HomeMy WebLinkAbout2021-08-17 Application Common Parking Areas & Multple Use FAC SP s
Town of North Andover
Planning Department
Community&Economic Development Division
120 Main Street
North Andover,Massachusetts 01845
Town of North Andover Planning Board
Application for Special Perrrlit
Please type or print clearly.
I.Petitioner: Anh B. Le, Love Green LLC
Petitioner's Address:_ 11 Crescent Drive, Apt.7, Andover, MA 01810
Telephone number: 978-390-0568; info@lovegreenstation.com
2.Owners of the Land:Turnpike Flagship LLC, Douglas R. Locke, Mgr.
Address: PO Box 220 Boxford MA 01922
Number of years of ownership: t 16 years
3.Year lot was created: 1985 (ANR plan recorded at the ENRD as Plan 10023)
4.Description of Proposed Project:
See attached narrative.
5.Description of Premises: The building is a one-story concrete block building
containing 10 commercial units. The property is assessed as a shopping
center. There are 73 parking spaces adjacent thereto.
6.Address of Property Being Affected: 733 Turnpike Street, Unit 7
Zoning District: General Business
Assessors Map: 98.D Lot#: 0069
Registry of Deeds:Book#: 9833 Page#:114
7.Existing Lot:
Lot Area(Sq.Ft): 97,007 Building Height:Less Than 45'
Street Frontage: 273.43"* Side Setbacks: 29.63'
Front Setback: 145.71' Rear Setback: 37.02'
Floor Area Ratio: N.A. Lot Coverage: Unknown - Not Calculated
*Note: The subject premises also contains 154.28' frontage on Willow Street
8,Proposed Lot(if applicable): N.A.
Lot Area(Sq.Ft): Building Height:
Street Frontage: Side Setbacks:
Page 1 of 3
120 Main Street,Planning Dept.,North Andover,Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.northandoverma.gov
Front Setback: Rear Setback:
Floor Area Ratio:i Lot Coverage:
9.Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.Ft): 25,000 Building Height: 45'
Street Frontage: 125 Side Setbacks: 25'
Front Setback: 25' Rear Setback: 35'
Floor Area Ratio: N.A. Lot Coverage: 35%
10.Existing Building(if applicable):
Ground Floor(Sq.Ft.): 14,975 #of Floors: One
Total Sq.Ft.: 14,975 Height: Less than 45'
Use: Retail Type of Construction:Concrete Block
11.Proposed Building: N.A.
Ground Floor(Sq.Ft.): #of Floors:
Total Sq,Ft, Height:
Use: Type of Construction:
12.Has there been a previous application for a Special Permit from the Planning Board on these premises?
Unknown If so,when and for what type of construction?
13.Section of Zoning Bylaw that Special Permit Is Being
Requested s. 195-8.8D. (5) — Common Parking Areas and_Multi—Use Facilities
14.Petitioner and Landowner signature(s):
Every application for a Special Permit shall be made on this form,which is the official form of the Planning Board.Every application shall
be filed with the Town Clerk's office.It shall be the responsibility of the petitioner to furnish all supporting documentation with this
application.The dated copy ofthis application received by the Town Clerk or Planting Office does not absolve the applicant from this
responsibility:The petitioner shall be responsible for all expenses for filing and legal notification.Failure to comply with application
requirements,as cited herein and in the Planning Board Rules and Regulations may result in a dismissal by the Planning Board of this
application as incomplete.
Petitioner's Signature: �� �
Print or type name her Anh B. Le
Owner's Signature: .t 2 e. '.r.t S `ro z I .
Print or type name here:Douglas R. Locke, Manager t
15.Please list title of plans and documents you will be attaching to this application.
1. ALTA Survey Plan — Existing Conditions; 2. ANR Plan; 3. Assessor's
Card; 4. Owner's Deed; 5. Parking Lot Overview Pictures; 6. Parking
Assessment Letter; 7 Description of Proposed Project- narrative' and
8 Petitioner letter,
Page 2 of 3
120 Main Street,Planning Dept.,North Andover,Massachusetts 01845
Phone 978,688,9535 Fax 978.688.9542 Web www.northandaverma.gov
Limited oveer of Attorney
I, Douglas R. Locke, Manager of Turnpike Flagship LLC of Boxford, Essex County,
Massachusetts, hereby appoint either Philip A. Parry, Esquire, or Chrsitopher J. Worthington, Esq.
of Parry and Parry PC, of 4 Merrimac Square, Merrimac, Essex County, Massachusetts, my true
and lawful attorney in fact (my "Attorney") for me and in my and its name, to do all things
necessary with respect to the submission and presentation of a Special Permit for Parking pursuant
to s. 195-8.8 of the North Andover Zoning Bylaw, affecting the property at 733 Turnpike Street,
Unit 7,North Andover, MA.
Without limiting the foregoing, the following powers are specifically included: To execute,
deliver and acknowledge in my name and behalf any applications or submissions of materials, and
otherwise appear on my behalf or on behalf of Turnpike Flagship LLC relative to the foregoing.
This Power of Attorney shall not be affected by my subsequent disability or incapacity.
Executed as a sealed instrument this 16th day of June, 2021.
Douglas R. Locke, Manager
COMMONWEALTH OF MASSACHUSETTS
Essex, ss.
On this 16th day of June, 2021, before me, the undersigned notary public, personally appeared
Douglas R. Locke, Manager, proved to me through satisfactory evidence of identification, which
was a driver's license, to be the person whose name is signed on the preceding or attached
document, and acknowledged to me that he signed it voluntarily for its stated purpose.
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PLANNING DEPARTMENT
Building Conservation Health Planning Stevens Estate Zoning
Certification of Payment of Municipal Taxes, Fees, Assessments,
Betterments and Other Municipal Charges
The Tovm of North:Andover General Bylaw Chapter 129-1,provides that any application for
permit or license may be denied, suspended or revoked if the holder thereof has failed or
refused to pay any taxes,fees,assessments, betterments or other municipal charges. By
signing this application,the applicant represents that he or she has paid all such taxes and fees.
1 , Douglas R. Locke, Manager certify under the penalties of perjury that to the
best of my knowledge and belief, I have not..,neglected or refused to pay any municipal taxes,
fees,assessments., betterments or any other municipal charge including amounts assessed
under the provisions'bf section twenty-one D,or am not applying for a license or permit with
respect to any activity, event or other matter which is.the subject of such license or permit and
which activity, event or matter is carried out or exercised or is to be carried out or exercised on
or about real estate whose;owner has neglected or refused to pay any local taxes,fees,
assessments,.betterments or.any other municipal charge.
Signed under oath:
Name -1'
PO Box 220, Boxford, MA 11922
Address
Does the Property Owner own any additional property in North Andover(yes or No)?
Y (Y/N)..
If yes; please list the property address of any additional property,
Property Address; 65 Flagship Drive
Nosh Andover Tax Collector Signature <" w
Name
t � t
Date.
VV I
z
PLANNING DEPARTMENT
Building Conservation Health Planning Stevens Estate, Zoning
Certification of Payment of Municipa" I Taxes, Fees,.Assessments,
Betterments and Other Municipal Charges
The Towne of North Andover General Bylaw Chapter 129-1,provides that.any a.pialf-cation for a
permit or license may be denied, suspended or revoked.if the holder thereof has failed or
refused to pay any taxes,fees,assessments., b6ttermehts or other municipal charges. By
signing this application,the applicant represents that he or she has paid all such taxes and fees.
1 , Douglas R. Locke, Manager certify tinder the penalties of perjury that to the
best of my knowledge and.belief,. I have not..neglected or refused to pay any municipal taxes,
fees,assessments., betterments or any other municipal charge including amounts assessed
under the provislons of section twenty-one D,'dr am not applying for a license or permit with
respect to any activity, event or other matter which is the subject of such license or permit and
which activity, event or matter is carded out or exercised or is to be carried out or exercised on
or about real estate whose owner has neglected or refused to pay any local taxes,fees,
assessments,.betterments or any other municipal charge.
