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Home My WebLink AboutApplication 127 Turnpike Street - 7/14/2020 i MOLAR Job t �_. VAUGHAN "A, . 4: T ,s.. ... x; #. - �� 7µ37-5 1 5 1 F: 9 -37-5 1 9 Y Y S A 1,VIA EMAIL July 14; 2020 Eitarn Goldberg, Chair Planning Board Town of North Andover 120 Main Street North Andover, Massachusetts 01845 E: Ealewood Shops 175 Turnpike Street (Map 24, Lot 6 Owner: Linear Retail North Andover #1 LLC, o Linear Retail Properties,, Inc. ,Reggest for Determination of Insubstantial Change Dear Chairman Goldberg and Other Board Members: On behalf of the owner of the above-referenced property, we are requesting the Plannirn insubstantial # • .Board to vote to approve, as a i s sta�ntial change, a o rf�eatioln to Special Condition No. 6J of the Site Plan Review Special Permit Decision, dated February S, 2004 (the "2004 Site Flom Decision"), to enable the ow' ners to leases ace within Eaglewood Plaza for additional restaurant use for the reasons more full described below. A copy of the 2004 Site Plan Decision is attached. Bach round n or about February 5, 200 , the Planning Board voted to issue a Site Plan Review Special Permit to Ealewood Properties, LLC for the redeveo meant of an approximate 13,2 -acre parcel of land into a retail and restaurant plaza known as Eaglewood Shops, Eagiewood Shops consists of 76.,742 square feet of retail space spread across three buildings. A copy of an existing Conditions survey is attached, Originally developed in 2005, the development was envisioned to be a quasi-lifestyle center that featured retailers that were traditionally mall#based. These retailers included women, men, and ehiidrern's apparel, hone furnishings, office supplies and food In June 2015, Eaglewood Properties, LLC sod the propertyto Li nearRetail Properties, LLC, Linear retail Properties, LLC, or Linear, ovens and operates shopping Centers and other retail properties in Eastern Massachusetts Southern New Ha mpshire and Rhode Island. Linear's current portfo[Yo consists of 88 retail with o properties ver 0 tenants, Ea lewood Sbo - Existing Tenant Mix and Trends Since the time that Eag ewood Shops was developed, there has been a significant change and disruption in both the consumer and retaiter m-i ndset. As re tag l sales shifted online or were disrupted by online retailers such as Amazon or Wa fair apparel and home goods retailers such as Pier 1 o S and J.Jitt 2, 0 dosed their stores at Ea lewood, Additionally, based upon Linear's conversations with SMoK & VAN LLB' Fitan Goldberg,Chair leg Board July 1 ,20 tenants and from tenant news retea es, Linear anticipates that within the next 6-12 months other tenants such as i o's (2,804 SF),, Jos. A Bank (4,342 SF and Yankee Candle (2,168 may also soon follow 4 electing to close and consolidate stores to the more traditionai mall-rased corridors of Salem, NH or the Northshore Mall. As retait has evolved, so too have tenancies across the entire Linear Retail portfolio, Presently, the more active retailers acti e y looking for space include food (fast caps at), fitness (boutique fitness such as Pitates, yoga and cycling) and medicat. (dentat, physical therapy, and urgent care). These categories represent a perientia retait and are those that have not yet been replaced by an online presence. Prospective Tenant As Linear looks to fill the current and future vacancies at Ea le ood Shops, Five Guys has entered into a long terra lease for the former . .Jill space (2,804 SF), subject to Torn approval of the proposed use, Since Five Guys desires to commence operations as soon as possbe in order to be operational by the new school year i August/September, Linear is respectfully requesting the Board to approve the use of the space noted above as an additional restaurant use. Five Guys is ready to renovate and immediately occupy this space, subject to locat approvals to do so. The Site Plan Review eclat Permit Decision Under the originat 2004 Site Plan Decision, Special Condition No. 6J provides that "...if the initial app scant, or subsequent owners, successors or assigns, in the course of continued business operation, wish to open a rests rants that exceeds the ,coo s.f. referenced in the approved plans as noted in Condition No. 24, the applicant must, prior to allowing such restaurants to open for business, submit revised plans to the north Andover Planning Board and North Andover Building Commissioner, demonstrating that adequate additional parking exists on the site as defined in Section .1 of the north Andover Zoning Bylaw. If the Town Planner deems these revisions to e substantial, as defined under Section . . , the applicant must submit revised plans to the Planning Board for approval," Moreover, by Decision, dated August 12, 2011, the Board granted a Site Plan Review Waiver to Ea le good Properties LLC to enable the then-owner to increase the approved amount of new restaurant square footage for a new restaurant from 9,000 s,f. for an additional 3,500 s,f, restaurant. A copy of the Waiver Decision is attached. As of the date when Linear acquired Ea lewood, a total 15,515 square feet o existing space is occupied by restaurant uses. With the approval of an additional 2,805 s. . of space for Five Guys, the property wound include a totat of 18,320 s.fi of space dedicated to restaurant uses, Parking and Pro'ected Vacancies With respect to the adequacy of parking at the property, Linear engaged .Jeffrey Dirk of Vanesse Et Associates to conduct a parking study and a review of parking demand at the center in early- o1 (the "Vana se Report"). The Vana se 2 Man Goldberg,Chair PImniffig Board July 14,2020 Report was conducted while both Pier 1 and ..i. ill were operating and the plaza was at full capacitor with no vacancies. The vanasse Report determined that the existing parking and the parking demand from existing tenants could support additional casual restaurant/food use, we also feel that with the current COVID situation., that the vaasse Report more accurately depicts parking usage under normal operating conditions than if Linear was to conduct a new parking analysis under current conditions. Most recently, the property currently includes 13,395 square feet of vacancy representing a total of 47 parking spaces allocated to those vacancies. As previously mentioned, it is anticipated that within the next 6-12 months, an additional 9,314 square feet of space will be vacant, representing an additional 33 parking spaces for a total of 80 parking spaces not allocated to plaza tenants. under the Table of Off- Street Parking Regulations - . . , the proposed Five Guys restaurant use would require 42 parking spaces i.e., 15 spaces per 1,000 s. . x 2,805 sJ. . Accordingiy, the number of existing uindesi hated parking spaces due to vacancies are in excess of the number of required parking spaces for Five Guys i This excess parking capacity does not take into account the additional anticipated 33 additional parking spaces expected to be freed up by additional vacancy. Nor does this parking space allocation factor in a greater availability of parking spaces due to: varying hours, days, or peak parking or loading demands for multiple uses at the plaza; or, a proposed parking reduction based on actual uses that could otherwise be approved under a Parking Special Permit pursuant to S 195-8.8. of the