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HomeMy WebLinkAbout2008-05-21 Application for Def Plan Approval for Planned Development District & SPR i i EAST,. MILL if g I I January 18,2008 its By Hand Richard A. Nardella, Chairman Planning Board Town of North Andover 1600 Osgood Street North Andover, Massachusetts 01845 RE: Application for Definitive Plan Approval for Planned Development District(PDD) Special Permit and Site Plan Review Perty: 21 High Street �Q;Fn�er iicant: RCG North Andover Mills LLC Dear Mr: Nardella: Enclosed please find nine (9) copies (stamped by the Town Clerk) of a Definitive Plan Application for Planned Development District Special Permit, a Site Plan Review application, and supporting memoranda and exhibits. These applications represent the second step permitting o located at 21 Phase It of a proposed multi-phased redevelopment of the High Street, which received Preliminary Plan Approval the mr va from he Pla ning o f Bard on January 16, 2008. Phase 1 of the project included of vacant office space into new retail uses, there renovation ape a0,0 0 s.f. into new residential loft apartments, along with proposed improvements as shown on the attached plans. The attached application is for the first portion of the second phase, which we refer fifty which consists of conversion of 65,000 square feet of vacant office space into (50) one- and two-bedroom apartments and associated site improvements.. We look forward to working with the Planning Board and Planning Department on this proposed mixed use redevelopment project. Please feel free to contact my office at RCG LLC with any questions or concerns. Sincerely, David e inn h, Manager, RCG North Andover Mills LLC RCG NORTH ANDOVER MILLS, LLC f 00RIy `town of North Andover °�,* "° A aka Office of the Planning Department ° Communiky Development n p and Services Divisio , m t7f)0sp,00d Street M t. n} q North Andover,Massachusetts 01845 ° t' itkt t: tvtwty.hmt7G;>ht�tkha�ic�cw�r.ccan� ssacWus�� (➢�k,Po- Lincoln Daley I'978-688-9535 Town Planner F 978-688-9542 See Section 8.3 of the North Andover Zoning Bylaw for more detailed information Town of North Andover Planning Board Application for Site Plan Special Permit Please type or print clearly: 1. Petitioner: RCG Forth Andover Mills LLC Address: 17 1v,1100 Street Somerville, MA 02143 Telephone Number: 617 625 8315 2. Owners of the Land: l CG North Andover Mills UC Address: 17 lvaloo Street Somerville, MA 02143 Telephone Number: 617 625 8315 Number of years ownership: One If applicant is 'lot the owner, please state interest in property: 3. Request for a Special Permit under Sections 8.3 & 10.3 of the North Andover Zoning Bylaw to Convert 65 000 As care feet ofexistir._7g vacant office space ii7to lift LO one- and t�vo- bedroom apartments with associated site in3provctYients. 4. Location of Property: 21 I-Ii)11 Street Zoning District: I_S Assessors: Map: 69 Lot# 1 Map: 68 Lot# 1 Registry of Deeds: Book#: 10601 Page# 340 5. Existing Lot: Lot Area (Sq. Ft): 986 687 +/- Building Height: Maxi Dun� 70 feet Street Frontage; ] 2[_, 0 feet Side Setbacks: N/A Front Setback: 0-94 feet Rear Setback: NIA Floor Area Ration: 0.24 Lot Coverage: 0.12 6. Proposed Lot (if applicable): NIA Building Height: Lot Area (Sq.Ft.): Street Frontage: Side Setback: Front Setback: Rear Setback: Floor Area. Ratio: Lot Coverage: P d 7. Required Lot (as required by Zoning Bylaw); uildin Height: NIA Lot Area (Sq.Ft.): G0,000 Side Setback; NIA Street Frontage: NIA Front Setback; NIA Rear Setback: NIA Floor Area Ratio: NIA Lot Coverage: NIA S. Existing Building (if applicable): Ground Floor (Sq.Ft.) # of Floors Total Sq. Ft.; Height: Use: Type of Construction; 9, Proposed Building: Ground Floor (Sq.Ft.) 114,000+1- 4 of Floors 33 Total Sq. Ft.; 235_.._ OO+/' Height: Maxi num 70 feet d frame Use: OfficelR&D Type of Construction: Woo with brick to. Has there been a previous application for a Special Permit from the Planning Board on these premises? Yes. If so,when and for what type of construction? On Octabcr 15 2007 the Planuin Board a roved a PDD Special C01'sisted. of Permit and Site Plan Review Special Permit for Pha 1510001SF of retail and 20 conversion of 35,0 SF of vacant offices ace into residential units. 11. Petitioner and Landowner signatut e(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 of this application received by the Town Clerk or Planning 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 Signatu e.-- r t Print or type name her Jl h Owner's Signature: �/ L Print or type name here: ot&,q i TOWN OF NORTH ANDOVER PLANNING BOARD OWNER & APPLICANT: RCG NORTH ANDOVER MILLS LLC PROPERTY: 21 HIGH STREET (ASSESSOR MAP 69, LOT 1 and MAP 68, LOT 1) MEMORANDUM IN SUPPORT OF APPLICATION FOR SITE PLAN REVIEW SPECIAL PERMIT (Sections 8.3 and 10.3 of the North Andover Zoning Bylaw) L INTRODUCTION RCG North Andover Mills LLC is the applicant (the "Applicant") requesting a Site Plan Review Special Permit for the first portion of the second phase, to be referred to herein as "Phase II.A", of a multi-phased mixed use development known as East Mill as further described below. Specifically, the Applicant is the owner of certain real property consisting of 22.65 acres of land, known and numbered as 21 High Street (formerly known as One High Street). The site is located at the corner of High Street and Water Street, and is designated on the Town Assessor's Maps as Map 69, Lot 1 and Map 68, Lot 1 (the "Property"). The Property currently consists of a total of approximately 235,000 square feet of existing office and research and development (R&D) space. As you know, 35,000 square feet of the total existing square footage noted above was previously approved by the Planning Board for retail, residential and restaurant uses as part of Phase I as shown on an Existing Conditions plan attached hereto as Exhibit A (the "Property"). The Owner acquired the Property by deed from FUCMS 2000-C2 Andover Mills, LLC, dated January 22, 2007, recorded with the Essex County North District Registry of Deeds in Book 10601, Page 340. A copy of the Deed is attached hereto as Exhibit B. This Application relates solely to Phase II.A of the proposed redevelopment project for the Property. The Applicant anticipates additional development to be phased as part of the Planned Development District ("PDD") master plan in line with the Phase II Preliminary PDD Special Permit application previously approved by the Planning Board. Phase II.A includes the conversion and renovation of existing buildings on the Property, along with site improvements that are ancillary to these improvements including the addition of new parking areas, the installation of a new culvert, and the creation of new landscaped and pedestrian areas amenities. The Phase II.A Project is located entirely within the Industrial S (I-S) Zoning District where the proposed uses of the Property are permitted, subject to the issuance of a Site PIan Review Special Permit, as well as a PDD Special Permit. II. PROPOSED PROJECT Site Plan R0v1CW IVICll?OrandnIII -- Plannin Board following: As noted above, the Applicant proposes that Phase ILA will consist of the (a) the renovation and conversion of approximately 65,000 square feet of currently vacant space to a total of fifty (50) residential, loft-style, one- and two-bedroom apartment units located within the second and fourth floors of Building No. 3A, the third and fourth floors of Buildings No. 3, 1A, and 32, and the fourth and fifth floors of Building No. 1. These units will be located to create adjacency with the previously permitted residential units, preserve and support the marketability of the commercial space, and to enhance the mixed use environment of the East Mill project; (b) the expansion of the surface parking lots to add 159 new parking spaces accessed from existing drives off of Water Street and High Street; (c) the addition of landscaping, drainage, pedestrian and ADA access improvements, as well as the construction of a new drainage culvert and recreational deck at the Mill Pond; and (d) the expansion of uses for the remaining commercial space to those additional uses that are allowed in a PIanned Development District. The proposed Phase If.A. Project improvements are shown on the following site plans described below. --A Certified Plot Plan titled "Preliminary Plan- Planned Development" shows the proposed areas of conversion in the existing buildings and proposed site improvements and shall be attached hereto as Exhibit D. -- A Landscaping Plan titled "Master Plan - PIanned Development" shaII be attached hereto as Exhibit E -- Unit plans for the proposed residential apartments are attached hereto as Exhibit F. -- A Traffic Impact Study which analyzes traffic matters for all existing and proposed uses of the site (i.e., all of the Phase I and Phase 11 improvements shown on the Master Plan and supporting site plans) is attached hereto as Exhibit G. -- A copy of the Fiscal Impact Study of the fully phased Planned Development is attached hereto as Exhibit H. -- A Parking Allocation spreadsheet that demonstrates compliance with the Zoning Bylaw is attached hereto as Exhibit 1. Site Plan Review Memorandum -- Planning Board Collectively, the proposed improvements as described above and as shown on Exhibits D through I shall be referred to as the Project or Phase II.A. ll. REQUIRED RELIEF Based upon our preliminary review of the proposed improvements, and after a meeting with the Building Commissioner, the Applicant has determined that a Site Plan Review Special Permit will be required to be issued by the Planning Board in accordance with Sections 8.3 and 10.31 of the Zoning Bylaw of the Town of North Andover, as most recently amended in June, 2007 (the "Zoning Bylaw"). In addition to approvals required from the Planning Board, the proposed Phase II.A. Project will also require Definitive Approval of a Planned Development District Special Permit, local sewer and water connection permits to be issued by the DPW, review and issuance of an order of conditions for the proposed work related to the culvert system by the Conservation Commission, and various licenses and other approvals as may be required to be issued by the Board of Health as well as the Board of Selectmen (in its capacity as Licensing Authority). The Applicant previously presented the Project as a subset of the proposed Phase II of the redevelopment master plan in public hearings before the Planning Board and has met with neighbors and Town officials and incorporated certain input into the Project. IV. SITE PLAN REVIEW AND SPECIAL PERMIT CRITERIA Section 8.3(6) and Section 10.31 of the Zoning Bylaw list the criteria by which the Planning Board will evaluate the Project as part of its site plan review special permit process. A description of these criteria, and how the Project meets such criteria, are described as follows: _ SITE PLAN REVIEW{ CRITERIA (Section 8.3) _ . GENERAL a. Conformance with all appropriate provisions of the Zoning Bylaw. Consistent with the objectives of the PDD Zoning Bylaw provisions, the Phase ILA Project will conform to the Planned Development District requirements outlined in Section 11 of the Zoning Bylaw and the Phase II.A Project will provide for a mixture and diversity of retail, residential Site Plan Review Memorandum -- Planning Board and other uses which do not detract from, but which will enhance, the livability and aesthetic qualities of the Machine Shop Village and other neighboring downtown areas. As a project that is proposing to utilize existing buildings, the proposal will promote the efficient use of land while protecting natural resources, such as water resources, wetlands, and floodplains. b. Protection of abutting properties from detrimental site characteristics. The Phase II,A Project provides appropriate building setbacks and buffers from the adjacent properties. The adjoining properties will not be negatively impacted by the proposed Project, but the Project in fact will complement the surrounding uses through a diverse mix of uses which will contribute to a more active, pedestrian-friendly downtown area. ENVIRONMENTAL a. Protection of unique or important natural, historic or scenic features. The Applicant recognizes the historic value of the Machine Shop Village area, and has designed the proposed Project improvements in a manner which emphasizes the historic nature of the surrounding High Street and Water Street areas on and adjacent to the Property. Further, since the Project proposes to preserve the historic mill buildings and improve the pond management capabilities, important natural, historic and scenic features will be protected and enhanced. b. Adequacy of proposed methods of refuse disposal. The Project includes a centralized disposal area located between the cluster of project buildings and the Mill Pond. This area has historically existed to manage solid waste which is currently, and will continue to be, handled by a private commercial hauler. The disposal area will adequately handle the needs of the Project, and will be appropriately screened, C. Ability of proposed sewage disposal and water supply systems within and adjacent to the site to serve the proposed use. The Property and existing buildings are connected to the municipal water system and sewer system via existing tie--ins to lines in High Street. Based upon the Project Engineer's discussion with the DPW, sufficient capacity Siie Plan Review Memorandum -- Planning Board exists within the municipal system to accommodate the proposed Project's water and sewer needs. d. Adequacy of the proposed drainage system within and adjacent to the site to handle the increased runoff resulting from the development. The Phase I1.A. Project includes the installation of a new culvert connection from the pond to the existing drainage system that will enhance the ability of the site to handle storm conditions and events. Further, a new drainage design is proposed to handle the expanded parking areas, both through landscaped swales and through relocated catch basins. e. Provision of adequate landscaping, including the screening of adjacent residential uses, provision of street trees, landscape islands in the parking lot and a landscape buffer along the street frontage. The Project will include additional landscaping improvements as shown on the Site Plans. New street trees were previously approved as part of Phase I of the redevelopment. Landscaped islands are included in the plan for the new parking lot and screening of adjacent residential uses are currently sufficient and will remain intact. f. Adequacy of the soil erosion plan and any plan for