Sche,6duled for Mechanical and Civil Spaces • Two general purpose classrooms Gevterhn'cal Ergireering Lab • Advising Offices Gectechnical E'r.gineering Lab Design Prroject I • Computer Lab Deslgr,Project I 0 Student Workspace Coding it M,,kTLAB end 31D CAD Th e r ryi o r,@ rn I C S w 3D Printing 1-n erm od--,.,n a mics n a La b Manager Office Materials Science introd G-Cfic n to Eng7m eeri ng Mechanical Engineering -ntrDd uctic;r.to Ens in wi rig Site Engineering- * Mechanics and Materials Lab �-otecWcal Engineering * Mechanics and Robotics Lab Site Dlesion Lab Site Design Lab Student Fabrication Workspace Structural Ana!ysis Electronic s I Lz Civil Engineering 7h enmodyna m i zs I a Geosysterns Lab h e rm o '{rani vs I I w Environmental Testing Lab 7— -1 —4vSTJ,—pN CLA E NVIRONMEN ,PM MECHANICS APP77-11 CLASSROOM GEO TAL G LA 97- MATERIALS �vff VESMUL-9 MM . lei Gr a. � I N r=T S F mlml"E� ct twfmr4sm- mmsmcp 041SIX MDEN K-1 caw�, T i 5F m EE FABRI J LAB FABRICATION STUDENT 5F ;ia AMC% 07 COMPUTER OlEl-CE rAu ROSWICS�M KSWE WORKSPACE, I PF CE, �� G sl LAB LAB rumv, OTME LAE IMS� =Q? La 510/530 TURNPIKE STREET - PARKING STUDY I COMPARISON PREVIOUSLY PROPOSED Prior to Merrimack at 510, parking required for uses Parking required for the existing and current at both 510 and 530 Turnpike was as follows: proposed program is as follows: 51LILrn Jke St S10 Turn Like St -20,000 SF Office Use -12,000 SF Office Use (existing) 3.0 spaces per ksf* 3.0 spaces per ksf* 60 spaces required 36- 'red spaces requi S30-Turnpike St -8,000 S F Co llege/U1 n ive rsity Use (existing) -10,500 SF Fitness Center 1.2 spaces per ksf** 6 110 person occupancy 9 9.6 spaces required e I space per 3 persons permitted occupancy* o 36.7 spaces required 530 Tur-rpi ke St J * -14,600 SF College/University Use (proposed) e -4,100 SF Bank with drive-thru window o 1.2 spaces per ksf** 5-5 spaces per ksf* 17.5 spaces required 22.6 spaces required TOTAL 64 spaces required TOTAL 120 spaces required i 126 PARKING SPACES EXIST TODAY AT 510/530. North Andover Zoning Bylaw Ta b I e of Off-Street Parking Reg U lab-on-S No additional parking spaces are being requested. Institute aj, Traffic Enaineers rITE),the ME Parking Generation zmanua', r Uni ter§vy,/Col-ege U�As I I 510 5 0 TURNPIKE STREET — Transportation and Pedestrian Access We are doing the following to mitigate the number of cars on the site, and the number of cars driving to the site, and the number of students walking to and from the site; 1. We control the parking through a decal parking policy. . We will limit the number of park!ng passes allowed to commuter students and those students with approved accommodations. Mot students will parr cn the rnain campus. . We will expand the shuttle service to connect students to the site. 4. Of the 170 students currently in engineering programs, 114 are projected to be in Merrimack housing and e will steer upperclass students to the Loyal Crest units, thereby reducing the crosswalk usage. S. We have general use classrooms so students can have more of their classes. in the facility and reduce the need to go back and forth. we believe even without these efforts, the use of 510-530 will create less traffic, and less need for parking than a fitness center and a bank (with a drive-thru). Additionally, the Coilege will help formalize the curb cut requests MassDOT was looking for as part of the Route 114 project.