Zoning Bylaw. Reouest for APP oval For the reasons requested above, linear respectfully requests Board approval to allow an additional 2,,805 s.i*. of restaurant use at Eaglewood Plaza as an insubstantial ch.ange to the 2004 Site Plan Decision, notwithstanding the limitations on restaurant use imposed under Section 6.f of said Decision. in connection with this request, Linear intends to fife a formal site Plan Decision amendment with the Nanning Board within the net oW o days to undertake additional proposed . o p improvements to si na a and t "clean up" certain aspects of the Site Plan Decision,, Thank you for your consideration of this matter. Sincerely, Sohn T. Smlak J cc: Greg Drocz, vice President, ,asset Management, Linear Retail Properties, LLC Distribution List Enclosures 3 :. SMOLAK & VAUG Eitan Goldberg,Chair Plannhig Board July 14,2020 EXHIBIT 4 SITE PLAN DECISION 4r BK 9110 PG 323 Town of North Andover '►• .k Q#ice oft.he Planning.Department Y C H A D5,11F.."IF s..t . TOE tdty Deverpmentand SmesDviijon C A0 V V; i 0 V.R 27 Clwles Street �-. ,� L P - rth Andover,Massachusetts 01845_3. 4 Telephone(978) 688.,9535 Fiax(978)688-9542 Tce Of Dedsion Any apPeal Shall bie Med ATTROTI, A True ()Opy Within-(20)day$after the Date of fifffig thU Notice A"4L- the Office of the Town T0,111kn Clerk Clerk A Date: IFOMM St 2M MWOf-HOUIU9*6 Q00ber-21,2003, Noventber 6,2003,Nowmber 18, 2W3,Deceifibek 2,- 200"3,Dmmher .16,2003, 'an upry 2. 0j 2-AO4, February 3'2064(de'6jen) py NtiWn Of: FA41ewood-P�operties,LLC PO Box 337,Topsfield,NA 01,983 Prembes AffecWdi: Rte 114 Map 24 Pawels 16, 17&Map 27 Parcel :22 .I Referring to the above peliflon for a Site Plan Review$dial Permit. The deter-nu"ned to be complete and was noticed and reviewed In accar d9ace with the Se"iffins 8.3v 10.3 and 10,31 Of the t6wn of Now Andover Zoning Bylaw and MG .40A,sec So as to attow: IU onatmetion of a 77,560 squge foot btffldingof roil sp;wx and restaurant spac&and associated unities, grw;Hng,parkilg)landscaping and stormwatour mmgement structums, C=1 A(Wr a public-bear-in n o -the abov.e dap►th-0 Pig .to AppROVE� ...g.glve 'Ala .6ted g the She Pian Review Speew-wrM14 b"ed_-uPolft lbe atta4*ed condloon$..s Cc: A HitPP Iva U401di GiIMP Acti 1pii�nner ng Abutters qg behalf Of, DPW Alberto Aagles:p Ch#jrmft_n Buflding DepwLmwt George White,Vice Chalrnmn Conservation Department Felipe Schwarz, Clerk Health Department Johi�Simom ZBA RicWd Nardeft Janm Phinney,Assodate Member -Qr 80"D OP"KAM US-9541 BU"WOM-950 409RVAMN 6§8,0530 HEALT11 6$U�9_540 PLANNINO 688-9535 a i y BK 9110 PG 324 Me Plan Raylawa Spa4aj port ood Shops�Route 114 The Planning Hoed h r in a p v ,-Spw j perm" -Plan R qwbw for the wnstruction of re feet of retall spaoe'--'rdr* to r nt T # B 1 Genet - eim 1rr ` a n e lid I the M 2 t parcels 1 , and Map ,, "I 22. This S #� � vas requestod4y Esi r pe tip, � ' 1 the the hod � � � �� hers being the Larne Eagle Trine at y Trust, 100 Turnpike Street, North Andover, MA 1Th)s! a0lication was fhedwfth September 19, 2003. The applicant su.bmftted a complete pret a �i atlon whlbh was n0ficed and r vi wed in accordance with Sections 8.3, 10. ,.and 10.31 f tfie T6wn of North Zoning haw and . A,sec. Andover r The Planning Boa makes the f l yA f�ndIn s as r � by .the North Andover Bylaws SecHon � and o. : Zoning IDIN9 OF FACT: t , I ;the specific afte is rr appmprlate lomvon for the pr�eot- no it hi k>o�ted In the GeneW Businefas Zon6 and I vaWoo i�n0r9 an of �� t Specifically the n r #buy elsc i t t �.e zones. .I��to both .-, is r�and whvlle al stores well a r t rat ,dingyng WM r kin li room", JSe0-*n;4,J$1:,1- of North Andover Zoning Waw]. t6ts.pr6poily was ;rezoned.a t May 12003� Andover Annual Town iati f ' rat � � North lai to el Buie . A COpy of th a approval from the At may GeMMIV Q01do dated Ju1Y 17, 2003 is oh file at the North Andover PlannIng Depa ent, as: -well as the Dwjar4t10A Of PrOtOctivO Covenants, Cc ditlo s and Restrictions rewd d. at the' ex North F 69i try of-Deeds � Page 332. , 2. The ose as developod w10not a4vemaly after the neighbaftod as a au-ffrcia buffer been provided, I� p k. 060 ��r�� # - . has ��- On 94 �: reler�� pTOUfty ve'the I Of the pro its mooed Val mo , Extensive larWscaping has been provided Tho landscaping a been plated so as t allow tho xwatl stoma wall to remWn,as wall to accommodate 4 PtopGsed story entry features that are consistent with the exists a tie iaads�� a trio �� a � a'a��e� the d el plans referenced i Condition 25. 1, There w1h ba 27 OctobOr Glory Red MaP10 StMe Frees . # In Al2. per,J s w11 as Sw t m Shade Tree 3.��'In call' r. (A/ The name al try include t t th mte s cockspur hawthom ar a tat tree -1 ' In h eig rat,'6 clues adbi # 'l height d p a e � e�r tries . an lump o sa dogwood trees -t- 'r e€ ht. 30 W. There will he 3 Aufitnan Pine Frees, ' in height. FInally, a large amount of ahrubbery has been diapers b-etw e the shade, ornamental and conifer trees that � t t �r�oide � hick's dew -$010 in height, 84 shamrock inkberry shrubs 2 -30" In height, and 32 anthony waterer sprraea 1 y "In height* b. flasidentlal - - Steal care has been taken to carefulty screen all re d IV Pr 6 �y * t to the-. r red evalo men#. p Ica,11 , lowsp 001nj;..'adjaci9ht`t'o't'ho resid' eiltia I proms ! r �.. ., O .� d 19 contain a buffer dt 7 wbrte:pine tr y7-Win height, we1i � 1 1+" 'e Pine �treys, �� r i ht. I addition, ilt n addition, here 11l be 3 clump shadblow servioeberry frees t - 2' ih height, Norway Spruce trees 1 *1 ' in hey art, and 10 Austrian Pine trees i 1 re height,-In sum providing very efece visual buffer ..... ...... .r- ,*......, a BK 9110 PG 325 from the propospo development. . Landstapipg and screening -r' also pr ld d adj ,� � � de�� propertyg. � yr -1 try at en re roper screening �= In tht$ ft pry s. 4 1n helght are r jd � as well-as 14 Norway Spruce trees 5- ' in height, In addition, 3 A stdan Pine Trees, ' in height s well as 2 sweetgu m shade trees 3.64 In height Wil be placed In this landscaped buffer. Landscaping end � � vl ed adjacent• � � to the resl�it�el fort t the rem f f site In An&v r, Ma ao set , known as Ma. 1, Lot 3 on the Andover Assessors Map, Along this property 11n , minimum of st Red Cedars, - 1 in height, 1 White Spruce, 5- ' In height and I Whfte Pine, 1 -12' in height will be provided for a landscaped bufter In addition to retaining walls. C. comme LablMig Ero There is also adequate lands rpvid # Mu # � t r # tea-� tl g No h arl Bank Property F provides f � so � � � r� sa �ng e level f disfrnotlon betWeen the two dev l prnents but is consistent with existing vegetation 4hat will remain. The landscaping proposGd as part of this development Is lted below; A092- There will I I Ooto ar Glory Red Pale She Trees . . 'r In r allp ,as well a&4 Utlel_eat Linden Shade Trees 3. - "In caliper. 2, j2MEMALI "� : The OMMGntal try include g Clump Sadlw Ser roe arr o e ental trees 1 o-12' In 'eight, and 5 Hefftage RI'Vor Birch Omemental tre 1 -1 "In height. 