HomeMy WebLinkAboutAddendum to Finding Application with Plans and Exhibits - Plans - 315 TURNPIKE STREET 9/13/2023 Addendum to Application for a Finding
Preliminary Information: The proposed project has been determined to be an educational use under
M.G.L. c. 40A, Section 3 (the"Dover Amendment")'.
Standard of Review: Applicant notes that the standard of review for a Dover use is reasonableness. The
purpose of the Dover Amendment is to "strike a balance between preventing local discrimination against
an educational use, and honoring legitimate municipal concerns that typically find expression in local
zoning laws." Trustees of Tufts College v. City of Medford, 415 Mass. 753, 757 (1993). The key inquiry
here is whether North Andover's height restriction is a "reasonable regulation." This depends on two
factors: 1) whether it serves "legitimate municipal purposes," such as promoting public health or safety or
preserving the character of an adjacent neighborhood; and 2) whether "compliance would substantially
diminish or detract from the usefulness of a proposed structure, or impair the character of the institution's
campus, without appreciably advancing the municipality's legitimate concerns." Id. at 757-760. The
Supreme Judicial Court ("SJC") has also indicated that excessive cost of compliance, without significant
municipal gain,may also qualify as unreasonable.Id. Importantly,"facially neutral requirements cannot be
applied to educational uses without further inquiry into the outcome produced by such an application . . .
particularly where the requirements sought to be applied do not take into account the special characteristics
of an educational use."Id. at n. 6.
A. The particular use proposed for the land or structure.
Applicant is a non-profit school proposing to construct two buildings on an undeveloped portion of the
college campus located at the corner of Turnpike Street and Andover Street.
The proposed buildings will be used for college programming.Each building will be four levels,comprised
of first-floor academic space with residential dormitories on the first and upper floorS2.Building 1, situated
along Turnpike Street,will be approximately 79,653 square feet.Building 2, situated along Andover Street,
will be approximately 61,482 square feet.
The proposed project is located in the Residence 3 (R-3) zoning district. Building height in all residential
districts, including the R-3 district, is limited to 35 feet, per the Table of Dimensional Requirements
appended to the North Andover Zoning Bylaw3. The By-law defines building height as "The vertical
distance as measured from the average finished grade level adjoining the building at all exterior walls to
the highest roof surface,but shall not include chimneys,spires or mechanical equipment or penthouses used
for enclosure of mechanical equipment."
As proposed,upon completion Building 1 will have a height of approximately 47.1 feet and Building 2 will
have a height of approximately 46.9 feet. Applicant seeks a finding from Board that the proposed building
heights are reasonable for this educational use, consistent with the Dover amendment.
' See Letter of Determination from Paul Hutchins dated August 4,2023.
2 See generally Ground Floor Plan,Typical Residential Floor Plan(2°d Yd &4'Floors),Building 1 Conceptual
Elevations, Building 2 Conceptual Elevations,and Layout and Materials Plan submitted herewith.
3 See Table of Dimensional Requirements attached hereto.
B. Facts relied upon to support a finding that relief sought will be desirable and without
substantial detriment to the public good.
This project is an educational use under M.G.L. c. 40A, Section 3 (the"Dover Amendment")4. The
purpose of the Dover Amendment is to"strike a balance between preventing local discrimination against
an educational use, and honoring legitimate municipal concerns that typically find expression in local
zoning laws." Trustees of Tufts College v. City ofMedford, 415 Mass. 753, 757 (1993). The key inquiry is
whether the applicable restriction—here the building height restriction—is a"reasonable regulation"
given the educational use.
At the outset,North Andover's building height restriction is facially neutral because it applies to all uses in
the Residence 3 District. However,the Court noted that"facially neutral requirements cannot be applied to
educational uses without further inquiry into the outcome produced by such an application ...."Id. at n. 6.
The approximate heights of the proposed buildings are 47.1 feet and 46.9 feet. Though taller than the 35-
foot limit, the buildings will not be unreasonably high for the campus or the area in which the project is
located.
The College's campus already features many large three and four-story buildings that range in height from
41 feet to 50 feet. Given that these buildings average a height of approximately 47 feet, the heights of the
proposed buildings are reasonable, and will be harmonious with the campus' current aesthetic.
The College parcel lies within a residential district, however, it is surrounded by business and industrial
districts 6 all of which allow higher buildings as of right. The proposed project site sits on the corner of two
major roadways that house various commercial and residential uses and buildings. Many of the parcels
abutting and/or closely adjacent to the subject parcel are zoned General Business (GB), Business-4 (B-4),
and Industrial-1 (1-1). Each of these zoning districts has a higher building height limit than the residential
districts. The respective building height limits in the surrounding districts are 45 feet(BG), 60 feet(B-4),
and 55 feet(11)7. Accordingly,the character of the surrounding neighborhood is primarily commercial and
features large buildings located off Route 114 on either side of the campus. Furthermore, the Bylaw
contemplates and provides an exception for buildings that exceed the 35-foot height limit in residential
zones for certain non-single-family residences$. Here, the College is not seeking to build an excessively
tall single-family home,but rather, is seeking relief to construct reasonable multi-level buildings that will
primarily serve as academic and residential space for on-campus students. Given the location of the parcel
and the diversity of height requirements afforded to the surrounding parcels, the proposed buildings are
4 See Letter of Determination from Paul Hutchins dated August 4,2023.
5 See schematic marked"Exhibit B2"attached hereto.
6 See Town of North Andover Zoning Map.
See Table of Dimensional Requirements.Also see Town of North Andover Zoning Map attached hereto,
Schematic entitled"Existing Building Heights"attached hereto,and schematic entitled"Surrounding Building
Height Limits"attached hereto.
s Section 195-7.4(F) of the By-law provides for a waiver of the 35-foot requirement for "residential multifamily
dwellings and townhouses described under Table 2;provided that such height waiver shall not permit a structure to
exceed more than four stories and 55 feet in height,and further provided that such waiver is granted by the Planning
Board, as special permit granting authority, after the Planning Board has made a determination based upon
consideration of the special permit criteria described under§ 195-10.7A of the Zoning Bylaw."
2
more likely to blend into the environment than they are to protrude or tower above a nestle of residential
dwellings.Furthennore,by constructing taller buildings,rather than larger footprint buildings,Applicant is
able to preserve green space.
The goal of this project is to provide a mixed-use, amenity rich space for students that will enhance the on-
campus living and learning experience. The proposed design achieves this goal by providing residential and
academic space on the ground floor, with residential space on the upper floors. The proposed number of
residential beds is necessary to accommodate the College's aging housing stock and off-campus options.
Strict compliance would require the College to forgo academic and amenity space to relocate additional
beds to the ground floor. The relief requested allows the College to maintain critical ground-floor academic
space, and achieve its goal to create a multi-functional academic and residential experience for students.
With the relief sought,the College will be able to create additional academic and residential space to serve
its students, while maintaining the aesthetic of the campus, integrating with the look of the surrounding
neighborhood, and maintaining green space. The result will be the construction of buildings that are
reasonable and consistent with the existing buildings on campus and in the neighborhood, without
substantial detriment to the public good.