protection of steep slopes, both during and after construction. The Applicant will take particular care with respect to maintaining enhanced erosion and sedimentation controls to avoid impact on the Mill Pond and off-site. g. Protection of adjacent properties by minimizing the intrusion of lighting, including parking lot and building exterior lighting. No new site Iighting will 'intrude on adjacent properties. h. The proposed development must not present a demonstrable adverse impact on the surrounding area resulting from excessive noise, dust, smoke, or vibration which are higher than levels now experienced from uses permitted in the surrounding area. Since the project is re-using historically industrial space as residential and less-intensive commercial uses, there is no anticipated adverse impact to Site Platt Review Mcniorandum -- Planning Board I I i the surrounding areas resulting from excessive noise, dust, smoke or vibration. DESIGN a. Buildings shall be located with respect to setbacks, placement of parking, landscaping and entrances and exits with surrounding buildings and development. Since no new buildings will be created, this criterion is not applicable for the Applicant and Protect. b. The buildings shall relate harmoniously to each other in architectural style, site location and building exits and entrances. No new buildings are proposed. The architectural style of the existing buildings shall be preserved and the new uses shall be accessed from existing exits and entrances to the buildings. C. Screening shall be provided for storage areas, Ioading docks, dumpsters, rooftop equipment, utility buildings and similar features. i The loading docks, dumpsters, utility buildings and mechanical equipment are housed to the rear of the buildings and on certain rooftops and are not visible from adjacent properties. d. Electric, telephone, cable t.v., and other such lines and equipment must be placed underground. All utilities on the Property will be located underground. e. Demonstrate that the scale, massing and detailing of buildings are compatible with those prevalent in the surrounding area. The Project does not propose any significant changes to the scale, massing or detailing of the existing buildings. TRAFFIC/PARKING a. The location and number of curb cuts shall be minimized to reduce turning movements, and hazardous exits and entrances. 3 9 No new curb cuts will be created as a result of the Project. Existing curb cuts will be used to access parking on the Property. u a i E Sile Irlan Review Memorandum -- Planning iioar(t Y b. Provision for access to adjoining properties shall be provided as appropriate. Given that the project involves improvements to the existing Property, there would be no opportunity for common access for adjacent properties. C. Driveways shall be located opposite each other wherever possible. Existing driveways are proposed to remain as is. d. Joint access driveways between adjoining properties shall be encouraged. Given that the project involves improvements to the existing Property, there would be no opportunity for joint access driveways for adjacent properties. e. Internal circulation and egress shall provide for traffic safety, and access to and from minor streets servicing one family dwellings shall be minimized. Internal circulation has been designed to minimize conflicts between vehicles and pedestrians, all as shown on the Site Plans. [Does the traffic report back this up?] E SPECIAL PERMIT APPROVAL CRITERIA (Section 10.31), Section 10,31 of the Zoning Bylaw provides that the Planning Board shall not approve any such application for a Special permit unless it finds that in its judgment all the following conditions are met. The following lists the criteria and how these criteria are met. a. The specific site is an appropriate location for such a use, structure or condition. As the property is zoned for mixed use by Special Permit, and the existing structures are underutilized in their current use, the site is an appropriate location for the proposed Phase ILA Project. The site design complements the surrounding uses and provides for sufficient traffic and circulation improvements, as well as sufficient water, sewer and other utilities. Sitc Plan Revie%v Me€ftorandum -- Planning Hoard i b. The use as developed will not adversely affect the neighborhood character. The Project provides appropriate building, landscaping and screening setback from the adjacent properties. There will be no change in the architectural style of existing buildings, and the use is well suited for its proposed location. C. There will be no nuisance or serious hazard to vehicles or pedestrians. Existing access points to the Property are adequate to serve the proposed uses. d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The Project is adequately and appropriately serviced by existing municipal water and other utilities that adequately address the needs of the Project. e. The use is in harmony with the general purpose and intent of this Zoning Bylaw. In addition to the reasons described herein and as shown on the Site Plans and other information submitted as part of this Application, the proposed use is in harmony with the general purpose and intent of this Zoning Bylaw for the following reasons. First, the proposed uses are permitted under the PDD provisions of the Zoning Bylaw subject to Site Plan Review, and will serve to provide a mix of uses consistent with the Towri s objectives in the Machine Shop Village area. Second, the proposed uses will further provide for pedestrian amenities to complement the surrounding uses. Third, the Project will enhance the aesthetics and functionality of the Property with new landscaping, parking and pedestrian walkways. Fourth, the Project will help return a largely vacant and unused property back into productive use, and will provide an important source of new tax revenue to the Town. Fifth, based upon the Applicant's experience with similar facilities, the off-street parking provided is adequate to serve the uses of the property in a safe and effective manner, Lastly, the project, as shown on the Site Plans, will serve to provide additional downtown activity consistent with the Town's efforts to reinvigorate the downtown area. For these reasons, all of the proposed improvements and enhancements noted herein are in harmony Site Plan Review Memorandum -- Planning Board with the general purposes and intent of Section 1 ("Purposes") of the North Andover Zoning Bylaw. V. REQUEST FOR APPROVAL For the above reasons, the Applicant, RCG North Andover Mills LLC respectfully requests that the Planning Board make the required findings and conditions described under Sections 8.3 and 10.31 of the North Andover Zoning Bylaw, and grant the AppIicant's request for Site Plan Approval. Sincerely, David teinbergh -� Manager RCG North Andover Mills LLC Site PIt113 Review Memorandum -- Planninb Board Town of North Andover Planning Board Application for Special Permit Please type or print clearly. 1 Petitioner: RCG North Anclovei-Mills LLC Petitioner's Address: 17 Ivaloo Street, Somerville, MA 02143 Tciepiione number: 617 625 83 15 2. Owners of the Land: RCG North Andover Mills I.LC Address: 17 Ivaloo Street, Somerville, MA 02143 Number of years of ownership: One. 3. Year lot was created: 4. Description of Proposed Project: Conversion of C5,000— squqiLe feet of existlnc office sLaace to fifty I-and 2-bedroom a 5. Description of Premises:-�235 0.00 sf ref office and research and de lo)jjjent 12ace ill attached and free-standing brickbuildiggs. _�5 series 6. Address of Property Being Affected: 21 I1jgh_51!eet Zoning District: I-S Assessors: Mal): 069.0 Lot#: 000 1-0000.0 Map: 068.0 Lot U. 00 10-0000.0 Registry of Deeds: Book#: 10601 Page 4: 340 7. Existing Lot: Lot Area (Sq. Ft) 98�6867+/- Building Height: Maximum 70 feet Street Frontage: l,ZI 0 feet Side Setbacks: N/A Front Setback: 0-94 feet Rear Setback: N/A Floor Area Ratio: 0.24 Lot Coverage: 0.12 8. Proposed Lot(if applicable): N/A Lot Area (Sq. Ft) Building Height__ Street Frontage: Side Setbacks: Front Setback: Rear Setback: Floor Area Ratio: Lot Coverage:_ 9. Required Lot (as required by Zoning Bylaw): Lot Area (Sq. Ft) 60,009 Building Height N/A Street Frontage:N/A Side Setbacks:N/A Front Setback: N/A Rear SctbacicN/A Floor Area Ratio:N/A Lot Coverage:N/A 10. Existing Building (if applicable): Ground Floor(Sq. Ft.) j_l400Q±/- 4 of Floors: 3-5 Total Sq. Ft, 235,000+/- Height: I'Vlaxinium 70 feet Use: Office, lUQ Type of Construction Wood ffiun-q with Brick 11. Proposed Building: No new bgi,ldings proposed Ground Floor(Sq. Ft.) #of Floors: Total Sq. Ft. Height: User Type of Construction 12. Has there been a previous application for a Special Permit from the Planning Board on these premises? Yes If so, when and for what type of construction? On October 15, 2007, the Planning Board approved..a PDD Special Permit and Site Plan Review Spec JaL Permit for Phase I, which consisted of conversion of 35,000 SF of vacant office s ace..i�to 15,000 SF of retail and 20 residential units. 13. Section of Zoning Bylaw that Special Permit is Being Requesters: Sections 8.3 and 10.3. 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 of this application received by the Town Clerk or Planning Office does not absolve the applicant fi•orn this responsibility. The petitioner shall be responsible for all expenses for tiling 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 Sign rtu*e Z' If �_ � Print or type name here: Davi Steinber Ma er RCG North Andover Mills LLC Owner's SignatrrreL__ -� Print or type name here: David Steinber h Manager, RCG North Andover Mills LLC 14. Please list title of plans and documents you will he attaching to this application. A. Existing Conditions Survey B. Deed C. Preliminary Plan Approval D. Definitive Plan—Planned Development E. Master Plan—Planned Development F. Unit Plaus far Residential Units G. Traffic Impact Study H. Fiscal Impact Study I. Parking Allocation EAST �;E;: ,� A sI � >� r . January 18, 2008 TOWN OF NORTH ANDOVER PLANNING BOARD APPLICANT & OWNER: RCG NORTH ANDOVER MILLS LLC PROPERTY: ASSESSORS MAP 69, LOT 1 AND MAP 68, LOT 1 21 HIGH STREET, NORTH ANDOVER MEMORANDUM IN SUPPORT OF APPLICATION FOR DEFINITIVE PLAN APPROVAL FOR PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT (Sections 11 and 10.3 of North Andover Zoning Bylaw) I. INTRODUCTION RCG North Andover Mills LLC is the applicant (the "Applicant") seeking i a Definitive Plan Approval of a Planned Development District (PDD) Special Permit for a portion or sub-phase of so-called Phase II ("Phase 1I.A.") of a multi- phased mixed use development known as East Mill which was approved pursuant to a Preliminary Approval Decision, dated January 16, 2008 as further described below. Specifically, the Applicant is the owner of certain real property consisting of 22.65 acres of land, known and numbered as 21 High Street (formerly known as One High Street). The site is located at the corner of High Street and Water Street, and is designated on the Town Assessor's Maps as Map 69, Lot 1 and Map 68, Lot 1 (the "Property"). The Property currently consists of a total of approximately 200,000 square feet of existing office and research and development(R&D) space, with 35,000 square feet previously permitted for conversion to retail, restaurant, and residential uses as part of Phase 1. The Property is shown on an Existing Conditions plan attached hereto as Exhibit A (the "Property"). The Owner acquired the Property by deed from FUCMS 2000-C2 Andover Mills, LLC, dated January 22, 2007, recorded with the Essex County North District Registry of Deeds in Book 10601, Page 340. A copy i of the Deed is attached hereto as Exhibit B. 0 This Application relates to a so-called Phase II.A. of the proposed redevelopment project for which Preliminary Approval of the PDD Special Permit for Phase lI was issued to the Applicant by decision, dated January 16, 2008, a copy of which is attached as Exhibit C. The Applicant anticipates additional development as part of the PDD in line with the redevelopment RCG NORTH ANDOVER MILLS, LLC Page 1 of 10 I �LAST ff r1r- MILL d , III A,,17() F x January 18, 2008 program outlined in the Preliminary PDD Special Permit application for Phase II previously filed with the Board. The portion of the Property on which Phase II.A. is proposed includes existing land and buildings entirely within the Industrial S (I-S) Zoning District, where the proposed uses of the Property are permitted, subject to the issuance of a PDD Special Permit as well as a Site Plan Review Special Permit. II. PROPOSED PROJECT As noted above, the Applicant proposes that Phase II.A. of the proposed project will consist of the following: (a) the renovation and conversion of approximately 65,000 square feet of currently vacant space to a total of fifty (50) residential, loft-style, one- and two-bedroom apartment units located within the second and fourth floors of Building No. 3A, the third and fourth floors of Buildings No. 3, 1A, and 32, and the fourth and fifth floors of Building No. 1. These units will be located to create adjacency with the previously permitted residential units, preserve and support the marketability of the commercial space, and to enhance the mixed use environment of the East Mill project; (b) the expansion of the surface parking lots to add 159 new parking spaces; (c) the addition of landscaping, drainage, and access improvements and the construction of a new drainage culvert and recreational deck at the Mill Pond; and (d) the expansion of allowable uses for any remaining commercial space throughout the site to allow all uses that are allowed in a Planned Development District. The proposed Phase Two Project improvements are shown on the following site plans described below. --A Certified Plot Plan titled "Preliminary Plan -- Planned Development" shows the proposed areas of conversion in the existing buildings and proposed site improvements and shall be attached hereto as Exhibit D, -- A Landscaping Plan titled "Master Plan- Planned Development" shall be attached hereto as Exhibit E -- Unit plans for the proposed residential apartments are attached hereto as Exhibit F. RCG NORTH ANDOVER MILLS, LLC Page 2 of 10 EAST MILL" II w " #I A , 19 1 „0 x r 3I A Ia r,r.;V r � January 18, 2008 -- A Traffic Impact Study of the fully phased Planned Development is attached hereto as Exhibit G. -- A copy of the Fiscal Impact Study of the fully phased Planned Development is attached hereto as Exhibit H. -- A Parking Allocation spreadsheet that shows compliance with the Zoning Bylaw is attached hereto as Exhibit I. Collectively, the