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Home My WebLink About2022-06-09 WAIVER Request 510-530 Turnpike-MC �5�m�� ~�° � �=�� ====��E North Andover,MA0845 merr|mack.edu June 2, 2O2l Dear Planning Board Members, Merrimack College is proposing to renovate the interior of 530 Turnpike Street building located along Route 114. 530Turnpike Street is one of two buildings on the 510/530Turnpike Street parcel,which is zoned General Business (GB), and has historically been used as office, educational and retail space. Merrimack College has leased space at 510Turnpike Street for almost eight years prior torecently purchasing the parcel. The College is proposing to renovate approximately 14,640 GSF into more modern, hands-on learning space for civil and mechanical engineering and further the educational mission of the College. The proposed building program of the renovation includes transforming the currently vacant, formerly retail space, into updated academic space that will include two 32-person classrooms, a geotechnical lab, materials and mechanics lab, environmental science lab, robotics lab, fabrication shop, student innovation space, student lounge with computer stations and student advising offices. Based on review by Planning Department staff,the proposed renovation requires site plan review per theNorthAndoverconinQby|aw, Section §195-B11.4.3, basedunmeednUthefoUowing: "Any construction, site improvements, new uses in existing structures or developments which contain new processes not normally associated with the existing use and which result in changes in the potential nuisance to adjacent property;traffic circulation; stormwater drainage onto or off of the site; and/or the application of the parking standards of Part I indicate the need for five or more new or additional parking spaces." Based on the limited impacts of the proposed renovation,the College respectfully requests consideration for a Site Plan Waiver, per the North Andover zoning bylaw, Section §195-8.1l.C: 1.) When, /n the opinion o/the Planning Board, the alteration or reconstruction ofonexisting structure or new use or change in use will not have a significant impact both within the site and in relation to adjacent properties and streets, on pedestrian and vehicular traffic, public services and infrostructure, environmental, unique and historic resources, abutting properties, and community needs, the Planning Board may determine, without a public hearing, that submission q/o site plan review application is not required. l/ The applicant must request a waiverfrom site plan review in writing and may be required to submit supporting documentation that site plan review is not required. The waiver request will be discussed oto regular session uf the Planning Board. Based on the waiver criteria, we believe that the project, does not have a significant impact- in fact in many areas, has no impact on the inhabitants of the Town of North Andover, and thus qualifies for consideration of waiver from site plan review based on the following: Impact to Site and Adjacent Properties and Streets The proposed renovation work associated with the Project is limited to interior portions of the building (except for utility vvork). There isno new curb cut, site work, or parking recon0Bu ration. The existing site contains public sidewalk for pedestrians coming to and leaving the site. Pedestrian and Vehicular Traffic/Circulation tion on town roads or sidewalks. The proposed renovation results in students or faculty coming to the site from either the main campus, from Royal Crest or from their off-campus residence, Based on the current zoning and previous use of the parcel, the proposed renovation would not significantly impact pedestrian and vehicu|artraffic/drcu|ation. In fact, sidewalks along Route 114 are already in place as students already regularly visit shops/restaurants at Crossroads Plaza next door. Additionally, the campus shuttle service will include 510/530 Turnpike as a stop when the proposed renovations are complete. Public Services and Infrastructure infrastructure._pq___public services and As the building currently exists and has exiting utility connections, no impact to public services or infrastructure is anticipated. Environmental The Project site is fully built- out and does not fall within any jurisdictional wetland resource areas or associated buffer zones. Additionally, there are no areas of critical environmental concern (ACECs) located in the vicinity of the Project. Unique and Historic Resources There are no state nor local inventoried or listed historic or archaeological properties within the Project's area of impact. Abutting Properties . The renovation project work will be confined to existing interior space. Abutters to the project site are Royal Crest Estates, former Rite-Aid across Route 114w/hich is currently vacant, and Crossroads Plaza. There isno impact to any abutting properties. Community Needs needs of the . The proposed renovation furthers the educational mission of Merrimack College and enhances the academic experience for engineering students of the Merrimack community. Modern engineering space where students can learn, explore, collaborate and excel will greatly enhance the academic profile and student experience of Merrimack College. By adding more people to 530 Turnpike Street, which has been mostly vacant for over four years, the businesses at Crossroads Plaza will enjoy more customers thus enhancing economic activities along Route 114. For the reasons described above, the College is respectfully requesting the North Andover Planning Board to consider waiver from Site Plan Review for the project. We look forward to appearing before you at the June 7th Planning Board meeting to answer any questions you may have. Should you have any questions or comments in the meantime, please feel free to contact me at (978) 837-5459, or via email at Thank you for your time and consideration. Sincer VicePreskj, t Campus Planning & Faci|ities