HomeMy WebLinkAbout2017-04-18 Decision SPR Essex North €_ond C06"t Ftes€stry
Town of North Andover
Office of the Planning'Deayt t j
Community Development and Sery ice iits � '' ,
120 Main Street
North Andover,Massachusetts 01845
NOTICE OF DECISION This is to WWy that twtrlty(20)clays
SITE PLAN REVIEW DECISION have elapsed lforn pate of decision,filo(i
MODIFICATION ° nl p a
Elate
A.thadshaw.
Any appeal shall be filed Town Clerk
within (20)days after the
date of filing this notice in.
the office of the Town Clerk.
Date: April 18,2017
Date of Hearing: April 4, 2017, Apffl 18,
2017
Date of Decision: April 18, 2017
Petition of; Merrimack College
315 Turnpike Street
North Andover,MA 01845
Premises Affected: 315 Turnpike St,,North Andover MA,Assessor's Map 25,Parcel 1.3
Referring to the above petition for a Site Plan Special Permit, from the,requirements of the North AndovEx
Zoning Bylaw,Sections 8.3, 10.3,and 10.31, and M.G.L,c.40A,See.9.
So as to allow the construction of a one (1) story, 6,700 sf expansion to the e::isting Satcowich Camp�,,s
Center. The project also proposes an exterior patio area off of the eastern side of the expan,ion, 'This project
is within the Residential 3 (R-3)Zoning District,
After a public hearing given on the above date, and upon a motion by Lora McSherry and 2" by Peter
Boynton to APPROVE the Site Plan Review Special Permit, as amended, and based upon the following
conditions.Vote was 4—0 in favor of the application.
On behal of the North Andover Planning Dar;,d
John Simons, C.hainnan
Lyww ltudnicld
Lora M Sheny
Peter Boyrttotl
ATTImT;
A True,Copy
vv Town Cleric
Merrimack College,315 Turnpike St.
Map 25,Parcel 13
Site Plan Review Special Permit—Sakowich Campus Expansion
Page 2 of 6 1
The Planning Board herein APPROVES the Site Plan Review Special Permit to allow the construction of a
one (1) story, 6,700 sf expansion to the existing Sakowich Campus Center. The project also proposes an
exterior patio area off of the eastern side of the expansion. This project is within the Residential 3 (R73)
Zoning District. The project is located at 315 Turnpike Street, North Andover, Massachusetts, 01845,
Assessors Map 25,Parcel 13.This Special Permit was requested by Merrimack College,315 Turnpike Street,
North Andover, MA 01845. The application was filed with the Planning Board on March 2, 2017. The
public hearing on the above referenced application was opened on April 4,2017,with additional hearings on
April 18,2017 and closed by the North Andover Planning Board on April 18,201T The applicant submitted
a complete application, which was noticed and reviewed in accordance with Section 8.3, 10.3 and 10.31 of
the Town of north Andover Zoning Bylaw and MGL C.40A, Sec.9.
IE
The Planning Board makes the following findings as required by the North Andover Zoning Bylaws
Section 8.3, 10.3 and 10.3 1:
FINDINGS OF FACT[':
1) On .August 4, 1999 The Planning Board approved a Site Plan Review Special Permit for the
construction of a 60,000 SF addition to Gildea Hall,which would become the Sakowich Center. This
Special Permit is an expansion of that original building.
2) The specific site is an appropriate location for the project as it is an expansion of an existing building.
The proposed expansion is appropriate for the site in that the expansion is taking place within the
confines of the Merrimack College campus.
3) The Applicant requested,and the Planning Board approved,that the stormwater review be conducted
by Andover's consultant since the proposed development drainage system is managed by Andover. j
The peer review was based on both the Andover Bylaw and North Andover Bylaw.The peer review
has been performed by Andover's consultant and the reports have been shared with us. The Applicant
went before Andover's Conservation Commission and received an Amended Order of Conditions.
The peer review consultant Horsley and Whitten has signed off on the design. (See letter date March
7,2017)
4) Based on input received from the Planning Board, the stormwater management consultant the
Applicant has provided sufficient stormwater management for the treatment of both volume and flow
of stormwater for the new addition. To manage the additional impervious area the Applicant has :.
directed the additional stormwater runoff towards the Elm Street Basin, thereby reducing the
available stormwater credits previously banked under the Andover Stormwater Master Plan.
5) The use as developed will not adversely affect the neighborhood as the property is located entirely
within the campus of Merrimack College. The existing building is currently shielded from Turnpike
Street by existing buildings and vegetation.
6) There will be no,nuisance or serious hazard to vehicles or pedestrians.
7) The Health Department is working with Merrimack College concerning the Sakowich Centef dining
area expansion project.(See email correspondence from the Health Director dated March 10,2017.)
8) The Fire Department has reviewed the project and have no concerns with the design. {See memo from
Merrinnack College,315 Turnpike St.