Rather,the proposed project will have a positive impact on the campus and the Town of North Andover by:
creating a new accessible pedestrian connection between the Route 114/Turnpike Street intersection to the
Collegiate Church of Christ the Teacher, along with on-campus accessible walkways within the new
project, creating of two-way vehicular circulation and supplemental emergency access routes between the
new buildings for North Andover first response vehicles, enhancing the pedestrian and view corridors from
Route 114/Turnpike Street onto campus, including enhancement of the existing Christ the Teacher statue.
In addition, the Project has no impact or minimal impact to residential neighborhoods, wetland resources,
nearby traffic,neighborhood parking, Town drainage systems,water supply system, or sewer system.
C. Addressing all details of the Building Commissioner's denial when appropriate.
The Building Commissioner's denial is based upon the building heights exceeding the maximum height
of 35 feet in the Residential 3 zoning distriet.9 As addressed above,Applicant seeks relief from the 35-
foot building height limit to construct two buildings of approximately 47.1 feet and 46.9 feet. As detailed
above, such relief is reasonable for this educational use and without detriment to the public good.
9 See Zoning Bylaw Denial Form submitted herewith.
3
List of Enclosed Documents
Exhibit A
- Town of North Andover Zoning Map
- Schematic: "Surrounding Building Height Limits"
- North Andover Zoning Bylaw Table 2: Summary of Dimensional Requirements
Exhibit B
- Zoning Bylaw Denial Form, dated August 21,2023 —REVISED August 30,2023
- Building Permit Application No. 73970 dated August 15,2023
- Letter from Paul Hutchins,re: Dover Determination, dated August 4, 2023
Exhibit C
- Certified Plot Plan, Coiner Development Project at Merrimack College,North Andover, MA
by VHB, dated August 17,2023
- Graphic Aid,Merrimack College Corner Development Project by Cube 3, dated August 17,
2023
- Schematic: Existing Building Heights, Corner Development Project at Merrimack College,
North Andover,MA by VHB dated August 17, 2023
- Schematic: Average Grade Calculation, Corner Development Project at Merrimack College,
North Andover,MA by VHB dated August 17, 2023
- Layout and Materials Plan—Corner Development Project at Merrimack College, 315
Turnpike Street,North Andover, MA by VHB, dated August 17, 2023
Exhibit D
- Ground Floor Plan,Merrimack College Corner Development Project by Cube 3, dated
August 16, 2023
- Typical Residential Floor Plan(2nd 3rd&4th Floors), Merrimack College Corner
Development Project by Cube 3, dated August 16, 2023
- Building 1 Conceptual Elevations (2 pages),Merrimack College Corner Development Project
by Cube 3, dated August 16, 2023
- Building 2 Conceptual Elevations (2 pages),Merrimack College Corner Development Project
by Cube 3, dated August 16, 2023
- Perspective View,Merrimack College Corner Development Project by Cube 3, dated August
16, 2023
Exhibit E
- Town of North Andover 300' Abutter GIS Map dated August 3,2023
- Town of North Andover 300' Abutters List
- Town of Andover 300' Abutters List
Exhibit F
- Deed to Merrimack College f/lda the Augustinian College of the Merrimack Valley dated
July 21, 1947
- Owner's Authorization
4
EXHIBIT A
Town of North Andover
mellhueln a Zoning Map
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195 Attachment 3
Town of North Andover
Table 2:Summary Of Dimensional Requirements
[Amended 6-18-2019 STM by Art.1.6-17-2021 ATM by Art.271
Res. Res. Res. Res. Village Res. Res. Bus. Bus. Bus. Bus. Village PCD General CDD CDD CDD Ind. Ind. Ind. Ind.
1 2 3 4 Res.("' 5r""' 6 1 2 3 4 Comm. Bus. 1 2 3 1 2 3 5
Lot area,minimum(square feet) 87,120 43,560 25,00 12,500 43,560 43,56017) 130,690 25,000 25,000 120,00 80,000 90,000 150,00 25,000 43,560 43,560 108,90 80,000 80,000 435,600 50,000
0 0 0 0
Height,maximum(feet) 35 35 35 35 35 35 35 35 35 35 60 40*`7) 35*** 45 35 35 45 55 55"3' 55 55
Street frontage,minimum feet 175 150 125 100 85(13' 150 1501ll) 125 125 300 200 200 300 125 150 150 250 150 150 150 150
Front setback,minimum(feet) 30 30 30 30r2) 25 30 25 30 25 100 50 50**P7)r" 100 25 100) IOr" 151" 50 50 100,10) 30
Side setback,minimum(feet) 30 30 20 15 15 25 15 201" 25'2' 50` 50r" 25**('-' 50 25(2' 15 15 20 50r" 50"' 2001°J 20")
Rear setback,minimum(feet) 30 30 30 30 30 30 30 30,2' 30(2' 50"' 50 25**r" 50 35«' 20 25 30 50"' 50"' 20000' 30")
Floor area ratio.maximum N/A N/A N/A N/A N/A 0.75:1 0.25.11" 0.30.1 0.75.1 0.40.1 1.50.1 N/A 0.75:1 N/A 0.75:1 0.75.1 0.75:1 0.50.1 0.50:1"" 0.50.1 0.50.1
Lot coverage,maximum N/A N/A N/A N/A N/A 20% 200/t, 30% 35% 30% 25% 25°/u 25°% 35% 70% 70% 70% 35°% 35% 35%"" 35%
Dwelling unit density, N/A N/A N/A N/A 1/acre"2' Multi- 9/acre"2' N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A
maximum/acre family(-
Townhouse
Open s ace 25%**"h' 30% 30%
* Two stories,not to exceed 40 feet
** Refer to§§195-8.4A(Note 6)and 195-8.6E.
*** See detailed district use regulations.
Please refer to footnotes for additional information.
Footnotes
1. In all districts except Village Commercial and any Corridor Development District,front setbacks along Route 114
shall be a minimum of 100 feet.Front setbacks shall be 100 feet along 125 in Industrial I and 2 Districts;the first 6. Dimensional regulations for townhouse complexes shall meet the requirement of the Residence 5 District;
50 feet of front setbacks under this requirement shall be made to provide an effective visual buffer and no parking individual townhouses within the complex,however,shall be regulated as follows:
shall be permitted.
Minimum street frontage:18 feet
2. Adjacent to residential districts,an additional fifteen-foot side or rear setback shall be required.The first 15 feet
of the total setback abutting the residential district shall remain open and green,be suitably landscaped,un-built Minimum front setback:30 feet
upon,unpaved and not parked upon.In the Business 2 District,the side yard requirements may be eliminated
when two adjoining property owners agree to share a party wall. Minimum side setback None required where a party wall is constructed between units;otherwise a twenty-
five-foot side setback shall be provided
3. Adjacent to residential districts,the required side or rear setback shall be 100 feet. The first 50 feet of such
setback abutting the residential district shall remain open and green, be suitably landscaped, un-built upon, Minimum rear setback:30 feet
unpaved and not parked upon.
Maximum floor area ratio:1.20:1
4. If an enclosed parking structure is provided,lot coverage may be increased up to the amount of such parking area
but not exceed a total coverage of 45%. Maximum lot contiguous units:10
5. Minimum lot size for a townhouse complex shall be 43,560 square feet although individual townhouse lots may
be a minimum of 3,000 square feet.Minimum lot size for an apartment complex shall be 60,000 square feet.
