HomeMy WebLinkAbout2023/12/05 - Limited Site Plan Review Decision - - Y
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`• Town of North Andover ...,., x
Office of the Planning Department
Community a elo .en and Services Division
20 Main Street
'oath Andover Massachusetts 01845
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NOTICE of DECISION
BUTT D SITE PLAN RE VIE w t
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Date: December 5, 2023
Date of Hearin: September ,2023,
November 7,2023,October 3,2023, October
16, 2023 (site visit), October 17,2023,
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November 21 2023 eeem ear 5,2023
Date of Decision: December 5, 2023
Petition of: Merximack College,(owner)and Gre star Development East C(developer)
1 Federal Street,Suite 1804
Boston,NIA 02110
Premises Affected, 315 Turnpike Street,North Andover MA,01845
Assessor's Map 25 Lot 13
RefeiTi ng to the above application for a Limited Site Flan Review Allio e 8 Supplementary Regulations,
'ail 3 Site Plan Review and Article 10 Administration 9 -1 .7 of the North Andover Zoning Bylaw.
Applicant proposes construction ction of a 77, 00 SF building situated along Turnpike'greet and a 62,000 S
building situated along Andover/Elm Andover/Elm Street, Both buildings are comprised of academic and residential
space for College use. The Site is located in the Residential 3 zoning district.
After a public hearing give,on the above dates, and upon a motion by S. lie lah.an and 2'14 by J. Simons to
APPROVL4 the Limited Site Flan Review,as amended,and subject to the following conditions.Vote was
(5-
0)in favor of the application.
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ea n Enright
On behalf of the North Andover Planning Board
itan Goldberg, Chairman
Scan Kevlaha
Peter Boynton
emma Wilkens
John Simons
315 Turnpike Street
Lfinited Site Plan Review
Construction of dorm classroom space
December 5, 2023
The Planning Board herein APPROVIEiS the Limited Site Plan Review decision to allow For the
construction of a 77,600 SF building situated along Turnpike Street and a 62,000 SF building situated
along Andover/Elm Street.Both buildings are comprised of academic and residential space for College
use,The Site is located in the Residential 3 zoning distTict.The Project is located at 315 TumpBx Street,
North Andover,Massachusetts, 0 1845, Assessor's Map 2 5 Lot 13.This Limited Site Plan Review was
requested by the Merrimack College (Owner) and Applicant, Greystar Development East,LL ,
(Applicant), 1 Federal Street, Suite 1804,Boston, M.02110. The application vas filed by the Applicant
with the Platiming Board on August 17,2023. The Applicant subm' i ed a complete application,which
was noticed and reviewed in accordance with the requirements ofthe N ilfi Andover Zoning Bylaw,
Aftiole 8 Supplementary Regulations,Part 3 Site Plan Review,Article 10 Administration Section 19 -i o.#7
acid MGL Ch.40A, See,9. The public hearing on the above referenced application was opened on
September 19, 2023 and closed on December 5,2023.
The Planning Bo lid voted unanlimously by a vote of 5-0 to grant the Limited Site Plan Review
decision.
This decision specifically stated by the Pla sing Board makes the Follow g FMINGS OF FACT:
FLINGS OF FACT
1 The Project is considered an educational use, and is subject to MGL Chapter 40A Section 3,
otherwise l iown as the"Dover Amendment"(see letter dated August 4, 2023 fi-om Paul
Hutchins,Building Comm issio .er/Zo ing Enforeemejit Officer,,to Attorney Mark B.
Johnson,Jobtison&Borenstehi,LLC). As such, the Planning Board's authority is limited to
reasonable consideration of structure bull,height,yard sizes, lot area, setbacks, open space,
parking and building coverage.
2 The specific Site is an a ropriate location for such a use structore or condition.
The specific Site is an appropriate location For the Project as it is located in the Residential 3
zoning district and conforms s rith both the use and dimensional requirements of this district
as the zoning board of appeals granted a height variance by decision Bled with the Clerk on
November 28 2023 (Petition 2 -o 12)i
3) The use as developed will not adversely affect the neighborhood character.
Building and development will be consistent with surrounding buildings. The Project
provides appropriate building, landscaping, and screening From adjacent properties.
4) There will be no nuisance or serious hazard to vehicles or pedestrians.
