HomeMy WebLinkAboutPower Point Submission Corner Development at Merrimack College - Miscellaneous - 315 TURNPIKE STREET 11/14/2023 { u Corner Development Project
"'ERR`"'ACK
COLLEGE at Merrimack College
G,REYSM,W
North Andover Zoning Board of Appeals
November 14, 2023
Continued Discussion: Agenda for November 141n
At the conclusion of the October 10, 2023 Zoning Board Meeting, there were three (3)
questions that emerged that Merrimack College/Greystar agreed to respond to:
1. Are the dimensions between the building and the roadway going to expand or
contract with the RT 114 project?
2. Has any analysis been done of what would happen if this proposal fit within the 35'
height?
3. We liked the design of the north residential housing, what would happen if you put
that on the site?
Are the dimensions between the building and the
roadway going to expand or contract with the RT.
114 project?
Route 114 Improvements and Setbacks
MW
The Route 114 project will elongate the
- distance from each point of the building to
both the sidewalk and road.
aMY," 32 S 60' 65' S ` 78' 7 '
PROPOSED BUILDING Distance to property line
Distance to current curb edge
l
Distance to future curb edge
Andover Street Setback
PROPOSED BUILDING
The Route 114 project will reduce the
distance from each point of the building to
both the sidewalk and road.
47'
Distance to property line
Distance to current curb edge
35' aPROPOSED
BUILDING
Distance to future curb edge
Distance from Andover Street to Building 1 & RT. 114 to Building 2
PROPOSED 159, PROPOSED
B
BUILDING UILDING
129-
11 L
z
PROPOSED PROPOSED
BUILDING I BUILD] G Distance to property line Distance to current curb edge Distance to future curb edge
Open/Active Space
Tu pice St—VR-te 114
Area Summary:
Al: 21,600 SF (0.50-AC) ( _ B�°�m
A2: 23,400 SF (0.54-AC) -
AI 23,200 SF (0.53-AC)
s
e
TOTAL: 68,200 SF (1 .57-AC)
Building Footprint Area PR.MUD '
BUILDING
(Buildings 1 and 2): 37,390 SF
(0.86-AC) �-
I # :
Non-Building Footprint Area
within Limit of Work: 139,810 SF
(3.21 -AC) hFay
Non-Building Footprint Area as
Percentage of Limit of Work: 79%
Floor Area Ratio (FAR) Comparison - Based on Limit of Work
T—pice St—VR-te 114
GSF = 139,600 SF
-- -- -- ---
AREA = 177,200 SF -_ _ PROPOSED
BUILDING
(4.06 AC)
z
P r
FAR = 0.79 _ z=
t
1 PBOPDSED
BUILDING .'�f
[:::
_ 1
t 1�
pa
,t
i
Note: No FAR requirement in R-3 District
Floor Area Ratio (FAR) Comparison - Based on Interior Parcel/Lot
T—pice St—VR-te 114
GSF = 240,100 SF
- -- -- -- ---
AREA = 299,600 SF ` ��- �, BUILbI G
BUILDING
(6.88—AC) ;`�� __ -- -----
z �a ,
m r
FAR = 0.80 "f _
_-
�_ 7 � x
°"°°°SE° - Collegiate
BUILDING :r�E
Church
- ' ±28,200 GSF Austin Hall
1
± 72,300 GSF
i
Note: No FAR requirement in R-3 District
FAR Comparison - Adjacent District Zoning Requirements
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Has any analysis been done of what would happen
if this proposal fit within the 35' height?