195 Attachment 3:1 supp 3,Sun 2021
NORTH ANDOVER CODE
7. The following additional requirements shall apply when apartments or townhouse complexes are constructed in 15. In accordance with the procedures and regulations set forth in § 195-10.7 of this bylaw, an application for a
this district. special permit may be submitted to increase the allowed floor area ratio (maximum) from 0.25:1 to 0.30:1,
provided that at least 5,000 square feet(excluding basements)of the resulting gross floor area are deeded to the
a) There shall be a paved driveway or paved walk adequate to accommodate emergency vehicles within 50 feet Town for public use proposes;that at least 2,500 square feet of said area is located at street level,and that the
of the outside entrance of each dwelling unit. entire square footage,exclusive of basements,deeded to the Town is supported with parking spaces at the rate of
one space per 250 square feet.
b) Any road providing access to townhouses or lots intended for townhouses shall conform to the Subdivision
Control Regulations of the Planning Board. 16.Open space shall be consistent with the definition of usable open space as contained in Article 8,Part 5,§ 195-
8.27F,Usable open space.No loading areas shall be allowed on the usable open space.
c) Any road providing access to more than 18 apartment dwelling units or more than 24 parking spaces shall
conform to appropriate provisions of the Subdivision Control Regulations as if it were a minor residential All required front,rear,and side yard requirements may be calculated as part of the usable open space,but in no
street.Before issuing a building permit in such cases,the Building Inspector shall obtain a report from the instance shall any area designated for open space be less than 15 feet in width.
Planning Board on the extent of such conformity.
Further,no more than 25%of the total area required for open space shall be a wetland area,and no pennanent ol-
d) Maximum height(apartment building):40 feet. standing water bodies shall be calculated as part of the required open space.
e) Maximmn stories of living quarters(apartment building)_three. 17.Village Commercial Dimensional Requirements.
f) Maximum units per structure(apartment building):18. Setbacks
8. In Residence 4 Districts only,front setback may be the average of all front setbacks of dwelling units within 250 Objective:The setbacks have been determined and arranged in such a way as to promote a quality development
feet on either side of the lot.Buildings on comer lots shall have the required front setback from both streets except which lends itself to the surrounding community in an unobstractive manner.
in the Residence 4 Districts,where setback from the side street shall be a minimum of 20 feet.
a) Front setbacks for strictures along Route 114 shall be a minimum of 50 feet,all of which shall be used as an
9. Nursing and convalescent homes shall have at least 600 square feet of lot area per bed.The minimum lot size for effective visual buffer.No parking shall be allowed within that fifty-foot buffer.Any roadways or drives
such homes in Rl,R2,and R3 Districts shall be two acres. within that fifty-foot buffer shall be as necessary for access only.
10.Where a public sanitary disposal site is the primary use,the setback area shall be used to provide a screening, b) When adjacent to a residential district,the minimum setback shall be 40 feet,with the first 25 feet remaining
natural or artificial,from adjacent residential use ofpublic roadway, as an effective visual buffer.The Planning Board may allow the minimum setback adjacent to a residential
district to be reduced to 25 feet,provided that the maximum height of the proposed structure is 25 feet,not to
11. Where a public sanitary disposal site is the primary use,an increase up to 100%of the lot coverage shall apply, exceed one story.Further,for every one foot that the structure is moved closer than 40 feet to the residential
not including the setback areas. property line,the maximum allowed height of the structure shall be reduced by one foot(See Diagram I).1n
no instances shall a structure be closer than 25 feet to a side or rear setback.Any roadway or drives within
12. If multifamily structures are selected to attain the maximum density allowed,the proposed project shall be subject those setbacks shall be as necessary for access only.
to the minimum open space requirements found in Article 8,Part 5,Planned Residential Development,and to the
site plan review requirements of§195-10.7.
Footnote 17.Village Cammer ciat Dimensional Requirements-Diagram I
In the instance where no public sewer service is provided and there is not private sewer system acceptable to the
Town,the allowed density in the Village Residential Zone shall be one dwelling unit per acre and said dwelling
and associated lot shall conform to all the regulations consistent with development in the R-2 Zone.Further,under
no circumstances shall multifamily development be allowed in the Village Residential Zone, regardless of
density,without the provision ofpublic sewer or a Town-approved and-accepted private sewer system.
13. In instances where a lot fronts on Route 114,for purposes of public safety,the required lot front shall be 250 feet. -
14. The dimensional criteria described in the table below applies only to detached single-family development. j ce
Multifamily structures developed in this district shall be subject to all criteria applicable to multifamily v-
developments as stated in Article 8,Part 5.However,in no instances shall the bonus density sections of Article 8,
Part 5 apply in the Village Residential District.
195 Attachment 3:2 supp s,Sun 2021
ZONING
18. The Planning Board may grant approval of an increase in the maximum height described under Table 2,provided
that such approval shall not permit a structure to exceed 105 feet in building height,that the lot is at least 100
acres in size, and further provided that such approval is granted by Planning Board special permit after
consideration of the special permit criteria described under§ 195-10.7A of the Zoning Bylaw.
19. The Planning Board may grant approval of an increase of the maximum floor area ratio described under Table 2,
provided that the floor area ratio shall not exceed 1.0:1,that the lot is at least 100 acres in size,and that such
approval is granted by Planning Board special permit after consideration of the special permit criteria described
under§195-10.7A of the Zoning Bylaw.
