HomeMy WebLinkAbout2024/02/20 - Minor Modifications Memorandum - - 000
0
11b(J
.. III iii iu IIII a iii III III : IIII 114 iii
Memorandum
............1 iii"l III"i �llli!IIIII�� P°
120 I111,,11111111 a iii iii i S b I������I�����,�����; III ��:�°�u ��� �:����:�� ������11 6,12 53,11II1!!��°�����
0 r h d11111ll"l' IIIii"lW m111„Tllhi ll 1II A
� ..„� �� ��..�' "�.
II� �IIII��III�.�iii,..i,.°iu�..iii�.�:114 iii .�� �.�.. III II�����iii�iii�iii�..i,III����III��. .� IIII IIII e i�:
iii LeIII: IIII iii..°iu IIII�.I °°Illll,ll°iii e IIII° a iiriii.:II iii°Illlllllll'II II
On behalf of the applicants, Merrimack College (owner) and Greystar Development East, LLC (developer), VHB has
prepared this memorandum to summarize proposed modifications to the plans titled Corner Development Project at
Merrimack College and issued August 17, 2023 and last revised for decisions on November 16, 2023 as approved by
the North Andover Planning Board on December 5, 2023.
In the December 5, 2023 decision, one findings of fact was that the Town, Owner, and MassDOT were to continue
"discussions regarding the MassDOT Rt. 114 Roadway Improvement Project, including the potential for construction of
an additional travel lane on Andover/Elm Street and such continued discussions/evaluations/advocacy between the
Town, Owner, and MassDOT will be a benefit to the Town as a whole." Merrimack College,VHB, MassDOT and GPI
have spent significant time collaborating together on this analysis, studying concepts of further modifying the
proposed Route 114 corridor improvements project along Andover Street, the result of which is included in Exhibit Al:
MassDOT Andover Street Right Turn Lane Concept. This concept includes widening of the road by utilizing a
permanent highway access easement to include an approximately 200-foot long right turn lane and extended shared-
use path along the Merrimack College side of Andover Street. After evaluation, it is our understanding that the
MassDOT Corridor Improvements team will be proposing to incorporate these modifications into their Project.
Foremost, the study confirmed that the proposed Corner Development Project as approved on December 5, 2023
does not inhibit the physical ability to construct a widening of Andover Street.This turn lane was designed to satisfy
the 95th percentile queue and will further improve operations and reduce intersection delay at Andover Street and
Turnpike Street/Route 114.The proposed shared-use path along Route 114 will wrap around the corner and continue
south towards Flaherty Way providing additional continuity and multi-modal accessibility in coordination with both
Projects. The pedestrian connection of the proposed Corner Development Project at the intersection of Andover/Elm
Street and Route 114 has been reconfigured as a result of this study to still tie into both existing conditions and the
proposed multiuse path in the future.
The previously approved plans included the proposed buildings with associated site amenities, landscaping, and
utilities.After the coordination with MassDOT on the right turn lane and pedestrian connection to the site, the
applicants are submitting a request to include minor modifications to the Site Plans as shown on the attached Corner
Development Project at Merrimack College plans revised for Minor Modifications on February 20, 2024, design
overlays, and summarized below.
The following elements have not changed:
Proposed zoning conformance as approved by NAPB and ZBA including frontage, setbacks, and building height
Building footprints and locations
Parking counts
Emergency vehicle access
Peak stormwater rates at or below existing peak rates
'101 WaIll irwt Sti'leet, P0 i:'3OX 9151,Watertown, IMassacht.isetts 4-71
III r"17.924.17 IIIF 6�.. w . a 2 Ism Il w iiri
III IIII III m III
III 9����: 00
III����ef "i"162 53 MINI
�" IIII"'� III ���
Memorandum
III a g e
The proposed minor modifications include the following:
MassDOT widening of Andover/Elm Street to accommodate right turn lane (scope to be incorporated as part of
the Route 114 Corridor Improvements Project)
Revised pedestrian connection at corner to accommodate future Route 114 shared-use path
Relocated building entries and associated grading, walkways, and landscaping adjustments
Revised stormwater management design to align with layout and grading updates to further reduce peak runoff
rates from previously permitted proposed conditions (Table 2)
Consolidated utility equipment and service yards
Table 1 Summary of Proposed Modifications
Description Required Proposed as Proposed Delta
Previously Modifications
Permitted
Front Yard Setback 30 Feet >30 Feet >30 Feet 0 Feet
Side Yard Setback (At Corner Lot) 30 Feet >30 Feet >30 Feet 0 Feet
Rear Yard Setback 30 Feet >30 Feet >30 Feet 0 Feet
Building Height* 35 ft <48 ft <48 ft 0 Feet
Gross Square Footage N/A 139,600 SF 139,600 SF 0 SF
Drainage Area Impervious Area N/A 4.2 Acres 4.2 Acres 0 Acres
Net Parking Change N/A -43 Spaces -43 Spaces 0 Spaces
*No change in request from ZBA
The Project continues to fully comply with the Massachusetts DEP Stormwater Management Standards and the North
Andover Chapter 250 Stormwater Management and Erosion Control Regulations including peak rate attenuation,
stormwater recharge, and water quality standards.As shown in Table 2,the previously permitted peak discharge rates
were all below the existing conditions peak rate per Standard 2.With the minor modifications, the peak discharge
rates remain at or below the previously permitted rates.A complete, updated version of the Stormwater Management
Report documenting this full compliance has been prepared for additional reference and supporting information
based on the minor modifications.
