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HomeMy WebLinkAboutConsultant Review - PARKING - 1211 OSGOOD STREET MODIF 10/7/2014 65 Glenn Street 169 Ocean Blvd. n 11, PO Box 2 Lawrence,MA 01843 1 U Hamit pto0n, NH 0384249 Tit T:978.794.1792 T:603,601,8154 L; TheEngineeringCorpxom AMW TO: Mr. James DAngelo, P.E. DATE: September 10, 2014 1211 Osgood Street, LLC 1211 Osgood Street North Andover, MA 01845 FROM: Rebecca L. Brown, P.E., PTOE, Senior Traffic Engineer PROJECT NO.: T0563 Samuel W. Gregorio, P.E., Project Engineer RE: Parking Impact Assessment— 1211 Osgood Street, North Andover, MA INTRODUCTION TEC, Inc. has been retained by 1211 Osgood Street, LLC to prepare a parking impact assessment for a proposed 2,094 square foot (SF) sit-down restaurant within an existing single-story mixed-use retail plaza located at 1211 Osgood Street in North Andover, Massachusetts. The site currently contains approximately ±9,110 SF of mixed-use retail space, of which approximately ±1,800 is currently vacant. A total of 53 off-street parking spaces are provided within the existing parking lot, which includes three (3) handicap spaces and two (2) loading spaces at the rear of the building. The project proposes to convert Unit #5 of the building, currently occupied by McLay's Florist, to a 2,094 SF sit-down restaurant. Concurrently, McLay's Florist would relocate to the currently vacant +1,800 SF space within Unit #2. Based on the Town of North Andover Zoning Bylaw, a total of 31 parking spaces (15.0 per 1,000 SO would be required to serve the proposed 2,094 SF restaurant and 25 spaces (4.3 per 1,000 SF for the 1,062 SF nail salon and 3.5 per 1,000 SF for the remaining 5,952 SF of various retail uses within the plaza), resulting in a total requirement of 56 parking spaces for the site. As the site currently contains 53 parking spaces, the existing parking supply will not meet Town of North Andover zoning regulations for the introduction of a restaurant. However, it is important to note that the proposed land uses will generate their peak parking demands at different times of the day. For example, the proposed restaurant is expected to experience its peak business during dinner time, when the remaining uses within the plaza will have lesser demand or be closed. Therefore, the actual parking demand experienced by the plaza is expected to be lower than that required by the Town of North Andover Zoning Bylaw. The purpose of this memorandum is to evaluate the utilization of the existing parking spaces and assess the ability of the available parking supply to accommodate the future demand with the proposed sit-down restaurant. TEC has evaluated the proposed parking demand based on Town of North Andover zoning requirements and based on standard parking demand rates published in the Institute of Transportation Engineers (ITE) publication Parking Generation, 41' Edition. The results indicate that the available parking supply will be T:\T0563\Dor-s\Memos&Trans\TO563—Parking Memo.docx Plan I Permit I Design I Construct Mr. James DAngelo, P.E. September 10, 2014 Page 2 of 5 adequate to accommodate the proposed restaurant use. The following provides a summary of the analysis completed to reach this conclusion. EXISTING PARKING DEMAND TEC, Inc. performed parking counts at the existing 1211 Osgood Street retail plaza to observe the occupancy of existing spaces during peak Friday and Saturday conditions. The counts were performed from 11:00 AM to 6:30 PM on Friday, September 5, 2014 and from 11:00 AM to 6:30 PM on Saturday, September 6, 2014. The total number of vehicles parked in the lot every 30 minutes was recorded during the study periods. The detailed count sheets are included as Attachment A. Figure I provides a summary of the results of the parking occupancy count. Figure 1: Existing Parking Demand 50 - 40 - 30 - 20 - 10 - 0 - ------- Z R� -(P -11P -61 'V 11* I'll, 1Y IV, 111, 1)5 Friday,September 5,2014 Saturday,September 6,2014 The parking occupancy count indicates that a maximum of 26 parking spaces are occupied on a Friday, which occurred at 12:30 PM when the restaurant is expected to experience a lower parking demand. After 5:00 PM, the majority of the existing retail land uses are closed and the parking demand significantly declines. After 6:00 PM, only 14 parking spaces are occupied on the site, leaving 39 parking spaces available for use by the restaurant when it will experience its heaviest demand. PROPOSED PARKING DEMAND As previously discussed, the existing retail uses and the proposed restaurant are anticipated to experience peak parking demands at different times of the day, effectively reducing the total number of parking spaces required to serve the site. The proposed restaurant will be open for lunch between 12:00 PM and 2:30 PM, will close from 2:30 PM to 4:30 PM, and will AMW Mr. James DAngelo, P.E. September 10, 2014 Page 3 of 5 reopen for dinner starting at 4:30 PM. The majority of the existing retail uses within the plaza are generally open between 7:00 AM and 5:00 PM. Only the nail salon is open after 6:00 PM, when the restaurant will experience its peak demand. The proposed restaurant tenant operates a similar restaurant in Biddeford, Maine, where the lunch time business represents approximately 25 percent of the total daily business. As such, the proposed restaurant is expected to experience a lower parking demand during the lunch period. In order to assess the potential parking demand generated by