The Applicant has demonstrated consideration For Site safety For pedestrians, service vehicle
movement, delivery vehicle routes, emergency response access and handicap access.
5) Adeq uate and apigo riate Facilities Will be provided For the proper o eration of the proposed
Use.
The Project is adequately serviced by necessary Facilities and utilities to address the needs of
the Project.
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The use is in harmogy with the general purpose and intent of'this Zoning Bylaw.
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315 Turnpike Street
Limited Site Plan Review
Construction of dorn ei ssrcom space
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December 5,2023 {
The Project allows for the use of existing access,adequate fire/safety access, causes no harm
to any resource areas. The Project, as shown on the Plans,will comply with the Forth
,Andover*Zoning Bylaw as the Zoning Board of Appeals granted a height variance(Petition
2 023- i 2)Filed with the Town Clerk on November 2 8,2023.
7 It is anticipated that the planned Mass DOT Rt. 114 Roadway Improvement Plan will result in
the replacement of the existing Rt. 114 Hawk Light with a fully signalized traffic light. Upon
construction of this traffic light,Merrimack College will add an access/egress point at the
traffic light.
8) The Town,Owner, and MassD T will continue to have discussions regarding the MassDOT
Rt. 114 Roadway Improvement ent Project, incl ding the potential for construction of an
additional travel lane on Andover/Elm Street and such continued
discussions evaliiatioiis/advocacy between the Town,Owner, and Ma.ssDOT will be a benefit
to the Town as a whole;
9) The Project will require a National Pollutant Discharge Elimination System(NPDES) .
Construction General Permit(CGP)to be filed with and obtained from the United States
virom ent l Protection Agency.
1 Stormwater Management: The storinw ter management for the two proposed buildings and
Site improvements includes a closed drainage system with catch basins and area drains which
discharge into&-ee separate subsurface infiltration chamber systems. The subsurface
chamber syst ms connect into the existing drainage system within Andover/Elm Street. The
Project is considered new development. The Applicant will increase the impervious surface
by 60,7 10 sf of roof top and pavement area within.a watershed area of 3 77, 520 sf, an
increase of approximately 50%. The Project complies with Town Bylaw requirements and
Best Management Engineering and Practices,the most recent version of the /fA DEP
Stori water Handbook, and has been reviewed by the Town's outside consulting engineer,
Horsley Witten. There were ext nsive'disc ssions between the Town's outside consultant
engineer and the Project engineer related to the overall design and Stormwater Management
System Stormwater Management System Operations and Maintenance Manual (See
correspondence fi orn Horsley Witten dated September 6,2023 and October 6, 2023 and
response correspondence from VflB dated September 26,2023).
i A, signed Illicit Discharge Statement is included in the Stormwater Management Report elated
August 17,2023,revised to September 15,2023 (Appendix P .
12 All exterior lighting on the Site parking areas and building) is to be arranged so as to prevent
spillover*or glare onto adjacent properties.
13 The application was reviewed by` `own staff as evidenced by email Communications fiiom
John Borgesi,Town Engineer, dated September 29,2023,Amy Mangy#, Conservation
Administrator, dated August 17,2023,Lt. Bob Kilcoyne, Fire Prevention Officer, dated
October 12,2023, and Brian LaGras e,Health Director dated August 21,2023
LD41TF D SITE PLAN RE,VW FOR RELIGIOUS USES,EDUCATIONAL USES AND CAD
CAE FACILITILEJS
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15 Turnpike Street
Limited Site Plan Review
Construction ofdori classroom space
The purpose of Limited Site Plan Review is to ensure that all religious and education uses, and all child
care facilities are reasonably regulated in regards to bully and height or structures and determining yard
sizes, lot area setbacAs, open space,paring and building coverage requirements, The Planning ar has
the authority to place reasonable conditions on the aforementioned issues but are not permitted to
withhold approval of Limited Site Plan Review where there is are inability to satisfy proposed reasonable
regulations.