Table 2 Stormwater Management - Peak Di1scharge Rates (cfs)
Design Point 2-year 10-year 25-year 100-year
Storm Storm Storm Storm
DP-1
Existing 14.7 30.0 39.9 55.3
Permitted (12/05/2023) 11.2 25.4 36.1 53.4
Proposed (02/20/2024) 10.8 25.4 35.1 52.8
00
ea g"iI
�. "16� �! ��
111, lib,
2(D�
�
Memorandum
III ��
APPENDICES
e III III II 'II II„
0
le,iar IIII IIIIIIIII00
III e "1 "6 2 5 4
IIII L,l 11, III ''''
Memorandum
NORTH ANDOVER,LAWRENCE,&ANDOVER
ROUTE 114
:# /
----------------
N/F ATEFED.AID PROJ.NO. SHEET TOTAL
MERRIMACK COLLEGE 0. SHEETS
MASSDOT ROUTE 114 CORRIDOR IMPROVEMENTS PROJECT L.C.C.NO.18975-R 'A 225 459
C/�N
(LOT 100)
IM
PROJECT FILE NO. 608095
CERT.NO.3281
DOC.NO.9351 0
315 TURNPIKE STREET TRAFFIC SIGN&PAVEMENT
025.0-0013
.2
MARKING PLANS
Z
ph
w/T t
cl
o
APPROXIMATE AREA OF PERMANENT
LHIGHWAY EASEMENT FOR SHARED USE
PATH PATH ON MC PROPERTY(3,500-4,000 SF) AND RAIL FENCE
INEXISTING PGST
% —--—-- ROUTE 114 CORRIDOR
IMPROVEMENT PROJECT
u� LIMIT OF WORK
ui E3 Ell iiii 13 --13
m E [3 3
00
T
2S
23 24 2
PROP.CONST.IL&PGL 0 S27'13'23"W
'—R 1289�32'- w F- 260.42
S20
4�- .-33�63 L-=149.83' �--PT+27.57
77 11' PC�177.7�4
&0. cli
............