Signed under oath-,
Name
PO Box 220, Boxford, MA 1922
Address.
Does the Property.Owner own any additional property in North Andover(Yes or No)?
Y _(YIN)..
If yes; please list the property address of any additional property.
Property Add r*es§: 65 Flagship Drive
North Andover Tax Collector Signature
Name
Date.
TURNPIKE PI FLAGSHIP LLC
5 MIDDLETON ROAD
BOXFORD, MA 0192
June 16, 2021
Jean Enright, Planning Director
Town of North Andover Planning Board
120 Main Street
North Andover, MA 01845
RE: Application of Anh B. Le, Love Green LLC for a Special Permit for Parking - 733 Turnpike
Street, Unit 7,North Andover, MA
OWNER AUTHORIZATION
I, Douglas R. Locke, Manager of Turnpike Flagship, LLC, owner of the property located at 733
Turnpike Street, North Andover, MA, do hereby authorize Anh Le, individually and as Manager
of Love Green LLC, her and its agents and representatives, to act on behalf of the Turnpike
Flagship LLC in all matters relative to any application submitted to the North Andover Planning
Board, the North Andover Building Department, and/or the North Andover Board of Appeals,
pertaining to a Special Permit for Parking pursuant to s. 195-8.8 of the North Andover Zoning
Bylaw, affecting the property at 733 Turnpike Street, Unit 7, North Andover, MA. Such
authorization includes but is not limited to the filing of any application on behalf of the
undersigned.
Douglas ,Locke, Manager°d
�A-#lood3
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NORTH ANDOVER
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RESERVED FOR-REGISTRP USE SALEM' TURNPIKE /SrArE HIGHWAY ROUTE 114 1
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CERTIFY THAT THIS PLAN IS BASED ON AN ACTUAL FIELD SURVEY
MADE ON THE GROUND BETWEEN MAY qN0 MAY 1019R6 AND CONFORMS qrf p.H.IFdV o �r6Bq m-oo
WITH THE RULES AND REGULATIONS OF THE REGISTERS OF DEEDS. VARIABLE 'W10rH%
SUBDIVISION PLAN OF LAND
14 DWI` REGISTERED LAND SURVEYOR R 694I IN
NORTH ANDOVER MASS.
PREPARED FOR
AMERICAN DEVELOPMENT COMPANY INC.
SCALE I°=30' MAY 15, 1965
LINENTHAL 'EISENBERG ANDERSON, INC.
75 KNEELAND ST BOSTON MASS.
4010 120 160 200 FT.
0 zo 30 40 0 60 M. '
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Printable Record Card Previous Assessment Condo Info Sales WebPro
Zonina I Comments I
Card I of I
Property Account Number
:Location 733 TURNPIKE STREET M 231917 934584 Parcel ID 098.13-0069-0000.01
................
Old Parcel ID L-1
Current Property Mailing Address
......... ...................... .......... ............ ......... ............................... ............................................................................ .................................. ......................................
Owner TURNPIKE FLAGSHIP, LLC City HAVERHILL
State MA
Address 359 MAIN STREET, STE. 220 Zip 01830
Zoning GB
............
Current Property Sales Information
..........
Sale Date 10/19/2005 Legal Reference 9833-0122
Sale Price 3,400,000 Grantor(Seller) MUNJAL
.....................
Current Property Assessment
Card I Value
Year2021 Building Value 1,547,600
Xtra Features Value 104,400
Land Area 2.230 acres Land Value 582,800
Total Value 2,234,800
..................
Narrative Description
..........I...................1.1-
.This property contains 2.230 acres of land mainly classified as SHOPPING CTR with a(n) N/A style building, built
.about 1985 , having N/A exterior and N/A roof cover,with 8 unit(s), 0 total room(s), 0 total bedroom(s),0 total
10 total half bath(s), 0 total 314 bath(s).
..............
....... -Legal,Description
Property Images
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733 TURNPIKE STREET
.......................
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Philip A. Parry, P.C. BK 9833 PG 114
Merrimac Square
Merrimac, 1 SW
X SPECIAL WARRANTY DEED
MANOJ U J L and PREETI NIGAM MUNJAI,Trustees of ADN Realty Trust under
declaration of trust dated September 8, 1994 recorded in Book 723, Page 201 with the Middlesex
North Registry of Deeds, with a mailing addressof P.O. Box 502, Andover, MA 01810 for consideration
id and in full consideration of Three Million Four Hundred Thousand and 00/100 Dollars
( , 0, .00)grants to TURNPIKE FLAGSHIPLLC, Massachusetts limited liability p ny with a
nailing address of P.O. Box 220, Boxford, MA 01921
covenants,with warranty the land itu on 733 Turnpike , North Andover, Essex County,
Massachusetts, shown Lot 1 on a plan of land entitled"Subdivision of Land in North Andover,
Massachusetts prepared for American Land Development Company, Inc."dated May 1 , 1985,
recorded h the Essex North Registrys and more particularly described in Exhibit W
annexed hereto.
GrantorsThe 1 following:
1. We are the only Trustees of this Trust;
2, The above mentioned Declaration of Trust has not been terminated, d , or altered in
y manner except as stated above;
3. None of the beneficiaries of the Trust minors, corporations, incapacitated or h di '
within the last three ; and
4. The above named Declaration of Trust is in full force and effect, and as a true {`•t-a'm duly
authorized. as directed by all the beneficiaries,to sign, seal and executeis deed kt-the
consideration stated, and to sign, seal and execute any and all other documents n F_- `nary
effect the transfer to the grantee on the deed.
T
For Grantor's title see deed recorded in said registry in Book 4980, Page 27.
Executed as a sealed instrument this 1 r Day of October, 2 5.
a am
MANOJ Q`F I Ln
�° L,
Trustee of ADN Realty
Trust u!d/t dated September 8, 1994
� 13 115
s
NIGAM MUNAL,
Trust uld/t dated September 8, 1994
THE COMMONWEALTH
Essex, ss. October 1 , 2005
n this 1r Day of October, 2005, before me, the undersigned notary public, personally
appeared MANOJ MUNJAIL andI , TrusItees of ADN Realty Trust, proved
to e through satisfactory id n identification, hick was Massachusettsdriver's licenses to be
the persons whose names are signed on the preceding or attached document, and acknowledged t
me that they signed it voluntarily for its stated purpose as Trustees of AEON Realty Trust, a
Massachusetts trust established under declaration of trust dated September 8, 1994 recorded in Book
7223, Page 201 with the Middlesex North Registry s.
Beforeme,
illiam D. Cox, Jr.
Notary Public
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June 16, 2021
Mr. Douglas Locke
Turnpike Flagship,LLC
PO Box 220
Boxford, MA 01922
Re: Updated Parking Assessment
Jasmine Plaza
733 Turnpike Street
North Andover,MA
Dear Mr. Locke ;
As requested this letter updates the 2019 parking assessment("Original Assessment") of the
referenced property by reflecting current leasing projections. The Original Assessment was
requested to address regulator's comments on the suitability of the parking when considering
changing the use for Unit 2B from a Tanning Salon to a tutoring service. This assessment
recognizes that the tutoring center proposed in 2019 was not occupied and evaluates the impact
of changing from the Doves and Figs Store to Love Green.
The property consists of a 14,696 square feet(sf) strip shopping center and isknown as the
Jasmine Plaza("Property"). The plaza is owned, operated, and managed by Turnpike
Flagship, LLC.
The Zoning Bylaw establishes the basis for calculating required parking in the Table of Off Street
Parking Regulations (185-8-4a). Some items, such as Captain Pizza(Food Take Out Service), Silver
Cleaners (drop off dry cleaning) and UPS Store (drop off shipping service) are not specifically
addressed in the Table of Off-Street Parking. Zoning requires un-specified uses provide 3 spaces per
lk sf. This approach is summarized below.