195 Attachment 3:3 supp s,Jun 2021
EXHIBIT B
Zoning Bylaw Denial Form
Town of North Andover Building Depat•tnierzt
120 Maid Street
North Andover,MA, 01845
Phone 978-688-9545 Fax 978-688-9542
Street: 315 Turnpike Street
MaplLot: 025.0-0013
Applicant: Jacob Hawes
Request; Variance
Date: 812112023 - Revised 8/3012023
Please be advised that after review of your Application and Plans that your Application is DENIED for the following Zoning
Bylaw reasons:
Zonin
Item Notes Item Notes
A Lot Area F Frontage
1 Lot area Insufficient 1 Frontage insufficient
2 Lot Area Preexisting 2 Frontage Complies
3 Lot Area Complies 3 Preexisting frontage
4 Insufficient Information 4 Insufficient Information
B Use 5 No access over Frontage
1 Allowed G Contiguous Building Area
2 Not Allowed 1 Insufficient Area
3 Use Preexisting 2 Complies
4 Special Permit Required 3 1 Preexisting CBA
5 Insufficient Information 4 Insufficient Information
C Setback H Building Height
1 All setbacks comply 1 Height Exceeds Maximum X
2 Front Insufficient 2 Complies
3 Left Side Insufficient 3 Preexisting Height
4 1 Ri ht Side Insufficient 4 1 Insufficient Information
5 Rear Insufficient I Building Coverage
G Preexisting setbacks 1 Coverage exceeds maximum
7 Insufficient Information 2 Coverage Complies
D Watershed 3 Coverage Preexisting
1 Not In Watershed 4 Insufficient Information
2 In Watershed J Si n
3 Lot prior to 101204 1 Sin not allowed
4 Zone to be Determined 2 Sign Complies
5 insufficient Information 3 Insufficient Information
E Historic District K Parkin
1 In District review required 1 More Parking Required
2 Not in district 2 Parking Com lies
3 1 Insufficient Information 3 Insufficient Information
4 Pro-existing Parkin
Remedy for the above is checked below,
Item# Special Permits Planning Board Item# Variance
Site P€an Review Special Permit Setback
Access other than Frontage Special Permit Parkin
Frontage Exception Lot Special Permit Lot Area
Common Driveway Special Permit H 1 Height
Congregate Housing Special Permit I Sign
Continuing Care Retirement Special Permit Contiguous Building Area
Independent Elderly Housing Special Permit Special Permits Zoning Board
Large Estate Condo Special Permit Special Permit Non-Conforming Use ZBA
Planned Development District Special Permit Earth Removal Special Permit ZBA
Planned Residential Special Permit -Special Permit Use not Listed but Similar
R4 Density Special Permit Sp ecial Permit for Sign
Watershed Special Permit Special permit for preexisting nonconforming
Frontage
i
Plan Review Narrative
The following narrative is provided to further explain the reasons for DENIAL_for the APPLICATION for the property indicated on the reverse side:
Mtem Refe�encs Reasons for
H 1 Town of North Andover Table 2: Summary of Dimensional Requirements Height Maximum Residential 3 Zoning District Is 35 Feat
Applicant is requesting a height of 47.1 Feet.A relief of 12,1 Feet in height is requested for building 1 .Building 2 height is 46.9 feet
.Height allowed in R-3 zoning is 35 feet.A relief of 11,9 is requested by the applicant.
The above review and attached explanation of such is based on the plans and information submitted. No definitive review and or advice shall be based on
verbal explanations by the applicant nor shall such verbal explanations by the applicant serve to provide definitive answers to the above reasons for Any
inaccuracies,misleading information,or other subsequent changes to the information submitted by the applicant shall be grounds for this review to be
voided at the discretion of the Building Department.The attached document titled"Plan Review Narrative"shall be attached hereto and incorporated
herein by reference. The building department will retain all plans and documentation for the above file.You must file a new permit application form and
begin the permitting process.
F" *4= 8/15/2023 _812112023 �
eparlment Official Signature Application Received Application Denied
gl3ol��J�
Denial Sent: 8121/2023 - s�o rG,{ If Faxed Phone Number/Date:
Referred To:
Fire X Health
Police X Zoning Board
X Conservation Department of Public Works
X Planning Historical Commission
Other X Building Department
File Message Help BLUEBEAM Tell rne what you want to do
tit ED Share�o earns (,�] Mark LJ nread D Find Zoorn ...
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[EXTERNAL] Application submitted for 315 TURNPIKE STREET
rown of North Andovei, MA<i)oreply@viewpoil)tClOLuCI.COIII> Reply �K) Reply All > Porwaid fiS
to GJacoli liw8/1S/202i U6 AIM
If there are brobleni�,with how tfiiS.rnessaqe is displayed,r,llr,k fiery to vi—it in a web bro—ei,
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Town of North Andover, I
Your application has been submitted successfully!
Type: *Building Permit
Number: 73970
WOOM
0
8/15/23,9:41 AM Record 73970-ViewPoint Cloud
*Building Permit
73970
Your Submission
Attachments
Guests (1)
O Building Department Review
Fire Department Review
Treasurer Review
Conservation Review
Planning Review
Health Review
DPW Engineering Review
DPW Operations Review
Building Inspector Approval
New Construction Building Permit Fees
Building Permit Issued
Temporary Dumpster Permit Issued
Building Inspection
Your submission
Submitted Aug 15, 2023 at 9:35am
Contact Information
Jacob Hawes
Email address
https://northandoverma.viewpointcloud.com/track/l 00420/submission 1/6
8/15/23,9:41 AM Record 73970-ViewPoint Cloud
Jacob.hawes@greystar.com
Phone Number
6179456892
Mailing Address
1 Federal Street , Boston, Massachusetts 02110
Locations
1 location total
PRIMARY LOCATION
,' 315 TURNPIKE STREET
NORTH ANDOVER, MA 01845
Application Submission
Are you submitting this application as the Homeowner?
NO
Primary Contractor
Firm (Business) Name
Licensee
EMERY L GREEN
License #
CS-116548
License Expiration Date
04/03/2025
https://northandoverma.viewpointcloud.com/track/l00420/submission 2/6
8/15/23,9:41 AM Record 73970-ViewPoint Cloud
License Type
Construction Supervisor
License Active
O
License Status
Active
Mailing Address
133 FOSTER RD, SWAMPSCOTT, MA, 01907
Preferred Telephone #:
8576751604
Alternate Phone #
Email
emery.green@greystar.com
I certify, under the pains and penalties of perjury, that the information on this application is true
and complete.
G
Project Information
Type of Project
New Construction
Type of Improvement
New Building
Proposed Use
Non-Residential Building
Describe the type of use
Academic Space and Dormatory
Description of Work to be Performed
https://northandoverma.viewpointcloud.com/track/l00420/submission 3/6
8/15/23,9:41 AM Record 73970-ViewPoint Cloud
New Construction of Two New 4 level Academic and Dormatory Buildings
Is property on Town water
Yes
Is property on Town sewer
Yes
Project Cost (if new construction base on $125 per square foot and if
addition/alteration/renovation base on actual contract price)
40,000,000
Does this project require a temporary construction dumpster?
Yes
Does this project require a temporary construction trailer?
YES
Does this project require a temporary construction sign?
YES
Danger Zone Literature (MGL CHapter 166 Section 21A-F and G min. $100-$1,000 fine)
NO
Registered Design Professional
Architect/Engineer Name
Cube 3
Architect/Engineer Address
370 Merrimack Street, Lawrence MA
Architect/Engineer Phone Number
978-989-9900
Architect/Engineer Reg. #
Aaron Bancroft/20545
Construction Dumpster Permit Application
https://northandoverma.viewpointcloud.com/track/l00420/submission 4/6
8/15/23,9:41 AM Record 73970-ViewPoint Cloud
Name of Dumpster Company (if applicable)
KTown Disposal
Dumpster Arrival Date
06/03/2024
State clearly purpose for which the Construction Dumpster Permit is requested
Recycling and Waste disposal generated from the construction of the new buildings
Insurance
I have a current liability insurance policy or its substantial equivalent.
Yes
If yes, indicate the type of coverage
Liability
If other, specify
Worker's Compensation Insurance Affidavit: Builders/Contractors/Electricians/Plumbers
Are you an employer? Select the appropriate type.Any applicant that selects #1 must also fill out
the section below showing their workers' compensation policy information.
1. 1 am an employer with employees (full and/or part-time)
Type of project
7. New Construction
I am an employer that is providing workers' compensation insurance for my employees.
Below is the policy and job site information.