proposed improvements as described above and as shown on Exhibits D through I shall be referred to as the Project or Phase II.A. III. REQUIRED RELIEF Based upon our preliminary review of the proposed improvements, and after consulting with the Town Planner as well as the Building Inspector, the Applicant has determined, among other things, that a Planned Development District Special Permit will be required to be issued by the Planning Board in accordance with Sections 11 and 10.3 of the Zoning Bylaw of the Town of North Andover, as most recently amended in June, 2007 (the "Zoning Bylaw"). Over the course of the last year, the Applicant has met with various Town boards and departments, including the Town's Technical Review Committee (TRC), the Department of Public Works ("DPW"), and with the Building Inspector to discuss the Project. Further, the Applicant met with neighbors to describe the proposed Project and solicit feedback. Comments from the Planning Board members, from the Technical Review process, and from neighbors have resulted in some changes to the Application from the initial Preliminary Plan, including the decision to apply for only the first portion of the approved Phase II Preliminary Plan and the reconfiguration of parking areas to preserve green space. IV. PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT CRITERIA Section 11 of the Zoning Bylaw establishes the criteria for a Definitive Plan to be reviewed by the Planning Board as part of the Planned Development District Special Permit process. Specifically, the Applicant has attached to this Application a set of Plans conforming to the criteria described in Section 11.3. Additionally, Section 11 establishes other criteria for approval, as further described below: ROG NORTH ANDOVER MILLS, LLC Page 3 of 10 EAST MILL (� ¢ � altl � �o(;: ill :\`lii ii'F t January 18, 2008 Section 11.4 Minimum Requirements 1. The Project is consistent with the purposes set out in,Section„11.2. Consistent with the objective of the PDD Zoning Bylaw provisions, the Project will provide for a mixture and diversity of retail, residential and other uses which do not detract from, but which will enhance, the Iivability and aesthetic qualities of the Machine Shop Village and other neighboring downtown areas. As a project that is proposing to utilize existing buildings, the proposal will promote the efficient use of land while protecting natural resources, such as water resources, wetlands, and floodplains. 2. be no serious hazard Ingress f„a vehicles or 5 g rpperly sn that there will and egress for traffic flow pedestrians. The Project will utilize existing vehicular entries and exits, as well as on- site parking areas, which will result in no hazard to vehicles and pedestrians. As part of Phase I of the Project, the Applicant incorporated street improvements to High Street that were designed to reduce the hazards to vehicles and pedestrians on and adjacent to public ways. 3. _Adequate parking facilities are .provided for each use and structure in the development. The Applicant proposes to add 159 new off-street parking spaces, which provides well in excess of the zoning requirements for the current and proposed uses, as shown in Exhibit I. Maj ties or tions which 4. designed to be visually compatible wiwithire siting the natural rorlhistor-hic istorical characteristics. Since the Project proposes uses that are to be located at existing buildings, there will be no visual impacts that would be incompatible with the historic nature of the neighborhood. 5. The Project does not adversely affect the natural environment to the detriment of communitycharacter_.and public health and safety. . RCG NORTH ANDOVER MILLS, LLC Page 4 of 10 EAST Flo 1 `! o 1 0 11IM1LL N(7<ill A`J D I)V f, � January 18, 2008 The project will have no impact on the natural environment. Section 11.5 Permitted Uses The proposed residential loft apartments are permitted under Section 11.5. Further, the Applicant proposes to apply the list of uses permitted in a Planned Development District as provided in the Zoning Bylaw to all the commercial space on the Property as described above. The Project also meets the area requirements under the PDD regulations as described below. Zoning Area Requirements Cate or Allowed Proposed Compliance Zone I-S/PDD 1-S Area Minimum 60,000 sf 22.65 acres ✓ Uses Residential, Residential, Restaurant, ✓ Restaurant, Offices, Offices, Personal Personal Services, Services, Recreation, Recreation, General General Retail. Retail Usable Open Minimum 20% Usable 20% Usable Open ✓ Space to be conveyed. Space committed Setbacks Minimum 25 feet from Existing minimum of ✓ Residential Zone 94 feet from Residential Zone on Water Street PDD Application Criteria --Written Documentation Requirements The following establishes how the Applicant meets each of the criteria required to be addressed in the Preliminary Application PDD Special Permit Application: 1. Encouraging the most appropriate use of land: RCG NORTH ANDOVER MILLS, LLC Page 5 of 10 I i i i i ! V EAST g3I �,.;� ii ,�viaf;ti'� ; January 18, 2008 The historic mill buildings already occupy the land and this proposal simply transforms and enhances the use of the buildings consistent with the PDD Zoning Bylaw requirements. The 65,000 square feet of vacant office space designated for residential conversion has been vacant for three years without significant leasing interest and is suitable for conversion to residential use due to its contiguousness with previously permitted residential uses, its efficient and attractive layout for loft- style living, and its proximity to the residential areas of Machine Shop Village. The space targeted for conversion also preserves over 100,000 square feet for continued commercial use on the lower floors of the buildings where those uses are most suitable. These uses are in line with the stated goals of the PDD and with the trends in urban planning that encourage first-floor retail with office and residential above. Given the market difficulties in securing large offices users for commercial sites in established residential neighborhoods, we believe a mixture of uses is most appropriate for the East Mill in order to create a vibrant and diverse downtown area. 2. Preventing overcrowding of land: The Project does not include construction of any new buildings, and so no overcrowding of land would occur. 3. Conserving the value of land and buildings: The residences and retail spaces will not only re-activate the empty spaces in the building, enhancing its value, but will preserve the historic structures that comprise the former Davis & Furber Machine Shops as part of the Machine Shop Village area. 4. Lessening congestion of traffic: The proposed residential uses in this phase will create less traffic congestion than the currently permitted con-mercial uses would, See Exhibit G for a Traffic Impact Study prepared by Design Consultants, Inc, that shows the projected traffic impact of the fully phased project. RCG NORTH ANDOVER MILLS, LLC Page 6 of 10 EAST 1 MILL 11 . , � � '� :., t E � :. ���r.�v r � January 18, 2008 5. Preventing undue concentration of population: The Project site is an appropriate site to add population concentration because of the existing infrastructure, proximity to local businesses, and an underutilized pedestrian environment. The fifty (50) residential units, which are Iikely to have 1-2 residents each, should not create any undue impact on Town services. 6. Providing adequate light and air: The Project proposes no additions to the existing structures, therefore not affecting the provision of light and air. 7. Reducing the hazards from fire and other danger: The proposed uses will involve less intense hazards than the intensive manufacturing uses historically located at the Property, as well as less intensive uses than what the current Zoning Bylaw allows under the Industrial S (I-S) Zoning District. 8. Assisting in the economical provision of transportation,water, sewerage, schools, parks and other public facilities: The new uses will add value to the existing buildings, which have sat largely vacant for a number of years, and will contribute to the increase in business of nearby retail uses in the downtown area. The Town will benefit in the form of increased property taxes, which in turn can be used to enhance services. Based upon the Applicant's experience with developing similar mixed- use communities, the proposed loft apartments do not attract families with school-age children, and therefore should not increase the impact on the school system as more detailed in the Fiscal Impacts Study prepared by Connery Associates, a copy of which is attached as Exhibit H. 9. Controlling the use of bodies of water, including watercourses: The Project proposes improvements to the culvert system that will better control the water levels and water flow of the Mill Pond. Such improvements will also be subject to approval by the North Andover Conservation Commission. RCG NORTH ANDOVER MILLS, LLC Page 7 of 10 EAST 11111MILL 0 4 0 1 i1 1 N C:e� III ,,�J D QV f January 18,2008 10. Reducing the probability of losses resulting from floods: The Project proposes improvements to the drainage system that wiII significantly reduce the probably of losses resulting from floods due to the increased capacity of the culvert system, unproved grading of the site, relocation of certain catch basins, and addition of certain landscaping designed to better manage heavy rains. 11. Reserving and increasing the amenities of the Town: The Applicant's research shows that the Town is underserved with neighborhood retail and that this re-use of space will increase the amenities for Machine Shop Village residents and visitors who will have new outlets for dining, shopping, recreation and/or personal services. In addition, we believe the mixture of uses will create a constant presence on site, improving safety and enlivening the downtown area. PDD_SPECIAL PERMIT (GENERAL) CRITERIA (Section 10 31) Section 10.31 of the Zoning Bylaw provides that the Planning Board shall not approve any such application for a Special Permit unless it finds that in its judgment all the following conditions are met. The following lists the criteria and how these criteria are met. a. The specific site is an appropriate location for such a use, structure or condition. As the property is zoned for retail and office use, the site is an appropriate location for the proposed Project. The site design complements the surrounding uses and provides for sufficient traffic and circulation improvements, as well as sufficient water, sewer and other utilities. b. The use as developed will not adversely affect the neighborhood character. The Project provides appropriate building, landscaping and screening setback from the adjacent properties. There will be no change in the architectural style of existing buildings, and the use is well suited for its proposed location. RCG NORTH AN©OVER MILLS, LLC Page 8 of 10 t EAST January 18, 2008 c. There will be no nuisance or serious hazard to vehicles or pedestrians. Existing access points to the Property are adequate to serve the proposed uses. d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The Project is adequately and appropriately serviced by existing municipal water and other utilities that adequately address the needs of the Project. e. The use is in harmony with the general purpose and intent of this Zoning Bylaw. In addition to the reasons described herein and as shown on the Site Plans and other information submitted as part of this Application, the proposed use is in harmony with the general purpose and intent of this Zoning Bylaw for the following reasons. First, the proposed uses are permitted under the PDD provisions of the Zoning Bylaw, and will serve to provide a mix of uses consistent with the Town's objectives in the Machine Shop Village area. Second, the proposed uses will further provide for pedestrian amenities to complement the surrounding uses. Third, the project will enhance the aesthetics of the Property with new streetscape amenities, landscaping and screening. Fourth, the Project will help return a largely vacant and unused property back into productive use, and will provide an important source of new tax revenue to the Town. Fifth,based upon the Applicant's experience with similar facilities, the off-street parking provided is adequate to serve the uses of the property in a safe and effective planner. Lastly, the project, as shown on the Site Plans, will serve to provide additional downtown activity consistent with the Towri s efforts to reinvigorate the downtown area. For these reasons, all of the proposed improvements and enhancements noted herein are in harmony with the general purposes and intent of Section 1 ("Purposes") of the North Andover Zoning Bylaw. Rest for a Hearin for a Hearin RCG NORTH ANDOVER MILLS, LLC Page 9 of 10 NilEAST ILL Iq E,. z r , ,, ,E,f,sl January 18, 2008 In accordance with the provisions of Sections 11 and 10.3 of the Zoning Bylaw, the Applicant requests a hearing on the Definitive PDD PIans which we understand would be held on February 19, 2007. Please advise if supplemental information will be necessary or if you have any questions. Sincerely, Davrd t�znUergh Manager RCG North Andover Mills LLC RCG NORTH ANDOVER MILLS, LLC Page 10 of 10 f I Exhibit B Deed Upon recording, return to: Marjie C.Nealon,Esq. Bilzin Sulnberg Baena Price &Axelrod LLP 200 South Biscayne Boulevard Suite 2500 ~� Miami, FL 33131 UITCLA DEED FUCMS 2000-C2 ANDOVER MILLS, LLC, a Delaware limited liability company, whose address is c/o LNR Partners, Inc., 1601 Washington Avenue, Suite 700, Miami Beach, Florida 33139, for consideration of Nine Million and No/100 US. Dollars - ($9,000,000.00) paid, grants to RCG NORTH ANDOVER MILLS LLC, a Massachusetts limited liability company, whose address is 17 Ivaloo Street, Suite 100, Somerville, Massachusetts 02143, with quitclaim covenants, the land described on the attached Exhibit A. WITNESS our hand and seal this�kl day of January, 2007. FUCMS 2000-C2 AND OVER MILLS, LLC, a Delaware limited liability company By: LNR Massachusetts Partners, Inc., a Massachusetts corporation, its manager i By: (SEAL) Name: Steven . Ferreira Title: Vice President ` F By: "INi r .