Tenant Size(Sf) Current Zoing Reqd Parking
Dunkin Donuts 1,850 12 spaces/lk sf— 22 Fast Food w/Drivethrough
Rinovo(Hair Salon) 1,156 2 spaces/station @ 6 stations= 12 Personal Service
Vacant 1,085 3.5 spaces/lk sf= 4 Retail
Massage Store 1,178 2 spaces/station @ 3 stations= 6 Personal Service
Silver Cleaners 1,669 3 spaces/lk sf—� 5 Unspecified use
Captain Pizza 908 3 spaces/lk sf—� 3 Unspecified use—take out food
Love Green 1,209 3.5 Spaces/lk sf= 4 Retail—Similar to Doves&Figs
UPS Store 1,095 3 spaces/lk sf-- 3 Unspecified use—customer shipping
Inv's Nail Salon 1,286 2 spaces/station @ 6 stations= 12 Personal Service
Sunju Chinese Restaurant 3,260 15 spaces/lk sf= 48 Restaurant
Total 14,696
The plaza has operated for the last 33 years with tenants with uses similar as the current
occupants with no parking congestion issues. The North Andover Zoning Bylaw provides
discrete parking requirements for certain uses but does not recognize combined trips to the
plaza such as stopping for coffee prior to picking up dry cleaning. Another example of this
Shared Parking approach is recognizing that the peak parking demand at Dunkin Donuts in the
morning while the peak parking for the Sunju Chinese Restaurant is in the evening. Therefore,
it is appropriate to use nationally recognized parking requirements for similar uses as the
assessment basis.
The Institute of Transportation Engineers (ITE)has developed nationally accepted traffic
generation and parking data for a variety of uses as presented by the ITE Parking Generation
Manual (4th Edition).Attachment A provides excerpts from the ITE information.
The most appropriate land use code that is similar to the Property is 820—Shopping Center. The
ITE code assumptions compared to the Property conditions is summarized in Table 2.
Table 2—ITE Land Use Code 820 Comparison
ITE Property
Owned and managed as one unit Yes Yes
Strip Shopping Center <30k sf 14.7k sf
Typical Tenant Small Small
Businesses Businesses
The Property has 73 spaces per the as built survey plan provided as Attachment B. The ITE
Parking ratio for a strip shopping center for LUC 820 is 4.1 spaces per 1,000 sf GLA. The
Jasmine Plaza is 14,696 sf which translates to a parking requirement(per the ITE code) of 60
spaces.
This assessment concludes that the parking supply of 73 spaces exceeds the ITE designated
parking demand of 60 spaces.Accordingly, the current parking is sufficient. There have never
been any parking congestion issues noted by the Owner nor reported to the Town. Therefore, use
of the ITE data is appropriate.
Please do not hesitate to contact me at 617/548-8416 should you have any questions.
Very Truly Yours,
Francis X. Dougherty
ATTACHMENT
350-392 1211,Avenue South-Parking Needs Analysis-October 2015
Lan Use: 820
Shopping Center
Description
A shopping center is an integrated group of commercial establishments that is planned,developed,
owned and managed as a unit.A shopping center's composition is related to its market area in terms of
size,location and type of store.A shopping center provides on-site parking facilities sufficient to serve its
own parking demands.Specialty retail center(Land Use 814)is a related use.
Database Description
The independent variable used to describe building size for this land use is 1,000 square feet(sq.ft.)
gross leasable area(GLA).This independent variable is commonly used in the shopping center industry
and is typically readily available for centers being planned.For smaller centers without an enclosed mall
or peripheral buildings,the GLA is generally the same as the gross floor area(GFA)of the building.
The parking demand database includes data from 197 shopping centers.The surveyed shopping centers
include strip,neighborhood,community,regional and super regional centers,as defined by the Urban
Land Institute'(ULI)in the table below.The highest proportion of study sites was community shopping
center,followed in order by regional,neighborhood,super regional and strip shopping centers.Some of
these centers contained non-merchandising facilities,such as office space,movie theaters,restaurants,
post offices,banks,health clubs and recreational facilities(for example,ice skating rinks or indoor
miniature golf courses).Some of the shopping centers,in addition to the integrated unit of shops in one
building or enclosed around a mall,may have included out parcels(peripheral buildings or pads located
on the perimeter of the center,adjacent to the streets and major access points).These buildings were
typically drive-in banks,retail stores,restaurants,or small offices.
Center Tvi:ie Strip Neiqhborhood Communitv Rellional Super Reaional
Building Area
(GLA) <30,000 30,000 to 100,000 100,000 to 400,000 400MG to 800,000 >800,000
Typical Anchor small Anchored by Anchored by Anchored by Anchored by several
and Tenant Businesses supermarket ardio r general department stores department stores
drug store with merchandise stores with variety or with variety or stores
Type variety of or discount retailer stores
su000rtina stores
Future data submissions should attempt to provide information on the composition of each study
site(types and number of stores within the shopping centers).
Parking Requirements for Shopping Centers,2nd Edition,Urban Land Institute,1999,page 8.
Institute of Transportation Engineers Parkillz Generation,4th Edition
L.2L j,_ -
350-392 1211,Avenue South-Parking Needs Analysis-October 2015
Land Use: 820
Shopping enter
Shopping Center Locations
The majority of shopping centers with parking demand data were located in suburban areas(173 study
sites),as shown in the table below.Several surveys did not provide area type.Few surveys were
submitted for urban shopping centers.Although there were limited data from non-suburban locations,
there appeared to be no significant difference in peak parking demand between suburban and rural area
sites.There were not adequate data to assess whether parking demand at urban sites was significantly
different from that at suburban sites.
Number of Studv Sites by Sh9ooina Center Tvoe and Location
Area Tvpe Strip Neiahborhood Communitv Reaional Super Reaional Total
Suburban 10 31 76 29 27 173
Urban i - I 1 1 4
Rural - 1 13 6 - 20
Total 11 32 90 36 28 19
Parking Supply Ratios
Parking supply information was available for 113 study sites.The parking supply ratios by shopping
center type are listed below.
Parkfn �Su 3ply Ratios bv Showinct Center T 1. s aces per 111nn nry.ft M A
Strip Neighborhood CommunityRegional Super Re lonai
4A 4.7 4A 5,5 5,1
5 stud sites,• R + a, .. "^ . ..-: - 27 study sites 22 stud s
8 stud sites 51 stud sites Y !tes M
Size o Center
Based on each data plot,it was generally noted that as the size of the sites increased the average peak
parking demand rate increased(and conversely,the smaller sites tended to have slightly lower parking
demand rates than the average).This was particularly noticeable for the December data. However,
analyzing the data by the different shopping center types did not display logical reasons to explain the
causes for increased parking demand.Therefore,the studies were grouped together for each time period
analyzed.
Transit
An evaluation of both the December and non-December data indicated that shopping centers with access
to transit services appeared to have lower peak parking demand than those sites without transit service.
Based upon limited data,the range of peak parking demand reductions for sites with transit service
compared to sites without transit service ranged from less than 1 percent to as much as 8 percent.
Institute of Transport ation Engineers A I 2271 / Parking Generation.4th Edition
350-392 1211'Avenue South-Parking Needs Analysis-October 2015
LandUse: 820
Shopping enter
The following tables present the time-of-day distribution s for parking demand.