In reviewing the Limited Site Plan Review application for religious uses, educational uses and child care
Facilities,the following issues shall be considered:
a Relationship of the bulk of structures and adequacy of open spaces to the natural
landscape, existing buildings and other community assets in the area and compliance
with other requirements of this Bylaw,which includes, but is not limited to,building
coverage requirements,yard sizes,lot areas and setbacks;
The Board finds that the size, bulk and height of the proposed building is consistent
with the surrounding existing buildings on the campus. The building footprints oecup'
,3 90 sf within the limit of work,while the non-build ing footpfint area occupies
139,810 sf# The non-building footprint area as a percentage of limit of workrepresents
% ofopen space.
b Physical layout of the plan as it relates to convenience and safety of vehicular and
pedestrian movement within the site,the location of driveway openings in relation to
traffic or to adjacent streets and,when neees at r, compliance with other regulations for
the handicapped, minors and the elderly;
The Project utilizes the existing access/egress drive and includes reconfiguration of the
existing one-way Medina Drive that circulates around the Collegiate CbUr h of Christ
the Teacher, to a new two-way,2 - t.wide campus drive fi-om the main entrance at
F laheity Road. Angled parking along the existing drive is being removed and replaced
with a new accessible drop-off along the north side of t e reconfigured drive. The drop-
off is also anticipated to be used by the Warrior Shuttle with access to off-campus
locations for remote parking and activities.
The Project creates p destTian connectivity throughout the site, establishing accessible
routes froin the Collegiate Church to each of the proposed buildings as well as to the
intersection of Route 114/Turnpike Street and Ehn Street.
c) Adequacy of the arrangement ofparking and loading spaces in relation to the piioposed
uses of the premises;
A 2019 Parking Supply vs, Demand—Overall Campus study shoved that the overall
campus parking supply is 1,881 spaces and the demandvaries over the course of the day
ranging ftom a low parking deniand of 806 occupied spaces at 7: o am to a high
parking demand of 1,614 occupied spaces at 12:3 o pm. The period with the heaviest
parking demand was between 9:00 any and 3 i o pm;
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315 Turnpike Street
Uni ted Site Pan Review
Construction of dory clan rioom space
eenib r 5, 202
The Project includes the removal of 43 existing angled parking spaces along the existing
one-way Medina Drive. Based on the 2019 parking counts,which showed an excess o
267 parking spaces during the peals demand,the removal of 43 parking spaces is not
anticipated to result in a parking deficit in the future. In addition,the College uses
remote parking ing areas off-campus in Andover and North Andover,which can be
accessed via.the Warrior Shuttle. Lastly,the proposed buildings are intended to Douse
resfunan and Sophomore students,who are encouraged not to bring vehicles to
carpus, thereby limiting parking demand associated with the Project.
Since 2019,the College has acquired are additional 426 parking spaces bringing the total
parking suppler to 2,307.
d physical lighting of the site, especially the adequacy of the method of exterior lighting
for convenience, safety and security within the site and for protection of neighboring
properties, roadways r and the night sky;
The Lighting plan includes illuminated bollards,wall sconces,and campus standard
light poles,which adequately provide for convenience,safety and security withhi the
Site and along roadways,
e Protection of adjoining premises against seriously detrimental uses by provision for
surface water drainage;
The Project incorporates compliant stormwater drainage measures to protect adjoining
premises. The stofinwater•management system is described in Finding of Fact#9.
Adequacy of the methods of disposal of refuse and other wastes resulting from the uses
permitted on the site;
Service areas for each building have been established on the opposite skies of the main
pedestrian corridor,to include utility equipment yards for equipment such as
transformers and emergency generators, as well as trash enclosures for dumpsters. Each
area is provided for sei-vice vehicles to access off of the reconfigured Medina Drive, and
the enclosures are supplemented with additional plantings for improved screening.
g Adequacy of fireprotection measures, and;
Emergency access is provided for the new buildings in conformance with NFPA
Section 18 as shown on Exhibit D 1 Emergency Access Figure dated August 17,2023..