�_; �� ... ... Name: Marg ret Jor an Title: Treasurer [NOTARY ON THE FOLLOWING PAGE] Renirn lo:Bob Ilarrirgton CHICAGO Trrf.E•NSUR,WCE COMPANY 75 Ped�ral Shred,•Ilh dour Dorton, 02110 (611)210-0750 \9 L1 M 112.4.161.1 724 9626M hw I STATE OF FLORIDA SS. COUNTY OF MIANII-DARE On this - 7 . day of January, 2007 before me personally appeared Steven D, Ferreira, who, being by me duly sworn, did say that he is the Vice President of LNR Massachusetts Partners, Inc., a Massachusetts corporation, and acknowledged such instrument to be his free act and deed on belialf of said corporation as manager of FUCMS 2000-C2 ANDOVER MILLS, LLC, a Delaware limited liability company. He is personally known to me or presented a Florida driver's license as identification. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year last above written. DANIKAR.NOTAR C c. ...... MNol"Public-State of Fladda A,l Y CW0i140fl EXOU NOV 27,2010 Notary Public Commission I DO 617002 'iBendedTnr MY Commission Expires: 2 Ij/V STATE OF FLORIDA SS.: COUNTY OF MIAMI- DADE On this I I th day of January, 2007,. before me personally appeared Margaret Jordan, who, being by me duly sworn, did say that she is the Treasurer of LNR Massachusetts Partners, Inc., a Massachusetts corporation, and acknowledged such instrument to be her free act and deed on behalf of said corporation as manager of FUCMS 2000-C2 ANDOVER MILLS, LLC, a Delaware limited liability company. She is personally known to me or presented a Florida driver's license as identification. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official sea] the day and year last above written, DAN 1XA R.NOTAR • Notary Public-State of Florida Not.ary. Public my Comnmsslon Expires Nov 21.200 Commission 0 DU 017902 My Commission Expires: Vf Bonded Throu0i Ngloa$Notsy Man, 12.14401,1 7249626275 EXHIBIT A LEGAL DESCRIPTION 'lhago nett+ n pmaix of twd,tagetber w'Ih dm i rovtta to thu on,situated in I+' th 19 And4vac,N�eox County,Nlatxachu pts and sewn uu PIM of land cntitlod TIm ofLand ; North Andova,Back County,MASSscbnxextv PnVredlr the D�evia and Fmrtfar Machine Ima dated Apit 220 1931,prey t}y pembxvko Lapd North Dia det Rag{stry afDads as Plan N ' 'Co.,Cv rccar�lod St ith t;�e l� de rtbed m;Do1law r; umbct�9276 INNugh 9279 of 1983 bounded atd PAR MOM NOP-TE ESg`TLRYY-hyHigh.strut, 789.12 fcd► XORT'17- i' g Y:by land Aow,l on said PIan 83 of Dnston MW Maine Crnporadort, 1091.01 feet; SOUTHWTERLY:byland formerly of DeAs and Furber firm Company Mown on a plat►as of a mm uak o m 70.00 root; 24ORTIDW TRU Y:by the same mud by Lana dow of ib=eAy of Vjn2ge LaM Company,by a carved Um ru=Ing timougb the brook tjcwkW from the-JYMIfend as town cm sAid pjar4 meuwfiftg 173.00 feet, more or(am; SOUTHFASTMMY: by BUM loud xkow or IbrmerlyofvitlAF Land Company,by two 'bQO me asMug,respocdvely,45.00'fee4 more or jest, and 28.60 foot; SOLIUWESTBRGY:by the amae,by a cumed)Inc mnnhg parm,19,m and 73,40 fear fromYha nezxteJMe of Wd braoi; SOVI-AV-ASTMLj. by the samo,S3.00 feet; S01Tt Ft MTRRLYtby 1cmd shown oz)said plan as of Ouiauiclan.80.00 fcet; SOUI;MSTL'RLY:by acid fund of GuiguWan acid by laud shown on said plen ae of -rJeorgo, 173.00 AM4 SOU HWMTERL.Y;by We shown on said plan an ofSwasty,Charbcrland,TOMS1 and Ma n,273.20$eel; 90L1'l;b1EAFIMY.-by said laud o_fMilo,27.29 fuet; SOLTMW8.4'�'L+RLY:by said IRM of MWn and by loads Aim on avid plant as of Petrovv and Eldredgo,220.00 fret; g0U'1MA.SMaY;by Wd 1=0 of Mtlredge,49.00 feat;and SM'CHWFSTEkLY:by WSW Street,421.05 feet. Containing 13.5 oc m of land amm—ditig to said plan,toSctbor with such right to we it driveway us is rtppunon=ttwmm a rosrrved hi four certain detds iamorded with Bcid Aaede in retptxdvely,Book 1197,PAV,293;Book 1207,PmV 142;Book 17-V Pogo 268;and Book 1230, Page 53,mttd as VkOWn an a p1an mccardW MCA amid loads ea plan No.6591. PA.RC. L TW4 WORTBWB.ST13RLY AM 1'*RT MaY;by huKOtt Street,try two litres moamring,retpenttvsly, 15S.d2 &d'mud 213-45 t"t; 1." LY: by Sand shown on said plm ao of Waldred, 145.00 fees; NORT tLY by�94 land of Weldrad and by land abown on said plan as of Roddon,by two Hain moasmtring,rrV"vely,$J.OS ibat stnd 99.94; 12ASTT1ll:1.Y by land ehoNm on aid plan Of Cans,73.07 feet; NORTHJRRLY by said land of Cma,131.18 feat; S©U HB,P, URL'Y':by taod ahnwn on said plan as of Chickering A suuixl Sr 543.17 SGUI 1W.E FERLY:by laud shown on said plan as of Bo tan szid Matue Cvrpvnttioti, 728.7.d tort; - NO RMAVESURLY by said land Of Boston rnd MI Liza Corporation, 2908 fect; SOUTItY 8TULY bys�pjd>and ofHostvn and Mine Ctxvorntion, 1U10 fee;and NUXtT1atWESTBRLYtby the intersu,60ja of the sick Imp ot'Ifigti Str ai and 1?reacott Strut,by a c.-Mt d Ihie ijicpsttring 51.911'O*;- Contc Wm$3.377 acm of Iwd umurd ing to said p1m PARCEL THM 'rlta ponds s1�3wu cu Section No. I and bectiorr No. 14 bctwoea SWIM 993+40.a and Sr�ttan I04C�s1.4,cau aPI=m6ded 61MAt of WDY imd Truk-Nap- Dostcn and 1 21ne Railroad"datisd Xunc 90, 1914,trued to Febrtwry 1. 1966,prepared byt#teoince orvaltiatitm �8i�,llostrrn,hias�cltttaalta(tlrc'�ilroad plrar'� Exhibit G Traffic Impact Study E TRAFFIC IMPACT ASSESSMENT "EAST MILL" NORTH ANDOVER, MA DECEMBER, 2007 Prepared for RCG North Andover Mills, LLC Prepared by Design Consultants, Inc. 265 Medford Street Tel.is(617) 776-3350 Somerville,MA 02143 Table of Contents Page ExecutiveSummary............................................................ ....3 1.0 Introduction..........................................................................5 2.0 Methodology.........................................................................5 3.0 Proposes[ Development............................................................5 4.0 Study Area...........................................................................6 5.0 Street Network.......................................................................7 6.0 Existing Traffic Volumes..........................................................9 7.0 Existing Traffic Operations......................................................10 8.0 Accident Data........................................................................12 9.0 Future Traffic Volumes...........................................................12 10.0 Trip Generation and Distribution ..............................................13 11.0 Traffic Impacts ......................................................................15 12.0 Sight Distance........................................................................17 13.0 Warrant Analysis....................................................................17 14.0 `By Right' Development Scenario................................................18 15.0 Conclusions...........................................................................20 List of Figures Figure 1 —Locus Map Figure 2 — Study Area Intersections Figure 3 —Existing Peak Hour Traffic Volumes Figure 4—2012 "No Build" Peak Hour Traffic Volumes Figure 5— Distribution of Site-Generated Trips Figure 6—Site Generated Peak Hour Trips Figure 7--2012 "Build" Peak Hour Traffic Volumes Itcg-lilcscrver'deselopdurl'rojects'Nortlf Andover lvtillsTennilting`,Phase II Pern its1'raFfiOTrallic Impact Asses.menirev120707.doe 2 i Executive Sunimaly This report assesses the traffic impacts associated with the proposed East Mill development in North Andover, MA. The project is located on the northeast corner of the High Street and Water Street intersection. The proposed mixed use development will convert portions of the existing Mill office buildings (currently vacant) to residential, commercial and new supporting office uses and be phased over several years. The report evaluates the projects traffic impacts on the following study area intersections: • High Street/Site Driveway • Water Street/Site Driveways • High Street/Water Street • High Street/Prescott Street • Water Street/Main Street • Main Street/Elm Street • High Street/Sutton Street/Chadwick Street • Prescott Street/Route 125/133 The study included an inventory and analysis of existing conditions, an estimation of site generated traffic and an evaluation of future `No-Build' and `Build' conditions at the studied intersections and connecting roadways and site driveways. Future intersection traffic volumes have been based upon existing traffic counts projected to the year 2012 when the fully phased development program will be completed. The fully phased development will generate an estimated 181 vehicle trips in the AM peak hour, 240 in the PM peak hour and 2,566 trips daily. The peak hour trips have been distributed to the study area based upon existing peak hour travel patterns and the desire to reach surrounding major routes. The site generated peak hour trips will have a minimal impact on the surrounding roadways and intersections, The only significant change in Level of Service resulting from the new site traffic is the High/Sutton/Chadwick intersection which will operate at LOS E/F during the peak hours. This is a typical condition for side streets intersecting heavily traveled roadways such as Sutton Street that otherwise do not have sufficient volumes to warrant installation of a traffic signal. It should also be noted that the proposed mixed use development results in a reduction of traffic impact in comparison to full occupancy of the existing office use. Rcg-fileser�r'dctclnpdne'Pn xl;Nomb Andover Mills'd'ermi(IingThase H Permils'Jraflicl7raf3ic Impacl Assewwm wrcv120707.doe 3 f i In support of the proposed commercial use along High Street, associated strectscape improvements along the east side frontage include bulb-outs (6 foot expansion of the sidewalk) that effectively define proposed pedestrian crosswalks and the limits of proposed on-street parking. These improvements are shown on the submitted Street Improvements Plan for the Phase I PDD Special Permit. The combination of on-street parking, along with the prominent pedestrian crossings will contribute to the overall reduction in vehicle operating speeds along High Street and thereby promote an overall safer traffic condition and more desirable pedestrian environment. It is recommended that the Town of North Andover consider lowering the speed limits along High Street (to 25 MPH) to further support the proposed street improvements. The proposed High Street improvements maintain the existing two-way traffic control at the intersection of Water and High Street. The addition of the proposed bulb-out at the northeast corner is consistent with the potential implementation of a four-way stop control for the intersection, as proposed in the Machine Shop Village Master Plan for the area. Reg-tileservcr dev�lopduc`.Pnrjech Noiilt Andover MillsTermitti»g%Phase II Permits!"fraOicR"traflic Impact Assessmentrev120707.doe 4 v r 1.0 Introduction This report assesses the traffic impacts associated with the proposed East Mill mixed use development in North Andover, MA (see Locus Plan). The project occupies the northeast quadrant of the High Street and Water Street intersection. Institute of Transportation Engineers (ITE) trip generation rates and standard traffic engineering practice and procedures have been utilized in this traffic impact study. 2.0 Methodology This traffic assessment has been prepared in accordance with the 1TE's Traffic Impact Analyses for Site Development. (An ITE recommended practice) and review of the anticipated neighborhood area concerns with the North Andover Town Planner. The study includes the following: • An inventory and analysis of existing conditions for the study area intersections • An estimation of daily and peak hour trips generated by the proposed phased development • The distribution of AM and PM peak hour site generated traffic at the study area intersections • An evaluation of the future phased `Build' conditions at the study area intersections 3.0 Proposed Development The project proponent proposes to convert portions of the existing Mill office buildings (currently vacant) to residential, commercial and new supporting office uses and be phased over several years. The fully phased mixed use development will include 207 residential units, 15,000 SF commercial and 50,000 GSF of office space. Aceesslegress will utilize the existing driveways off of High Street and Water Street. In support of the proposed commercial use along High Street, associated streetscape improvements along the east side frontage include bulb-outs (b foot expansion of the sidewalk) that effectively define proposed pedestrian crosswalks and the limits of proposed on-street parking. "12cg-filescn�r'devclnpdoc'Ngicek"North Andover Mi31s4Pennit£invThaw 11 Pemiils TraRic''rrA'is hnpul AsscssinentrevI20707.doc 5 r 4.0 Study Area Land use in the vicinity is primarily residential to the south, east and North of the site and commercial to the vest towards the Town Center. DCI has discussed the scope of the traffic study area with the Town Planner and the study area includes the following intersections, • High Street/Site Driveway • Water Street/Site Driveways • I Iigh Street/Water Street • High Street/Prescott Street • Water Street/Main Street • Main Street/Elm Street • High Street/Sutton Street/Chadwick Street • Prescott Street/Route 125/133 The Prescott Street/Route 125/133 intersection is traffic signal controlled while the other study locations are unsignalized. See Figure 2 for study area intersections. Etcg-lilem%errlccetopdoc Projec€s'North AmImer Mills`Rerniilling`PI€nsc 11 Pen wO"rafliOTrallic Impel Assessnren€rev120707.