December
Non-Frida"Weekday Friday Saturdav
Hour Beginning Percent of Number of Percent of Number of Percent of Number of
Peak Period Data Points* Peak Period Data Points* Peak Period Data Points*
12:00-4:00 a.m. - 0 - 0 - 0
5:00 a.m. - 0 - 0 - 0
6:00 a.m. - 0 - 0 - 0
7:00 a.m. 9 1 - 0 - 0
8:00 a.m. 16 1 60 1 39 1
9:00 a.m. 55 5 82 3 68 2
10:00 a.m. 57 7 77 7 77 12
11:00 a.m. 84 9 92 7 93 12
12:00 p.m. 84 6 100 7 100 12
1:00 p.m, 83 10 100 7 94 12
2:00 p.m. 94 11 91 7 97 12
3:00 p.m. 90 12 88 7 96 12
4:00 p.m. 81 9 88 7 89 12
5:00 P.m. 93 10 86 7 83 12
6:00 P.m. 100 8 84 7 72 12
7:00 p.m. 93 7 - 0 - 0
8:00 p.m. 96 2 - 0 - 0
9:00 P.M. 87 1 - 0 - 0
10:00 P.m. - 0 - 0 - 0
11:00 P.M. - 0 - 0 0
•Subset of database
Non-December
Non-Frida"Weekday Friday Saturday
Hour Beginning Percent of Number of Percent of Number of Percent of Number of
Peak Period Data Points' Peak Period Data Points* Peak Period Data Points`
12:00-4:00 a.m. - 0 - 0 - 0
5:00 a.m. - 0 - 0 - 0
6:00 a.m. - 0 - 0 - 0
7:00 a.m. 5 1 - 0 13 1
8:00 a.m. 18 2 - 0 27 2
9:00 a.m. 38 4 - 0 60 3
10:00 a.m. 68 5 63 5 75 6
11:00 a.m. 91 7 79 6 90 10
12:D0 P.m. 100 8 100 100 10
1:00 P.M. 97 8 92 10 100 10
2:00 p.m. 95 8 83 10 98 10
3:00 p.m. 88 8 76 10 91 9
4:00 p.m. 78 8 70 11 76 8
5:00 P.m. 62 6 73 10 67 7
6:00 P.m. 64 5 77 10 72 2
7:00 Rm. 77 3 92 4 51 1
8:00 o.m. 70 2 89 4 52 1
9:00 P.M. 42 2 - 0 44 1
10:00 o.m, - - 0 29 1
11:00 o.m. 0 - 0 - 0
-Subset of database
_... ..... Par a t Institute of Transport ation Engine ers Parking ven..rar`ror,.411 i-dit on
12281
350-392 121'Avenue South-Parking Needs Analysis-October 2015
Land Use: 820
Shopping Center
Additional Data
Several shopping center surveys provided data on the amount of restauranUentertainmenUcinema uses
within the center.While the ITE data set provides limited means of evaluation on this subject,ULI
provides additional information and recommendations on shared parking in the publication Parking
Requirements for Sopping Centers.2
Shopping center parking demand varies by season of the year.To better understand this variation,U.S.
Census Bureau data regarding store sales for department stores3 are shown to provide an understanding
of variation in monthly activity.Additionally,data are provided from ITE's Trip Generation to document
variation in shopping center vehicle trips by month.Both sources point to the significant variation in
activity at shopping centers in December.
Deoartment Store Monthly Sales Variation Data
Percent of Average Month Percent of Average Month Shopping
Month Department Store Sales-(/41 Center Trip Generation..R/A
anuary 78 85
February 82 7
March
April 93 93
May
June 94 106
July 91 101
uoust
Seotember 88 95
cto er
November 118 102
scam er
SOURCE:
• Unadjusted Estimate s of Monthly Retail and Food Services Sales by Kind of Busine ss:1999-2008 for land use 4521,
,Vonthly Reta!!Se:vice Branch.U.S.Census,August 2009.04ww.census.gov/mrtsha-w;v'mrts.htmt)
--Trip Generation;8th Edition.Washington,DC:Insti tut e of Transportation Engineers,2008.page 1499.
Study SltesNears
Canada:
Calgary,AL(1979);Edmonton,AB(1986);Edmonton;AB(1992)
United States:
Palo Alto,CA(1972);Indianapolis,IN(1979);Rochester,MN(1979);St.Cloud,MN(1979);Dallas,TX
(1981);Glenview,IL(1981);Des Plaines,IL(1981);Niles,IL(1981);Irvine;CA(1981);Dallas,TX(1982);
Foster City,CA(1983);Anaheim,CA(1983);Northbrook, IL(1983);Savannah;GA(1983);Highland
Park,TX(1984);Munster,IN(1985);Compton,NJ(1985);Glenview,IL(1986);Niles,IL(1986),
Greenville,NC(1986);Clearwater,FL(1987);Sunrise,FL(1987)-,Tarpon Springs,FL(1987);
Wilmington,DE(1987);Anaheim,CA(1987);Davie,FL(1987);Hollywood;FL(1987);Cerritos,CA
(1988);Cypress,CA(1988);Fairfax,VA(1988);Norwalk,CA(1988);Spring Township,PA(1988);
Anaheim,CA(1988);Spring Township;PA(1988);Skokie;IL(1988);East Windsor,NJ(1989);
Livermore,CA(1989);Livermore,CA(1989);Clearwater,FL(1990)-,Tarpon Springs;FL(1990);West
Caldwell,NJ(1992);Milpitas,CA(1998);Goleta,CA(2000);Salem,OR(2001);Santa Barbara,CA
2 Parking Requirements for Shopping Centers,2nd Edition,Urban Land Institute,1999.
3 The department stores that compose the U.S.Census data set may not have the same land use
characteristics as sites contained in the ITE Parking Generation database for this land use.
Institute of Transportation Engin ears 12291
,Parking Genera,=ion,4th Eriton
350-392 121�1 Avenue South-Parking Needs Analysis-October 2015
Lan Use: 820
Shopping eater
(2003);Hamilton,NJ(2004);West Whiteland Township,PA(2004);Cherry Hill,NJ(2005);Cerritos,CA
(2006);Lompoc,CA(2006);Santa Barbara,CA(2007);Woburn,MA(2007);New Garden Township,PA
(2008);Lower Paxton Township,PA(2008)
4th Edition Source Numbers
1015,1131, 1133,1136,1138,1139
Institut e of Transportation Engineers m.[2301 ParkingGeneration,4hEdition
350-392 1211'Avenue South-Parking Needs Analysis-October 2015
Lan Use: 820
Shopping eater
Average Peak Period Parking Demand vs. 1,000 sq.ft. GLA
On a: Friday (Non-December)
Statistic Peak Period Demand
Peak Period 1:00-2:00 o.m.
Number of Study Sites 17
Averaqe Size of Study Sites 275,000 sq.it.GLA
Averaqe Peak Period Parkinq Demand 2.94 vehicles per 1,000 SQ.B.GLA
Standard Deviatio n 0.87
Coefficient of Variation 30%
Ranqe 1.32-4.66 vehicles per 1,000 sQ.ft.GLA
85th Percentile 3.90 vehicles per 1,000 sQ.ft.GLA
33rd Percentile 2.61 vehicles per 1,000 sQ.ft.GLA
Friday on-December
Peak Period Parking Demand
w 3,500 P-2.16x+64
3,000
R2= 0.89
- - - -
c 2,500
2,000 -
Q? 1,500
rho 1,000
500
a.0
0 500 1,000 1,500
x= 1,000 sq.ft. GLA
Actual Data Points — Fitted Curve ----Average Rate
Insti tut e of Transport ati on Enginee rs Parking Genera6on,41 h Edition
ATTACHMENT
MAP 9F.0 LOT 4� IIAP L-ern-.
MC GR[�O TRUS 1.A4 L 1ANO18 XFIR,11N;001
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k-
4, SUMMARY OF
-1.i All 11 il—P1,1111i:
SALEM TURNPIKE(STATE mGmtAYROUTE 114)
-—---- DIMENSIONAL
L:I REQUIRMENTS
TIM'AT
"
,W40 TO-W
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................. EW
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LOCUS MAP
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7'.
[o,<:r FLOOD NOTE
ly.
�67
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111�F 1—110
11-111P1
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REFERENCE PLANS
11 Al I
..........
T
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wA"W LOT 16
")HN 11
SC AVIIRZ L.11 G,TOBEYM
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VE.R.a 259 91
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LEGEND
V,
A ALTAIACSM LAND TITLE SURVEY
lFliF,
.,A,I 45
REA L1T,LO T TRUST STATEMENT OF ENCROACHMENTS TURAIPLLI;Fr er carp rLC
NOTES
Efin fT75-Rc3 46
CORRESPONDING
CNCI PLAI It 1,11 fi4 NORTH ANDOVER,MA.