Fire.access lanes with rrninimum unobstructed widths of 20- t. are comprised of the
surrounding roadways of Rt. 11 Turnpi e Street,Andover/Elm Street, and the
reconfligured Medina Drive, An additional area has been incorporated as a limited
vehicular zone to allow emergency vehicles to access in the area between the proposed
buildings. These access roads are provided within at least 2 -f . of all portions of the
fully-sprinkled buildings, and within -t. of at least one door for each building.
fi Incorporation of sustainability and resiliency principles into the site design that results
in a plan that is responsive e to the cnvironr ent and actively contributes tes to the
development of a more sustainable comununity,
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315 Turnpike Street
Limited Site Plan Review
Construction of dorm/classroom space
December 5, 2023
The Project will meet the new Stretch Energy Code Requirements. Both buildings will
be solar P ready and have low flow plumbing fixtures. To minimizethe heat island
effect light colored paving will be used where applicable. Energy efficient LED lighting
on site will meet dark-sky lighting requirements,ts, i i in light pollution.The
proposed use of native plantings reduces the need for fertilizers and irrigation oil site, t
where needed,water*efficient drip irrigation will be used on site. The Rroject
encourages active transportation by providing bicycle accommodations and connections
to the Route 114 shared--use path improvements and the existing campus pedestrian
network.The Project will be incorporated into the existing on-and off- campus shuttle
program providing an alternative to single vehicle transit.
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This United Site Plan Review decision was issued subject to the following conditions:
SPECIAL C NDMONS:
14) For the purposes of the decision, the Planning Board approves the following Permit
Definitions:
a The"Locus""or"Site"refers to the,parcel of laird with laud fronting on Andover/Elm
Street shown on Assessor'sMap 25 Lot 13 and known as 315 Turnpike Street,Nor h
Andover,Massachusetts.
b The"Plans"refer to the Plans prepared by VIM, 10 1 walnut Street, Watertown, MA
02471 entitled"Corner Development Project at Meff imack College",dated August 17,
2023 and revised to November 16 2023 consisting of sleets C 1 O- 5.0, C ,1-C *3,
L 1, L2, S 1.o and S v--1.
c The "Project" refers to the proposed construction of an approximately 77,600 S
building situated along Turnpike St vat and an approximately 62,000 SF building
situated along An ov r/Elm Street. Both buildings are comprised of academic and
residential space for College use.The Site is located in the Residential 3 zoning district.
d) The "Applicant" refers to Gro star Development East, LLC, and the Owner refers to
Merrimack College, in this Limited Site Plan Review decision, and its successors and
assigns.
e The"ProjectOwner" refers to the person or entity holding the fee interest to the title
to the Locus from time to tir e, which can include but is not limited to the Applicant,
developer, and owner.
1 All stormwater management best practices shall be maintained as specified in the approved
Stormwater Management S stein Operation and Maintenance Manual,dated August 17,2023,
revised to September 15,2023
16 During the week of October 11, 2027, the vaier of the Project shall conduct
parking analysis alid subsequently present a Parking Utilization Report 10 the
Planning Board.
1 At a minimum, all plantings shall tale place in accordance with the approved plates(L1.0 and
L2i i 1t is highly recommended that the Applicant consult with the Planning Director to
discuss any additional planting opportunities that would provide for a public shade benefit
along the Rt. 114 property line, adjacent to the planned Mass DOT shared-use path, These
discussions could include the potential to gain the public shade benefit by shifting solve o
the approved plantings shown on the Plans towards fit. 114.
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315 Tumpi ex Street
Limited Site Plan Review
Construction of dornilclas rooin space
December 5, 2023
18) Except as may he provided for in these conditions all construction activities shall be i
conformance with these conditions and the approved Plans referenced in condition#46.
19 Other than normal field changes, the Planning Director for shall approve any changes made to
these plans. ,Any changes deemed substantial by the Town Plamier would requite a public
meeting to review the modification to the Limited Site Plan Review decision by the Planning
Board in accordance with Ch. 195-8.17 of the Zoning Bylaw,
PRIOR O CONSTRUCTION
20 The Owner shall ineet with Mass' to seek guidance and preferences as to adding a travel
lane along the Project fionta o on Andover• lm Street. This discussion shall hiolude the need
and ability to add the additional travel lane. The Owner shall continue to be an advocate for
and offer its assistance for adding an additional lane for a portion of the Andover Street/Elm
Street roadway along the prop ity frontage.
21 The results of the meetings conditioned above shall be shared with the Planning Director. If,
as a results of the meetin , impro emcnts to the roadway along the property frontage have
been proposed and/or action by the Planning Director is required the information will be
presented to the Planning Board at a regularly scheduled meeting.
PRIOR TO ISSUANCE F SITE WORK,BUILDING PERMIT, OR CONSTRUCTION
22 If applicable,the Applicant will provide copies of all Decisions,ions,Notification, and Orders of
Conditions f-oin the North Andover Conservation Commission.