Insurance Company Name (Attach a copy of workers' compensation policy declaration page
showing the policy number and expiration date)
Sompo America Insurance Company
Policy # or Self-Ins. License # *
https://northandoverma.viewpointcloud.com/track/l00420/submission 5/6
8/15/23,9:41 AM Record 73970-ViewPoint Cloud
WCDS108610
Expiration Date
O1/02/2024
Workers' Compensation Affidavit Signature
I do hereby certify under the pains and penalties of perjury that the information provided above is
true and correct.
G
undefined
Town of North Andover, MA
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https://northandoverma.viewpointcloud.com/track/l00420/submission 6/6
• � ' � � ... Town of North Andover
Building Departrimit
North Andover'rown T-Tall
120 Main Street �` �� a � � ��AAA
North Aaadovca•, MA 01845
pliutchiars((r7nortlaaaadovea,raaa.gov
Paul Hutchins Telephone (978)688-9545
Building Commissioner/Zoning Enforcement Officer Fax (978)688.9542
8/4/2023
Mark B,Johnson
Johnson &Borenstein,LLC
12 Chestnut Street
Andover Ma,01810
Re; Corner Development Project 315 Turnpike Street North Andover, Ma 01845 Merrimack College
Determination letter of Dover Amendment use.
Dear Mr Johnson,
I have determined that the project of adding two dormitories acid academic space falls under the Dover
Amendment as using the guidelines of MGL CH. 40A Section 3 .
The Dover Amendment allows that only zoning ordinances or bylaws that a city or town may enforce
against the proposed project are reasonable regulations regarding the bulls and height of structures, yard
size,lot area,setbacks,open space,parking and building coverage requirements.
Respectfully submitted
North Andover Building Cormnissioner/Zoning Enforcement
m
Paul Hutchins
EXHIBIT C
\\VHb\gbI\p,q\Wat-LD\1 162534 G,ey,ta,P3 De,eIopme,t\cad\Id\PIa,set\1 162534-PLOTA,g
..................wLL
..............
..............................................
-0 Turnpike StreetlRoute 114
.....ti
....
4 S E,,
915.3
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(FGJI ID)
L-1 B'47'41" PROPOSED
BUILDING 1
ee
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'319.12'
153
L 6' '34" LF I
..................
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Medina DO
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PROPOSED
BUILDING 2
1,EFRIN A'1K(A-j
C1
'00K k7�7,PAGE S
General Notes
1) THE PROPERTY LINES SHOWN ON THIS PLAN ARE BASED UPON AN ACTUAL FIELD SURVEY CONDUCTED BY VANASSE HANGEN BRUSTLIN,INC.IN
5NC AUGUST,2013 AND FROM DEEDS AND PLANS OF RECORD.
2) THE EXISTING CONDITIONS SHOWN ON THIS PLAN ARE BASED UPON AN ACTUAL ON-THE-GROUND INSTRUMENT SURVEY PERFORMED BY
VANASSEHANGENBRUSTLIN,INC.BETWEEN APRIL AND MARCH,20(6,APRIL,2021,AND AGAIN IN JULY,2023.
N 2712'U"E 3) THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES SHOWN ON THIS PLAN ARE BASED ON FIELD OBSERVATIONS AND INFORMATION OF
'812Y RECORD.THEY ARE NOT WARRANTED TO BE EXACTLY LOCATED NOR IS IT WARRANTED THAT ALL UNDERGROUND UTILITIES OR OTHER STRUCTURES
.
ARE SHOWN ON THIS PLAN.
E It') OF 4) HORIZONTAL DATUM IS BASED ON MASS.GRID SYSTEM,NAD 1983.ELEVATIONS SHOWN ON THIS PLAN REFER TO NAVD OF 1988.
F,
5) SITE IS LOCATED IN ZONING DISTRICT RESIDENCE 3(R3).
11.5E11 1 BOUSQUET t6) SEE ABUTTERS LIST FOR ABUTTERS OF PROPERTY WITHIN 300'RADIUS.
NO 3538 15'.
hb
Certified Plot Plan
Corner Development
Q4 0 30 60 120Feet Project at Merrimack College 2023-08-17
7/202 North Andover,MA
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PROPOSED
Z, BUILDING 1
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PROPOSED KOETTERITZ
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Notes
[I P PE 1. PROPOSED BUILDING,SIDEWALKS/PLAZAS,WALLS,AND DRIVE AISLES IN RED.
2. BLACK DASHED LINES NOTE EXISTING FEATURES TO BE REMOVED.
Owner Developer Land Surveyor
Merrimack College Greystar Development East, VHB "OVAb Graphic Aid
Q4o zo ao ao1-1 315 Turnpike Street 1 Federal Street,Suite 1804 101 Walnut Street,PO Box 9151 Corner Development
North Andover,MA 01845 Boston,MA 02110 Watertown,MA 02471 Project at Merrimack College 2023-08-17
978.837.5000 857.254.1325 617.924.1770 North Andover,MA
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x"�/,':'N,,A-L "%hb Existing Building Heights Exhibit B2
Corner Development Project
Q4 0 100 200 400 Feet NOTE:APPROXIMATE EXISTING BUILDING HEIGHTS at Merrimack College 2023-08-17
MEASURED USING NEARMAP AERIAL IMAGERY North Andover,MA
0
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AVERAGE GRADE=222.1'
BUILDING HEIGHT FROM CUBE3 ELEVATION: -
ROOF=69'
SOUTH SIDE OF BUILDING=24'
NOT RELATIVE HEIGHT FOR EAST SIDE OF BUILDING=45'
TOP OF BUILDING ELEVATION:224'+45'=269' PT9-228.0
'.PT12 224.0 PT1.1-2240
PT13 224.0 PROPOSED PT8 2280 PT7 2280
BUILDING 2 HEIGHT = 269' -222.1' = 46.9'
Prlsa2a0 BUILDING 1 -
PT14-224.0 PTO-2280
FEE 224.0 i FFE=228.0
EN
*-225 0 '
PH 7 224.0 PT19 224.0 - 1 PT3�-22II 0 PT4 228.0
6 224,0 P1-224.0 0=
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` 'AVERAGE GRADE=225.9'
FEE 220.0`
BUILDING HEIGHT FROM CUBE3 ELEVATION:
ROOF=73'
EAST SIDE OF BUILDING=28'
PT13 224.0 NOT RELATIVE HEIGHT FOR EAST SIDE OF BUILDING=45':�
PT14-224.0 TOP OF BUILDING ELEVATION:228'+45'=273'
T2-224 BUILDING 1 HEIGHT = 273' -225.9' = 47.1'
1 PT15 224,0 zPno `
1 PT7 2240 PT11 2240 _
PT6-2200 Legend
�PT7-26-.0 N 2zg0 ...
PROPOSED -
BUILDING 2 = 228.0
PT8-2240 �
PT10 224.0 224.0
FIFE=224.0 220.0
PT9-2240 a ..�� N OF 1gg
}Q GRADE TRANSITIONING
NL JEFFREY W.
Notes
'G� ,\O`GS
cn .,CIVIL U... ,
No.50595 1. ELEVATIONS SHOWN ARE BASED ON NAVD
OF 1988.
ss ONAL Ea0
Average Grade Calculation Exhibit B3
Q4
0 20 40 80 Feet Corner Development Project
at Merrimack College 2023-08-17
North Andover,MA
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EXIIIBITE
Town of North Andover, MA August 3, 2023
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Print map scale is approximate.