(toe 6 5.0 Street Network High Street is a Town-owned, north-south local collector roadway traveling from its intersection with Elm Street and Water Street, and north to Sutton Sheet, a total distance of approximately '/2 mile. In the vicinity of the site, High Street is 34-36 feet in width with one travel lane in each direction. Granite curb and cement concrete sidewalks are provided along both sides of the street. No parking is posted on both sides of High Street from Water Street to Prescott Street. The posted speed limit 30 MPH and stop control exists at the `T' intersections with Sutton Street and Chadwick Street. Eli Sheet is a town-owned street traveling north-south from Water Street to Main Street. At its intersection with Water Street, Elm Street is 35 feet wide with 2-hour parking on both sides. n tF High.street looking noi-1h along the Site frontage Water Street is a Town-owned local/collector street traveling west/east from Main Street to High Street and extending east as a local residential street to Clarendon Street. To the west, granite curb and cement concrete sidewalks with restricted on-street parking are provided along both sides of the 37 foot-wide pavement. East of High Street, curbs and sidewalks are provided on both sides with on-street parking allowed on the south side only for the available 30 feet of roadway width. The intersection of High Street and Water Street is unsignalized with the eastbound and westbound Water Street approaches controlled by stop signs and painted stop bar. Painted crosswalks are provided for each leg of the intersection except for the east side crossing Water Street. A four-way stop control with upgraded crosswalks and wheelchair ramps meeting ADA requirements has been proposed for fixture implementation as part of the Town's Master Plan for the area. One concern raised for this proposal has been `:'€tcg-filesercer'decclopdoc'.ProjecisNorlh Andmer Mil€sVPermittinpPhase€€PermitsUraflic%TraRic Impact Assessmenf rev[20707.doe 7 introduction of stop control for the steep upgrade (10%) for southbound High Street that would potentially affect vehicle operations during snow/icy conditions. x 0. r^... k�r � Me„ �ylo-qt i High Street looking south at the Water Street Intersection Elm Street is a town-owned street traveling north-south from Water Street to Main Street. At its intersection with Water Street, Elm Street is 35 feet wide with 2-hour parking on both sides. Elm Street travels south from the High Street/Water Street intersection to its intersection with Main Street. Elm Street and Green Street are offset by approximately 150 feet, creating two `T' intersections, Elm Street is 25 feet wide, providing one travel lane in each direction, and its approach is stop sign controlled. Main Street at this location is 32-34 feet wide, also providing one lane in each direction. Approximately 0.4 miles north of the Main Street/Elm Street intersection, Main Street intersects Water Street and creates a "Wye" intersection where Water Street is controlled by a stop sign. Main Street is 42-45 feet wide with parking allowed on both sides. Water Street is 35 feet wide and provides for one travel lane in each direction. Abutting land use is commercial and residential. Approximately 0.2 miles north of the High Street/Water Street intersection is the "Wye" intersection of High and Prescott Streets. Prescott Street is a residential street traveling east-west from High Street to its intersection with Route 125/133. At its intersection with High Street, Prescott Street is stop sign controlled. This intersection is somewhat channelized by a small island that allows two-way traffic on each side. Prescott Street travels east from High Street where it intersects Route 125/133. This 4- legged intersection is traffic signal controlled. Prescott Street is 25 feet wide west of the intersection and 20 feet wide to the east, providing single land approaches. Route 125/133 is 36 feet wide; providing single lane approaches. An exclusive pedestrian Rcg-([eserser'c�cti'elnpdac'.i'ra.jccls North Andmer>vfills`Pennining•,Ph se It Permils�Trafllelrraf c Gupac[AssessmeolrevIN707,dec 8 i i i crossing phase is provided. Abutting land uses are a nursing home, residential, and a ball field. North of the High Street/Prescott Street intersection is the intersection of High Street/Sutton Street/Chadwick Street/Poor Street. There are stop signs on the High Street and Chadwick Street approaches to Sutton Street. Sutton Street is a major collector road that travels east-west from Main Street to Route 125/133. East of the intersection, Sutton Street is 42 feet wide and provides one lane in each direction and S foot wide shoulders. Speed limits are posted at 35 MPH. The south side of the intersection is channelized by an island that provides two-way traffic flows on each side. The west side (extension of Chadwick Street) is used for turning movements to and from the west along Sutton Street, while the east side (extension of High Street) facilitates turning movements to and from the east. Poor Street is a residential dead-end street that intersects Sutton Street on the north side. Two major driveways are located on High Street, opposite each other just south of the High Street/Prescott Street intersection. The driveway on the east side of High Street (46 feet wide) services the North Andover Mills development. This driveway will be utilized for the proposed East Mill Development. The driveway on the west side of High Street services the existing office use and also provides access to an existing condominium development (Sutton Pond). 6.0 Traffic Volumes Traffic volume data was obtained for High and Water Streets by utilizing two automatic traffic recorders (ATR's), which were placed on the roadways on Tuesday October 23, 2007, The ATR data indicates that High Street (between Water Street and the main site drive) carries approximately 4,205 vehicles per day with peak hour volumes of 494 vph. Water Street west of High Street carries approximately 3,660 per day with peak hour volumes of 315. This count data is further summarized as follows: Roadway Daily Volume A\1 Peak Peale Flow 1'yl Peak Peak Flow (v)(I) Hour(v h) Direction Hour(v flt) Direction High Street- North of 4,205 494 63%NB 422 62% SB Water Street Water Street —West of 3,660 315 63% EB 354 51% WB High Street Turning movements Nvere manually recorded at the study area intersections from 7-9 AM and 4-6 PM in October, 2007. The recorded peak hour volumes were not adjusted for seasonal variation, as October volumes are an excellent representation of a typical weekday condition. The existing peak hour volumes are shown in Figure 3. `dtcg rilomerdecelopdoc`.Prgjecls North Auda er II Pei mits',Tnllic�TmElic Impact A�,sesssneotrev[20707 doe 9 7.0 Existing Traffic Operations DCI has performed capacity analyses to determine traffic operations (Levels-of-Service) at the study area intersections under existing 2007 peak hour conditions. Level-of- Service (LOS) is the standard technique used in traffic engineering to measure traffic flows and delays at intersections. Levels-of-Service are given letter designations with `A' at best, with little or no delays to `F' at worst, with forced flow conditions. Levels- of-Service were determined by performing capacity analyses based upon the Highway Capacity Software (HCS). Definitions of Levels-of-Service at signalized and unsignalized intersections are presented in the 2000 Highway Capacity Manual and the following tables define the relationship between Level-of-Service, control delay, and qualitative traffic flow. Level of Service Criteria for Signalized Intersections Level of Control Delay per Qualitative Description Service Vehicle (see) A < 10 Good progression, few stops and short cycle lengths. B > 10-20 Good progression and/or short cycle lengths; more vehicle stops. C > 20-35 hair progression and/or longer cycle lengths; some cycle failures; significant portion of vehicles must stop. D > 35-55 Congestion becomes noticeable; high-volume-to- capacity ratio; longer delays; noticeable cycle failures. E > 55-80 At or beyond limit of acceptable delay; poor progression; long cycles; high volumes; long queues. F > 80 Unacceptable to drivers. Arrival volumes greater than discharge capacity; long cycle lengths; unstable- unpredictable flows. SOURCE: Transportation Research Board 2000. Level of Service Criteria for Unsignalized Intersections Level of Average Control Delay per Lnpact on Minor Street Traffic Service Vehicle (see) A < 10 Little or no delay B > 10-15 Short traffic delays C > 15-25 Average traffic delays D > 25-35 Long traffic delays E > 35-50 Very long traffic delays F > 50 Unacceptable traffic delays to most drivers SOURCE: Transportation Research Board 2000. Delays and Levels-of-Service for study area intersections are in the following Table `A'. Rcg-lilesercer'deselnpdoc'+I'rojects'Nortli Andover lvlillsTennil ing'Phase 11 Permit,Tralli Maffic Impact As,essmenlrev,120707_doc 10 TABLE A- LEVEL OF SERVICE SIGNALIZED INTERSECTION Location/Movement Existing Condition AM Peak Hour PM Peak Hour V/C Delay LOS V/C Delay LOS (1) (2) (3) Prescott/Rt 125/Rt 133 0.49 12.0 B 0.69 18.0 B UNSIGNALIZED INTERSECTIONS Delay LOS Delay LOS Hi I/Site Drive High NB Left 7.8 A 7.5 A High SB Left 7.8 A 7.5 A Site Drive EB Out 10.8 B 11.6 B Site Drive WB Out 11.5 B 12.2 B High/Prescott High SB Left 7.5 A 7.8 A Prescott WB 11.0 B 10.8 B High/Water High NB Left 7.6 B 7.8 A High SB Left T6 B 7.4 A Water EB 16.0 C 13.7 B Water WB 12.7 B 12.2 B High/Sutton/Chadwick Sutton WB Left 8.3 A 9.6 A High NB Right 10.8 B 17.2 C Chadwick NB Left 30.5 D 41.3 E Elm/Main Main EB Left 8.1 A 8.1 A Elm SB 139 B 18.8 C Water/Main Main SB Left 7.8 A 7.9 A Water WB 10.2 B 10.3 B (1) Volume/Capacity Ratio (2) Control Delay in Seconds (3) Level-of-Service I�eg-fslescrver declopd�cll'rnjects'Notili Andover MiIIs.Permiltiug%Phise II Permils"Tna i&FraFlic Impact Assessnwntrevl20707,d" 11 I As indicated in Table A, the signalized intersection of Route 125/133 and Prescott Street operates at a Level-of Service `B' in the AM and PM peak hours. At the unsignalized intersections within the study area, all traffic movements are LOS `B' or better with the exception of the following locations/peak hour time periods. o The eastbound approach along Water Street at High Street operates at LOS `C' during the AM peak hour. o Left turns onto Sutton Street from High and Chandler Streets operate at LOS `D' during the AM peak hour and LOS `E' during the PM peak hour. Right turns onto Sutton Street operate at LOS `C' during the PM peak hour. o The southbound approach along Elm Street at Main Street operates at LOS `C' during the PM peak hour. 8.0 Accident Data Accident data for the most recent 3-year period from 10/25/2004 to 10/25/2007 was obtained from the North Andover Police Department as follows: Location No. of Accidents Crash Rate High Street/Water Street 3 0.15 High Street/Prescott Street 0 0.00 Water Street/Main Street 0 0.00 Main Street/Elm Street 0 0.00 High St./Sutton St./Chadwick St. 3 0.17 Prescott St/Route 125/133 3 0.06 The MI1D crash rate formula was used to calculate crash rates for the study area intersections. This crash rate is expressed in Million Entering Vehicles, which is standard to the Traffic Engineering profession. The District 4 average crash rate for signalized intersections is 0.88 and 0.63 for unsignalized locations. The crash rates for the study area intersections are significantly lower than average and therefore do not indicate a safety concern. 9.0 Future Traffic Volumes DCI has researched other area developments that may have traffic impacts on High and Water Streets and the study area intersections. No developments were identified based on discussions with the Town Planner and Town traffic consultant. The major roadways (Sutton Street, Main Street and Route 125/133) volumes have been increased by an annual growth factor of 1% per year to account for general background traffic growth to develop future 2012 `No-Build' peak hour volumes. Peak hour traffic volumes for the 2012 `No-Build' Condition are shown on Figure 4. Based on peak hotlr count and 3 year crash data. Rcg-IIlesermer de elnpdoe'':Prnjecls`]\'ur41t Andover Mills}Pennitting'Phase II llennit4':"fral]W-1'rafiic Impact Asses-mentrev]20707.doc 12 10.0 Trip Generation and Distribution DO has estimated the daily and beak hour site generated trips for the full build-out (Phases I to V) based upon trip rates presented in the ITE Trip Generation Manual--7"' Edition. Table 1 —Vehicle Trips 207 Residential Condominium/Townhouse Laud Use 230 Daily AM Peak Hour PM Peak Hour In—607 In-- 16 In— 73 Out—607 Out—76 Out—36 Total — 1214 Total—92 Total — 109 Table 2— Vehicle Trips 3,000 GSF Quality Restaurant Land Use 931 Daily AM Peak Hour PM Peak Hour In— 135 In-2 In— 15 Out— 135 Out— 1 Out— 8 Total—270 Total—3 Total —23 Table 3- Vehicle Trips 12,000 Specialty Retail Land Use 814 Daily AM Peak Hour PM Peak Hour In 266 In—4 In— 15 Out—266 Out—4 Out— 18 Total--- 532 Total -- 8 Total —33 Table 4—Vehicle Trips 50,000 GSF Office Land Use 710 Daily AM Peak How' PM Peak Hoar In-275 1n-69 In— 13 Out----275 Out— 9 Out—62 _ Total— 550 Total — 78 Total —75 Rcg-lilcser�cr dcrelnpdoc`.Pm ec€s 1�anL Andover Mills`PenniltingThase II PernAslTrnr icVrm fic Impact Asscssmcnlrev120707_dac 13 i i j Table 5 —Vehicle Trips Total Mixed Use Development Daily AM Peak Hour PM Peak Hour In— 1283 In—91 In-- 116 Out— 1283 Out— 90 Out— 124 Dotal—2566 Total — 1$1 Total —240 Pass-by Trips Not all of the traffic attracted to the site will be new traffic on study area roadways. A portion of the vehicle-trips generated by the proposed development will be drawn from the existing traffic streams passing the site in the form of pass-by traffic, or from streets in the vicinity of the site in the form of diverted-link traffic. Pass-by trips are closely linked to the size of the development and to the volume of traffic on the adjacent street that can deliver the pass-by trip. Due to the relatively low traffic volumes oil the adjacent street(less than 4,000 ADT), the East Mill site is not anticipated to experience a significant number of pass-by trips. A pass-by rate of up to 10% would be considered to be appropriate for the retail components of site-generated traffic. For a conservative traffic analysis, no reduction for pass-by trips was applied to the 2012 Build peak hour volumes. Trip Generation Snnnnar}i The trip generation for the fully phased development is summarized on Table 5. The site generated peak hour trips have been distributed on the study area intersections based upon existing travel patterns within the study area and routes to major arterials in the area see Figure 5). The resulting site generated peak flour trips are Shown on Figure 6. The site generated peak hour trips have been added to the 2012 `No-Build' volumes and the resulting 2012 Build peak flour volumes are shown on Figure 7. Rcg-life,erver decelopdocTr jecls'Ninth nndocer[v3ilNRermitling\Phase II Permits':Trallic"Tralric Impact&sessmentrevl20707_doe 14 i 3 11.0 Traffic Impacts In order to evaluate the traffic impacts associated with `The East Mill', it is necessary to compute and compare delays and Levels-of-Service for 2012 `No-Build' and `Build' scenarios. TABLE B - LEVEL OF SERVICE SIGNALIZED INTERSECTION Location]Movement 2012 No-Build 2012 Build AM Peak Hour PM Peak Hour AM Peak Hour PM Peak flour V/C Delay LOS V/C Delay LOS V/C Delay LOS V/C Delay LOS (1) (2) (3) PrescottlRt 125/133 0.51 12.4 B 0.71 21.0 C 0.53 12.6 B 0.75 23.8 C UNSIGNALIZED INTERSECTIONS AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour Delay LOS Delay LOS Delay LOS Delay LOS High/Site Drive 1-ligh NB Left 7.8 A 7.5 A 7.8 A 7.5 A High SB Left TS A 7.8 A 8.0 A 7.7 A Site Drive EB out 10.8 B 11.6 B 11.6 B 13.9 B Site Drive WB out 11.5 B 12.2 B 17.0 C 18.3 C High/Prescott High SB Left 7.5 A 7.8 A 7.5 A 8.0 A Prescott WB 16.0 B 10.8 B 11.9 B 11.6 B Hi hlWater High NB Left 7.6 A 7.8 A 7.7 A 7.9 A High SB Left 7.6 A 7.4 A 7.7 A 7.5 A Water EB 16.0 C 13.7 B 20.2 C 17.8 C Water WB 12.7 B 12.2 B 14.2 B 14.1 B Water/Site Drives Water EB Left -- -- -- -- 7.4 A 7.4 A Site Dr SB -- -- -- -- 8.8 A 8.7 A (1) Volume/Capacity Ratio (2)Control Delay in Seconds (3) Level-of-Service ite�-lilcscrrcr'deraiopdoc'd'n jecls t�nrth Andover 3v9iIIs PerminingV'hasc II Pennils�rrattiffrallic Impact Assessmemrev120707.Aoc 15 UNSIGNALIZED INTERSECTIONS (CONT'D) Location/Movement 2012 No-Build 2012 Build AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour Delay LOS Delay LOS Delay LOS Delay LOS High/Sutton/ Chadwick Sutton WB Left 8.3 A 9.7 A 8.4 A 9.8 A fth NB Right 11.0 B 18.1 C 11.2 B 19.1 C Chadwick NB Left 33.5 D 47.3 E 36.4 E 56.4 F Elm/Main Main EB Left 8.1 A 8.2 A 8.3 A 8.3 A Elm SB 14.3 B 19.6 C 16.1 C 24.8 C Water/Main Main SB Left 7.9 A 7.9 A 7.9 A 7.9 A Water WB 10.3 B 10.4 B 10.5 B 10.7 B (1)Volume/Capacity Ratio (2)Coiitrol Delay hi Seconds (3) Level-of-Service As seen in Table B, no changes on 2012 Level-of-Service occur at the signalized Prescott Street/Route 125/133 intersection from No-Build to Build conditions. At the unsignalized study area intersections, no changes in Level of Service occur except for the following locations/peak hour time periods. o The site drive westbound approach at High Street operates at LOS `C' during the AM peak hour versus LOS `B' for the 2012 No Build Condition, o The Water Street eastbound approach at High Street operates at LOS `C' during the PM peals horns versus LOS `B' for the 2012 No Build Condition. o Left turns onto Sutton Street from High and Chandler Streets operate at LOS `E' during the AM peak hour and LOS `F' during the PM peak hour versus LOS `DIE' for the 2012 No Build Condition. o The southbound approach along Elm Street at Main Street operates at LOS `C' during the AM peak hour versus LOS `B' for the 2012 No Build Condition. At the High/Sutton/Chadwick Street intersection, the analysts shows that the increase in average delay for left turns onto Sutton Street will be less than 10 seconds. The analysis also shows that long vehicle queues will not develop due to the relatively low traffic volumes involved. Field observations confirm adequate gaps along Sutton Street due to nearby traffic signals (Main Street to the west, Route 125/133 to the east). 