TO EXCEPTIONS 1'11-111 ir-t', IA "I
gffwtfj rm
r 11R.D.511.I PG.121
STREE
T MAu.I 25 Loll?I HL
1,1; 1 T-1 1�11 LO, P4041 O2,AVRL
GSD Associates,LLC
146 Main Street, North Andover, MA 01845
Tel: 978-688-5422 Web:www.gsd-assoc.com
B1 Architecture+ Design + Planning+ Interiors + Development Consulting
Doug Locke
P.O. Box 220
Boxford, MA 01921
RE:Unit 2B Jasmine Plaza,FormerTanning Salon
Doug,
As you have requested, I have reviewed the existing zoning with respect to the new tenant being proposed in the
former Tanning salon at Jasmine Plaza in North Andover, MA.
Toe previous tenant was a tanning salon with 6 tanning booths/rooms and occupied a total of 919 SF.
Toe previous personal care tenant had 6 tanning booths,awaiting and reception area,and access tothe accessible
bathrooms. It is our understanding thatthe proposed tenant is a math tutor business called Mathnasium going into
thespace.This tenantwill seechildren from grades 2-12 inasmall classroom environments and more individualized
learning environment. The parents will generally drop them off and pick them up after their session is over. There
is no waiting space to be provided inside for the parents. These sessions generally occur after school hours and on
weekends. This is considered an education useand has different parking requirements than the previous tanning
salon tenant.
Tanning Salon:
Based on the Zoning regulations forparking,the Tanning salon was required to have spaces for everytreatment
station. Therefore, a total of 6 stations x 2 spaces = 12 parking spaces were required.
Educational use;
Based on the same Zoning regulations above,education uses require 1 space per every 2 teachers/assistants,and
0.35 spaces per student
23 students x.35Spaces/student= 8spaces
8 teachers/2 teachers/space= 4 spaces
Total number ofspaces required: 12spaces
Therefore,the 12 spaces previously required would provide for up to 23 students and 8 teachers in the proposed
Math nasi urn Space. No additional spaces are proposed on the site,and based on zoning,noadditional spaces would
be required.
Additional parking should not be required based on the requirements in the zoning and the requirements for site
plan review,as there are not more than 5 spaces being created,and this plan is not an addition that is greater than
2,000 sf.
Please let me know if you have any questions. I have included the plan of the former tan ing salon for reference.
Sincerely,
GSD Associates, LLC
Crory P S ith,AIA
rchitect
ATTACHMENT B
350-392 1211'Avenue South-Parking Needs Analysis-October 2015
Lan Use: 820
Shoppingenter
Description
A shopping center is an integrated group of commercial establishments that is planned,developed,
owned and managed as a unit.A shopping center's composition is related to its market area in terms of
size,location and type of store.A shopping center provides on-site parking facilities sufficient to serve its
own parking demands.Specialty retail center(Land Use 814)is a related use.
Database Description
The independent variable used to describe building size for this land use is 1,000 square feet(sq.ft.)
gross leasable area(GLA).This independent variable is commonly used in the shopping center industry
and is typically readily available for centers being planned.For smaller centers without an enclosed mall,
or peripheral buildings,the GLA is generally the same as the gross floor area(GFA)of the building.
The parking demand database includes data from 197 shopping centers.The surveyed shopping centers
include strip,neighborhood,community,regional and super regional centers,as defined by the Urban
Land Institute'(ULI)in the table below.The highest proportion of study sites was community shopping
center,followed in order by regional,neighborhood,super regional and strip shopping centers.Some of
these centers contained non-merchandising facilities,such as office space,movie theaters,restaurants,
post offices,banks,health clubs and recreational facilities(for example,ice skating rinks or indoor
miniature golf courses).Some of the shopping centers,in addition to the integrated unit of shops in one
building or enclosed around a mall,may have included out parcels(peripheral buildings or pads located
on the perimeter of the center,adjacent to the streets and major access points).These buildings were
typically drive-in banks,retail stores,restaurants,or small offices.
CenterTvi:ie Strip Neighborhood Community Re!lional Super Reaional
Building Area
(GLA) ;30,000 30,000 to t 00.000 100,000 to 400.000 400,000 Ic 800,000 >800,000
Typical Anchor Small Anchored by Anchored by Anchored by Anchored by several
and Tenant Businesses supermarket andro r general department stores department stores
drug store with merchandise stores with variety or with variety or stores
Type variety of or discount retailer stores
suocortina stores
Future data submissions should attempt to provide information on the composition of each study
site(types and number of stores within the shopping centers).
Parking Requirements for Shopping Centers,2nd Edition,Urban Land Institute,1999,page 8.
Institute of Transportation Engineers - Parking Generation,4th Edition
L I
350-392 12111 Avenue South-Parking Needs Analysis-October 2015
Lan Use: 820
Shopping enter
Shopping Center Locations
The majority of shopping centers with parking demand data were located in suburban areas(173 study
sites),as shown in the table below.Several surveys did not provide area type.Few surreys were
submitted for urban shopping centers.Although there were limited data from non-suburban locations,
there appeared to be no significant difference in peak parking demand between suburban and rural area
sites.There were not adequate data to assess whether parking demand at urban sites was significantly
different from that at suburban sites.
Number of Studv Sites by Sh9ooina Center Tvoe and Location
Area Tvpe Strip Neiahborhood Communitv Reaional Super Reaional Total
Suburban 10 31 76 29 27 173
Urban 1 - I I 1 4
Rural - 1 13 6 - 20
Total 11 32 90 36 28 197
Parking Supply Ratios
Parking supply information was available for 113 study sites.The parking supply ratios by shopping
center type are listed below.
Parkin u i Ratios b Sho in Center T s acesper 1 IJUV s .ff GLA
Strip Neighborhood —9-OMMunityRegional 5U er Re ionai
4,1 4 7 A.9 5.5 5.1
5 study sites, R r + 27sfudy sites
8 stud sites 51 stud sites t 22 study sites
Size o Center
Based on each data plot,it was generally noted that as the size of the sites increased the average peak
parking demand rate increased(and conversely,the smaller sites tended to have slightly lower parking
demand rates than the average)_This was particularly noticeable for the December data. However,
analyzing the data by the different shopping center types did not display logical reasons to explain the
causes for increased parking demand.Therefore,the studies were grouped together for each time period
analyzed.
Transit
An evaluation of both the December and non-December data indicated that shopping centers with access
to transit services appeared to have lower peak parking demand than those sites without transit service.
Based upon limited data,the range of peak parking demand reductions for sites with transit service
compared to sites without transit service ranged from less than 1 percent to as much as 8 percent.
Institute of Transportation Engineers I 2271 Parking GenerationAth Edition
� `
350-392 1211 Avenue South-Parking Needs Analysis-October 2015
Lan e: 820
ShoppingCenter
The following tables present the time-of-day distribution s for parking demand.