Critical layout or measurement
activities should not be done using
this resource.
MAP FOR REFERENCE ONLY
NOT A LEGAL DOCUMENT
Town of North Andover,MA makes no claims and no
warranties,expressed or implied,concerning the validity or
accuracy of the GIS data presented on this map.
Geometry updated 09/29/2022
Data updated on a daily basis
Abutter to Abutter( ) Building Dept. ( ) Conservation( ) Zoning ( )
REQUIREMENT: MGL 40A,Section i i states in part"Parties in Interest as used in this chapter shall mean the petitioner,
abutters,owners of land directly oppositeon any public or private way,and abutters to abutters within
three hundred(300)feel of the property line of the petitioner as they appear on the most recent applicable
tax list,not withstanding that the land of any such owner is located in another city or town,the planning
board of the city or town,and the planning board of every abutting city or town."
Subject Property:
MAP PARCEL Name Address
25 13 Merrimack College 315 Turnpike Street North Andover,MA 01845
Abutters Properties
Map Parcel Name Address
`*"SEE ATTATCHMENTS—
Date 8/25/2023
Page 1 of 8
T146 * Mx1
e
024.0-0028-0125.B 024.0-0028-0404.B 025.0-0016-0039.G
125 NAOP LLC 203-404 TURNPIKE STREET RLTY TRST MICHAEL J. 39 ALCOTT REALTY TRUST ROBERT&CHING LID
203 TURNPIKE STREET U:125 B LAROCQUE,TRUSTEE KIRK,TRUS
NORTH ANDOVER,MA 01845 203 TURNPIKE STREET U:404 39 ALCOTT WAY
NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845
024.0-0028-0005.A 024.0-0028-0100,A 024,0-0028-0007.A
451 ANDOVER STREET LLC TALLMAN EYE 451 ANDOVER STREET SUITE 100 RLTY MICHAEL S. 451 ANDOVER STREET,LLC
ASSOCIATES CALHOUN,TRUSTEE 451 ANDOVER STREET#G7
451 ANDOVER STREET#5 451 ANDOVER STREET SUITE 100 NORTH ANDOVER,MA 01845
NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845
024.0-0031-0000.0 025.0-7165-0000.B 025.0-0011-0055.0
471 ANDOVER STREET LLC 565.66 LLC ABOU-EZZI,JEAN ABOU-EZZI,RACHELLE
44 PARK STREET 565 TURNPIKE STREET U:66 555 TURNPIKE STREET#55
ANDOVER,MA 01810 NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845
025.0-0066-0000.0 025.0-0035-0000.0 024.0-0055-0000.0
AIMCOMA MS 235 THREE GALLERIA TOWER AIMCOMA MS235 THREE GALLERIA TOWER ARLEQUE,JEFFREY W.
13155 NOEL RD STE 100 LB 235 13155 NOEL RD,STE 100 LB235 14 BERKELEY ROAD
DALLAS,TX 75240-5090 DALLAS,TX 75240-5090 NORTH ANDOVER,MA 01845
025.0-0016-0015.0 024.0-0028-0130.A 025.0-0016-0019.D
BEATS,KAREN A CERULLI&ASSOCIATES,LLC CHABOT,PAUL L
15 ALCOTT WAY 451 ANDOVER STREET 19 ALCOTT WAY
NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845
025.0-0071-0062.0 025.0-0016-0012.0 025.0-0071-0061.0
CHESTNUT GREEN SIXTY-TWO,LLC FENIGER AND COLLINS FAMILY LIVING TRUST WILLIAM A.& CK MANAGEMENT,LLC
ULIASZ MAUREEN E.COLLINGS, 565 TURNPIKE STREET U:61
45 BAY STREET 12 ALCOTT WAY NORTH ANDOVER,MA 01845
MANCHESTER, NH 03104 NORTH ANDOVER,MA 01845
025.0-0016-0006.B 025.0-7163-0000.B 025.0-7163-OOOO.0
CLAUSEN, ERICA,K. COPPOLA,FRANK,A.COPPOLA,ELAINE COPPOLA,FRANK,A.COPPOLA,ELAINE
6 ALCOTT WAY 33 BRADY LOOP 33 BRADY LOOP
NORTH ANDOVER,MA 01845 ANDOVER,MA 01810 ANDOVER,MA 01810
025.0-0011-0033.0 025.0-7163-OOOO.A 025.0-0011-0054.0
CTTJ NOMINEE TRUSTJOHNSON,THOMAS D.N.BARDWELL,LLC DEMINSKI TURNPIKE REALTY TRUST KENNETH
555 TURNPIKE STREET#33 565 TURNPIKE STREET U:63A E.DEMINSKI,TRUSTEE
NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845 555 TURNPIKE STREET U:56
NORTH ANDOVER,MA 01845
047.0-0016-0000.0 025.0-0016-0016.D 025.0-0016-0023.E
FARNUM,BENJAMIN,S. WILLIAM T.&SHEILA M. FOULDS FOULDS, FULLER,JOHN WOO,KYUNGMI
1370 TURNPIKE STREET WILLIAM T.,TR 23 ALCOTT WAY
NORTH ANDOVER,MA 01845 16 ALCOTT WAY NORTH ANDOVE,MA 01845
NORTH ANDOVER,MA 01845
024.0-0028-0209.A 025.0-0016-0018.D 024.0-0050-0000.0
GB&MOE LLC GOLDBERG,DENISE M GORHAM,FREDRICK,P.
362 E. BROADWAY 18 ALCOTT WAY 49 TOLLAND ROAD
HAVERHILL, MA 01830 NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845
025.0-0016-0022.E 025.0-0016-0013.0 024.0-0044-0000.0
GREWAL,LESLEY GRIFFITHS,PAULA HANNA,COLETTE,Y.
22 ALCOTT WAY 13 ALCOTT WAY#13 246 TURNPIKE STREET
NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845
024.0-0028-0150.A 024.0-0028-0160.A 024.0-0028-0008.A
HASSEY,DAVID J.MILL CITY INSURANCE HASSEY,DAVID J.MILL CITY INSURANCE HERITAGE DRIVE INVESTMENTS LLC
493 WESTFORD STREET 493 WESTFORD STREET 80 HERITAGE DRIVE
LOWELL,MA 01851 LOWELL,MA 01851 LOWELL,MA 01853
024.0-0028-0170.A 025.0-0011-0030.0 025.0-0011-0031.0
HERNANDEZ,CARIDAD JOHNSON TR,THOMAS F CTTJ NOMINEE TRUST JOHNSON,THOMAS F,MD
451 ANDOVER STREET U: 170A 555 TURNPIKE STREET#30 555 TURNPIKE STREET
NORTH ANDOVER,MA 01845 NORTH ANDOVER, MA 01845 NORTH ANDOVER,MA 01845
024.0-0069-0000.0 025.0-0016-0032.F 024.0-0052-0000.0
LIZOTTE JR,THOMAS J LIZOTTE,NICOLE M LUO.XUNSHAN LURVEY, ROBERT,E. LURVEY,DEBORAH,J.
