The URL can be used to link to this page

Home My WebLink AboutPower Point Slides Merrimack College - Miscellaneous - 315 TURNPIKE STREET 10/10/2023 deceived SEP 2 9 2023 Zoning[3Qard Of Appeals f'% I C Um� r Rio%]en r tf V tf P t t MEMIMACK COLLEGE at Merrimack colleye GRiEYsTAR7 North Andover Zoning Board of Appeals October 10,2023 Pro ect Team MERRIMACK GR.EYSTAR® COLLEGE Owner Developer Architect Civil Engineer Landscape Architect Traffic Engineer BORENSTEM LLC US-4 J HNS N ATTORNEYS AT LA Legal Counsel Geotechnical Engineer Proposed Project is a Dover Use • The Building Commissioner has determined the proposed project to be an educational use under M.C.L. c. 40A, Section 3 (the "Dover Amendment"). • The Dover Amendment provides that no zoning ordinance or bylaw shall "prohibit, regulate or restrict the use of land or structures for . . . educational purposes . . . by a non-profit educational corporation; provided, however, that such land or structures may be subject to reasonable regulations concerning the bulk and height of structures in determining yard size, lot area, setbacks, open space, parking and building coverage requirements" • Massachusetts courts have traditionally treated exemptions under the Dover Amendment as distinct from typical variance procedures with the standard of review being focused on reasonableness. mandard of Review • The standard of review for a Dover use is not hardship, but reasonableness. The key inquiry is whether North Andover's height restriction is a "reasonable regulation" for educational use Depends on two factors: . 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." • 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. Overview of Presentation - Proposed Buildingr • freight limit in R-3 District is 35 feet • Heights of the proposed Buildings are 47.1 feet and 46.9 feet • Character of the surrounding neighborhood is primarily commercial and features large commercial buildings located off Route 114 on either side of the carpus • Abutting parcels are comprised of diverse zoning districts and building height limits • General Business (GB) — 45 feet • Business- B-4 — 60 feet • Industrial- I- ) — 55 feet • College's campus features many large three and four-story building that range in height from 41 feet to 50 feet (average height of approximately 47 feet) • Proposed buildings will be harmonious with campus and surrounding neighborhood y, v: \\ Existing Site ql 110, y Avvv� \`IM \y \ \ MEN \ \ Project ri i SO ` Site Layout and Pedestrian/Vehicular Circulation Turnpike StreetJRoute 114 2 4 ¢_ --__�__ _----__ _a II PROPOSED t! BUILDING 1 776roTatAL GSE 4 UWLS1 M6 BE05 - f -A M i PROPOSED BUILDING f Building 1 4 5,300 72,300/366 77,600 Building 2 4 5,500 56,500/174 62,000 Total - 10,800 128,8001540 139,600 Zoning Summary Zoning SU111111ary Chart Zoning District(S): Residence 3 (R3) Overlay District(S): None Zoning Regulation Requirements Required* provided Compliance MINIMUM LOT AREA 25,000 SF 2,480,742 SF COMPLIES FRONTAGE 125.0 Feet >> 125 Feet COMPLIES FRONT YARN SETBACK 30 Feet 32 Feet COMPLIES SIDE YARD SETBACK 20 Feet >> 20 Feet COMPLIES REAR YARD SETBACK 30 Feet >> 30 Feet COMPLIES MINIMUM LOT WIDTH 0 Feet 0 Feet COMPLIES MAXIMUM BUILDING HEIGHT 35 Feet 48 Feet" RELIEF REQUESTED *Zoning regulation requirements as specified in Town of North Andover,MA Division 1 Bylaws,Part 11 General Legislation,Chapter 195 Zoning Code,Article 7 Dimensional Requirements§195-7.2 Table of Summary of Dimensional Requirements. "*Will require relief from height requirement under MGL Ch.40A,§3(the"Dover Amendment").Proposed height based on average grade calculation. Building iGrade 11,t-W"P."1,,�.I.I3d.e,2!",-e---,c—,M.tr,3�,.