December
Non-Frida"Weekday Friday Saturdav
Hour Beginning Percent of Number of Percent of Number of Percent of Number of
Peak Period Data Points' Peak Period Data Points' Peak Period Data Points*
12:00-4:00 a.m. 0 - 0 - 0
5:00 a.m. - 0 - 0 - 0
6:00 a.m. - 0 - 0 0
7:00 a.m. 9 1 - 0 - 0
8:00 a.m. 16 1 60 1 39 1
9:00 a.m. 55 5 82 3 68 2
10:00 a.m. 57 7 77 7 77 12
11:00 a.m. 84 9 92 7 93 12
12:00 p.m. 84 6 100 7 100 12
1:00 P.M. 83 10 100 7 94 12
2:00 p.m. 94 11 91 7 97 12
3:00 p.m. 90 12 88 7 96 12
4:00 p.m. 81 9 88 7 89 12
5:00 P.m. 93 10 86 7 83 12
6:00 P.m. 100 8 84 7 72 12
7:00 p.m. 93 7 - 0 - 0
8:00 p.m. 96 2 - 0 - 0
9:00 p.m. 87 1 - 0 - 0
10,00 P.m. - 0 - 0 - 0
11:00 P.M. - 0 - 0 - 0
-Subset of database
Non-December
Non-Frida"Weekday Friday Saturday
Hour Beginning Percent of Number of Percent of Number of Percent of Number of
Peak Period Data Points' Peak Period Data Points' Peak Period Data Points`
12:00-4:00 a.m. - 0 - 0 - 0
5:00 a.m. - 0 - 0 - 0
6:00 a.m. - 0 - 0 - 0
7:00 a.m. 5 1 - 0 13 1
8:00 a.m. 18 2 - 0 27 2
9:00 a.m. 38 4 - 0 60 3
10:00 a.m. 68 5 63 5 75 6
11:00 a.m. 91 7 79 6 90 10
12:00 P.m. 100 8 100 y 100 10
1:00 P.M. 97 8 92 10 100 10
2:00 p.m. 95 a 83 10 98 10
3:00 p.m. 88 8 76 10 91 9
4:00 p.m. 78 8 70 11 76 8
5:00 P.m. 62 6 73 10 67 7
6:00 P.m. 64 5 77 10 72 2
7:00 P.m. 77 3 92 4 51 1
8:00 o.m. 70 2 89 4 52 1
9:00 P.M. 42 2 - 0 44 1
10:00 o.m, - - 0 29 1
11:00 o.m. - 0 - 0 - 0
-Subset of database
Institute of Transport ation Engine ers 12281 Parking u^en..0
rairor,.4111 Edition.
350-392 1211 Avenue South-Parking Needs Analysis-October 2015
Lan Use: 820
Shopping enter
Additional Data
Several shopping center surveys provided data on the amount of restau ran UentertainmenUcinema uses
within the center.While the ITE data set provides limited means of evaluation on this subject,ULI
provides additional information and recommendations on shared parking in the publication Parking
Requirements for Shopping Centers.2
Shopping center parking demand varies by season of the year.To better understand this variation,U.S.
Census Bureau data regarding store sales for department stores3 are shown to provide an understanding
of variation in monthly activity.Additionally,data are provided from ITE's Trip Generation to document
variation in shopping center vehicle trips by month.Both sources point to the significant variation in
activity at shopping centers in December.
Deoartment Store Monthly Sales Variation Data
Percent of Average Month Percent of Average Month Shopping
Month Department Store Sates-(1/0 Center Trip Generation..R/A
January 78 85
February 82 7
March
April 93 93
May
June 94 106
July 91 101
uoust
Seotember 88 95
cto er
November 118 102
December
SOURCE:
• Unadjusted Estimate s of Monthly Retail and Food Services Sales by Kind of Business:1999-2008 for land use 4521,
Monfn!y Retai!Se,vice Branch.U.S.Census,August 2009.(...m w.census.govlmrtsitn,w.vl mrts.htmt)
•-Trip Generation,8th Edition.Washington,DC:Insti tut e of Transportation Engineers,2008,page 1499.
Study Sites/Years
Canada:
Calgary,AL(1979);Edmonton,AB(1986);Edmonton,AB(1992)
United States:
Palo Alto,CA(1972);Indianapolis,IN(1979);Rochester,MN(1979);St.Cloud,MN(1979);Dallas,TX
(1981);Glenview,IL(1981);Des Plaines,IL(1981):Niles,IL(1981);Irvine,CA(1981);Dallas,TX(1982);
Foster City,CA(1983);Anaheim,CA(1983);Northbrook,IL(1983);Savannah,GA(1983);Highland
Park,TX(1984),Munster,IN(1985);Compton,NJ(1985);Glenview,IL(1986),Niles,IL(1986);
Greenville,NC(1986);Clearwater,FL(1987);Sunrise,FL(1987);Tarpon Springs,FL(1987);
Wilmington,DE(1987);Anaheim,CA(1987);Davie,FL(1987);Hollywood,FL(1987)-Cerritos,CA
(1988);Cypress,CA(1988);Fairfax,VA(1988);Norwalk,CA(1988);Spring Township,PA(1988);
Anaheim,CA(1988);Spring Township,PA(1988);Skokie,IL(1988);East Windsor,NJ(1989);
Livermore,CA(1989);Livermore,CA(1989);Clearwater,FL(1990):Tarpon Springs,FL(1990);West
Caldwell,NJ(1992);Milpitas,CA(1998);Goleta,CA(2000);Salem,OR(2001);Santa Barbara,CA
z Parking Requirements for Shopping Centers,2nd Edition,Urban Land Institute,1999.
3 The department stores that compose the U.S.Census data set may not have the same land use
characteristics as sites contained in the ITE Parking Generation database for this land use.
Institute of Transportation Engin ears 4th Edt.on
12291
350-392 121 Avenue South-Parking Needs Analysis-October 2015
Lan Use: 820
Shopping enter
(2003);Hamilton,NJ(2004);West Whiteland Township,PA(2004);Cherry Hill,NJ(2005);Cerritos,CA
(2006);Lompoc,CA(2006);Santa Barbara,CA(2007);Woburn,MA(2007);New Garden Township,PA
(2008);Lower Paxton Township,PA(2008)
4tn Edition Source Numbers
1015, 1131,1133,1136,1138,1139
Institute of Transportation Engineers m f2301 Parkina Generation,E hEdition
350-392 1211'Avenue South-Parking Needs Analysis-October 2015
Lan Use: 820
Shopping enter
Average Peak Period Parking Demand vs. 1,000 sq. ft. GLA
On a: Friday(Rion-December)
Statistic Peak Period Demand
Peak Period 1:00-2:00 o.m.
Number of Study Sites 17
Averaqe Size of Study Sites 275,000 sq.ft.GLA
Averaqe Peak Period Parkinq Demand 2.94 vehicles per 1,000 so.ft.GLA
Standard Deviatio n 0.87
Coefficient.of Variation 30%
Ranqe 1.32-4.66 vehicles per 1,000 so.ft.GLA
85th Percentile 3.90 vehicles per 1,000 sn.ft.GLA
33rd Percentile 2.61 vehicles per 1,000 sQ.ft.GLA
Friday on-December
Peak Period Parking Demand
,u 3,500P _--
=2.16x+64
R2 = 0.89
3,000 - -
.•c 2,500
R', 1,500 4-
.r..
fro 1,000
tt 500 —
a.0
0 500 1,000 1,500
x= 1,000 sq.ft. GLA
Actual Data Points — Fitted Curve ----Average Rate
Insti tut e of Transport ation Engineers Parking Genera4'on,41 h Edition
ATTACHMENT C
df
MIA.'.10 L 0 1'il
M ILTYSI I.. LOT40
SGRPOR TI,ANO�R,! �AL4TCrU�T 00 RUW,
R-,I,J,(,
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&,,R13-1R11 1.0, rl4p 6 14� � 7— NERD,4171-Pl lf2 LEGAL DESCRIPTION
SUMMARYOF
SALEM TURNPIKE(STATE mGmrA Y ROUTE 114)
U917 Of ROW DIMENSIONAL
1. Z=11 REQUIRMENTS nti
--_--------
M11 Al
v 74LI
�041,'l 71) 1tv
1 5, A-
J II
LOCUS MAP
M07 TO SCALE
1 01,c:1
LOT 1
p,
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FLOOD NOTE
Y Q S1 Z111'T
2 IS—
f F,
...........
NOTES
v
REFERENCE PLANS
/U
HN
11`1�lll,I'11 7T-11 IT 11 I'll
-Al "I
0 J11
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W1411 L 6.T
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It
LEGEND
ALTAIACSM LAND TITLE SURVEY
nA 9e
� 45 TURAPLLL.LLACk.V�LC
PEAL TRIST STATEMENT OF ENCROACHMENTS
J,;MC LA V'1 1RR11AJ1r
NOTES I�Fl 2T T5-R,l 11 71........