SHLC No.2217
ELM STREET LIMITOFWCRK
STA.27+05
ANDOVER STREET MEET EXISTING
N/
MERRIMACKF COLLEGE
BK/PG 13727/8
485 ANDOVER,STREET
/ I D24.D-DO29
PLAN 1164D
N/F
MERRIMACK COLLEGE
BK/PG 700/56
(Li aj 175 HAVERHILL STREET
STATE DRAIN EASEMENT STJ_DRAIN MENT aj 1-5
N/F N/F
(UNDEFINED GEOMETRY) UND�FINEDGEOMETRY)BK/PG 504/314 BK/PG 5 2/52 PLAN 1762
471 ANDOVER STREET,LLC MERRIMACK COLLEGE
BK/PG 14463/6 BK/PG 17112/195
PB/PG 504/600 PLO-567 PLA 600 471 ANDOVER STREET 477 ANDOVER STREET N/F
MATTHEW R,WILSON AND
024.0-0031 024-0-0030
MARIA WILSON
o BK/PG 10912/169
200 ELM STREET
2-49
TI 20'WIDE COMMON
aj DRIVEWAY AND N/F
PARKING EASEMENT MERRIMACK COLLEGE
BK/PG 8341/122 BK/PG 137217/8
0 ELM STIR
2-50
PLAN 11640
0 20 50 100
aj
SCALE:1 20'
0
le,iar IIII IIIIIIIII00
III e "1 "6 2 5 4
IIII LI III '''' 0 2,1111!�''
...... Memorandum
III 'g.. (
\\Vhb\gbl\proj\Wat-LD\11625.34 Greystar P3 Deve1opment\cad\Id\P1anset\1162534 LM dwg
\\ OVERLAY
s
PERMITTED
�3 PROPOSED MODIFICATIONS 01
,
wLL
Y Q
ar
Turnpike Street/Route 174- -- - -
o 101 Walnut Street
PO Box 9151
Watertown,MA 02471
617.924.1770
a
DRILL HOLE / -- -- — -- -- -- -- -- -- -- -- -- — — Legend:
(FOUND)
r r_
cC
PROPOSEDBITUM: - CONCRETE
BUILDING 1 � 1 .,J J® STANDINOUS ARD DUTY CONCRETE PAVEMENT
77,600 TOTAL GSF -- BITUMINOUS CONCRETE PAVEMENT
F 4 LEVELS 366 BEDS F HEAVY DUTY
I
a
EJ ME i 1 CRUSHED STONE
BUILDINGS
L ————————— --._.___---- —— EN E
0- 0
LANDSCAPE AREA
a _
\ r
y
APPROX.PROJECT LIMITS
,
L
a
. ' Program Summary
a
, g
,: i Description Building 1 Building 2
r
r.
RESIDENTIAL GSF 72,300 56,500
E .. • '{ = .'--,__ F R' -" """'O'- ACADEMIC/CLASSROOM GSF 5,300 5,5C0
k N
�T
�N
E
` TOTAL GSF 77,600 62,000
•�_ � pry
_F
o
1 � na
g
a=
HVD
�.-s a� _� _ Parkin Summary
M
1
a
a
-- _ -- E _-•' ����� EXISTINGPR E T T TOTAL-42 SPACES
j ' i
.I
_ _ i -
F J
PROPOSED PROJECT TOTAL=0 SPACES
y
y PROPOSED CHURCH TOTAL=-1 SPACES
/�. -°�. Il F� •<£'' - / NET CHANGE_-43
✓i 1 -- _
� a
,a
.
a
/
100,
Sign ummary
Specification
Desc.
e 0 30 60 Feet
Width Height 15
PROPOSED
NumberD
BUILDING
N/F \` 2,OtT0 TOTAL GSA 1 I R1-1 30" so"
6
MERRIMACK COLLEGE 4 LMEtJ 174 BEDS Corner Development
MAP 24,LOT 29
o
BOOK 13727,PAGE 8 v11-2 30 30
Project at Merrimack
,M
�v
,. '
4�
m H�o
� �•.•
College
age
/ t i
/ e w 6-7P 24 2° � 315 Turnpike St
o I =
No
rth Andover,MA 01845
t h S .. .. No- Re....on Dare Ap,d.00
.
�PGK
o w171 30 30 2 dart,caz,ons 11/162o2s �WK
3 Minor Modifications 0220/2024 JWK
o
TT
N�
PARKING
` :..' SP-1 12, 18" PASSENCEA
66
woo
0
zanE
f ON PIPE �� -- _ M6-1(R) z1•' 15°
a g
Au* Issued for Dare
(FOUND) August 17.2023
Local Approvals
v :
N
<,
N/F / Zoning Summary Chart
MERRIMACK COLLEGE z� ONC.B UND
o NIAP 2,LOT 50 CENTER F[phe Zoning District(5): Residence 3(R3)
BOOK 13727,PAGE 8
(FOUND) y Wpy Overlay Distcict(S): None
o A
\ Parcel: Map 25-Lot 13
Zoning Regulation Requirements Required* Provided DawIn9N mbe
ir
MINIMUM LOT AREA 25,000 SF 2,480,742 SF