3, Raff , There gill be 6 Austdan Pine Trees, 5- ' in height, 7 AustrIan Pine Frees 10- 2' In halg t,-18 Norway Spruce trees 'to height, 4 White !no tress 1 o,.12"In helght, and 17 White Pine Free,$ ' 'In height, 4m, §jfta&W�= Finally, a large amount of shrubbery has been dispamed between the shade, ornamental and conifer trees that includes 12 dardinal Iced Twig Dogwoodshrubs r ` in height, o Rosebay Rhododendron shrubs 2-25 inlei it and 4 HIck'se shrubs, is height. There will be no nuisance or serious hazar<1 to vehicles or p dest ens. The traffic data has been ravlowed by the wn's tmfflo consubnt, VAll. The applicant has provided three s ess egress drives to the site: the traffic signal,the right-in drIvOway at the clef and of the site, and the right-in d vew y closest to Petors Street. The applIcant will also be rovIdrng the following tr ff Ic rn ig tion: a. The applicant will also provide for interhe r�interconnect' oprdi do lighting followingjinterss�ons: t t Waverly oat Cot It Street; Eaglewood,Shops/Eagle Tribune; Peters$treat; Andover Street, . widen Route 114 along the project site fr nt 9a betw"n the proposed Eajgfewood Slops driveway and the Eagle Tribuno driveway tQ provide an elNa Nght-ttim lan into the proposed Eaglewood Shops site. oa install -full-actuated traffic signal at the fnterse W n of Flopte 114 anj 1jaglewood Sh d. Pr !da tioom{e e enc -vehi le re-e Mptron equipment were required wkhln the proposed four-signal system along Houle 11 ; e. Widen Route 114 withinthe existing state highway layout by five-feet or less to provide are onlusive left.-turn (aria Into the ro osd a levood So p g Rs see* . The landocaping opproved as a part of this plan meets the requirements of Section 8.4 as amended by the Planning Boar , of the' North Andover Zoning lair. � Finds fr dell o the lr� a 1plan; y # r 2 ' '#:3c','�r?.; v •r ,r+r* y-.�..,.. .............. .........,.........,,.. 8K qm I 10 PG 32 6 . The site drainage system is osier In. cc ,with the Tom a n reviewed and ecf b � Bylaw.requirements and . The applicant Fps met the rGquir let f the Town for Site Pia Section8.3of the ire Bylaw. Review � �• n 7. Adequate and a proprl a fa liiti a will be provided for th r1#drt� the ppoad usey The project for mu"161pal adequately address s the w ►t r, and Otl#iti n the rop1§4 to 3 needs o the ro t, Furlhermore the d6sign 6f the retail- oi#ltles contain design chamwe e� that are present i tra iti rnef to rs a .. commercial prat i fort Andover, �'h - rater , nearby storefronts d side fa adiee contain numerous pedestrian scaled elements Including ap l , riok and stone l#a smaller dlep �r�dows erg veial � re . �� use , project, �` r t ore, creating a� ae � et� l� pleasing rail project t o contains t ul lighting with banners through-out tenhance pedestrian village feel of the project. the Finally the Planning Board finds that this-project pnerally pw li Andover law ' - o. # w(t the Town of north r`4me is ae Hsted in Seotlon 6-a5 � r"fires c nditione ire order t be fully compliance. ThePlanning Board hereby grants a a fovid to the foil wl�ngr cond tl s are meta the applicant p o ed SPECIAL CONDIT40NS: I. Environmental Monitor: The RP-Plic ant shall designate, err i Monitor who 0901 � c tt i �peo� tEnvironmental Monitor # partme . The Environmental Est avall le upon four )hours' notice to ink the site with.the deeite of €o�a�. �" na andpl�o der �ther� �� Planningaard t t i~'�ar� � leparto'rerrt In the r�etei�vlfor t provided event that this persion has to be contacted, due to a emergency at the afte, during any 24,hour Parlod, including WeakerAls. TheEnvironmental l on torn shall mei a weekly inspections o the prOlect rt N mop Planning Board throughout the construction � l report to the ��ar�r��r� errai for as a r` €�. d remains Unslablized wiffiln 100 feat of watland resource areas. The monthly reports shall d6t l areas of Includetlor� necessaryto resolve no � opilae� � these issues. One-partfo l r arm f Concern will a the construction of the detention pond and retaining walls throughout the site.. Separate e provided relativeto the construction of the retaining walf� �rport rr'rst the regular�' � � and the detention fond �r� dditior� to t a given as outlined above,, The desitd monitor may, not be and/or developer. The designated monitor a submit du fi- l�� t the Conservation to reports a those sbrr�itted to #m nt so long as they address th requirementsabove and the inspeaflons are conducted on a weekly basis and a mo t l'-r rt Is films Depart nt. with the r rtl The Environmental M"110r must oversee any emergency ens e e • cotrle n �' far it�a � o � . ' of edr� r��tt�o i _. or replacement of ae me t t'o c ntr f d0vtoea and aea e resnfblity for their maintenance = weekly basis, Ttnvirow' ental required to ins all such loea a for will b d oversee clea li and the proper disposal of waste products. Cleaning shall include Moval o any entrapped ' lt, The nvlro b rest o aft during deatrt .activ�ties code neta� errrto � t Free. In a�ddl conducted within � ir �ty to wetland resource all wetland resofte areas must be visually inspected for stitatio and/or other � r airt � �� Environmental - � turbidity, Slopes for atabili, s �oitor Est visually Inspect all graded r CO tr ti n-W i = he appkant shall dos#- mate an Independent ioior fro el be Posen In aneu Constructiontic r with the Planning.ire Department. The Construction Monhor must be available upon four hours' notice t iris ect the site desisted off� iai. The Construction � p r,ti� the l��a�n�n Board Monitor shall make wall inspections of the project and file r onihly reports to the Planning Board throughout the durat4. ion of the r � 9jet; The monthly 3 +'}•,•- •�.-.•..r •.., < , F + .�4■i'ir.�'*..r r7r..t„�.m..' mom: +f.��.mr r,..`�_.T.._,r..ter.sW.�.w- •ram+ay...,+•..+.-x....,..-.+f F,.f+nta ,.+ ......., vy BK 911, 0 PG 32 7 reports shall d taH area of nonvoomplianos, It any anO Wlor � . The designM on t r may not b4-the-. ��f t e W r d v 1 r. fle ignat monitor may gat plin# adr .vlpr. c orty reports vded to the lan in' Department small include the f li din : • s1te ciisar ng: b) woslon control, e draln6ge andOetention structuresl- d) on-s a grater and seer NW% a) parkJnq spaces ttnd related pavement; t curb cuts; g) retaining walls* h s s screening, landscaplmg and street-teas; i afte restor ti " J final site . odor to the endorsement of the plans.by the Planning Eloard,the applicant mast comply with the following cpndl6ns: s The final,plaw.must be reviewed and approved by the North Andover Department f Public Works, the to #s oxide 6nolneering consultant, the Town Planner, and must be subewiently endorsed by the Planning Bbard. The plans and/or edditlonal data resat be revised and provided #e MHF so as to address Items and #4 of MHF9 memorandum dated Docamber 12, 2003. The appilidant, Its employees and all succiossars and 4'k*#49no must also submft revised plans which will ao o rnodato ei pe sst an connection betweon the project and the property referred to as Map It Lot 3 Jn Andover, MA. If In the event the two pates come to a mutuitl a ree ant that the connection ba W idsd, the Pedestrian connection shall be bulft by the applicant, he employees and all mmrs and signs as depicted-on the revised plans. The final plans must be subrOted for review within ninety days of filing the declision wfth the Town Clark, b aftle ppe4nqf9rQs1on oo trof bond shati be meted (per agreement wfth the North And et nn g'-fir In iho tot,01,amount of twenty thousari4�$20,CKXLOO) for-.. the purpose of ommflng any,ocntIn e�lles that nniUM aiffoot th# public vet ouch as site-opening, ale o, emalon co l and pedormhride of any other condftion eonWned herein. The Gtes shl be 1*h the farm of a check made-pyle to the Town cf Nord Andover eacmw accnt. c All afte plan applicatn and eaorow few must be paid -full and vended by the Town Pier. Os a o-the sWrt of constructlon: a pro-6cmtruction meeting shag be hold with the applipotv Commutifty Dev "meat Director, Torn Planner, irez r �Wn from the Departmaie u6 Works, end the design t rtvlrori e6i #onf r and ConMonitorr cdcn as listed in Conditions #1 and # . The-purpose of this ee#ing W111 be 1p review the phasiqg of the,development and-for the applicant fo submit a conattucfflon schedule stwil bo submMed to all at the pro-construction maefing for ft.purpose tracking 1he constructon and info'Ml g the Public ii f anUcipatedactiv1tles on the site. The applf a t will also 41scuss the traffic mRIgation and any possible road closures and/or tra fle m1floation which may occur as a result of the installation. b During construction, the site. must be kip#clean and swept reg l rty throughout the construction process. Dust mi igation f de attiring and -roadway cleaning 4 t� � {{;ty}} + ti?.ET C• }'7.4R1.