3 Two 2 copies of the signed,recorded decision and with endorsed plans attached must he
delivered to the Planning Depailment.
24) In consultation with the Director of Planning, the Applicant shall contract with VM as a
Construction Monitor. The monitor shall dead, sign, and return to the Planning Director the
Letter of Agreement, The Construction Monitor must be available upon four hours' notice
to inspect the site with the Planning Board designated official.The monitor shall make at least
twice monthly inspections of the Project during active site work phases, provide monthly
reports to the Planning Department ent throughout the duration of the Project, and detail any areas
of ton-compliance and coffecti e actions. The monitor will also provide reports following
heaver rain events. hi the event that construction shall cease the Applicant skull notify the
Plan ling Depailment and reporting shall not he required until the Applicant notifies the
Planning Department that construction has coin enced. Additionally, the monitor shall assist
Town Staff in overseeing the implementation and updating of the S PPP throughout the
develop1-nent process.
25 At least 30 days prior to the start of land disturbing activities, the Applicant shall provide to
the Plat-ining Department for review and comment a copy of its Storinwater Pollution
Prevention Plan SWPPP prepared in consultation with the Applicants' site contractor s and
Project engineers. The SWPPP shall he prepared in accordance with the U.S Environmental
Protection Agency's Stormwater Construction General Permit US PA, 2017), as amended,
and related guidance document entitled "Developing Your Stormwater Pollution Prevention
Plan: A. Guide for Construction Operators,"
2 A copy of all local, state and federal permits required for the Project shall be submitted to the
Planning f epailment.
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315 Tumpike Street
United Site Plaii Review
Construction of dorm/classroom space
December 5,2023
2 1.construction schedule shall be submitted to the Planning Staff for the purpose of tracking
the construction and informing the public of anticipated activities.
2 bond in the amount of forty thousand dollars $ , shall be posted for the purpose
of insuring that the Site is constructed in accordance with the approved plan and that a filial
as--built plan is provided, showing the location allon-site structures (Site utilities,
structures,curb cuts parking spaces and drainage facilities, including invert elevations of all
stor water structures). This bond shall be in a forin acceptable by statute. t
29) Construction traffic associated with this Limited Site Plan Review decision shall be regulated
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by the Building Commissioner. Priori to commencing hauling operations, a hauling route
shall have been reviewed and approved by the Building Commissioner. Construction trucks
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shall be defined as large tmel s hauling earth moving equipment, dump trucks, trucks hauling
building materials, and cement trucks.
3 All erosion control measures as shown on the Plan must be in place and reviewed by the
Playing Director.
3 i .A.pre-construction meeting must be held with the developer,their general contractor,ctor, Planning
Department(arid other applicable depar rents)to discuss scheduling of inspections to be
conducted on the Project,revie hig these conditions,and the consftuction schedule.
DURING CONSTRUCTION
32 Dust mitigation must be peiformed wcekly,or more #e uently as directed by the Planning
Director,throughout the construction process. The Site inust be kept clean and swept regularly.
33 any stockpiling of materials dirt,wood,construction material,etc.)must be shown on a Plan
and reviewed nd approved by the Plannffig Staff. Any approved piles must remain covered at
all times and fenced cuff to minimize any dust pr blelns that may occur with adjacent properties.
3 4 it shall be the responsibility of the developer to assure that no erosion from the construction Site
shall occur which will cause deposition of soil or sediment upon adjacent properties or public
gays, except as normally ancillax to off-site construction, Off-site erosion will be a basis for
the pl nnhig Board making a finding that the Project is not in compliance with the Plan;
provided,however,that the Planning ow-d shall give the developer written notice of any such
finding and seven days to cure said condition.
PRIOR.TO A CE RT1Y ICATEOCCUPANCY
3 The Applicant rust submit a letter from the Project engineers stating that the building,
landscaping, lighting and Site layout substantially comply with the Plans referenced at the j
end of this decision as endorsed by the Planning Board and that the stormwater management
structures are functioning as designed.
3 All stormw ter structures shall be cleared, in accordance with the approved Storinwat r
Management System Operations and Maintenance Manual.
