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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 Wn ism F t \ u� o Y, 14A ?ROIc SITE R 3 Nr., — RI-SIPENTIa_DISTRICTS 4 3,R- N1:: �A �' =� ". �` - R€SIP€NTIa_DISTRICTS-R-5 1751 . RESIGENTI::G:STR:CTS-R 6 U.21,1 T. ,.,._._ c€N€a..�BU_IN_Ss DISTRICT �s r.,a BUSINESS GISTR:CT 2-B-2 n r_.• BUSINESS ss ci Ta cT a B 4 ts., cc RA,_R CEO-EOPMEhr DISTRICTS eOc,cOcz 0 7=.:1 �. � •, � �� �v�� v � v�\� 0 250 5(ffl 100tIFeet PI.WJNEP COMMERCIAL DEVELOPMENT CiSiRICT-RCP 0.75:1 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 \\ `. \ G. Residential Facility-125 Beds IMI ��\ \ - 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 y \ \ g Ze Student Experience ff NO w WN 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 \N' 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 ........ ;\ sm ""j a nyou ff"ll\\ W'y it \\ ME Pl%vw aVcA�VvVvvvvoVo v v V \ A A VIVA A \ Us :AA--m0\ V � A .� v\ �V�� A � Av It �.- . �A..