�svria-rrz*zsr—�xx}+.fv..+i+rr..r1*o++ t+i+i---i..'. r.+Ffi..wr sF++..+. kr..sir..-,.rt........ .......... ........... .. ..�..+c. ers5�7 Rt : F mot: 7 110 PG 28 tl$ be performed}weekly, or more frequently as dictated by site and weather conditions and ag d1rW d'by the Town Planner. c) The developer must deposit funds to pay for the T wn's Outside Engineering Consultant to perform Inspectional services for the construction of this project. ot. 0 Inspectional se Aces will include but are not Jimfted t the fol r in ;•i st 11 ti n on -site sewer, water and drainage facilities, fill material installation, pavement, curbing and sidewalk Installation, etc. The estimate of thG Cost Of onstru tl n inspectlonai services will be calculated by the Town'Town's Outside Engineering Consuftant upon receipt of final endorsed site pins and other necessary construction docu en#a and the final cost $hail be set by mutual agreement of the T'own's Outside EnginearIng Consultant and the developer. In the absence of mutual agreement,the Plannfng Board shall set the final cost, d) A construction schedule shall bo submitted to the Planning Sty#for the purpose of tracking the constructlon and HOrMitig the public of anficipoted actIVRies on the site.. %}. e It shall bi the rpspon i llity of the develo er to aoih tire,that no erosion on the site shall occur W will capse deposition f soil or dl t upon dj nt prope rties or puf4c way s, except as normally anefflary to off-s a sewer or other off-site con t aon, Off-she erosion will be a bgsis for the Manning Board making a findino that the project is not in compliance with the plan: provided, however, that the Planning hoard shall give the developer wMen notice of any such finding and ten days to core said condition. f) Yellow "Caution" tape m st be placed along the limit of,ofearing and grading as shown on the plant The Town's Outside Engineering Consultant must be wnt cted prior to any cutting and or clearing on site, Performance Guarantee in an amount to be determined by the T'own's Outside Englneeflng Cmsuftant, shall be posted to ensure completion of the work in accordance with the Plans approved as part of this cor itional approval. 'The. bond must be In the.form acceptable to the North doer ianr Board. Items covered by the Bond may Include,but shall not be limited to: l as-built drawings; 10 on-site sewers and utilities; Ill) curb cuts and parking spaces; Iv lot and site erosion control; V) site screening and street tras; A drainage facilities; A site restoration; Ill final site cleanup. The applicant-shall provide the Planning Board wAh p9ples of permits, plans and OeGisjons dived from.all other town boards, COM Missions or-departments. In addition to r"i t of these plans, the applicant shall s -pp y the Town Planner with a letter outlinin any and all revisions r6suffing from sold p mits plans and decisions received from other town boards, corti lssions and departments that differ from the approved plans referenced In Con It on 24. i Building,permits must be obtained for retaining walls over # high on unbalanced fill, 5 rcnsawyw�»f.. .�,..+«r sxL TFT=vu=TTNr..�u.trrt-•-.-Yt,'.4iT.YYYY A'2rv.-Y3•t,.MIv..S.+y,.r v�-,.rt,..r.:.r.�.w... w•..i--+*+r+-^7-,.w...-.,-a .-i-rr..w ..... ' . ,vTw•.yv Y•5•ky.41s.r• i• i BK 9110 PG 32 9 51 Prior to FQAM U verification f0ullding Permit Issuance); a The Planning Board must endorse the final site plan m l rs and threewples of the signed plans must be delivered to the PlannIng Department. b) One certified oopy of the recorded decision rust be su i to the Planning Department, c) The applicant shell adhere to the following requirements of the North Andover Fire Department and the North Andovi§r Building- apt a t: All structures must contain a commercial fire sp l r,system. The plans and hydraulic catculatfohs for each commericial system Ohall be submWed for review and approval by tho north Andover Fire Depottr6ant, Rans and hydmu,11e calculations for each commercial system M-ust.also be supplied t thq Bulldjqg Pepartment. d The applIo4nig, its employpes, successota or assigns, shall be Qbfigalted to bec9me a rticip ti g em �of the Merrimack a 1 Transportationa► a meat Association i V-T A , au iod- tq payment o i� dues and -other obligations of membership, The applicants, its employees, sucofors or-aligns, shall remain member as long as the project is lin existence and shall be required to file declaration stating such membership is cmrfent on or befora January 16 annually. The applloants, fts employees, successors or assigns shall submit a copy of this declaration to the Planning Department. InformaW,on regarding the MVTt A can ba obtained from the Planning Department. It the applicants, its employees successors or assigns are required to.comply with a substantial.increase in the fees charged by the f VT A, or any other unforeseen complitations relative to their required membership in the MVT A, the applicants, Its r oy es, successors or assigns shall request a hearing before the Planning Boar. The Planning Board shall then determine whether or not such required membershtp in the MVTMA shall continue'. e An as-built*n must be submit to the Division of Public Works for review and ap rml pr r to ameptance of the surer appurtenances for use, f e applicant Is required to pay suer mifigation fees at the Department of Public Worms* Proof of payment rust be supplied to the Pl nning Department. . Per to-veriftetlon of the Ceffific.ale of w panty: The applitant most subrAft -a-letter from-the'a bet and engineer at the projea stating that the building, signs, ndscaping, lighting and 06 layout substantially comply with the plans referenced at the and of this decisiory as endorsed by the Nanning Board, b The Planning Staff shall approve all attifidal lighting used to illuminate the site. All 11ghtirig shall be guilt in ewordan a with tho dcmumentallon provided or similar products Wth exact spacgicafions as listed babes: 1 Berm eye Architectu re-& Interiors,-Parking Al ghts U.1, Blade Sign C.I and C. ; 2. Sure Malley Lighting, Job/Project Information, Eaglewood Shops, North Andover, MA; Sun Valley Light1q,Luminaire Acc ssofles; 4. USA ArchltecUiral Lighting, .5-1,A - , Si age a. nd sighting. Key Plan, a l b Shops, er a er Architecture Irfterlor ,Shot -02. 