1{eg-lilesenerderelapdoc`:Puijecis'Tva�th An[IncerMills''Pernilting;l'I[nse 11 Permils%TrnRid frnffie Impael Assessmenlrcv120707.doe 16 12.0 Sight Distance Sight distances for the existing site driveways along High Street and Water Street were field measured to and from the point where vehicles will stop prior to entering the traffic flow. Safe stopping distance enables a driver on the major road to perceive and react accordingly to a vehicle moving from the minor road to the major road. The values are based upon driver perception and reaction time and the braking distance for wet level pavement. Stopping sight distance is measured from an eye height of 3.5 feet to an object (vehicle) in the roadway. Sight distances at all of the site driveway intersections exceed 500 feet due to the relatively tangent horizontal and vertical alignments of High Street and Water Street in the vicinity. The field measured distances exceed the AASHTO(I) safe stopping distance requirement (200 feet) for 30 MPH travel speeds as well as the intersection sight distance requirement of 375 feet for vehicles safely turning left or right onto the main street. Consequently the existing sight distances are adequate with respect to this accepted criteria. 13. Warrant Analysis Warrants for implementation of proposed four-way stop control were reviewed for the intersection of High Street and Water Street. The Manual on Uniform Traffic Traffic Control Devices (MUTCD) provides guidance with minimum criteria that may be used to determine the need for implementation (see Appendix). Review of the existing operating condition indicates that the existing traffic volumes, accident experience and relatively low pedestrian activity do not warrant four-way stop control. The proposed 2012 Build Condition does not show a need based on vehicle traffic volumes alone (High Street volumes do not tnect the minimum criteria---see Appendix). However, the potential for increased pedestrian activity in the future across High Street, combined with overall traffic operating concerns may show the need for future implementation consistent with the Town's long range plan for the area. (1)American Associatioli of State mid Highway T€•a€isportation Officials Rc -iilcser er'de�elopdoc,Pr�iecls'Nnrih AndoNer MillsTernfli ingThase 11 Pennit.'Tranicv rraRic lnpact Asse;smen€rev130707_doc 17 14. `By Right' Development Scenario A comparison of traffic impact was undertaken between the proposed Mixed use development and a `By Right' scenario allowing for 150,000 SF of existing office use that is currently vacant. The following Table 6 summarizes the comparison of site trip generation. The results show an overall reduction of daily trips under the `By Right' Scenario but an increase in directional peak hour trips entering the site in the morning and exiting the site in the evening. Table 6--.Comparison of Site Trip Generation (Vehicle Trips) Proposed `By Right' Mixed Use (150,000 GSF Office) Daily 2566 1650 AM Peak Hour In 91 205 Out 90 28 Total 181 233 PM Peak Hour Total-240 In 116 38 Out 124 186 Total 240 224 The `By Right' development traffic was added to the 2012 No Build Peak Hour volumes, LOS analysis performed and the following Table C provides a LOS comparison with the proposed mixed use development. TABLE C - LEVEL OF SERVICE SIGNALIZED INTERSECTION Location/Movement 2012 Build -Proposed Mixed Use 2012 Build - 'B Right' Scenario AM Peak Horn PM Peak Hour AM Peak our PM Peak Hour V/C Delay LOS V/C Delay LOS V/C Delay LOS -"lay LOS (1) (2) (3) Prescott/Rt 125/133 0.53 12.6 B 0.75 23.8 C 0.52 12.7 B Q.74 289 C (1) Volume/Capacity Ratio (2)Control Delay in Seconds (3) Level-of-Service Rcg-filesencrdeelnpdoc''Projects+Nonli Andover�Millsq,ermiltinb,Pliase II Permils,Traf3icMaftic Impel Assessmenlre%,120707.doc 18 TABLE C - LEVEL OF SERVICE (CONT'D) UNSIGNALIZED INTERSECTIONS Location/Movement 2012 Build-Proposed Mixed Use 2012 Build- By Right' Scenario AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour Delay LOS Delay LOS Delay LOS Delay LOS High/Site Drive High NB Left 7.8 A 7.5 A 7.8 A 7.5 A High SB Left 8.0 A 7.7 A 8.3 A 7.9 A Site Drive EB out 11.6 B 13.9 B 12.4 B 13.2 B Site Drive WB out 17.0 C 18.3 C 18.0 C 18.0 C High/Prescott High SB Left 7.5 A 8.0 A 7.5 A 8.1 A Prescott WB 11.9 B 11.6 B 12.3 B 11.6 B High/Water High NB Left 7.7 A 7.9 A 7.6 A 8.0 A High SB Left 7.7 A 7.5 A 7.8 A 7.4 A Water EB 20.2 C 17.8 C 23.3 C 16.6 C Water WB 14.2 B 14.1 B 14.2 B 13.9 B Water/Site Drives Water EB Left 7.4 A 7.4 A 7.4 A 7.4 A Site Dr SB 8.8 A 8.7 A 8.8 A 8.7 A High/Stitton/ Chadwick Sutton WB Left 8.4 A 9.8 A 8.5 A 9.8 A High NB Right 11.2 B 19.1 C 11.0 B 19.7 C Chadwick NB Left 36.4 E 56.4 F 34.5 E 62.8 F Elm/Main Main EB Left 8.3 A 8.3 A 8.4 A 8.3 A Elm SB 16.1 C 24.8 C 15.4 C 29.1 D Water/Main Main SB Left 7.9 A 7.9 A 8.0 A 7.9 A Water WB 10.5 B 10.7 B 10.3 B 10.8 B (1) Volnme/Capacity Ratio (2)Control Delay in Seconds (3) Level-of-Service lte�-lilesener'deselopdnc'Projects`PJnrlliAndoecr1v1i1Is1Pcrmitiin Please111'ermits':rraflicvrraOicImpactMsessrnentrev120707.doe 19 i i For the `By Right' Scenario, the pertinent differences in peak hour Level of Service (a difference in average delay of over 5 seconds) are as follows; o An increase of 5 seconds during the PM peak hour at the signalized intersection of Prescott Street/Route 125/133 while maintaining LOS `C°. o An increase of 8 seconds for left turns onto Sutton Street from High and Chandler Streets during the critical PM peak hour (LOS F). o An increase of approximately 5 seconds for the Elm Street southbound approach at Main Street during the PM peak hour (LOS C to D) In summary, the higher directional peak hour volumes generated by the `By Right' Scenario has a greater traffic impact than the proposed Mix Use Development. 15.0 Conclusions The proposed East Mill mixed use development will generate an estimated 181 vehicle trips in the AM peak hour, 240 in the PM peak hour and 2,566 trips daily. Due to the relatively low traffic volumes involved, the site generated peak hour trips will have a minimal impact on the surrounding roadways and intersections. The only significant change in Level of Service resulting from the new site traffic is the High/Sutton/Chadwick intersection which will operate at LOS E/F during the peak hours. This is a typical condition for side streets intersecting heavily traveled roadways such as Sutton Street that otherwise do not have sufficient volumes to warrant installation of a traffic signal, It should also be noted that the proposed mixed use development results in a reduction of traffic impact in comparison to full occupancy of the existing office use. In support of the proposed commercial use along High Street, associated streetscape improvements along the east side frontage include bulb-outs (6 foot expansion of the sidewalk) that effectively define proposed pedestrian crosswalks and the limits of proposed on-street parking. These improvements are shown on the submitted `Street hmprovements Plan for the Phase I PDD Special Permit'. The combination of on-street parking, along with the prominent pedestrian crossings will contribute to the overall reduction in vehicle operating speeds along High Street and thereby promote an overall safer traffic condition and more desirable pedestrian environment. It is recommended that the Town of North Andover consider lowering the speed limits along High Street (to 25 MPH) to further support the proposed street improvements. The proposed High Street improvements maintain the existing two-way traffic control at the intersection of Water and High Street. The addition of the proposed bulb-out at the northeast corner is consistent with the potential implementation of a four-way stop control for the intersection, as proposed in the Machine Shop Village Master Plan for the area. Reg-fi€air cr'decclnpdoc'PrujeclsNoah Andover MillslPennilsingThase II 1'ern)ils':Tnllic`;I'raffic Impact Assessmentro,120707 doe 20 Exhibit H Fiscal Impact Study Fiscal Impact Analysis East Mill Renovation North Andover, Massachusetts November 8, 2007 1.0 Overview Connery Associates has prepared a Fiscal Impact Analysis for the adaptive reuse of the East Mill in North Andover Massachusetts for RCG North Andover Mills LLC of Somerville Massachusetts. This Fiscal Impact Analysis is intended to fulfill the Site Plan Review requirements of Section 8.3(5)(3)(xxviii) of the North Andover Zoning Bylaw which requires the preparation of a fiscal impact report. The scope of this analysis focuses on Phase II of the multi-phased development of the 22.6 acre site, which includes the following components. (1) upgrades and renovations to existing buildings to improve the marketability of the current vacant office space; (2) introduction of higher value retail uses to existing vacant office space; (3) conversion of 65,000 square feet of vacant office space into 50 (studio, one bedroom, and two bedroom) rental apartments; and (4) the construction of 137 new (one and two bedroom) condominiums. Given the high vacancy rate of the property in its current state, there will be significant positive fiscal impacts associated with the commercial and residential components of this proposal. The infrastructure improvements, physical renovations, expansion of parking areas, and expansion of allowed uses will likely lead to higher•occupancy rates, higher rents, and stabilization of expenses, which will accrue to the Town's tax base through assessed values and positive externalities on the Downtown/Main Street area as well as the surrounding neighborhood. The analysis focuses in detail on the residential component (207 residences) of the Master Plan for the redevelopment of the site (both Phase I and 11). However, to provide a more comprehensive understanding of the fiscal value of the entire Master Plan for the East Mill redevelopment project, the analysis also reflects the fiscal value and 15,000 sq. ft. of new retail/restaurant space permitted in Phase I and an additional 50,000 sq. ft. of newly renovated commercial space in Phase 11. The primary objective of this study is to provide the Town of North Andover with a sound estimate of the annual net fiscal impact of the entire East Mill redevelopment project as reflected in the owner's proposed redevelopment master plan. Fiscal Year 2008 data for operational expenditures has been employed for this study, and values are expressed in current dollars. For purposes of clarity, the larger values have been rounded to the nearest $1,000 in appropriate instances. Table 1, below, indicates the various components of the proposed residential unit mix of Phase II as well as the previously approved Phase 1. 1 Table 1 Residential Unit Type Condominium Type Number of Units Phase I Approved Phase II Proposed I bedroom market rate 0 41 2 bedroom market rate 0 96 Total 0 137 Apartment Type Number of Units Phase I Approved Phase It Proposed 1 bedroom market rate 8 21 2 bedroom market rate 12 29 Total 20 50 2.0 Summary of Findings « The residential components of the East Mill master plan for redevelopment (both Phase I and Phase 11) are projected to generate approximately $564,000 in gross annual revenue; leaving a cost to revenue ratio of 0.53 and a net annual fiscal benefit of$266,000. • The commercial components of the East Mill master plan for redevelopment (both Please I and Phase II) are projected to add an additional $92,000 of annual net fiscal benefit • The combined residential and commercial components of the east Mill Renovation (Phases Y and 11) are projected to generate an annual net fiscal benefit of approximately $358,000, in current dollars. • The residential components of Phase I and 11 are projected to generate 16 students. Enrollments could begin in the 2009-10 school year and average 3 students per year for a five years period. + The East Mill renovation (Phases I and II) will generate approximately $200,000 in building permit fees associated with the residential component and $250,000 overall. 2 • The East Mill (Phases I and II) is projected to add approximately $59,250,000 to North Andover's total assessed valuation and represent a major source of new growth tax benefits. • The East Mill renovation project is projected to add approximately $3,400,000 to local retail expenditures and assist in supporting existing local businesses, particularly the downtown/Main Street commercial businesses. 