17 HIGHLAND TERRACE 14008 175TH PLACE NE 19 TOLLAND ROAD
NORTH ANDOVER,MA 01845 REDMOND,WA 98052 NORTH ANDOVER,MA 01845
025.0-0071-0074.0 025.0-0016-0007.B 025.0-0069-0012.0
M&S REALTY, LLC MADER,ALLISON JOSEPH D.LAGRASSE
565 TURNPIKE STREET#74 7 ALCOTT WAY 327 MERRIMAC STREET
NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845 MEWBURYPORT,MA 01950
025.0-0016-0035.G 024.0-0029-0000.0 025.0-0067-0000.0
LEE,PATRICK CHERI SIU KWAN LEUNG MERRIMACK COLLEGE MERRIMACK COLLEGE
35 ALCOTT WAY 315 TURNPIKE STREET 315 TURNPIKE STREET
NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845 NORTH ANDOVER,MA 01845
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INTERNATIONAL INTERNATIONAL INTERNATIONAL
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M-M2 HOLDINGS,LLC M-M2 HOLDINGS,LLC M-M2 HOLDINGS,LLC
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119 FOX HILL ROAD 29 ALCOTT WAY
NEEDHAM,MA 02492 NORTH ANDOVER,MA 01845
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BOARD OF ASSESSORS
CERTIFICATION OF ABUTTERS
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I hereby certify the attached list, as requested, of abutters as they currently appear on the Assessors' Office
records.
Meg Anderson
Senior Assessor
0 ELM STANDOVER,MA01810 3 0 1 200-A MURRAY WAY ANDOVER,MA01810 4 072 23 BROOKFIELD RD ANDOVER,MA01810 20106
LUG:132 LUC:942 LUC:101
OWNER UNKNOWN TT AUGUSTINIAN COLLEGE HARRIER WILLIAM M
%COLLECTORITREASURER THE MERRIMACK VALLEY HARRIER ANNAV TE
36 BARTLET ST 315 TURNPIKE ST 23 BROOKFIELD RD
ANDOVER,MA0I810-0000 NORTH ANDOVER,MAC18454=0 ANDOVER,MA01810-0000
3FARNSWORTHRDANDOVER,MA01610 302 8-R APPLECREST RD ANDOVER,MA 018 10 4073 17 BROOKF IELD RD ANDOVER,MA 01810 20107
LUC 101 LUC:946 LUC:101
LORI M PAGLIA REVOC TRUST-2000 MERRIMACK COLLEGE KOWSKI THOMAS JAMES
PAGLIA LORI+PETER TRS 315 TURNPIKE ST 17 BROOKFIELD RD
3 FARNSWORTH RD NORTH ANDOVER,MA 01845-0000 ANDOVER,MA01810-0000
ANDOVER,MA01810-0000
147 ELM ST ANDOVE R,MA 01810 303 19 DOWNING STANDOVER,MA01810 4077 13 BROOKFIELD RDANOOVER,MA01810 20108
LUC,945 LUC'.101 LUC:101
MERRIMACK COLLEGE ANDERSON TRUST OF 2010 LEVINE STEPHEN H.
CIO Al 3-ACCOUNTS PAYABLE DEPT SALIBE JUDITH A TR LEVINE SANDRA K TE
315 TURNPIKE ST 19 DOWNING ST 13 BROOKFIELD RD
NORTH ANDOVER,MA 01845-0000 ANDOVER,MA01810-ODOO ANDOVER,MA01810-0000
0 ELM STANDOVER,MA01810 304 17 DOWN INGST ANDOVER,MA01810 4078 9 BROOKFIELD RDANDOVER.MAD1810 20109
LUC:946 LUC,101 LUC:101
AUGUSTINIAN COLLEGE PELTIER REALTY TRUST BUSTATHOMAS M
THE MERRIMACK VALLEY PELTIER LEONARD+VERONICATRS 9 BROOKFIELD RD
315 TURNPIKE ST 17 DOWNING ST ANDOVER.MA 0181M000
NORTH ANDOVER,MA01845-0000 ANDOVER,MA01810-0000
100 MURRAY WAYANDOVER,MA01810 3 0 5 15 DOWNING STANDOVER,MA01810 4079 5 BROOKFIELD RDANDOVER,MA01810 20110
LUC:942 LUC:101 LUC:101
AUGUSTINIAN COLLEGE 15 DOWNING STREET RT BEAN CURTIS H
THE MERRIMACK VALLEY LAHOOD JOSEPH+SANDRATRS BEAN SARA H JT
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NORTH ANDOVER,MA 01 B45-0000 ANDOVER,MA01810-0000 ANDOVER,MA 01810-0000
0 ELM STANDOVER,MA01810 306 13 DOWNING STANDOVER,MA01810 4080 1 BROOKFIELD RD ANDOVER,MA01810 2 C 111
LUC 946 LUG:101 LUC 101
MERRIMACK COLLEGE INC THIRTEEN DOWNING STREET RT II POWERS NATHANAEL P
315 TURNPIKE ST O'BRIEN THOMAS+GERALDINE TRS 1 BROOKFIELD RD
NORTH ANDOVER,MA01845-0000 13 DOWNING ST ANDOVER,MA01810-00DO
ANDOVER,MA 01810-0000
41 FOX HILL RD ANDOVER,MA01B10 2097 11DOWNiNGST ANDOVER,MA01510 4091 151 ELM ST ANDOVER,MA 01810 20112
LUC 101 LUC:101 LUG:101
THOMSON ALAN W SASSANO JAMES M MCCARTHY REID C
THOMSON SUSAN TE SASSANO KATELYN E TE HERNANDEZ GABRIELAA JT
41 FOX HILL RD 11 DOWNING ST 151 ELM ST
ANDOVER,MA01810-0000 ANDOVER,MA01810-0000 ANDOVER,MA01810-0000
37 FOX HILL RDANDOVER,MA01810 2096 33 BROOKFIELD RDANDOVER,MA01810 20103 145 ELM ST ANDOVER,MA01B10 304A
LUC:945 LUC:946 LUC 132
MERRIMACK COLLEGE AUGUSTINIAN COLLEGE MAYE ROBERT J
315 TURNPIKE ST THE MERRIMACK VALLEY MAYE LISA HOLIHAN TE
NORTH ANDOVER,MA 01845-0000 315 TURNPIKE ST PO BOX 2000
NORTH ANDOVER,MA 01845-0000 RYE,NH 03870-0000
33 FOX HILL RD ANDOVER,MA 01810 2099 29 BROOKFIELD RD ANDOVER,MA 01810 20104 55 TOWNHOUSE LN ANDOVER,MA 01810 30 5 A
LUC:945 LUC:101 LUC:942
MERRIMACK COLLEGE WANG JOHN YANG AUGUSTINIAN COLLEGE
315 TURNPIKE ST CHENG JEANNE THE MERRIMACK VALLEY
NORTH ANDOVER.MA 01845 OO 29 BROOKFIELD RD 315 TURNPIKE ST
ANDOVER,MA01810-0000 NORTH ANDOVER,MA 01845-0000
124-R SUMMER STANDOVER,MA01810 4061 27 BROOKFIELD RD ANDOVER,MA01810 20 105 250 WALSH WAY ANDOVER,MA 01 B10 3 0 5 B
LUC',932 LUC,101 LUC:945
TOWN OF ANDOVER LYNCH CAROLYN AUGUSTINIAN COLLEGE
CONSERVATION COMMISSION 27 BROOKFIELD RD THE MERRIMACK VALLEY
36 BARTLET ST ANDOVER,MA 01810-0000 315 TURNPIKE ST
ANDOVER,MA 01 B10-0000 NORTH ANDOVER,MA 01845-0000
32 ROCK RIDGE RD ANDOVER,MA01810 20 51 A
LUC:946
AUGUSTINIAN COLLEGE
THE MERRIMACK VAL.EY
315 TURNP IKE ST
NORTH ANDOVER,MA01845-0000
141 ELM ST ANDOVER.MA 01810 21 C 139
LUC:125
SHP VI ANDOVER LLC
C/O PGIM REAL ESTATE
7 GIRALDA FARMS
MADISON.NJ 0794D-0000
63 LUCERNE DR ANDOVER.MA01810 210156
LUC:101
HODGESROWENA
63 LUCERNE OR
ANDOVER,MA 01610-0000
59 LUCERNE DR ANDOVER,MA01810 210157
LUC.101
TRAHAN MICHAEL R
TRAHAN LAUREN ATE
59 LUCERNE DR
ANDOVER.MA01810-0000
55 LUCERNE DR ANDOVER,MA 01810 210158
LUC:101
HUTCHINSON SAMUEL R
BUNTING EMILY G JT
55 LUCERNE DR
ANDOVER,MA01810-0000
49 LUCERNE DRANDOVER,MA01810 210159
LUC 101
MORIN SUSAN H