6 -{' { .. ...:.r�' YF,'f4,`"K CC{1'i7e"YCrC:•Qa'+e..r es•t3•,u*.r M-.t,o xA+aN,xti NEti f. .mr�,.3�r,'.,..,rr-ran+t.•.-rrsti-,•x AM+..%T+W,d'J� Pk4+. ..-•----••.-�.,..�.a. ..- s ...-....r..--....r#+Y?1T.S'. ,*:lJ: BK 9110 . Photomatfts, Sheet A , Bermayer Architecture& Interiors dated 11/26/03 All lighting shall have undeeUrdund wiring and 6hall be so arrangad that all direct rags f rom such lighting fells ehOrsly Within the site and shall be shielded or recessed so as not to shine- upon abutting properties or streets. The Planning Blaff shall review the site. Any changes to the appt6ved lighting plan as may be reasonably required by the Planning Staff shall be made at the ownees expense.All site U hti g shall provide security for the slto and structures however it must not cre to ahy glare or project any light onto adjacent rasldentlal properties. The commercial fire apninkler systems must be installed.to aoo dance with referenced stand rd NFPA 13D and in accordance with 780 GM , C apt or 9 of the Massachusetts State Building Code. Certification that th6 systorns have bi� n installed propetiy in accordance with the above referenced regulations' mutt be provided from both the North Andover Fire Department and the North Andover BUIMI g b0partment to the applicant. The applicant must then provide this certification to the North Andover Planning Department. d Any and all signage plans for the sfte which have been provided to the Planning Board during the afW plan reM w process were pr sented for the materials of the si nage only. Any si na a plans must conform to Section 6, Signago and Outdoor Lighting Regulations of the Town of North Andover Zoning Bylaw and rust be approved by the Building Department. in .no %py is the appii ant to construe that the Planning Board has reviewed and approved the l rlage plans for Zoning Coo pal nce as that is the Jurisdiction of the Building Department,, All additional permfts must be obtained by the appiloant prior to construction. Slae plans provided to the Planning Board are included in the plans listed below: Plan TRW: Floor Plans, Hoof f Pleas, Sign age & l i htlng Key Flan, P oto etdcs, levaVon , Building Sections, Sionage, Retell 2- 3 & Restaurant t Above Buildingd, Potall #1 Building, Retail Elevations, Str et View Perspective, Sjdewalk View Perspective, Staples Perspective, Aries Perspective, Storefront Sections and Detells, Tenant Design C hteria for Eaglewood Shops Prepared For: Eaglewood Shape, North Andover r and By: B rgroayer Architecture and Interiors Scale: 1" or Date: I 1 2Oa Sheets: Al, AlX A021A , A4, A ,A A,A5 , A tA ', A ,AOA, A , ACC, Sf,Al The applicant must awply a copy of the approved Massachu.settt Highway Department permits n cessa* for, obey d constru tton f the site tote l Ml Department. Failure to obtain all the necessary l s c usatt i e r me t permits for construction and access to the site, In strict accordance wfth the' 0pro ed plans, will result to denial of an occupancy permit- for-any and all builds gs de leted In the pleas referenced herein. In the event the Massachusetts Highway Department requires a change in the accesslegress other~than what was approved In-the Chapter 61 Findings the applicant may sus mlt rev1sed plans as referenced to Coo difion 22 contained herein. It the initial applicant, or subsequent owners, successors or assigns, in the course of co tiintied bijolness operation, v4sh to open a restaurants that exceeds the 93000 &L referenced ire' the approved plans as noted in Condition 24, the applicant rust, prior to allowing•such restaurant(s) to open for business, submit reprised plans to the North Andover Planning Board and forth Andover Building Commissioner, demonstrating that adequate additional parking exists on the site as defined In Section 8.1 of the Town of North Andover Zoning Bylaw, If the Town Planner deems these revision to be substantial 7 F {`R BK 9110 PG 3731 as defined In Sootion 8.3,6, the applIcant miust submit revis*o plans to the Planning Board for approval. . Prior to the final release of eec r y: a The Planning Sieff shall review the site. Any screening as may be reasonably required by the Planning Staff W111 be added gt the lIc n, ' �� eXesa. after the detention pond Is compteted.,.thoTown Planner w0l review the site and a ny screening as may be-reasona ly required by the Town Planner w411 be added at the ap lIcant's expense. b A final as-built plan s oyA -f Inal: pWraph ,the tocation of atf onv site tip#es struotures, o r , harking spaces a d ?alna facilitiesm t o submitted to and reviewed by the Plahning 'StiM and the Division of Publio Works. . Any stockpiling of �t �l (dirt, wood, construction t .jal, etc* 11 Lust be sir on r plan and reviewed aV4. 0r ad by the Fleming Staff, My approved Offes must remain covered at all flmes to mintmize . any dust p e s that may occur with adjacent Properties. Any stock plies to r r ein for longer tt one week must be fenced off with siftation fence and coverW. 1 In are effort to re duos noise levels, the applicant ghall keep in optimum working order, er, through regular aintemae, any and all equipment that she 1 as sus structures or site, . � 10. All site work and e4emal construction activity shall be firnfted to between :0 a.m. and :00 p.m. Monday through Friday and between 8:00 a. *and 6:00 p.m,on Satu'r a . I. Any plants, tress or shrub that have been Incorporatad into the Landes a Plan approved two #In this doolsion that die within t ears fro � of # � shall be replaced by the owner, AR plantingsaril screening depicked,ori the approved Mans s ail remain In perpetuity over the 11 a of the proloot, Reasonable substitutions a� be. allowed as determined by the Torn Planner, but size and co e y e mist be maintained throughout the duration of the project. . The contractor shall contact Dig Safe at lettst 72 hours poor to commartaing an excavation. 3. Chas, Tolephone., Calla and lectr c Utilftlaes shall be installed underground as specified y the rOspeofive Util ty companies. 14. No open bur inn shall be done except as is permitted during buming sia"on under the Fire Department regulations. 16. No undergmund tual storage shall be installed except as may be lift Town Regulations, y 16. The provisions of this O lti n l a p i hall ppl t and binding rr the applicant, a employees n all eu'o d tgns ire interest or control. 17. All b astIng sh4ll be in qornplete CQmplignoowith rOgu!aQons and procedures required the North Andover Fire rnt. T iioant y . t � shil offer a pro-blast se t any structure within I� of the-blast sits. BK 9110 PG 332 1 . All snow storage is o be removed from the site and no snow shall be dompedInto the deter orr basin or adJa e t to the weUend. All stiow stora a that is stockpiled, temporaft shall be located In the temporary snow stockpile areas ot the plan dated o tober 0 3; Fi ura 8-1, Snow Storage and Removal Plart designed by VH . Snow l o ge ball not result wiry the loss of parking spaces except c ring prompt removal oper tlon . All shopping carts shall be placed in a covered lontlon 4s Inoloated on the site plans. Tenants ahaOuse dRigent efforts to retrieve its shoppMg Porte from the wmmon areas and retire them to the area deswign ted on the sife plans. Tenants further agree to use reasonable afforts to prevent-the use Of its shoppIng carts in the center from interfering with the Eaglowood Shops and the use of the p �ing lot. 20, Truck li rle for gcods and r erohi ndi a shall occur only between the hours of 6 a.m. and I I p.m.seven days a week. 21. The ree pairing, And pado'n9woRt is d pl ted on Sheet C11.