HomeMy WebLinkAbout2018-06-19 Decision Parking Improvements SPR Town of North Andover {' '
Office of the Planning Department . A/v
Community Development and Services Division �� E?.
120 Main Street
North Andover,Massachusetts 01845 fi`�1:k�- r1`A """,
NOTICE OF DECISION
SITE PLAN REVIEW SPECIAL PERMIT This Is to 6wVfy that twenty(20)days
have®lapsed from date of decision,filed
Any appeal shall be filed wlthout filing of n ap eal.
Da# Z ®!
within (20) days after the Joyce A.mzdgh w
date of filing this notice in Town Chile
the office of the Town Clerk.
Date: June 19,2018
Date of Hearing: June 19,2018
Date of Decision: June 19, 2018
Petition of: Merrimack College
315 Turnpike Street
North Andover,NIA 01845
Premises Affected: 315 Turnpike St.,North Andover MA,Assessor's Map 25,Parcel 13
Referring to the above petition for a Site Plan Review Special Permit, from the requirements of the Nottlt
Andover Zoning Bylaw, Sections 8.3, 10.3,and 10.31,anti M.G.L.c.40A, Sea 9.
So as to allow the rehabilitation of the existing parking lot along Ahern Road between Turnpike Street and
Sullivan Hall/Mendel Science Center,consisting ofthe repair of existing pavement,revised lot and drive layout
and conversion of 127 overflow parking spaces into the reconstructed lot. This project is located within the
Residential 3 (R 3)zoning district.
After a public hearing given on the above date, and upon a motion by A.Preston and 211 by P. Boynton to
APPROVE the Site Plan Review Special Permit,as amended,and based upon the following conditions.Vote
was 5—0 in favor of the application,
On be if of the North Andover Planning Board
Eitan Goldberg, Chairman
Peter Boynton
Jennifer Burns Luz
Aaron Preston
t
John Simons
ATTEST.
A True Copy
Towij Clerk
' Merrimack College,315 Turnpike St.
Map 25,Parcel 13
Site Plan Review Special Permit—Campus Parking
Page 2 of 6
On June 19,2018,upon a motion made by A.Preston and seconded by P.Boynton to Approve,as amended,a
Site Plan Review Special Permit to allow rehabilitation of the existing parking lot along Ahern Road between
Turnpike Street and Sullivan Hall/Mendel Science Center,consisting ofthe repair of existing pavement,revised
lot and drive layout and conversion of 127 overflow parking spaces into the reconstructed lot.This project is
within the Residential 3 (R 3)Zoning District. The project is located at 315 Turnpike Strect,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 May
17,2018. The public hearing on the above referenced application was opened and closed by the North.Andover
Planning Board on June 19, 2018. 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.
The Planning Board vote was 5-0 in favor of the application. A special permit issued by the special
permit granting authority requires a vote of at least four members of a five-member board.
The Applicant is hereby notified that should the Applicant disagree with this decision, the Applicant has
the right, under MGL Chapter 40A, Section 17, to appeal this decision within twenty days (20) after the
date this decision has been filed with the Town Clerk,
The Planning Board makes the following findings as required by the North Andover Zoning Bylaws Section
8.3, 10.3 and 10.31:
FINDINGS OF FACT;
1) On June 5t', 2018 the Planning Board denied a request for a Site Plan Review Special Permit waiver
for repair of existing pavement, revised lot and drive layout and conversion of 127 overflow parking
spaces into the reconstructed lot.
2) The specific site is an appropriate location for the project as it is an expansion of an existing paved
parking lot. The proposed expansion is appropriate for the site in that the expansion is taking place
within the confines of the Merrimack College campus.
3) There are currently 123 paved parking spaces and approximately 127 parking spaces in the grass area
within Lot C. The project will result in 250 paved parking spaces within this lot.
4) The reconfigured and improved spaces will create a more cohesive parking lot for visitors, students,
faculty and staff:
5) The project will improve emergency access to the site (see letter from Chief William A. McCarthy
dated June 19,2018).
6) Enhanced accessible pedestrian connections from parking spaces onto campus sidewalks into the
academic campus for students,faculty, staff,nearby residents and visitors.
7) Continued aesthetic improvements along Route 114 by creating a more organized parking lot that
includes landscaping along the recently improved Route 114 corridor.
4
i
Merrimack College,315 Turnpike St.
Map 25,Parcel 13
Site flan Review Special Permit—Campus Parking i
Page 3 of 6
8) 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.
9) The use as developed and described within the plan will not adversely affect the neighborhood.
i
10) There will be no nuisance or serious hazard to vehicles or pedestrians.
11) The Conservation Department has reviewed the project and recommends the placement of proper
erosion controls outside of the butter zone as well as silt sacks in all catch basins during construction
(see email from Jennifer Hughes dated June 11,2018).
12) The Fire Department has reviewed the project and have no concerns with the design. (See memo from
Chief William McCarthy dated June 19, 2018.)
13) Police has reviewed the project and have no issues regarding safety. (See email from Lt. Lanen dated
June 12, 2018.)
