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Home My WebLink About2018-06-19 WAIVER Request SPR 1 MERRIMACK COLLEGE 315 Turnpike Street North Andover,MA 01845 merrimack.edu j May 15, 2018 Dear Planning Board Members, Merrimack College is proposing to re-build and expand Lot C, an existing campus parking lot. Lot C is situated along the Route 114 edge of campus adjacent to Sullivan Hall, McQuade Library and Mendel Science Center, Lot C has been in current configuration for decades and I the college seeks to improve circulation through this lot and add spaces along the edges of the existing paved areas and adjacent grass overflow parking areas. When Crowe Hail, a new academic building, opened this past fall, cars were allowed to be parked on grass areas in the vicinity of Lot C to gauge demand and vehicular and pedestrian patterns. As a result, the demand for parking in this part of campus does exist, as shown by the amount of grass parking used this past academic year, and thus the college is seeking to improve parking at Lot C. The existing Lot C contains 123 paved parking spaces and a 2-way travel lane. The grass areas immediately adjacent to Lot C accommodate approximately 127 spaces during reasonable weather periods. The total existing parking space count is 250 parking spaces (paved and grass). As shown in the proposed site plan, the college proposes to formally re- build and expand Lot C with 250 paved parking spaces and a separate 2-way travel lane. As a result, the number of additional parking spaces is minimal. The college is seeking to improve the visual of parking along Route 114 while accommodating the same amount of spaces year- round. In addition, this project includes sidewalk along the parking lot to improve the pedestrian experience and reduce pedestrian/vehicle conflicts. As typical to our parking lots, the project will include lighting, marked crosswalks, curbing, handicap spaces and landscaping. As you may have seen recently, the college, in coordination with the MassDOT, Town of North Andover and State legislators, worked to improve the Route 114 and Andover Street edges of campus. Improvements made include a new signaled crosswalk to Royal Crest Estates, new sidewalk around this side of campus and across the street to 510 Turnpike Street and Berkley Street, and more than 20 new pedestrian-scale light fixtures with banner poles. The college continues to maintain landscaping along this portion of campus, and with this proposed parking project, we plan to add more landscaping along the Route 114 edge, as well as incorporate a long landscape island along the 2-way travel lane. Improving parking areas along this campus edge will further the goals to create improved curb appeal along the public-facing edge of campus onto North Andover. An Augustinian Catholic college established in 194Z Per the North Andover zoning bylaw, the project is subject to review under the site plan review special permit process. However, section 8.3.2.c of the zoning bylaw has a provision for a waiver process that the College is requesting consideration by the Planning Board. The section of zoning bylaw reads as follows; 8.3.2.c- Waiver of Site Plan Review i) When in the opinion of the Planning Board, the alteration or reconstruction of an existing structure or new use or change in use will not have a significant impact bath within the site and in relation to adjacent properties and streets; on pedestrian and vehicular traffic;public services and infrastructure; environmental, unique and historic resources; abutting properties; and community needs, the Planning Board may determine, without a public hearing, that submission of a site plan review application is not required li) The applicant must request a waiver from 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 at a regular session of the Planning Board. Based on the details of the proposed project and the criteria set forth in section 8.3.2.c of the zoning bylaw, it is our opinion that the project does not have a significant impact onto the North Andover community and qualifies for consideration of a waiver from site plan review. Supporting documentation is provided below in the point-by-point justification below, and the attached proposed site plan. 1. The proposed reconstruction/expansion has no impact on adjacent properties as it completely contained on site. Lot C is currently a parking lot and adjacent grass areas have been used for overflow parking for years, and do not represent a change in use as the college use remains on site. The proposed work will significantly improve vehicular and campus pedestrian access thru this area of campus, as the current condition has constrained travel lanes and no sidewalks. The proposed plan allows for wider access and new sidewalks for pedestrians. Finally, the project includes no alteration to North Andover streets or sidewalks since the site is within campus and accessed from campus ways. Thus, the project has no significant impact to pedestrian and vehicular traffic in North Andover. 2. The project has no significant negative impact to North Andover public services. In fact, the re-construction of the 2-way travel lane provides better access for first response vehicles coming to campus for emergency situations. 3. The project site is currently previously altered open land that, in general, drains from North Andover to Andover. The proposed project will capture stormwater and direct flow to drainage structures underground to the major campus detention basin located behind Elm Street in Andover. As with all campus construction projects, the Andover 2 a {3 1 E Conservation Commission will review the drainage elements of the project under the Stormwater Master Plan. 4. The project site does not contain any wetland resources, Thus, the project has no significant impact on environmental resources. 5. The project site does not contain historic resources, b. The project addresses community needs of the college by providing more paved parking to be used regularly for students, faculty, staff and visitors, additional pedestrian paths and improved emergency access, Further, the project represents an investment in the growth of the town's only institution of higher learning which brings in hundreds of visitors a year. The economic development benefit of the campus improvements and the College's growth to North Andover is significant. For those reasons described above, the College is requesting the North Andover Planning Board to consider a waiver from site plan review for the North Campus Development 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, please contact me at (978) 837-5459, or via email at schwarzf@merrimack.edu. Thank you. Sincerely, Felipe Schwarz, AICP Associate Vice President, Campus Planning& Facilities Encl: Existing Parking Layout Plan (VHB) Proposed Parking Layout Plan (VHB) 3 wm�nanw.a ancxm N...w�e.o x rAw-�u r�ss.a.>.nw o.pwa„ COSTING PAVED PARKING 40T g COSTING OVERFLOW PARKING (GRASS) f SALEM - - S' gg, �0MKII L 5JLL11!aN HAIL,- Existing Parking Summary Chart , L_ � \ ' TOTAL PARKING SPACES 2S0 r ✓ r -��, TOTAL PAVED PARKING 123 Spaces TOTAL OVERFLOW PARKING(GRASS) 1127 Spaces r,.i�rrri Existing Parking Layout 0 30 60 120Feet Merrimack College North Andover, MA ~Vi l Source: VHS V Prepared for. Merrimack College Date: 05/17M16 HEAVY DUTY PAVEMENT STANDARD DUTY PAVEMENT — — — -- — — — Sdt':f.`lyf TURNPJKEaqurt�a — -- Yam.. 1 rff li jfI, i`•°. tom: `_'_ -�. _�-�- ✓ ♦--�-_!.: Y t... ' w f. Proposed Parking Summary Chart---; � == 4N° ; T07AL PARKING SPACES 250 Spaces Proposed Parkin Layout (20 0 �5 70 140Feet P 9 Y Merrimack College 1. �off North Andover, MA —' h Source: Vrls Preparedfor Merrimack College Date: 0 5/1 712 0 1 8