Map 25,Parcel 13
Site Plan Review Special Permit—Sakowich Campus Expansion
Page 3 of 6
Deputy Chief Rowe and Lt.Bonenfant dated March 29,2017.)
i
9) Police has reviewed the project and have no issues regarding safety. (See memo from Lt. Lanen dated
March 10,2017.)
10) The Department of Public Works had some concerns about the utilities but stated the Town of North
Andover will work with Merrimack College to confirm the proposed utilities are connected to the
Town of North Andover utilities. (See email correspondence from John Borgesi and Tim Willett dates
March 31,2017)
11) Finally the Planning Board finds that this project generally complies with the Town of North Andover
Zoning Bylaw requirements as listed in Section 8.3.5, but requires conditions in order to be fully in
compliance. The Planning Board hereby grants an approval to the applicant provided the following
conditions are met:
SPECIAL CONDITIONS:
12) Permit Definitions:
• The "Locus" or "Site" refers to the 56.95 acre parcel of land, as shown on Assessors Map 25,
Parcel 13, and also known as 315 Turnpike Street,North Andover,Massachusetts.
• The "Plans" refer to the plans prepared by Van Hangen Brustlin, 101 Walnut Street, Watertown,
MA 02472, entitled"Sakowich Center Expansion 315 Turnpike Street, dated March 2, 2017
consisting of Sheet Index G 1 through C-8 and Reference Drawings SV-1.
• The "Project" refers to the construction of a one (1) story, 6,700 sf expansion to the existing
Sakowich Campus Center. The project also proposes an exterior patio area off of the eastern side
of the expansion. This project is within the Residential 3 (R 3)Zoning District
• The "Applicant"refers to Merrimack College, 315 Turnpike Street,North Andover, MA 01845,
the applicant for the Special Permit, its successors and assigns.
• The"Project Owner"refers to the person or entity holding the fee interest to the title to the Locus
from time to time,which can include but is not limited to the applicant, developer, and owner.
13) As part of this decision,the Planning Board has found that the Applicant has provided sufficient.
information as part of its application to address all traffic,fiscal,community, and other impacts.
14) Hydrants shall be Eddy style open left.
15)New water service lines shall pass both bacteria and pressure testing per the Town of North Andover
specifications.
16) The Applicant's engineer shall confirm that the drain manhole DMHE structure is able to
accommodate the six(6)existing and proposed pipe connections.
17)No construction activities authorized by this Decision shall be commenced until the Applicant has
received an approval from the Town of Andover Conservation Commission. A recorded copy of the
approved Decision shall be provided to the Planning Department.
PRIOR TO Tl-11E ISSUANCE OFA BUILDING PI♦;RNIIT
3
MenTimack College,315 Turnpike St.
Map 25,Parcel 13
Site Plan Review Special Permit—Sakowich Campus Expanslon
Page 4 of 6
E
18) Two (2) copies of the signed, recorded decision and plans must be delivered to the Planning j
Department.
19) A detailed construction schedule shall be submitted to the Planning Staff for the purpose of tracking
the construction and informing the public of anticipated activities on the site.
20) A bond in the amount of fifteen thousand dollars ($15,000.00) shall be posted for the purpose of I,
insuring that the site is constructed in accordance with the approved plan and that a final as-built plan
is provided, showing the location of all on-site structures. This bond shall be in the form of a check
made out to the Town of North Andover. This check will then be deposited into an interest bearing
bond account.
21) In consultation with the Planning Director, the Applicant shall designate an independent construction
monitor. The monitor shall read, sign, and return to the Planning Department the Letter of Agreement
for Independent Monitors. Upon the start of site work the monitor shall make weekly inspections of
the project (any suspension in monitoring due to inactivity on the site shall be pre-approved by the
Town Planner), provide monthly reports to the Planning Department, and detail any areas of non-
compliance.and corrective actions. The monitor will also provide reports following heavy rain events.
The monitor must also be available upon notice to inspect the site accompanying a Planning
Department designated official.
22) All applicable erosion control measures must be in place and reviewed and approved by the Planning
Department.
23) 'Yellow`.`Caution"tape must be placed along the limit of clearing and grading as shown on the plan, The
Planning Department must be contacted prior to any cutting and or clearing on site. All existing trees
that will remain in the landscaped area are to be marked prior to the pre-construction meeting. {
24) A pre-construction meeting must be held with the developer, their construction employees, Planning
Department„ Independent Monitor (and other applicable departments) to discuss scheduling of
inspections to be conducted on the project and the construction schedule.
DURING CONSTRUCTION
25).Dust mitigation must be perfbi ed weekly, or more frequently as directed by the Director of Plawiing,
throughout the construction process.
26) Any stockpiling.of materials (du-, wood, construction material, etc.) must be shown on a plan and
reviewed and approved by the Planning Staff Any approved piles must remain covered at all threes and
fenced off to minimize any dust problems. that may occur with adjacent properties. It shall be the
responsibility of the developer to assure that no erosion from the construction site shall occur which will
cause deposition of soil or sediment upon adjacent properties or public ways, except as normally ancillary to
off-site construction.