2021 Corner Development Plan
\\\ \ ` NINE
11W IN
A- New Academic Facility: Stories
v\:
„~ B. Residential Facility;5 Stories-275
001 �\ v
Beds
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\ G. Residential Facility-125 Beds
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\ - D, Residential Facility-125 Beds
\ \, \E. Residential Facility-375 Beds
\ ® s
-` E. Structured Parkin 90 Spaces/Floor
YM I,,
\ i alle iate C Burch Flexible Program
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Student Experience
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Royal Crest Master Plan
August 2020
• In an effort to assist in an
U \\ _
y `
economic development ,
project that we believed
would benefit the town, 'OLI V `
the College moved its \ _ } e _ -
project from the corner , if
\\� \
to Roya I Crest. �TOWNHOUSES
4QB MULTI-FAMILY �
\ \
1,000 Beds — � ��� ����-��- �� -
MULTI-FAMILY
ERREivIACK
RETAIL .=
• Height: 69', 5-stories OFFICE i - - -
HOTEL
PARKING
Royal Crest Master Plan
February 2022
zz:
c F
\ A rah
4
LN
The College adjusted
the size and scope
even though it needed \\
1,000 beds to assist the q,111, E_
developer in reducing q �
overall scope as per the
public process.
a
• 800 Beds I
180' BUFFER AREA
N
—NO BUILDINGS �
1
t
• Height: 69 , 4/5-stories
90'BUFFER AREA
-NO BUILDINGS L
Housing Demand Summary
• The College reviewed putting 800 beds on the corner thereby replicating what was in
the final Royal Crest plan.
• This would have created a seven-story, two-building project where the length of the
114 building would have also been longer. This is because replicating the Royal Crest
plan would have made each unit an apartment, thereby needing additional square feet
per bed.
• The College then reviewed converting beds to more traditional and suite style to
minimize the size of the facilities. An 800 bed project with this type of housing would
have been six stories.
• The College then looked at what a three-story, a five-story, and a four-story project
would look like.
Building Height Alternatives Analysis
35 Feet
35' Building Height Concept Program: 540 Beds, 10,800 SF Academic Space
DisadvantagesAi
\ \ \
• the project footprint the \ \ \\� �\\\\` \\ \\\
Using current p \
J p Y
bed count forth ree-story buildings for
traditional and suite-style housing
wou Id be 374 beds significantly less
than what is minimally required to \\ \ `\` Wn
make the proJectfinanciallyviable.
• In order to et to 540 beds it would '
g \\
y\ \\\\\�� \�
require 500-ft of continuous building � _, �� �\ .\��\����\ �-\� �= ,> --------
\\\ \\ y \\\\\\
frontage along Route 114 � yAy
• Significantly Reduced View Corridor to ,'
Church from Route 114/Andover Street
Intersection e �� o
y v .y y f \,
• Reduction in Green Open Space, o
25/o Increase in Impervious
Reduced Allowance for Creation of Coverage From Proposed Design
Legend
Spaces
Building Coverage:±46,700SF
New Exterior Plaza/Open
p \
PROPOSED DESIGN BUILDING AREA Total Irn pervious:±103,700 SF
• Limited Storage Space for On-Site
g P % _
ADDED BUILDING AREA �' tl Vy -
a
Stormwater Management
35' Building Height Concept
milli 0 1D
M SWIM -mW--,q
in M
vA �<'
35' Building Height Concept
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Building Height Alternatives Analysis
5 Stories
Building Height Alternatives, 5-Story Summary
• Two, five-story buildings would have accommodated approximately 700 beds of
traditional and suite style housing.
• Two, five-story buildings would have accommodated approximately 550 beds in
apartment style, which we believed would have met the minimum number of
beds to make the project financially viable.
• In looking at the height of a five-story building along 114 which would have been
approximately 59' feet tall, we determined the four-story project was more
reasonable, defensible, and similar to other buildings on campus.
Building Height Alternatives Analysis
4 Stories
Building Height Precedents
T 3'203 TURNPIKE STREET
\\
LEVELS
+SO \ s
f\may __ _�., PROPOSED BLDG 1 �`�� \����\� SULLIVAN HALL
451 AND OVER STREET 4 LEVELS 4 LEVELS(FIRST LEVEL BELOW GRADE) -
4 LEVELS 47 1
\+45 50' _ In looking at four stories,
� 4
F"""-;5tr tjNt te74 PALMISANO HALL
±LEVELS e±46'(EXCLUDING OBSERVATORY which is approximately 47 to
AND DOME)
��A _a AUSTINHALL � � �1yDEEGANEAST _ 50/ the College did a review
LEVELS �� �� � ;3 LEVELS
to determine if there were
koW\ �� \
y similarly d bu i Id i
_ g
PROPOSED BLDG 2 y sized
\ �
�� 4 LEVELS ate\� _'�� �� �y ��� o
469 � � ey - in the immediate area.