CORRESPONDING Fiff,NCNC�PLAN It f 11 S4 NORTH ANDOVER,MA.
TO EXCEPTIONS
q
rm
r
STREE
1 HL T MAI 15 11-27 to,
July 25, 2019
Mr. Douglas Locke
Turnpike Flagship, LLC
PO Box 220
Boxford, MA 01922
Re: Parking Assessment
Jasmine Plaza
733 Turnpike Street
North Andover,MA
Dear Mr. Locke ;
As requested this letter provides the revised parking assessment of the referenced property by
providing references to the current zoning regulations. The assessment was requested to address
regulator's comments on the suitability of the parking when considering changing the use for
Unit 2B from a Tanning Salon to a tutoring service. GSD completed a parking and permitting
evaluation for the re-tenanting of Unit 2B. Attachment A provides a copy of the analysis which
concluded that the parking is adequate and no separate site plan permitting is required.
Notwithstanding GSD's opinion,this letter provides the requested parking assessment of the
entire property. The property consists of a 14,696 square feet(sf) strip shopping center and is
known as the Jasmine Plaza("Property"). The plaza is owned, operated, and managed by
Turnpike Flagship, LLC.
The Zoning Bylaw establishes the basis for calculating required parking in the Table of Off Street
Parking Regulations (185-8-4a). Some items, such as Captain Pizza(Food Take Out Service), Silver
Cleaners (drop off dry cleaning) and UPS Store (drop off shipping service) are not specifically
addressed in the Table of Off-Street Parking. Zoning requires un-specified uses provide 3 spaces per
lk sf. This approach is summarized below.
Tenant Size(Sf) Current Zoing Reqd Parking
Dunkin Donuts 1,850 12 spaces/lk sf= 22 Fast Food w/Drivethrough
Rinovo(Hair Salon) 1,156 2 spaces/station @ 6 stations= 12 Personal Service
Proposed Math Tutoring 1,085 See Attachment A 12 School
Massage Store 1,178 2 spaces/station @ 3 stations= 6 Personal Service
Silver Cleaners 1,669 31 spaces/lk sf-- 5 Unspecified use
Captain Pizza 908 3 spaces/lk sf-- 3 Unspecified use—take out food
Doves&Figs Store 1,209 3.5 Spaces/lk sf= 4 Retail
UPS Store 1,095 3 spaces/lk sf-- 3 Unspecified use—customer shipping
Inv's Nail Salon 1,286 2 spaces/station @ 6 stations= 12 Personal Service
Sunju Chinese Restaurant 3,260 15 spaces/lk sf= 48 Restaurant
Total 14,696
The plaza has operated for the last 33 years with tenants with uses similar as the current
occupants with no parking congestion issues. The North Andover Zoning Bylaw provides
discrete parking requirements for certain uses but does not recognize combined trips to the
plaza such as stopping for coffee prior to picking up dry cleaning. Another example of this
Shared Parking approach is recognizing that the peak parking demand at Dunkin Donuts in the
morning while the peak parking for the Sunju Chinese Restaurant is in the evening. Therefore,
it is appropriate to use nationally recognized parking requirements for similar uses as the
assessment basis.
The Institute of Transportation Engineers (ITE)has developed nationally accepted traffic
generation and parking data for a variety of uses as presented by the ITE Parking Generation
Manual (4th Edition). Attachment B provides excerpts from the ITE information.
The most appropriate land use code that is similar to the Property is 820—Shopping Center. The
ITE code assumptions compared to the Property conditions is summarized in Table 2.
Table 2—ITE Land Use Code 820 Comparison
ITE Property
Owned and managed as one unit Yes Yes
Strip Shopping Center <30k sf 14.7k sf
Typical Tenant Small Small
Businesses Businesses
The Property has 73 spaces per the as built survey plan provided as Attachment C. The ITE
Parking ratio for a strip shopping center for LUC 820 is 4.1 spaces per 1,000 sf GLA. The
Jasmine Plaza is 14,696 sf which translates to a parking requirement(per the ITE code) of 60
spaces.
This assessment concludes that the parking supply of 73 spaces exceeds the ITE designated
parking demand of 60 spaces. Accordingly,the current parking is sufficient. There have never
been any parking congestion issues noted by the Owner nor reported to the Town. Therefore, use
of the ITE data is appropriate.
Please do not hesitate to contact me at 617/548-8416 should you have any questions.
Very Truly Yours,
F'G B 'v �J�14—
Francis X. Dougherty
ATTACHMENT A
CHRISTIANSEN n<..
& SERGI
nwrn,o 50e0o02
6. The property has direct physical access to Turnpike & Willow S is . , a public street or highway; I�
7. The number of striped parking spaces located on the subject property is 73 and to the extent �0),
possible, are graphically shown hereon .
R eg . Land Surveyor N o .
KJ
/9
MAP 98D LOT 46
0
C/O JOHN W. MCDOWELL P IRC
N. / SE
A r iAlf. i r ai �NO
Description of Proposed Project Narrative
The undersigned Petitioner,Anh B. Le, Love Green, LLC, seeks a Special permit pursuant to Article 195-
8.8 D.(5) of the North Andover Zoning Bylaw to allow the location and operation of her business at 733
Turnpike Street, Unit 7. The business will be located within the existing retail building located at the site
which contains ten total units. Each of the units contains a separately owned and operated business of
varying uses. The Petitioner's business is described in the attached letter. For zoning purposes her business
is classified as a restaurant even though there will not be any seating areas within her space nor foods
consumed in it. A restaurant use requires a large number of parking spaces which are not available on-site.
The number of off-street parking spaces for the existing uses when combined with the number required for
the Petitioner's proposed use will exceed the minimum number required by the Zoning Bylaw.
Notwithstanding, the Petitioner contends that there will be adequate and sufficient parking at the site to
allow her to operate her business at 733 Turnpike Street without causing detriment to the surrounding areas,
and that it is appropriate for the Planning Board to grant a Special permit waiving required parking
standards. In support thereof, she hereby submits the following.
The Zoning Bylaw provides as follows:
§195.8.8 Special permits.
A. The Planning Board, as SPGA, may grant a special permit modifying certain parking/loading
standards of this Part I and/or Part 4, Screening and Landscaping of Off-Street Parking Areas,
but only in the specific circumstances listed under Subsection D below. The SPGA may grant such
special permit only when:
(1) Consistent ivith the purposes set forth in this Part 1;
(2) Making the findings and determinations setforth in§ 195-10.7;
(3) Making a finding that the requested relief falls within one or more of the categories for the
specific relief requested(any of cases in Subsection D below); and
(4) Upon a determination that the relief does not cause detriment to the surrounding neighborhood
based upon any of the following applicable criteria.-
(a)Increase in traffic volumes;
(b)Increased traffic congestion or queuing of vehicles;
(c) Change in the type(s) of traffic;
(d) Change in traffic patterns and access to the site;
(e)Reduction in on-street parking; and/or
0 Unsafe conflict of motor vehicle and pedestrian tragic.
The Petitioner contends that a Special permit would further the purposes of Part 1 of§ 195-8.1 and allow
the building owner to allow the productive use of all of the units. Part 1 provides in general that adequate
off-street parking must exist to meet the needs of patrons and employees using the property. In addition,
the availability of parking must not impede access to and from the site or the businesses on the site. Safety
must be assured for both vehicles and pedestrians at the site and in areas surrounding the site. Uses should
not be permitted which attract greater numbers of vehicles than may be parked on the site, or which
otherwise impede entry and exit to and from the site. Specifically,sufficient off-street parking spaces must
be provided and available for the uses. The Petitioner does not believe that her business will result in a
significant increase in traffic or parking, nor will it affect the other businesses.
Part 1 provides as follows.
§195-8.1 Intent.