—Ca-,""H-A--,v &-d,y 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' PT9-3'80 12- R P(13�2N0 / �gr&2iA0 Xi-2280 i PTr3-22#D PROPOSED tl BUILDING 2 HEIGHT=269'-222.1'=46.9' �r / Ti z?a0 BUILDING 1 .pnaazaa f vP ,Pnaa2aa` 1FFE=2240 ` -0 , r tat.z2ac Pi742Za.9 P12�2250 P13228k FEE=228 Prd�2289 ' i1fr22#R i71.224e l_ _______—___ PTIB 22d 0 — �J. Pr26-22d — � I PT27 22d 0 P13220 APT 422#D PTtr2.80 v kIT2"1,41, =22t4 �v4 P112 _E - PV Pia hXO t v PT2-0 2522 24 #C (( PT23 22a4 PT5.-07 �f t � � AVERAGE GRADE=225.9' f % BUILDING HEIGHT FROM CUBE3 ELEVATION: FFE=2200 A\ ROOF=73` EAST SIDE OF BUILDING=28' PH?-22d4 111 �,'` NOT RELATIVE HEIGHT FOR EAST SIDE OF BUILDING=45' P114224,0 f TOP OF BUILDING ELEVATION:228'+45'e 273' ! nz2za0 BUILDING 1 HEIGHT=273'-225.9'=47.1' P115-223V�f .. 4c+-1;Q6 Pat-z2ao 'n1-2zao -"- PTS.2200� _ Legend PTrj.=aa PROPOSED a o BUILDING 2 PT102240 2222a0 Pis 2240 sm - - 'FIE=224.0 _ ) 220.0 - GRADE TRANSITIONING fFTs 2240 . f / , Notes 1. FLEVATiONSSHOWNARERASEDONNAVD / F V OF 19M.fib (20 Average Grade Calculation Exhibit 83 0 20 40 80 Feet Corner Development Project at Merrimack College 2023 08-17 North Andover.MA Heightin Adjacent Zoning Districts a. 0 Kill 4 J Tl Legend ZONING DISTRICT BUILDING..-HT PROTECT SITE-R-3 35' RESIDENTIAL DISTRICTS R-3.R-4.R-5,R-6 CIENERAL BUSINESS DISTRICT-G9 BUS iNESSDISTRICT4 84 60'COR NER FINER DEVELOPMENT DISTRICTS-CDDI,COD2 35' PLANNED COMMERCIAL DEVELOPMENT DISTRICT PCO 3$' OF..[ ExistingilPrecedence a _ \ 203 TURNPIKE S LEVELS PROPOSED BLDG 1 SULLIVAN HALL ` 451 ANDOVER STREET 4 LEVELS `�`` ) v � 3 v 4 LEVELS(FIRST LEVEL BELOW GRADE \� 14 LEVELS 47 1' y vmoo +5 � 445' �.. v TurnpfkeStreetJRouteT�! �` V PALMISANO HALL .� y� A \ V� �ti �.� 3 LEVELS � . yV �� vvv�yv �� ±46"(EXCLUDING 08SERVATORYv V\ v vy y o a x ; : AND DOME) N ' vA 11 �V� \ _ gmpr V Av 2 V�� V `� v AA Ate, v� `A ` v\ y ' ;AUSTIN HALL y A 4 LEVELS \ w �Av w i � `vim°` a`\� z� V � AAIK ��y�� y \ vvA`. ` � � y � � Vim. TO y PROPOSED Vv� A\ v .. �_ 4 LEVELS vv y yo yy A v �° 469 -yVAAV � vv �. v `V. V A c A�VO ` � VJ �` A`. COLLEGIATE CHURCH OF CHRIST THE TEACHER \ 1itDp \nf \ ROGTH CENTER .. c 2 LEVELS FIRST LEVEL BELOW GRADE \ D� \ \ \ ( ) FOR THE ARTS 48 \\ 4� \�\\ \ \\<,1 LEVEL - �— yv�� CROWE HALL LEVELS \ O'REILLY HALL \ y \y \ +46 4 LEVELS \ \\ \\ \ GUSHING HALL ggggg 4 LEVELS(FIRST LEVEL BELOW GRADE)# Alk — �(] Existing Building Heights Exhibit 82 Comer Development Project 0 100 200 400 Feet NOTE:APPROXIMATE EXISTING BUILDING HEIGHTS A Mernmack College 2023-08-17 MEASURED USING NEARMAP AERIAL IMAGERY With Andover,MA Building i i Building 47 1 r a . a _ _ t s a �.— _____-__._ 47.1 47.1` 81,W'e;f EY,atm \ \ r \ Y _ \ h ai swage au, i Building Height/Elevations - Building b n 46 9` 46.91 BT-Sabi Eram T a. _:i B1.k'�E�.a3n �l - � Ay l !I f I r, "r I � II I I�III d rl r v�r, l% r y ' r ' I� I i I im w I Im \\IN \\\ View within th ma - s i s s a x Pon a lo a: �alU \` R, \ s, ' \\�~ I, all MA nN JALL z \\ I UK ti a