\ - FRONTAGE 125.0 Feet 125 Feet
hb
Notes FRONT YARD SETBACK 30 Feet >30 Feet •O
a�iJ SIDE YARD SETBACK(AT CORNER LOT) 30 Feet >30 Feet
C3
REAR YARD SETBACK 30 Feet >30 Feet
1. ALL ACCESSIBLE PARKING,RAMPS,AND ACCESS SHALL CONFORM TO MAAB AND
\ \ TN qN ADA REQUIREMENTS,WHICHEVER IS MORE RESTRICTIVE. MINIMUM LOT WIDTH 0 Feet 0 Feet sneer ar
LL N/F \ N /�I\D'Vl R MAXIMUM BUILDING HEIGHT 35 Feet 48 Feet** 3 12
> h ,VQQ \ 2. ALL PAVEMENT MARKINGS AND SIGNS SHALL CONFORM TO MUTCD REQUIREMENTS. _1'
N A y �� Zoning regulaton requ rements as specf'ed'n Tawn of North Andover MA D'vs onl Bylaxs,Part 11
m MATTHEM R.2,LOT 4 W LSON FR \ 3. SITE LIGHTING SHOWN FOR COORDINATION ONLY,REFER TO LIGHTING PLANS FOR smm�ar fDmens oral Re t
/\ General Legislation Chapter 195 Zoning Code Article 7 Di nens oral Requ re netts§195 7 2 Table of
MAP 2 LOT 49 �� q°Ye e°
✓✓�• \ PROPOSED SITE LIGHTING. "Wll requre relef froir heghtrequrement under MGL Ch.40A§3(the Dover Arrendnent').Proposed Project Number
R�, BOOK 109t,.,,".PAGIF 169 / ar ` heghtbasedot--gegrade<alculaton. 11625.34
��
\\Vhb\gbl\proj\Wat-LD\11625.34 Greystar P3 Development\cad\Id\Planset\1162534 GD.dwg
1
OVERLAY V _
PERMITTED
PROPOSED MODIFICATIONS _„�01
Turnpike Street/Route 114
101 Walnut Street
- PO Box 9151
m Watertown,MA 02471
` 617 924 1770
227,
22
N
22 2
` 23
27 227 2 23 �.
41 ��o PROPOSED
BUILDING 1 ) FFE=228.0
• 22p� NN EN EN HE=224.0/228.0 FFE 224.0
i
P a } 2
N
EN ME
z
i
r
4
—r
EG
CIO
.a
a
7 � e
�a
�a
y
r �N
k
EN {` 2,
m
co F-•
EN EN
E
}
22 23'
�- - - pry
n
t
v � edina �
t
tc " • �N� --e�/
• ` � .. z2a
,2n
jt �r
/ 1 f
r
ti
100,
FFE—224.0' '.- � 0 15 30 60 Feet
PROPOSED
Q1
BUILDING 2
N/F N
FIFE 220.0/224.0 I
MERRIMACK COLLEGE Corner Development
y..�
opm
MAP 24,LOT 29 t
C rn ever nt
BOOK 13727,PAGE 8 z2S Project at Merrimack
MF 224
College
_ 22 North Andover,MA 01845
N
Ni,. R......r Date Ap,d.
3 Minor Modifications 02/20/2024 JWK
y
- f I
s B�
i 2
m
o \ Date
Local ovals August 17,2023
N ms Approvals
Grading and
ti
LL
f
Y MERRIMACK COLLEGE .�! Drainage
Plan
d �
!AP 2,LOT-'A N
0
- ,. ... Flo
BOOK 13727,PAGE 8 ? e y W
�� �_ h
Notes
Daxing N mba
m
1. ELEVATIONS SHOWN ARE BASED ON NAVD OF 1988.
2. CATCH BASINS WITHIN AND IMMEDIATELY DOWNSTREAM OF THE LIMIT OF WORKC4.0
hb
SHALL BE FITTED WITH SEDIMENT TRAPS UNTIL THE SITE IS PERMANENTLY STABILIZED,
3 ALL EROSION CONTROL MEASURES SHALL BE IN PLACE PRIOR TO CONSTRUCTION
a
A� \ 4. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING snae� of
�' Ary CONSTRUCTION EXITS AT ALL CONSTRUCTION VEHICLE ACCESS POINTS ONTO
R N/F \ �p .,`DOVER - \ DISTURBED AREAS OF THE SITE.CONSTRUCTION EXITS SHALL BE MAINTAINED UNTIL 4 12
�� V
m MATTHEW R.&.�.1ARA WLSON fi FR:, """ -- DISTURBED PORTIONS OF THE SITE ARE STABILIZED AS DETERMINED BY THE
-� � �,. .....». \\�. ENGINEER.
MAP 2,LOT 49 '
w
m a,a ea N mbe,
5. SEE SHEET C7.0 UTILITY ADD ALTERNATE PLAN FOR UTILITY ADD ALTERNATES.
BOOK 19912,PAGE 169 ?_ 11625.34