27) Off-site erosion will be a basis for the Planning Board malting d finding that the project is not in'
compliance Aviih the plan;provided,however,that the Planning Board shall give the developer written notice
of any such finding and three days to cure said condition.
M
Merrimack College,315 Turnpike St.
Map 25,Parcel 13
-Site Plan Review Special Permit—Sakowich Campus Expansion
Page 5 of 6
PRIOR TO THE 1~+INAL RELEASE OF ALL SECURITY AND ESCROWED FUNDS
28) The Planning Staff.shall review the site. Any screening as may be reasonably required by the
Planning Staff will be added at the Project Owner's expense.
29) A final as-built plan showing final topography, the location of all on- site utilities, structures, curb
cuts, parking spaces and drainage facilities, including invert elevations of all stormwater structures,
must be,submitted to the Planning Department. The as-built must be provided in paper form as well
as in SDF (Standard Digital pile)format. The Applicant must also submit a letter fiom the architect and
engineer of the project stating that the building,landscaping,lighting and site layout substantially comply
with the plans referenced at the end of this decision as endorsed by the Planning Board. Alternatively,
the Applicant and/or property owner may provide a bond,determined by the Planning Board,to'cover`the
full amount of the Iandscaping materials and installation if weather conditions do not permit the
completion of the landscaping prior to the use of the building.
30) The Planning Board must by a majority vote make a funding that the site is in conformance with the
approved plan.
GENERAL CONDITIONS
31)Any plants,tree, shrubs, or fencing that have been incorporated into the Landscape Plan approved in
this decision that die or fall into disrepair must be replaced by the project owner in perpetuity.
32) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation.
33) Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the
respective utility companies.
34) The hours for construction shall be limited to between 7.00 a.m. and 5:00 p,m. Monday through
Friday and between 8:00 a.m. and 5:00 p.m. on Saturday.
"35)No open burning shall be done except as is permitted during burning season under the Fire
Department regulations.
36) The provisions of this conditional approval shall apply to and be binding upon the applicant, its
employees and all successors and assigns in interest or control.
37) Any action 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 modification'by the
Planning Board.
38)Any revisions shall be submitted to the Planning Director for review. If these revisions are deemed
substantial,the developer:must submit revised plans to the Planning Board for approval.
39)Pursuant to the North Andover Zoning Bylaw Section 10.31.3 this Special Permit approval shall be
deemed to have lapsed April 18, 2019 (two years from the date of issuance) exclusive of the time
required to pursue or await determination of any appeals, unless substantial use or construction has
` Merrimack College,315 Turnpike St.
Map 25,Parcel 13
' Site Plan Review Special Permit—Sakowich Campus Expansion
Page 6of6
commenced within said two-year period. Substantial use or construction will be determined by a
majority vote of the Planning Board.
40) The following information shall be deemed part of the decision:
Plan titled: "Sakowich Center Expansion 315 Turnpike Street North Andover,
Massachusetts"
Prepared for: Merrimack College
315 Turnpike St.
North Andover,MA 01845
4
Prepared by: Van Hangen Brustlin,Inc.
101 Walnut Street
Watertown,MA 02472
Scale: 1"=40'
Date: Dated March 2, 2017
Sheets: Sheet Index C-1 through C-8 and Reference Drawings SV-1
Stormwater Management Report (Letter to the Andover Conservation Commission for the
amendment to the existing Order of conditions.)
Date: February 17,2017
cc:
Applicant
Abutters
Site Plans
114Sakowich Center �
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pa a: :
315 Turnpike Street
North Andover, 12�
SITE Sazwa xese.oe
JJ�� PO0ro 9151
war4mp MA MCI
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Geotachinal Lti9lnaer Arehltect . -"-
Urs of Massachusetts,Inc Pm Cm inmrportwd. -
5 fticherdsan Lane P.O. B-4430
Ownar/LPP[ican
Smnaham,MA 02180 Mnc- er,NH 018
Sta a s (r 2 Merrimack College No, Drawing Tfde Latestlssue No. DrawingT-rtic Latestissue
315 Turnpike Street C-1 Legand And GeneralNotes MarchZ2011 S.,1 MsdngConditlans Fla.afLand MayS,2015 Pr.1—M,naSor
North Andover,Massachusetts 01845 C-2 Slte Preporaticn Plan Manh Z 2017 Trident BuOd[ng and
97$ 837-5000 C-3 Layout and Materials Plan MarchZ 2017 Propardos Group
C-4 Grading and Ora€page Plan March Z 2017 255 N Oreadway
C-5 udOty Plan Minch Z 2017 Salome NH 03075
C•5 Sanitary Scwor Plan and Pro0le Mar&Z2p17 (60�S9e-5110
C-7 Slte Netai[s1 March Z2017 _ -
C-B Site 6WWft2 MarchZ2017 '
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Assessor's Map: 2
Lot 2-51 and 2-51A
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