It is the intention of this bylaw that all structures be provided with sufficient off-street parking space to
accomplish the following:
A. Meet the needs of persons employed at or making use of such structures;
B. Maximize the efficiencies ofparkingfacilities and uses,-
C. Ensure that any land use involving the arrival, departure, or storage of motor vehicles on such land
be so designed as to reduce hazards to pedestrians and abutters,-
D. Reduce congestion in the streets and contribute to traffic safely by assuring adequate space for
parking of motor vehicles off the street,-
E. Provide necessary off-street loading space for all structures requiring the large-volume delivery of
goods; and
F. Promote better site design through the use of flexible parking standards.
The existing parking currently meets the needs of all of the business owners and patrons of the premises at
733 Turnpike Street. The addition of Petitioner's business will not undermine the other businesses nor
reduce parking available for their customers.
The proposed use is a retail use. The anticipated parking needs for customers is minimal. Sufficient parking
will remain for other businesses.
The parking areas as designed for all of the units does not create hazards to pedestrians and abutters. The
parking areas will remain physically the same and in the same locations.
There are 73 on-site parking spaces,which to date have always been adequate for the businesses occupying
the building. As business uses have changed, parking has remained available.
Off-street loading areas are provided and deliveries typically occur during non-peak business hours. The
various business owners coordinate deliveries so as not to disrupt other's businesses.
The parking areas are established and well-designed. Parking is utilized on a first come first served basis
and there has historically been enough spaces available to serve customers of all of the businesses, whose
peak hours of service vary.
An analysis of the facts applied to Subsection D discloses that the Planning Board may properly grant a
Special permit to the Petitioner. The specific circumstances of 195.8.8 Subsection D. are as follows.
D. Circumstances under which the SPGA may grant a special permit pursuant to this§195-8.8 are as
follows:...
(5) Common parking areas and multiple-use facilities.
(a)Notwithstanding the normal provisions of§ 195-8.4, where two or more activities or
uses provide the required parking or loading in a common parking facility or loading area,
the number of parking spaces or loading bays ordinarily required may be reduced below
the sum of the spaces or bays required for separate activities or uses, if it can be determined
that the hours, days, or peak parking or loading demands for°the uses are so different that
a lower total ivill provide adequately for all uses or activities served by the parking facility
or loading bay, and that the location of the parking facility in relation to the uses proposed
to be served by it is appropriate.
(b)A special permit authorizing such deviation from the normal standard shall only be
granted upon submission of calculated parking demand for combined land uses based on
methodologies and indices of the Institute of Transportation Engineers, Urban Land
Institute, or other recognized methodology approved in writing by the Planning Board A
formal parking demand study nzay be waived by the SPGA for small developments where
there is established experience with the land use mix and its impact is expected to be
minimal.
The uses stated in the Parking Assessment Letter attached to this application accompany a chart detailing
the number of spaces required for each use at 733 Turnpike Street under the North Andover Zoning Bylaw
§ 195.8.4. Attachment A to that letter provides an analysis of parking requirements using the Institute of
Transportation Engineers standards, which concludes that aggregate parking requirements for the existing
uses is less than the 73 total spaces provided, even when the two vacant units are tenanted.
In addition,the Petitioner details in her Petitioner Letter the hours of operation of the various tenants of 733
Turnpike, and it is apparent that the businesses do not all share the same hours of operation. Also, given
the unique purposes of each business,the peak business and parking hours for each use vary throughout the
day, such that there is not a period of time during which parking needs exceed available spaces.
An internet search was conducted to try and obtain data showing peak trip numbers and tunes which each
of the businesses could expect its highest volume of customers. This information was not available for all
of the businesses currently located at 733 Turnpike Street,but it is reasonable to believe that the peak traffic
producing tenants(and correspondingly parking producing tenants)at 733 Turnpike are the Dunkin'Donuts
and Shunju Restaurant. A Google search disclosed unsourced data which provides the most popular times
of the day and days of the week that they experienced the highest numbers of customers, as well as a
statement as to the length of period of time that a customer would remain at the business. The searches
which provided data for a business showed in graphic form the relative number of customers each hour for
each day during the week, and it is obvious that the businesses do not experience peak customer hours at
the same tunes. Data was located for Dunkin' Donuts, Shunju Restaurant, Captain Pizza(which is takeout
only), Ivy's Nails, and the UPS Store. No information was available for Rinnovo Salon (which is by
appointment only), L & B Wellness, Silver Dry Cleaners, and of course the Petitioner's proposed use.
Generally Dunkin's peak hours are in the morning, Shunju's and Captain Pizza's are at lunch and dinner
(with Shunju being busier on Friday and Saturday nights.) The UPS Store seems to be steady throughout
the afternoon. Dunkin's and the UPS Store's profiles state that people typically spend ten minutes at each
establishment.
The Owner is unable to arrange shared parking facilities with abutting owners, and he is unaware of any
traffic or parking issues with tenants.
For the foregoing reasons,the Petitioner respectfully requests the issuance of a Special permit. Pursuant to
§ 195.8.8 Subsection A,the Petitioner states that her request is consistent with the purposes set forth in Part
1,above;the Planning Board may make the findings and determinations set forth in§ 195-10.7(not detailed
herein)as well as finding that the requested relief falls within one or more of the categories for the specific
relief requested under Subsection D outlined above; and that the relief does not cause detriment to the
surrounding neighborhood based upon any increase in traffic volumes, traffic congestion or queuing of
vehicles, change in the type(s)of traffic or traffic patterns and access to the site, on-street parking will not
be increased; and there will be no unsafe conflict of motor vehicle and pedestrian traffic.
Thank you for your consideration.
Dunkin
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Address: 73:3 Turnpike St, NorthAndover., MA 01845
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Silver Dry Cleaners
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Address: 733 Turnpike: St, ,North Andove:�, MA 01845
Phone: (1,378) 6i-89-3122
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A
To whom it may concerns,
My name is Anh Le, owner and founder of Love Green LLC. I'm applying to open a
fresh juices store 733 Turnpike St Unit 7 North Andover, MA. My operation is designed for
pick-up and to go only. There is no seating area. Juices are made beforehand and packed in
bottles for grab and go. Foods are toasts and acai bowls that require no cooking time (avocado
toast and peanut butter&jam). My menu is designated for vegan and vegetarian diet, which
promote a healthy and eco-friendly lifestyle.
I'm writing this letter to apply for reduced parking application for my business. Even
though it is classified according to the building department as a restaurant which require 18
parking spots, the function and dynamite of the business is similar to retail store since there is no
seating area which reduce the duration of each customer staying in the store significantly less.
There are 70 parking spots onsite that are used among 7 businesses including mine.
However, my operating hours and peak hours are notably different from the others as my peak
hours are expected to be in the early morning from Sam to 1 Oam. Thus, my business and
operating hours are not going cause any conflict for parking matter. Here is the list of my
neighboring businesses operating hours
Love Green Mon& Tues: Closed Peak Hour 8 am— 10 am
Wed— Sun: 8 am—2 pm
Shunju Mon—Thurs: 11:30am - 1 Opm Peak Hour 6 pm—9 pm
Fri & Sat: 11:30 am- 11:30 pm
Sun: 12:30 pm— 10 pm
Dunkin Donut Every Day: 5 am—7 pm Peak Hour 7 am—9 am
Ivy's Nails Mon—Sat: 10am—7pm Peak Hour 4 pm—7pm
Sun: 10 am— 5 pm
Captain Pizza Sun—Thurs: 11 am— 11 pm Peak Hour 6 pm—9 pm
Fri & Sat: I I am— 11:30 pm
L & B Every Day 9:30 am— 9:30 pm Not Found
Wellness
Rinnovo Hair Mon& Sun: Closed Appointment Only
Salon Tues: 10 am— 8pm
Wed: ')pm— 8pm
Fri & Sat: I Opm—4pm
The plaza is located right on Route 114 that are only surrounded by commercial business
which will not cause any residential traffic. It has already been established for more than two
decades in the community. I strongly believe that my business will be an appropriate addition to
the plaza and the community as well.
Best Regards,
Anh Le