` It the Town Planner deers that goat 06nebuotion traft aid parklftg conditions warrant additional parkin , the Town Plinner will raquire tho applicant to appear In fro6t of the Planning Board. The applicant will then mako a presentation as to how many parkting spac*s are being utilized and tie Planning Board aball evaluate t fis Oeta and determine the need for the applicant to construct the reserve parking area, It tiro Tani ward deter Mines construction of the reserve parking area is warranted, the applicant shall construct the parking as depicted on Sheet C1 I, Failure to construct the reserve parking area as depicted on Sheet C11 will result In revocation of o rklfi at s of McUpancle8 for any and a-H b lldi gs referenced In Condit on � , ' ..,..r.Y. .., . Th6 Planning Board oxpegs that the project WH be Edit in accor~dame with the herein re renew s an4-opwiflostforis aril,lfull:adcordance w h the design elements and features s played arid,016ous0ad duHng the Rubllc Hearings. Any revisions shall be submitted to th a TiDwn Plain nor for review in acoorctance wfth Section 8.3.8 of the ZQnIn Byfaw. If the Town Plin per In hWher sole discretion deems these revisions to be substantial as defined in Section 18,3,% the applicant must subrrrff revised plans to the Planning Board for approval. 23. This Special Permit approval al shell be deemed to have lapped after n .0�06 (two years from the date permit unless substantial use or ttir� a commenced. Substantial use or construction will be determined by. m j rity vote of the Planning Board. 2 ,, The following infor atlon shall be deemed part Qf the decislon: Phan Titled., a wood Shop ,Turnpike Street(Route 11-4) North Ando ar, MA Prepared For: Eag(swoW Properties, t,L P. , Box 337 Topsfield, ! A 01983 Prepared y; Vanasse, Hanger Brustlin,,Inc. Scale* Vw01 Date; September 1 , Zoo , revised 1 1 fo. , 1 0 Sheets: C-01 C-1, C-2, C-3, C-3A# -3 , G� CJ - -0-1 , S1 --j Plan` iVed Floor Plans,, Roof Plans, Signage & Lighting Key Plan, Ph tametrios, Elevations, Building Sections, S10090, eW11 2� l s;ri r t Above uIldlr� s, Recall f# Building, Retail rzi v tl n , Street View Perspective, Sidewalk View Perspective,, Maples Perspective, Arial t[ , M4 UK 9 110 PG 333 tie, Storefront Sections and Details, Unant Design Criteria for Eaglawood Shops Prepared For: Enoiewood Shops,Notth Andover Prepared . Bergmayer Architecture and.Interiors Scala: f'*= ! Late: 11126/03 Sleets: Al, AlArAo tA3,A41A ,A , ASB, ABAA ', A , AIDA, A , A C,, Air Al Report' It e : Droinage end St r w ter Guality Report Prepared For: Eaglewood Shop$ a l- e[o men Dated: September 2003, revl ed October 2003, revised 11/26/03 Prepared By., Vanasse Hangen Brustlin, Inc. R4ppqr-t-TftjPd: Expanded vir n ental NotifiGation Form Prepared For Niqlawood,So Preparad By V. W e, Hangers r s li ,.I of at is May 1 St 2003, revised 1 0/n , t 1 26lo3 Titled: Single Environmental Impact Report Prepared For: fiaglewood Slaps Prepared a Hangen Brustlin, Inc. Memorandum Prepared For: He!di Griffin Prepared . Kad Dubay,MHF Design 4 Dated: Decefter 12, 2003 o, Applicant Engineer File 1 SMK & VAGN LLP Eitan Goldberg,Chair lam Board July 14.,2020 EXHIBIT B 11 SITE PLAN WAIVER 5 Sk 27 Pz320 --* 20 ' ' Town of North Andover Office of theDepartment Community Development Savices Divis i 00 Osgood Sheet Now Andover,Mawachuwtts 01M NTWE OF DECLSION s-SITE PLAN REVIEW WAjVER Date of elsio* Aupst 121,2011 AppReation o * ES191twood Properties,LLC *O.Box 337 osd MA 01983 Property Omer. U91vwood Ptoperfies,LLC P.O.Box 33 old MA 01983 Premises mo d: Route 114,Now Andover Awwrm Maps 4�Pam 16& 171t and Afi � parcel 22, E98TMY AM BACKGROUND On Somber 19,NO,, R* wwd Properties,,LLC filed an Application for a S*te plan Review Special PwWt with dw Plannina Bow purswmt to Section 8.3, 10.3, 10-31 and 13 of the To m o Now Andover Zoe a�, On Feb o the PIS.Board un ously voted to grant the Ori Applicant a Site flan Review Special Permit for the Prey afkctod and proceWed to issue a Special Pemit Decision approving the Prjet. On July 14,2011,Ross Hamlin,Eaglewood ProperUe r,"=W a'waiver o Site Plan Review Mafthrespect to approved amount of squM food to be occupied by a new restart.Condition 6Xo the originW SSW Pit specifies that if the p it wishes to open a realaurant tht excWs 9,000 .,as reference in dw approved plans, the OPPlicant must demOnstrate ffid adequde aMtional exists on site as defined in Simon 8.1 of the T vm of North nova Bylaw. The galicant submitted the follow formation: The new restaurant i exerted to have 90— 00�and 3,500 sq.ft. o � According tothe ZoningBylaw,Section .1,the rein `parking amount oseam i 2.5. The c-dginal ply include 430 spaces, 1 of which wow allocated to mwWmmt use. The cat requirement for the exit restaumts Is I o a aces,UqAng 30 spom for new restart use, NOW040: v0031s ft* JO"fthe 1wf MA 02452 12587 Pg321 #19417 The Shelter Group 1275 Tiornpike SLP Map107 Parts 149i WO Plan Rowlw and Coaftued Care Reimt spftbl Prmi (Uuhal CtI m July 13,20 S oo the project was conipleted,the parking afa has betm restripecL adding 13 spaces, for a total of 443 spam. By adding the existing 30 spaces and 13 new spam, the deficit of spas for the now restaumnt is 9.5 ,-(52.5*(30+13)) EMINGS OF The proposed additioaM restaurant use hu bm dvWmined to be nor and eim be completed d without e w bY thei � a� �rd to the following: } 1. 'he proposd o� c�l �the gory defined m Section , .a. ,Bch�s that ewe is one � and layer of the area, 111 The Zoning Bylaw Section 8.1. . meows for reduced parking where two or more uses or activities provide the pwking in the oommon Ong area,,amd if the parldug demwd of those um fa so di et that a lower total wilt pmw'de adequately for all UN . The FAglewwd&eility does provide for retail and restaurant ems,euh Vnt d f emt peak pig requiramnu. The proposed changos are therefore dwne insubawtial and not materially different than the approved ply re maeed in the Few 5,2004 Serial Permit Decision, M � The Planning RoW's finding of no subsWthd change conditioned on the following: This Melon ski be=orded with the Regiwy of Dwds and evidence of wwrding is to be provided to the Ply Department. Town of Now Andover t , ; M. lanncr Eitan Goldberg,Ch ` Plaiming Board July 1 ,2020 i EXHIBIT EXISTING CONDITIONS PLAN 6 lk ; + alit CL : ; �f , .4 w , a 4 tR2 w ' w - . , 9 M f n T � y 34 • •w~O� AI L ill y b I Ing44ff LA "{ � in R its * ` 2 a J13 ` IL NJ mw DE [ ��LLLwww l i t. r p x # 4 "� 1 r(�1 -. � art a •� # In 1111 F L r ►4 ►.�i�7� � .1y0�i *'7l � t 'f 7 }. - _ i LZIL bi � *rri o y� {• �� ;--r xaa 39 F 00Ar r s rq i ' i`i % r k ti, 1 , k %Ila " 5 CL Kim la &TI . . x 1 �.