3.0 Summary of Methodology The analysis divides municipal residential service cost into two broad categories; education costs and general service costs (all other non-school costs). For each general service cost category, a per capita cost analysis was undertaken for those municipal departments where there is a measurable service cost. The Per Capita Method is appropriately applied to residential development rather than commercial development since it assumes that there is a direct relationship between numbers of people and municipal service demands. Additionally, the per capita approach was selected because it almost always generates a conservative (high) cost estimate and provides the community with a cautious general service cost estimate. The analysis also takes into account the average commercial /industrial service cost incurred by municipal departments for the provision of public services; and accordingly deducts a service cost amount in order to more accurately illustrate the residential service cost. To determine the estimated annual general service cost we examined the proposal's impact on a department by department basis. Full per capita service costs for items like police and fire were included as well as all human service costs such as libraries, recreation, elections, public health. However, since the proposal includes private assumption of traditional public responsibilities such as internal road maintenance, trash collection, lighting, and snow plowing; we made adjustments and reduced public works costs accordingly. Importantly, there are departments or budget line items that will not be fiscally impacted by the proposal in a measurable way. Examples of non included items are the existing debt, existing employee salary /benefits/ insurance, overlay accounts and free cash. Further, we did not add costs relative to general government (Town Boards and Town Manager) since no measurable costs were apparent except for the instance of the Town Clerk, and election ftinctions which have been included in the cost estimates. After determining the per capita costs for the impacted departments we applied said value to the estimated population of the proposal to generate an annual general service cost. For education costs, we examined the current education budget and given our estimate of the average annual number of school aged children to be generated by the proposal, we developed an estimated total annual cost. Our education cost analysis was based the cost of instruction (with all associated employment benefits), special education costs, the cost of supplies and materials per student, anticipated transportation costs, and a prorate share of any identifiable capital costs. The resulting value represents the estimated total incremental education cost assigned to the proposal. 3 I i Determination of municipal service cost represents only one part of the fiscal equation.. To estimate the net annual fiscal profile we examined the revenue stream to be produced by the proposal. In this instance for the apartment component we employed the income method based on anticipated rents to determine assessed value. For the condominiums we employed the frill and fair market approach. We also examined the value of local receipt revenue including automotive excise taxes and potential for any additional Chapter 70 foundation school aid. We combined all revenue sources to determine a gross revenue stream. Items such as public works enterprise funds or ambulance service re- imbursements were not calculated as part of the revenue stream (or the cost element) since they are essentially pay as you use services. Relating the total annual estimated service costs of the proposal to the total annual estimated revenue stream generates the annual fiscal profile for the residential component. For the commercial component we generated estimated assessed value based on local and regional assessed value per square foot for similar uses and applied the tax rate to generate estimated gross revenue. Further, we factored a commercial service cost estimated on a per sq ft basis to arrive at a net fiscal value for the commercial components. 4.0 Residential Fiscal Impact We have divided municipal expenditures into two broad categories: school expenditures by which is meant the incremental cost of adding new school age children to the public school system; and non-school costs which represents all other forms of municipal service costs i.e. public safety, cultural, recreation, and other public services. 4.1 Education Casts For North Andover, as in most communities, education is the single most expensive residential municipal service cost. In FY2008, the total operating school budget for North Andover, including all employee benefits is approximately $40,000,000. However, in large measure the cost of adding new students is not an application of the cost per pupil times the number of new students because administrative, physical plant and certain operational costs are rarely impacted. Additional school costs vary from cornmunity to community but in general they are a function of the physical capacity/ physical condition of the existing system, local enrollment trends, and the underlying growth rate of the community. If a school system has considerable or moderate physical plant capacity, a stable to slow student enrollment growth pattern, and a low community population growth rate, the incremental cost associated with the addition of new students is usually considerably less than the average per student cost. However, if the overall school system is experiencing rapid enrollment gains, and community wide population growth rates are high and projected to remain high, it is likely that any additional students may generate an increase in staff, redistricting or in some cases additions to the physical plant. In this instance, our review of total enrollment indicates that from 1998 to 2007 enrollment has increased by approximately 700 students (3900 to 4,600) or an annualized 4 i growth rate of 2% per year, a significant annual growth mate considering the region as a whole is experiencing stability or small declines in total enrollment. However, we note that in recent years -there has been a noticeable increase in private school enrollment, (as high as 20%). If this trend continues, it will likely lead to some level of overall enrollment decline. For the purposes of this report we have assumed that any new students generated by the proposal would attend the existing school system. Therefore, the cost of adding new students is a marginal or incremental cost i.e. a function of new instructors, supplies, special education, and transportation costs. Table 2 below illustrates the values used to estimate the number of school aged children by unit type. The total number of school aged children (SAC) represents an "average year", however, it should be anticipated that the actual number of students may fluctuate on an annual basis by five to ten percent. As part of this report, we are submitting a copy of Housing the Commonwealth's School Aged Children prepared in 2003; the report was prepared for the Citizens Housing and Planning Association (CHAPA). The report is the most detailed survey of student generation by multi-family housing types in Massachusetts. Among its key findings, are that building type, location, and number of bedrooms play a significant role in student generation rates. Residential developments with two or less bedrooms per unit were found to generate relatively few school aged children, while three bedroom multi family units generated more school aged children but still considerably less than single family development. Another important factor in the generation of school aged children from multi-family development is the issue of traditional neighborhood location versus an atypical or isolated location. If a site is perceived to simply be different from a "traditional" neighborhood, or if the site is a stand alone location without easy pedestrian links to surrounding neighborhoods, or secure private play space, or located in a mixed use or commercial setting, then the number of school aged children per unit type nnay decline by up to 80% from the multi-family developments in typical locations. It has been our experience that atypical locations have at least four of the following characteristics: • Multi family locations and building types that are not physically or easily connected by pedestrian access to surrounding established residential neighborhoods; or are set off from traditional neighborhoods. • Multi-family residences that provide minimal safe private recreation areas for children. • Multi-family residential development located above commercial uses. • Multi-family residences accessed primarily by elevators. • Multi-family locations located in primarily mixed use or commercial settings. 5 I In this instance we believe the East Mill site has some atypical location criteria, as noted above, but not all. While we believe the number of school aged children will be lower than what is generated from a typical or traditional multi-family location we have employed regional and North Andover enrollment data for established and traditional locations as the basis of our school aged children estimate in order and create a conservative estimate. As indicated by `fable 2 below the studio and one bedroom units will not generate school aged children on any consistent basis; all the additional school aged children will emanate from the two bedroom residences and there are no family oriented three bedroom residences. The relatively high percentage of one bedroom units (34%) significantly depresses the school enrollment as does the absence of three bedroom units. Table 2. School age Children by Unit Type — Phases I and II Residence Type Number Students/ unit Students Studio and one 29 0.00 0 bedroom, rental One bedroom 41 0.00 0 condominlunl Two bedroom 96 0.10 9.60 condominium Two bedroom rental 41 0.15 6.15 Total 207 0.08 15.75 (lb) As indicated, we anticipate that the East Mill will generate approximately 16 additional students at the time of project completion. if we assume that the proposal will take five years to complete we can anticipate approximately three (3) students per year stating in the 2009 -2010 school year. It is estimated that approximately nine (9) new students will attend the various elementary and middle school grades and seven (7) will attend various high school grades. To determine the education costs associated with 16 additional students we have employed the following estimates in the preparation of Table 3 below: for each additional new teacher we have allotted $70,000 dollars for salary and benefits; to cover services, supplies, and equipment costs we have assigned a cost $1,000 per student; to account for special needs cost, we have assigned $16,000 per special education student, and assumed that 16% of all students will require some form of special needs assistance. Additionally, we assumed that while generating relatively few students there may be additional transportation costs and therefore added a cost of$1,000 per additional student. As indicated by Table 3, the sum of the various costs represents the total estimated annual education cost. 6 i Table 3. Estimated Annual Education Costs Number Number Cost of Services / Special taus Total of of Instruction Supply Needs Route Education Students Teachers (1) Cost (2) Cost (3) Cost (FTE) 16 1.0 $70,000 $16,000 $48,000 $16,000 $150,000 (1) The services and supplies costs are calculated for all 16 students. (2) 3 special need students at$16,000 per student. (3) Assinnes a cost of$1,000 per student for annual traiisportatioii cost. Based on the total costs indicated in Table 3 above, we can estimate the cost per new student at approximately $9,357; ($150,000 total education cost divided by 16 new students). For purposes of comparison, the current net school spending per student is approximately $9,000. Subtracting the approximately, $1,000 in state aid per student nets a local cost of$8,000 per student. For the purposes of this report we will employ the methodology indicated above and the higher cost per student in order to provide a conservative (high) school cost estimate. Accordingly method we can estimate an increase to annual school cost of$150,000 i.e. $725 per proposed unit. 4.2 General Service Costs In calculating general service costs, we examined the operating budget of each municipal department. If the nature of the proposal was determined to have a direct impact in a measurable manner on a municipal department, said budget were included as part of general service cost analysis. However, not all municipal departments are impacted. In this instance, we can determine no fiscal impact to such items as the Reserve Fund, Legal Department, Board of Selectman, Assessors, and various other town administrative boards. The East Mill proposal will pay building permit and various other construction fees; therefore, there is no incremental cost impact to the building department during the construction phase of the proposal. Finally, the proposed renovations will pay the public works enterprise fund fees as do all residential uses in North Andover, and therefore, have not been included as an additional incremental cost (or revenue). General Service cost is primarily driven by population demand; and is often expressed as a per capita cost. In this instance the 207 approved (20) and proposed residences (187) have estimated population of approximately 1.75 people per household, a ratio lower than the existing town average of 2.6 people per household (2000 US Census); a number that is heavily influenced by the predominance of single family houses with four to five bedrooms, as compared to the proposed residential component which averages 1.75 bedrooms per unit. Accordingly, we can anticipate a total population of approximately 365 people at full build out. As indicated in Table 5 below, where no measurable departmental cost impact is anticipated, we have indicated said decision by showing a zero in the fiscal impact column. Column one (left to right) lists the individual operating budgets; column two 7 indicates the FY07 budget, column three (moving left to right) indicates the current per capita cost; and column four indicates the anticipated incremental cost is anticipated. The values in said column are a function of 365 new residents multiplied by the existing departmental costs per capita. Adding the individual departmental cost impacts generates the estimated total general service cost per year, and dividing said number by the total of 207 units generates the general service cost per residential unit. As with the school cost estimates the sensitivity is 5% to 10% per year(in either direction) given