3 The Planning Staff will review the Site, .Any screening as may be reasonably required as
deterinii-red by the Planning Director will be added at the Project Owner's expense.
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315 Twnpi e Street
Limited Site Plan Review
ODstru tion of or classroom space
Deceinbor 5 2023
3 The Applicant trust supply a copy of the approved MassDOT permits necessary for access
and construction of the Site to the Planning Department. In the event MasSDOT requires a
material change(as deemed by the PlanningDirector) hi the access/egress or other details
depicted on the Plans the Applicant shall submit revised Plans to be reviewed ill accordance
with the process described in Section 8.17 Revisions to Approved Site Plans.
PRIOR To THE, RE, ASE of THE P RF ORMANCE BOND }
39 The Applicant shall submit an as-built plan stamped by a Registered Professional Land
Surveyor in Massachusetts that shows all construction including stormwater structures and
other pertinent Site features. This as-built plan shall he submitted to the Town Planner for
approval and must he provided in paper form as well as in S F (Standard Digital File)
format.
40) The Plannhig Board rust by a majority vote g ale a finding that the Site is hi conformance with
the approved plan.
GENERAL CONDITIONS
1 Any plants,tyre, shrubs, or fencing that have been incorporated into the Plans approved in this ;
Notice of Decision that die or fall into disrepair must he replaced by the Project Owner i
perpetuity.
42 The contractor skull contact Dig Safe at least 72 hours priori to commencing any excavation.
3 Gas, Telephone, Cable and Electric utilities shall be installed underground as speeif led by the
respective utility companies.
44) The horns for construction shall he Hmited to between 7:00 a.m.and :oo p.m.Monday through
Friday, and between : o a.m. and 5:00 p.m. on Saturday. ±
45) No open bur ing shall be done except as is permitted during burning season Under the Fire
Department regulations.
46) The provisions of this conditional approval shall apply to and be binding upon the Applicant,
its employees, and all successors and assigns in interest or control.
7) Any action by a Town Board, Commission, or Department,which requires changes in the
Plans or design of the building, as presented to the Planning Board,may be subject to
modification by the Planning Board.
48) Other*than.normal field changes,the Planning Director shall approve any changes made to
these plans. Any changes deenied substantial by the Town Planner would require a public
rneeting to review the modification to the Limited Site Plan Review decision by the Planning
Board in accordance with Ch. 195-8.17 of the Zoning Bylaw.
49 The following information shall he deemed part of the decisionG
Plan titled: Coriier Development Project at Merrimack College
Pr ai- d for: Gr e star Development East,LLC
1 Federal Street, Suite 1804
Boston,MA 02110
315 Tumpike Street
Limited Site Plan Review
Construction of dorm/classroom space
December 5 2023
Sheets: CLO-C .0 C6.1-C6.3 LI, L2, SLR. , Sir-1
Prepared . V
101 Walnut Strut
Watertown,MA 02 471
Date: August 17,2 023,revised to November 1 ,2023
Storm water Management Report
Prepared for: Gre star Development East.LLC
Merrimack College
Prepared y: VHB
1 O1 Walnut Street
Watertown,MA 02471
Date August 17,2023,revised to September 15,2023
Storniwater Management System Operations&Maintenance Manual
Prepared y: VH
10 1 Walnut Street
Watertown,MA 02471
Date: August 17,2023,revised to September 15,2023
cc;
Applicant
Engineer
ijtters f
Owner
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Site 'Plans
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C1.0 mend and General tons Aug ust 17,2023 Sv-1 Existing concrisons Plan of Lard Aug=1 S,2M 370 Mer6rrock Strect
North Andover,MA 0184 C.v Site Prepama orn and Erosion Control Plan September 15,2023 Suite 337
C3.0 Layout and Materlals Plan Nvmmber 16,2023 Lawyer"MA 01843
Developer G4.0 Grading and EDralnage Plan September 15,2 3 978989.9900
C5.0 Utll!ty plan September 15,223
re r Development Ea LLCC6.1-C&I Site Details September 15,2 3 Gecl irtiecrs Engineer
1 Federal Street LU Landscape Plan August 17,2M ns CaLzftway t
Suite 1804 LZO Land$czpe Detdh August 17,203 SLfte 105
Boston, VIA 0 110 SLID Lighting Plan Aupst 17,2023 S1xtor�,MA�114
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