� y A
FMI
.\O
COLLEGIATE CHURCH OF CHRIST THE TEACHER 01 ROGERS CENTER
2+L4E$ELS(FIRST LEVEL BELOW GRADE) \ \ � I? FOR THE ARTS ` '
y A 1 LEVEL
�CROWEHALL
� � 3 LEVELS O REILLY HALL; DEEGAN WEST I
\� y +46 4 LEVELS
A- A 3 LEVELS
*45' ±40'(EXCLUDING
GUSHING HALL o �o
� G \�
4 LEVELS FIRST LEVEL BELOW GRADE ��� �� \� TOWER)
( )
.hb s 1-E H lo, Exhibit B2
�! Cor D Iopme t Proiect
0 100 200 400Feet NOTE:APPROXIMATE EXISTING BUILDING HEIGHTS m M CJ Rj 2023-11-02
MEASURED USNG NEARMAP AERIAL IMAGERY North Ardo-1,MA
O'Reilly Hall Cushing Hall3 a'
45' +/- 48' 203750'
e
-
• t ,
V- � - -
e _
_g
e �
Deegan East Deegan West 451 Andover St.
==
40 +/- 40' 45
Crowe Hall Collegiate
46' 9 Rogers Center for the Arts
the Teacher +/- 41'
\ +/_ 48'
Sullivan Hall
Austin Hall _- +/- 50' -_ Palmisano Hall
+/- 50' +/- 46'
IBM
F _
nn
r
Building Height Alternatives, 4-Story Summary
• At this height, and at the length of the three-story building (500-ft) we determined we
would also get 700 beds (100 beds less than the Royal Crest project, and changing unit
type).
• The College feels that a 500-ft long building is too much. We reduced the number of
beds to achieve a configuration on the corner that we felt had the proper mixture of
open space. In doing so, we reached approximately 540 beds.
• This roughly met the minimum number of beds necessary to make the project
financially viable.
Current Proposed Design
• The College has now altered \\\\
the unit type, and reduced the
scope of this project y y ro ect b nearly
o
50/o.
• The impact in doing so is that
tho additional housing the
College needs will need to be tit
built at additional costs taking M ;
up additional land, which will
the impact variety of -
environmental conditions
• 540 Beds
• Height:48', 4-stories
What would a residential building layout such as North Residential
Village look like on this parcel to meet a 540 bed count?
North Residential Housing Concept Program: 540 Beds, 10,800 SF Academic Space
i5tttd.......
Disadvantages \
,\
• Loss of View Corridor to Church from
Route 114/Andover Street Intersection
• Loss of Medina Drive Vehicular Circulationvy �
v. y\ � `, wvV vvVy�\yv y�,AyvoA
for Traffic Flow and Emergency Vehicle
9 Y
Access to New Buildings
\\\ \ \ \
\\\a\\\o \\\ \ \ \
\`W\MW \
• Significant Reduction in Green/Open ;
Space, No Allowance for Creation of New ~ \
�,aAN
Exterior Plaza/Open Spaces \` \�\\
• No/Limited Space for On-Site Stormater =� �w � -
p \ '\ \\\\ ACADEMIC BUIMING
\ \\ tA,eea 5F
Management
\\\\\
• This is not buildable.
• Does not provide sufficient space fork
emergency access. CAP--��v v w
• Does not provide suitable space for \
P p
stormwater mans ement
g \\\\ \ \`� �\\\`\ 99% Increase in Impervious
Removing buildings to accommodate \ \ Coverage From Proposed Design
\ � � Building Coverage:±74,500 SF
\\ �y v K �v vA\Amy"IR
emergency a rid stormwater reduces the � �� ��� � `� `� ���
number of beds necessary to make the
�`� Total s +16 F Imper iou 5 600 S
project financially viable
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