background economic or unknown general service cost factors. Table 5. General Service Impact by Service Category Departmental FY08 Budgets Cost per Fiscal Budget Capita FY08 Impact 1 2 General Government $ 2,400,000 $ 88 $ 32,100 Services Public Safety $ 8,290,000 $305 $111,300 Public Works $ 4,616,000 $170 $ 0(3) Health and Human $ 765,000 $ 28 $ 10,200 Services Culture 1 Recreation $ 750,000 $ 28 $ 10,200 Total $17,021,000 $ 163,800 (1) Assumes a population of 27,200 (2) Based on 365 new residents (3)All public works costs currently provided to public ways,all other items will be the responsibility of the owner. Given the estimated additional population of 365; the initial general service cost estimate is $163,800. However, departmental operating budgets also service non-residential uses (commercial, industrial and institutional uses). Using the proportional valuation method detailed in The Fiscal Impact Handbook by Burchell and Listokin, we estimate that 10% of current total service costs by affected department are attributable to non-residential land uses. 163,800 total general service cost noted above for residential uses by, by 10% to $147,500. Accordingly, the estimated general service cost per proposed residence is estimated to be $713. Table 6. Total Municipal Service Costs — Residential Phases I and II Number of Education Non-education Total Service Total Annual Residences Cost per Unit Cost per Unit Cost per Unit Service Cost 207 $725 $713 $1,438 S297,666 8 5.0 Revenue Sources and Cost to Revenue- Residential The proposed residential community will have both for sale and rental opportunities. The rental properties will be assessed using the income method and the for sale properties the fill and fair market value technique. Using an estimated market rent value of$2.00 per square foot and a market rentable area of approximately 1000 square feet, the 70 market rate rental units will generate a gross annual rent of$1,680,000. Using the above noted gross income and assuming a 5% vacancy rate, a 30% operation and maintenance deduction, and a cap rate of 0.11; we estimate the taxable value of the proposed development to be approximately $9,927,000. Accordingly, the $10.45 tax rate yields an annual property tax of approximately $103,700 or $1,482 per unit. The condominium component will be taxed using the frill and fair market value. Assuming an average of$300 per foot for an average 1,000 square foot unit the 137,000 sq. ft. of market rate condominiums will have an assessed value of approximately $41,100,000. Accordingly, the condominium component will generate approximately $429,000 in annual property taxes or$3,131 per unit. The total assessed valuation for the combined condominium and rental components is approximately $51,000,000; and the annual property tax yield for both the rental and condominium components will be approximately $533,000 with a composite tax per unit of$2,576. Table 7 below, illustrates the various revenue sources that are associated with the proposal. The projected revenue steam includes property taxes, local receipts and excise taxes. The far right column of Table 6 indicates the cost to revenue ratio for the proposal as a whole. This ratio represents the average annual fiscal profile or the percentage of every revenue dollar received needed to cover all service costs. The cost to revenue ratio serves as fiscal shorthand to indicate the order of magnitude of the estimated annual fiscal gain or loss. From year to year this may vary from 5%to 10% (in either direction) depending on background economic conditions. In this instance the estimated cost to service ratio is 0.53, a fiscally positive outcome. Table 7. Service Cost to Revenue Ratio — Residential Phase I and II Residential Average State Excise Average Service Cost Cost to Component Property. Aid(l) Taxes (2) Revenue per Unit Revenue Tax per Unit Ratio 207 $2,576 $0 $151 $2,727 $1,438 0.53 Residences 9 i 1. We determined that for the 16 additional students added over a period of 5 years,the nature of the state aid formula is such that will most likely not gencrate any incremental Ch.70 education aid. 2. We calculated an annual excise tax of$87,750(330 on site vehicles at$95 per year($31,350)or $15 l per unit). In current dollar terms, the residential component of the East Mill renovation effort (Pleases I and II) are projected to generate approximately $564,000 in annual revenue (property and excise tax) and $298,000 in annual municipal service cost. The annual net fiscal benefit will be appi•oximately$266,000 based on an annual average service cost to revenue ratio of 0.53. 6.0 Commercial Component The commercial aspect of the East Mill redevelopment is already underway with 64,478 square feet of occupied office/medical/rand d and warchousing. Further, the previously approved Phase I has permitted an additional 15,000 square feet of retail and restaurant space which based on our review of existing retail values in North Andover we can anticipate an assessed value of$3,000,000 at completion. Phase 11 includes an additional renovated 50,000 square feet of commercial space. While the mix of commercial space will likely change, we have assumed (for the purposes of this estimate) the following: 25,000 sq ft of office space at an assessed value of$80 per foot, 15,000 sq ft. of retail/restaurant space at $150 per sq ft. and 10,000 sq ft of medical space at $100 per sq. ft. of assessed value. Table 8 below summarizes the anticipated additional fiscal characteristics of the proposed commercial component in Phases I and 11 using the assessed values noted above and the service cost per square foot used in the Ozzy Properties Fiscal Analysis of April 2007 which was peer reviewed and accepted by the Town of North Andover (i.e. 21 cents per foot for renovated space). Table 8. Net fiscal Estimate-Commcrcial Component Commercial Square Assessed Annual Service Cost Net gain, Use Feet Value Taxes (loss) Retail Phase 1 15,000 $2,250,000 $28,900 $ 3,200 $25,700 Commercial Phase 2 50,000 $6,000,000 $77,000 $11,000 $65,000 Retail, Office/Medical Total 65,000 $8,250,000 $105,900 $14,200 $91,700 As indicated by Table 8, the approved commercial components of Phase I and the proposed additional commercial component of Phase Il will generate approximately $92,000 per year in net fiscal benefit. 10 i Combining the net fiscal benefit ($92,000) from the Phase I and II commercial components with the net benefit ($266,000), from the 207 residences Phase I and II generates, an annual net fiscal benefit of approximately $358,000 (current dollars) is anticipated. 7.0 New Growth Tax Benefits Consistent with State regulations the taxes generated by new growth may be collected and used as a revenue source for one year before becoming part of total assessed valuation and subject to mandated levy limitations. This feature of municipal finance was designed to provide municipalities with budgetary flexibility and to encourage new growth. As the project is constructed the appropriate tax year value will be calculated as new growth revenues. Over a five year period, the proposal will add approximately $59,250,000 million dollars to the total assessed valuation of the community and will allow the taxes collected from said development to be treated as new growth revenue. 8.0 Construction Permit Revenue and Utility Connection Fees In addition to property taxes and excise taxes the proposed residences and commercial development will generate building permit, electrical, and plumbing fees. We estimate that the proposal will generate approximately $250,000 dollars in additional fees, (local receipts), during the project build-out period. Said fees will be one time fees but will constitute a short term immediate fiscal benefit to the community. Given that the local project n-ranagement costs will likely not exceed $50,000,the large majority of said fees will constitute a net income to the Town before completion of the proposal and before any attendant service costs accrue. 9.0 Economic Impact and Related Fiscal Benefits. Based on the anticipated rental values we estimate that the average new household income will beat least $100,000. The total disposable income (including food and clothing purchases) will be at least 25% of the gross income of the new residents. Therefore, each household will have approximately $25,000 of annual disposable income. Given the variety and amount of retail and service establishments in the immediate environs it is conceivable that sales in the primary market area will capture at least 30% of available disposable income. At said rate, each of the 207 residential units will expend up to $7,500 within North Andover for a total of$1,550,000 dollars annually. Using the traditional retail multiplier of 2.2, total retail sales will be approximately $3,400,000 million dollars per year within North Andover. This additional expenditure will add support to the commercial tax base of the community and given the location of the proposal constitute a considerable economic benefit to existing Downtown/Main street commercial businesses. 11 Appendix 1 Comparable Multi-family Locations --- Regional xX Name/Location Number of Number of Students per Residences Students Residence Carton Center 268 12 0.044 Village at Vinnen 518 8 0.015 Square Swampscott Cronin's Landing 281 1 0.014 Waltham Long View Place 348 2 0.006 Waltham Park View 350 10 0.035 Winchester Wellinton Place 137 10 0.073 Medford Coolidge St. 342 6 0.017 Condominiums Watertown Jefferson at Salem 265 30 0.113 Station, Salem (4013) Oak Grove Village 267 4 0.015 Melrose (Phase 1) Parkway Mystic, 48 1 0.200 Arlington Total 2,948 75 0.0254 *" The unit mix of the above is approximately 35% one bedroom, 55% two bedroom, and 5% three bedrooms. The affordable rate is approximately 5%. 12 i North Andover Multi-Family 2007 No.of No. No.of No. of Students %of 3 or more Units Affordable 1-BR 2-BR 3-BR 4-BR BRs Students per Unit per BR BRs Site 30.0% Woodridge Homes 230 230 92 69 46 23 460 141 0.613 0.307 32 0 0 32 0 0 13 0.0% Andrew Circle 64 0.406 0203. 24.9% Village Green 205 0 28 126 51 0 433 55 0.268 0.127 18.3% Heritage Green 438 0 56 302 80 0 900 100 0.228 0.111 13.1% Meadow View 168 0 36 110 22 0 322 38 0.226 0.118 Royal Crest 588 0 0 444 144 0 1320 94 0.160 0.071 24.5% 10.0% Mill Pond 120 0 0 108 12 0 252 18 0.150 0A71 39 0 0 39 0 0 3 0.0% Alcott Village 1 78 0.077 0.038 3.4% Brookside 29 0 0 28 1 0 59 2 0.069 0.034 1.1% Sutton Pond 187 0 102 83 2 0 274 3 0.016 0.011 Total 2036 230 314 1,341 358 23 4162 467 0.229 0.112 North Andover Average 1 S% one bedroom 66% two bedroom 19%three and four bedroom East Mill Renovation 29% one bedroom 71% two bedroom 0% three or more bedrooms 13 f I i Appendix 2 Multi--family SAC Generation Rates by Community {204-07}xx Name/Location Number of Multi- Number of Students per Family Residences Students Residence Town of Acton 2,271 267 0.117 Incl. 40B Town of Andover 636 104 0.163 Town of Concord 122 13 0.106 Multi-family rentals Boxborough 572 74 0.129 Condominiums Reading 527 49 0.092 Condominiums Incl. 40B Scituate 112 10 0.089 Condominiums Marshfield 445 83 0.186 Condominiums Incl. 40B Total 4,685 1 590 0.126 The unit mix of the comparables noted above is approximately 30% one bedroom, 62%two bedroom and 8% three bedroom. The affordable rate is approximately 1 I%. 14 u About the Author John W. Connery Connery Associates Principal Education: Master of City Planning Ohio State University 1971 Bachelor of Arts Boston University 1969 Experience: Mr. Connery has 36 years of community planning experience. He has worked in the Mid West and for the past 33 years in New England, As founding principal of Connery Associates in 1980, he has had over 250 municipal and private clients. Mr. Connery has developed an expertise in municipal zoning, fiscal impact analysis, and project permitting. His professional assignments have included numerous downtown redevelopment projects, community master plans, zoning studies, and cost of development/fiscal impact studies. Working with Goody Clancy and Associates in 2001 lie completed and had adopted the Zoning Plan for Eastern Cambridge with the associated fiscal impact analysis. Mr. Connery's current private sector projects include various residential and commercial fiscal impact studies in Massachusetts including the expansion of Mashpee Commons, the Natick Mall, and life style shopping centers in Dedham, Lynnfield, and Westwood. Further, Mr. Connery has also recently prepared fiscal analyses for senior living facilities in Lynnfield, Braintree, Sharon and Dedham Massachusetts. He is also preparing fiscal impact studies for various 40B and traditional residential developments throughout the Commonwealth; and he is currently preparing comprehensive zoning amendments for Lynn, Watertown, Lawrence, Melrose and Malden Massachusetts. With Judi Barrett (principal author) of Community Opportunities Group he has assisted in the development of a 42 community case study regarding the relationship of school aged children and multi-family housing and the resulting fiscal impacts. Mr. Connery has also taught one-semester courses in urban planning at the University of Massachusetts at Boston and at Boston University, and has been a guest lecturer at both Harvard and Tufts University Graduate School on a number of occasions. He has been employed as an expert land use and zoning witness before both the Land Court and Superior Court for both public and private clients. He is a past president of the Massachusetts Consulting Planners Association and an active non-professional member of the American Institute of Archaeologists. Telephone 781 665 8130 Fax 781 665 5864 E-mail: JohnConnery&onicast.net 15 i Exhibit I Parking Allocation Exhibit I: Parking Allocation EAST MILL PHASE: ILA PARKING ALLOCATION 1/18/2008 CURRENT USES On site GFA Use PS Required Converse Inc. Archive 2,985 Warehouse 6 The Dentists Collaborative 4,200 Medical Office 16 Aurora Imaging 36,179 Manufacturing/R&D 72 School Department 9,614 Office 32 Cambridge Soundworks 11,500 Office/Fabrication 34 Remaining Commercial Space 50,000 Office 167 Subtotal 114,478 327 Off site Schneider Electric - 524 Total Allocated to Existing Users 851 Phase 20 Residential Units 20,000 Residential 40 Restaurant 3,000 Restaurant 45 Retail 12,000 Retail-General 72 Total Phase I Spaces Required 35,000 157 Total Required Spaces 1,00$ Existing Offstreet Parking 1,018 CURRENT SURPLUS/(DEFICIT) 10 PROPOSED USES Phase IIA 50 Residential Units 65,000 100 Total Parking Required 1,108 Existing Offstreet Parking 1,018 New Parking in Phase IIA 159 Total Available Parking 1,177 PROPOSED SURPLUS/(DEFICIT) 69