14) 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:
15) 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 "Campus Parking Improvements, Merrimack College, dated June 5, 2018
consisting of Sheet Index C-I through C-8,L-1,L-2.
• The "Project" refers to the of the repair of existing pavement, revised lot and drive layout and
conversion of 127 overflow parking spaces into the reconstructed lot. 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.
16) 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.
17) Hydrants shall be Eddy style open left,
PRIOR TO THE COMMENCEMENT OF SITEWOR.K,ISSUANCE OF A BUILDING PERMIT,
OR CONSTRUCTION
j
Merrimack College,315 Turnpike St,
Map 25,Parcel 13
Site Plan Review Special Permit—Campus Parking
Page 4 of 6
18)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 1
approved Decision shall be provided to the Planning Department.
19) Two (2) copies of the signed, recorded decision and plans must be delivered to the Planning
Department,
20) 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.
i
21) A Performance Guarantee bond in the amount of ten thousand dollars ($1I0,000.00) shall be posted
for the purpose of ensuring that the site is constructed in accordance with the approved plan and that a
final as-built plan is provided. 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.
22) Final certification shall be provided that the Peer Review Consultant for the Town of Andover
Conservation Commission has approved the project
23) A final stormwater Management Report shall be submitted to the Planning Department.
24)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 Plaraiing 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 b available upon notice to inspect the site accompanying a Planning Department designated
official.
25) All applicable erosion control measures must be in place and reviewed and approved by the Planning
Department.
26) 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.
27) 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
28) Dust mitigation must be performed weekly, or more frequently as directed by the Director of Planning,
throughout the construction process.
29) Any stockpiling of materials(dirt,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 times and fenced off
to minimize any dust problems that may occur with adjacent properties.It shall be the responsibility of the
i
Merrimack College,315 Turnpike St. 1,
Map 25,Parcel 13
Site Plan Review Special Permit—Campus Parking
Page 5 of 6
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.
30) Of--site erosion will be a basis for the Planning Board making a finding that the project is not in compliance
with 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.
PRIOR TO THE FINAL RELEASE OF ALL SECURITY AND ESCROWED FUNDS
31) The Applicant must submit a letter from the engineer of the project stating that the parking,landscaping,
lighting and site layout substantially comply with the plans referenced at the end of this decision as
endorsed by the Planning Board, 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.
32) A final as-built plan showing final topography,the location of all on-site utilities,Sidewalks,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 File) format, Alternatively, the Applicant and/or property owner may provide a bond,
determined by the Planning Board,to cover the full amount of the landscaping materials and installation if
weather conditions do not permit the completion of the landscaping prior to the use of the parking lot.
33) The Planning Board must by a majority vote make a finding that the site is in conformance with the
approved plan.
GENERAL CONDITIONS
34)Any plants, tree, shrubs, or fencing that have been incorporated into the Landscape Plan approved hi
this decision that die or fall into disrepair must be replaced by the project owner in perpetuity.
35) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation.
36) Gas,Telephone,Cable and Electric utilities shall be installed underground as specified by the respective
utility companies.
37) 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.
38)No open burning shall be done except as is permitted during burning season under the hire Department
regulations.
39) 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.
40) 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.
Merrimack College,315 Turnpike St,
Map 25,Parcel 13
Site Plan Review Special Permit—Campus Parking
Wage 6 of 6
41) 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,
42) Pursuant to the North Andover Zoning Bylaw Section 10.31.3 this Special Permit approval shall be
deemed to have lapsed June 19, 2020 (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
commenced within said two-year period. Substantial use or construction will be determined by a
majority vote of the Planning Board.
43) The following information shall be deemed part of the decision:
Plan titled: "Campus Parking Improvements,Merrimack College"
Prepared for: Merrimack College
315 Turnpike St.
North Andover, MA 01845
Prepared by: Van Hangen Brusth,Inc.
101 Walnut Street
Watertown,MA 02472
Scale: 1"=40'
Date: Dated May 17, 2018
Sheets: Sheet Index C-1,C-2,C-3 (Revised to June 5,2018),C-4 through C-8,L-1 (Revised
to June 5,2018),L-2(Revised to June 5,2018), SV-1,Figure D-1.
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315 Turnpike-Street C-1 Legend mtdGeneiflftes May17,M]a 5�11 UsrmgConditt=K-of Land MaZZ77
North Andover,MA 01845 C-2 she Preparation plan May17.701e
C-3 layou[and Maledals Plan May I7,2019
C-0 Grading,bmainage and Utlgly Man May17,2018
C-5 Sim D M➢1 Mry17.2278
Applicant C16 she lletals2 May17,2a18
Merrimack College C-7 Site Eied4s3 May17201a
315 Turnpike Street C-a Sle Derars4 May1�zoFa
North Andover,MA 01845
Assessor's Map: 25
Lot: 13
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POTENTIAL
SNOW STORAGE
-ca LOCATION
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STORAGE AREA.
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Campos Parldng Improvements
1� Merrimack College May S,20I8
0 40 80 Feet North Andover,Massachusetts