� . Rio lei rq ILA I I I [IT, It 111111111114411101 Pilo, rk Ll gill t �F let, tag - K �- ,� . �g spy � 4 SMOAT & VAUGHAN LLP Eitan G lc be%Chair Ping Board July 14,2020 EXHIBIT VNSSE STUDY 7 MEMORANDUM * Mr. Greg Droc FROM: Mr.Jeffrey S.Dirk,P.E., PTOE, F 1 Asset Manager Partner 9� Linear Retail Properties,LLC Vanasse&Associates, Inc. 5 Burlington Woods Drive,S. 107 35 New England Business Center Drive Burlington,MA 01803 Suite 140 Andover, MA 01810 978 29- 83 idi dva. om ATE: March 11 2019 R: 7965 SUBJECT: Parking Demand Study Ealeood Shops— 175 Turnpike Street(Route 114 North Andover, Massachusetts •;t,t„r.'r,3.?."4":.'S'"N X:'wu L' �_ 'A_-Cr :te wc_'.Y�_1_h-1K,.z"N,,,w" vana sc & Associates, Inc. V 1 has completed a detailed assessment of parking demands for the . agl vood Shops located at 175 Tumpike Street (Route 11 in North Andover, Massachusetts. The put-pose of this assessment is to: i identify the peak parking demands for the current uses that occupy the site; H evaluate the available parking supply as it relates to the identified peak demand period; and iii assess future parking demands with potential changes to the current tenant mix, Based on this analysis, we have determined the following with respect to parking demands for the Eagle o d Shops: I. The parking for the Eaglewood Shops is segregated into three 3 parking fields(north,central and south) that provide a total of 427 parking spaces, including 15 handicapped spaces, of which 266 spaces percent) were found to be occupied during the peak parking demand period on a weekday 7:00 PIT and 214 spaces 50 percent)were found to be occupied during the peak parking demand period on a Saturday t :00 PM); 2. Adjusting the parking demand observations which were conducted in ,January to more typical conditions (generally 65 to 70 percent of peak Decernber occupancy) would not significantly orange the overall findings with regard to the observed occupancy or space utilization ithir�the parking fields; 3. A review of parking utilization within the parking fields indicates that the majority ofthe occupied spaces were concentrated in the south parking field (proximate to Chico's, Ideal linage, Doctors Express Urgent Care, Pier I Imports, Subway, 1 urtons Grill and Title Boxing Club) on both a weekday and Saturday; 4. Parking within south parking field was found to be essentially fully utilized after 5 PM on a weekday., During this period, parking is available in the central parking field to accommodate patrons of these uses;and A7965 North Andover,M Shops Parking Obse -atinns 03.0 t.t .&cx . Parking occupancy on a Saturday was not found to exceed 80 percent ire the south parking field with parking ocoupaney in the remaining part.i ng fields observed to be less than 50 percent. It is apparent based on the pat-king demand observations and the distribution of parking within the parking fields that serve the Eaglewood Shops that the restaurant component in the southern portion of the site i the primary parking demand generator during the weekday and Saturday midday period and on a weekday after i o PM. As such,while the parking supper within the Eaglewood Shops is sufficient to acoommodate a typical mix of retail and restaurant uses, adding a significant sit-down restaurant component or healtb club use that would have a longer duration of stay in the southern portion of the site would necessitate an evaluation of opportunities to increase the quantity of parking within the site, including the development of a parking man gen ent program that could include; 0 a valet operation (restaurant use); ii use of off'-site parking for employees; and iii working with health club tenants to schedule classcs so as not to overlap with the peak parking demand periods for other uses within the site. The following details the methodology and findings of the paring demand study for the Eaglewood Shops. PARKING DEMAND STUD detailed parking demand study was conducted for the Eaglewood Shops in order to identify parking demands and utilization within the parking field. The Eaglewood Shops is located at 175 Turnpike Street (Route 1 i in North Andover, Massachusetts,and contains approximately 76,742 sf ofcommercial space consisting of S 1,910 sf of retai I space, 1 $5 15 sf of'restaurant space and 9,3 17 sf of health club/fitness s pace. The site contains apprOXiMaWy 13,291 acres of land that is bounded by commercial properties and areas f open and wooded space to the north;residential and commercial properties and areas of open and wooded space to the south; Route It 4 and residential properties to the east; and residential properties and areas of open and Brooded space to the vest, II II I II .. :. II ;, I h I. III liq d„v I I :�...t. �::::..:.�. I'I'IIII ill III I�III I I k III� II ICI III' ICI IIII ;; III III I k I I Il I � III Il it k M1I r i II� IIII`` III IIII i I'I�I III I I i 11 II n�. is••. ¢+i 1 III III IIII I I'I IIII IIII I 'I,R k IIM1, — M1sry+. kk- :: IIII nx; n. A 9b5G NbA Andover,MANNItmAU ogtitwDod Shop Parking Obserralior s 43-01.19.d ex Access to the site is provided by way of three 3 driveways that intersect the west side of Route 114 and are configured as follows: a right-turn entrance only driveway that is located approximately 330 feet north of Haverhill Street/Peters Street (Foote 133); a full access driveway under traffic signal control that is located approximately 670 feet north of Monte 1 3;and a full access driveway that is located approximately 620 feet south of Waverly Road or 1,430 feet north of Route 133). An internal connector roadway links the north and south plaza areas which are separated by a commercial property that fronts along Route 11 and is not a part of the plaza. Parking Invenk detailed inventory of the existing parking supply within the Eaglewood Shops was conducted in January 2019. Based on this iuv ntoq, it was determined that the parking areas that serve the alewood Shops contain a total of 427 marked parking spaces, including 15 handicapped accessible spaces, of which four parking spaces are reserved for specific tenants. Segregating the parking supply into the three primary parking fields, the north parking field that serves the Staples building includes 112 parking spaces, including five handicapped accessible spaces-, the central parking field that serves the building containing Yankee Candle, Chipotle. Mexican Grill, B.Good, Pure Barre and Jos A. fan includes 177 patting spaces,including four handicapped accessible spaces; and the south parting field that serves the building containing Chi ' , Ideal Image, Doctors Express Urgent Care, Bier I Imports, Subway, Burtons Grill and Title Boxing Club includes 138 parking spaces, including six handicapped accessible spaces, of which two parking spaces are reserved for Doctors Express Urgent Care and two (2) parking spaces are designated as 2 -minute parking for Subway Restaurant rant customers. Parkin Demand 1 ci a ion In order to determine the parking demands and space utilization within the parking lot, parking demand observations weiv conducted on Thursday, January 10, 2019, acrid Saturday, January 12, 2019; under favorable (sunny) weather conditions between 7:00 AM and 7:00 PM. The parking observations were completed in one-hour intervals during the observation period and included both the number ofvehicles parked and the general location within each of the three parking fields. `fade l summarizes the observed parking demands for each of the observation days, with the peak parking demand periods shaded for identification. As can be seen in Table 1, the observed peak parking demand on a weekday was identified to occur at 7:00 Fri with 266 parking spaces occupied,or approximately 62 percent occupancy ofthe available spaces within the lot (427 spaces). During the Saturday observation period, the peals parking demand was identified to occur at 12.00 noon with 214 parking spaces occupied,or approximately 50 percent occupancy. A review of parking utilization within the parking fields that serve the Eaglewood Shops indicates that the majority of the occupied spaces were concentrated in the south parking field which serves the building containing Chi os, Ideal linage, Doctors Express Urgent Care,Pier I Imports, Subway,1 urtons G611 and Title Boxing Club, forking within this par-king field was found to be essentially fully utilized after M on a weekday. During this period,parking is available in the central parking field to accommodate Patrons of these uses. A7965 14otih Ae dow,M AlMento sly ewood Shops Puking Obseyva#tons 03.01.19.d c Fable EAGLEWOOD SHOWS PARKING DEMAND OBSERVATIONS Thursday,d ,January10,2 ft�a , 019 aanti 12,2019 Part Field/ParkingDemand Parkin Field/ParkingD niand Occupancy Occupanoy Time Nodh Center Beath Total North Center out Total 0/0 7: 0 All t 10 9 20 4.7 0 4 18 22 51 :0 0 7 16 24 47 11.0 2 25 45 72 16.9 9:00 21 25 29 75 17. 