49 LUCERNE DR
ANDOVER,MA01810-0000
43 LUCERNE DR ANDOVER,MA01810 210100
LUC:101
SPURR GREGORY W III
SPURR BONNIE ATE
43 LUCERNE OR
ANDOVER,MA 01810-0000
39 LUCERNE OR ANOOVER,MA 01810 210161
LUC:101
KNOWLES SHEILAM
39 LUCERNE DR
ANDOVER,MA 01010-0000
35 LUCERNE DR ANDOVER,MA01810 210 182
LUC:101
DIBENEDETTO JOHN
DIBENEDETTO ALISON TE
35 LUCERNE DR
ANDOVER,MA 01810-0000
EXHIBIT f
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of ................._.....Lawrence...................... ....-_....__._..._.__........._-....._.__..Essex _ - _.._..-_...._.....County, Massachusetts,
being unmarried, for consideration paid, rant to..--...AL1gF1St.1ri�. lll... .? ,. .. .,...._o I.....the....MerT.li18_ck
. al.1.ey. ....-a.---c-orporat. on..__ u y_�organized under .the laws_ of Massacfiusetts
.. . ....and....hav- ng.•_an usual lalace of business in North Andover, Mass . �-
-
Of ............................................................................----........................................---................................__.............___..----...........-......_with quitrtutm roorugrta
................._...............- --..- . ......_..--- .._...._....---- ------- --------..._..............-..............................-.........................
- ...........-........-..-._........... -.-._...........
9ce4an4in ....._A..-..cn.rta-in..._par..c.al.....of.-..land—in....N.ort] -Andovem.......Ma-as...........haLmd-ad.-.......
and.....des-cr. b_ed..._as ..............._....................__......................................................................._..__..........._._..............
(Pesar4p9@ _w4 omwn mseesr 4-a"4
Northeasterly by the southwesterly line of Salem Turnpike twenty--five
hundred and nine and 10/100 (2509.10) feet;
Northeasterly by the southwesterly line forming the junction of said
Salem Turnpike and Andover By-Pass six- hundred seventy-
nine and 66/100 (679.66) feet;
Easterly by the westerly line .of said Andover By-Pass ninety-nine
and 79/1.00 (99.39) feet;
Southeasterly by land now or formerly of Trustees of Phillips Academy
four hundred seventy-four and 37/100 (474.37) feet;
Northeasterly by said Trustees of Phillips Academy land and by land
now or formerly of Frederick Moseley five hundred eighty-
seven and 60/100 (5$7.60) feet;
Southerly by land now or formerly of James Downing et al six hundred
eighty-eight and 40/100 (688.40) feet, being a line in: an
old road as shown on the plan hereinafter mentioned.;
Southwesterly twelve hundred and 64/100 (1200.64) feet; -
Southerly one hundred eighty-two and 83/100 (182.83) feet, and
Southwesterly five hundred eighty-nine and 42/100 (589.42) feet by lot
B as shown on said plan;
Southwesterly i-n--thy, -same-l--ne thirteen hundred and ten and 58/100
(1310.58) feet.' to__a__stone bound marking the line between
Andover and North Andover,kaown as Elm St. in Andover and
Andover St. in North Andover;
Northwesterly by the southeasterly line of Andover St. f ot�r hundred thirty-
ni*ne and :78/100 1439.78) feet t$ ya pint; and
Northatly by the southerly line forming the junction of $aid Andover
Street and Salem Turnpike one hundred fifteen and 69/100
(115.69) feet.
Being part of the premises conveyed to Margaret 1. Higgins and
being Parcel A on a plan drawniby Clinton F. Goodwin, Eng. dated
December, 1943, and noted on Transfer Certificate of Title Number
2941, recorded with the Rec°ords of Registered Land in North District
Essex- Registry of Deeds, Book 20, Page 165.
So much of the land as is included within the limits bf the Old
Road south of Parcel A, is subject to the rights of all persons lawfully
entitled thereto in and over the same.
Premises are conveyed subject to the taxes for the current year
which the grantee assumes and hereby agrees to pay.
There is appurtenant to said Parcel A rights of way over the north-
wester-ly: portion of:-said,Road-afor said 4qd ;over a. passageway .about twenty
six (26) feet wide and about ten hundred fifty (1050) feet long,being the
extension of the whole of said Road aforesaid northeasterly and situated
1
THE FOLLOWING IS NOT A PART OF THE DEED, AND IS NOT TO EE RECORDED.)
e
CHAPTER 183, SECTION 11, GENERAL LAws
A deed in substance following the form entitled "Quitclaim- Deed" shall when duly executed have the
force and effect of a deed in fee simple to the grantee, his heirs and assigns, to his and their awn use, with
covenants on the part of the grantor, for himself, his heirs, executors, administrators and successors, with the
grantee, his heirs, successors and .assigns,.that at the time of the delivery of such deed the premises were
free from all encumbrances made by him, and that he will, and his heirs, executors and administrators shall,
warrant and defend the same to the grantee and his heirs and assigns forever against the lawful claims and
demands of all persons claiming by, through or under the grantor, but against none other.
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OWNER'S AUTHORIZATION
Re: Property — 315 Turnpike Street
North Andover, MA 01845
Owner — Merrimack College
The undersigned, owner of the above-referenced Property, hereby authorizes Johnson &
Borenstein, LLC to file and pursue permits, applications,petitions, and appeals with the Town of
North Andover Zoning Board of Appeals related to the above-referenced Property.
Owner:
Jeffrey ooggett(Sep 13,2073 1OM FC)f)
Dated: September 13, 2023