10 33 53 96 22.5 10:00 27 27 45 99 23.2 24 37 65 126 29*5 11:00 32 37 57 126 2915 33 64 65 162 37.9 12:00 Phi 26 69 115 210 49.2 27 64 93 194 43.1 1. 0 42 51 121 214 50.1 31 73 110 :..::' 2.00 42 27 90 159 37.2 23 54 100 177 41.5............ 3:00 32 30 81 143 33.5 17 58 88 163 38.2 4:00 35 39 90 164 38.4 21 45 93 159 37.2 5. 0 24 66 101 191 44.7 19 48 93 160 37.5 •5 6:00 15 100 132 247 57.8 8 67 99 174 40.7 7: 1 11 13 :::::.::'::: .:::::::::' 79 1109 .4 --------------- Parking Suppler; 112 177 138 427 112 177 138 427 "Based on 427 available parking spaces including 15 limi i apped accessible spaoes. Parking demands in retail centers fluctuate on both a daily and monthly basis. Monthly pay-king variation data published by the Urban Land Institute ULI I for a shopping center indicates that customer parking demands during the month January are approximately 56 percent lower than those that occur during the month of December,which is considered the peak month for parking deman for a retail center. Typical monthly parking demands are approximately 65 to 7 percent lover than peak-month parking demands. Adjusting the January parking g demand data to typical month conditions would continue to indicate that the parking supply in the south parking field is fully utilized after 5,-.00 PM on a weekday;however,the central parking field would afford available parking to accommodate patrons. � hared Parking,Second Edition;Urban Land Institute;Washington,D.C.:2005. hod GA7963 NoythAndover,MAMrWADiglewQmd Shops Fvking Obsemflons 03_01.1 dbux 4 SUMMARY AND CONCLUSIONS AI has completed a detailed assessment of parking demands for the Eaglewood Shops located at 175 Turnpike Street(Route 11 in North Andover,Massachusetts. The purpose of thi's assessment was to: i identify the peak parking demands for the current uses that occupy the site; ii evaluate the available parking supply as it relates to the identified peak demand period; and iii assess future parking demands with potential changes to the current tenant nix. Based on this analysis, we have determined the following with respect to Parking demands for the Eaglewood Shops: l. The parking for the Englewood Slops is segregated into three parking fields(north,ventral and south) that provide a total of 427 parking spaces, including 15 handicapped spaces, of which 266 spaces 2 percent) were found to be occupied during the peak parking demand period on a weekday :oo PM) and 214 spaces o percent)were found to be occupied during the peak parking demand period on a Saturday 12: o PM); 2. Adjusting the parking demand observations which were conducted in January to more typical conditions (generally 65 to 70 percent of peak (December) occupancy) would not significantly change the overall findings with regard to the observed occLIpa cy or space utilization within the parking fields; . A review of parking utilization within the parking fields indicates that the majority ofth occupied spaces were concentrated in the south parking field proximate to Chieo's, ideal imago, Doctors Express Urgent Care, Pier 1 Imports, Subway, Builons Grill and Title Boxing Club on both a weekday and Saturday-, . Parking within south parking field was found to be essentlally fuller utilized after 5 Phi on a weekday. During this period, parking is available in the central parking field to accommodate patrons of these uses;and . Parking occupancy on a Saturday was not found to exceed 80 Percent in the south parking field with parking oceupancy in the remaining parking fields observed to be less than 50 percent. It is apparent based on the parking demand observations and the distribution of'parking within the parking fields that serve the Eagle wood Shops that the restaurant component in the southern portion of the site i the primary parking demand generator during the weekday and Saturday midday period and on a weekday after 5:00 PM. As such,while the parking supply within the Eaglewood Shops is sufficient to aeeommodat a typical mix of retail and restaurant uses, adding a significant sit-down restaurant component or health club use that would have a longer duration of stay in the southern portion of~the site would necessitate an evaluation of opportunities to increase the quantity of parking within the site, including the development of a parking management program that could include: i a valet operation(restaurant use); ii use of off-site parking for employees; and iii working with health, club tenants to schedule classes so as not to overlap with the peak parking demand periods for other uses within the site. cc# Pile A7%5 North Ando%ter,N Al lemoMagimood Shops Fwk4 Obaenrstions 0101.19.dotx S _ y� . � y 4 { I b i � w � o Alit MH Od 2r ! �a Af Ilk gi, M-1 R k40 3 i N + - { ¢ t `LT rXt i F+x ' 7E f At MOMF JL 10. ` j w � • IN- 16 i ' * F�% NJA lop 7 48 _ s `r L *+ Op t .. lit w . �. •�� 0 �r ■ . 4*, -t •rs�i ii .+r ,�i�r-/y•• srr yar-_•R � . .4 }-•! 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Parkine Accumulation Survey Location: 127 Tug eke Stmet N.Andover, ( 1 void S�� Dates Thurso , a 1092019 RON EL I I . ...IAB.Gwen 7 Zones/Occupied Spaces Sheet 1 Sheet 2 Sheet3 TOTAL 7=AM 1 0 0 1 5 S 0 10 0 0 3 0 2 3 1 9 :OD AM 5 1 1 7 12 4 0 16 1 4 8 2 0 4 A 1 3 1 21 1 7 0 2 5 2 0 5 6 2 10: 2D 5 1 27 22 4 1 27 13 3 4 5 545 11:00 Alf 23 1 2 25 4 37 7 1 11 5 5 S57 12.100 PM 20 5 1 26 53 11 5 69 11 25 11 30 22 10 6 115 3.00 F 1 9 2 42 39 7 5 51 10 21 11 28 21 24 6 121. 2:0 2 1D 42 x 7 7 1 4 13 1 10 1 #t `: 3:00 J 2 5 0 32 2 30 3 9 1 9 ......... 4:00 PM 5 1 35 25 10 33 11 27 10 19 13 10 6 90 5:00 pM 21 3 0 4 52 10 4 25 12 1 0 13 S +�r ,fi 6:00 PM 12 3 0 15 84 11 5 1DO 11 26 13 31 21 24 6 132......................... 7.-00-FMI 8 4 0 12 10 . 11 5 118 11 29 12 35 22 1 5136 Parking Accumulation SuEM Location: 127 Turnpike Stet,N.Andover,MA(Ea lmoo Shy s Date: Saturda Janus 1 ,2019. TDC Technician: Nice P=n A 1 .Gu n #7965 !ones/Occupied Spaces Sheet I SheetZ Sheet9:00 AM 8 --- 2 0 10 ...... 3 TCOYTTAL 1 2 3 TOTAL 1 2 3 4 S 7 ToTAL 7:DO AM 0 0 0 3 0 4 11 4 0 0 2 2 M 2-5 4 45 8:00 A 2 0 0 2 16 21 S 4 8 1 33 8 22 10 3 5 4 53 10:00 AM 16 24 27 8 2 37 27 11 5 0 6 5 65 11:00 AM 24 9 0 33 48 8 8 64 9 25 13 7 0 12:00 PM 22 S 0 27 44 137 64 9 28 14 13 14 9 S 93 :;.. Ff: 100 93 ' '. 5:00 PM 14 5 0 19 34 7 7 49 5 17 8 25 is 14 6 93 #..# pMf 4 11 ;.