the entire site, TEC superimposed the anticipated parking demand for the proposed restaurant upon the existing parking demand for each hour of the day to identify the total peak parking demand for the site. The parking demand for the proposed restaurant was estimated based on Town of North Andover Zoning Bylaw requirements for a non-fast-food restaurant, as well as based on parking demand generation rates contained within the ITE publication Parking Generation, 4f1' Edition. The results of this evaluation are summarized below. Institute of Transl2ortation Engineers Parking Demand Estimate TEC estimated the parking demand for the proposed restaurant based on ITE parking demand generation rates for Land Use Code (LUC) 931 — Quality Restaurant and supplemented by LUC 932 — High-Turnover Sit-Down Restaurant for each hour of a typical Friday and Saturday. Detailed parking demand generation worksheets; are included in Attachment B. The parking demand for the restaurant was superimposed upon the existing parking demand within the plaza for each hour of the day to estimate the total demand generated by the plaza with the restaurant. It is important to note that McLay's Florists currently occupies the 2,094 SF space that is to be occupied by the proposed restaurant, and will be relocating to the 1,800 SF vacant space within Unit #2 as part of the project. Although the size of the florist shop will be decreasing, TEC has not taken any credit for a reduction in parking demand as a result of the reduction in square footage in order to provide a conservative (worse case) analysis condition. Figures 2 and 3 provide an hour-by-hour summary of the anticipated parking demand to be generated by the site with the addition of the proposed restaurant on a Friday and Saturday, respectively. a Mr. James D'Angelo, P.E. September 10, 2014 Page 4of5 Figure 2: Proposed Parking Demand (Friday) 50 _ _._..._ _._._ _._.._._ _.__.....,_....__ __-___.._ ._,.._...... _...._ ___. ..____..........__.. 40 __.__._ _. _. _.._........_ _..... w._............. __.._..... .............__._....._............_._._ 30 20 10 0 65 P C> 51 CJQ + 5P �Cy Od 5p 4 y�0 q4J "'© aq y'O 's, y'f� fyCJ I Restaurant Parking Demand w Existing Parking Demand Figure 3: Proposed Parking Demand (Saturday) 50 _.,. .__..�_...__ .. .--------....._. i 40 _.�..o... _._..w.._.._..... _..__. _...__ _...._.... _........._ 30 II 0 20 ....�. ul i� 10 0 65 .61 ,5d qC> ,y0 4tJ ICY ©4 �4 �4 �s4 61 Restaurant Parking Demand a Existing Parking Demand Ttt" Mr. James DAngelo, P.E. September 10, 2014 Page 5 of 5 As shown in Figures 2 and 3, the peak parking demand for the plaza is anticipated to be 48 parking spaces. Therefore, the available 53 parking spaces will be adequate to accommodate the peak parking demand generated by the site. Town of North Andover Zoning Regulation The Town of North Andover Zoning Bylaws contains off-street parking supply requirements for various land uses within the Town of North Andover. Based on zoning regulations for the General Business District, a total of 31 parking spaces (15 spaces per 1,000 of gross floor area for restaurant) are required to serve the peak demand for the proposed 2,094 SF restaurant (Per Section 8(8.1)(4)(a)). As the required number of parking spaces to serve the peak parking demand based on the Town of North Andover Zoning Bylaws is less than the peak parking demand estimated by utilizing ITE published parking demand generation rates, further evaluation of the Town of North Andover Zoning Bylaws was not analyzed. CONCLUSIONS TEC has evaluated the existing and future parking demand generated by the retail plaza at 1211 Osgood Street to assess whether the available parking supply is adequate to accommodate the parking demand generated by a proposed 2,094 SF restaurant. Superimposing the parking demand for the proposed restaurant upon the existing parking demand for the plaza indicates that the peak parking demand for the site is expected to be 48 parking spaces. Therefore, the available parking supply of 53 spaces will be adequate to accommodate the peak parking demand generated by the plaza with the proposed restaurant. ATTACHMENT A Parking Inventory Location: 1211 Osgood Street, North Andover, MA Date: 9/5/14 and 9/6/14 Technician: IOT Occupied Spaces Saturday, Friday,September September 6, Time 5, 2014 2014 11:00 AM 17 10 11:30 AM 21 15 12:00 PM 23 17 12:30 PM 26 14 1:00 PM 22 13 1:30 PM 18 16 2:00 PM 21 14 2:30 PM 16 17 3:00 PM 17 7 3:30 PM 14 13 4:00 PM 17 12 4:30 PM 20 8 5:00 PM 21 10 5:30 PM 19 5 6:00 PM 14 12 ATTACHMENT B Parking Demand Assessment Project: Proposed Resturant Development- 1211 Osgood Street, North Andover, MA Date: September 9, 2014 Analyst: TEC, Inc./Samuel W. Gregorio, P.E. Source: Institute of Transportation Engineers- Parking Generation -4th Edition Institute of Transportation Engineers (ITE) ITE Land Use Code (LUC) 931 - Quality Restaurant Land Use: Quality Restaurant LUC: 931 Size 2,094 SF Average Peak Period Parking Demand: Friday: 16.4 vehicles per 1,000 SF X 2,094 SF= 34 vehicles Saturday: 16.4 vehicles per 1,000 SF X 2,094 SF= 34 vehicles Town of North Andover Zoning(Off-Street Parking Requirements): Friday: 15 vehicles per 1,000 SF X 2,094 SF = 31 vehicles Saturday: 15 vehicles per 1,000 SF X 2,094 SF= 31 vehicles Parking Demand-Time of Day Distribution Fri ay Satu day Percent of Percent of Time Peak Demand Peak Demand 11:00 AM 20% 7 20% 7 11:30 AM 20% 7 20% 7 12:00 PIVI 61% 21 61% 21 12:30 PIVI 61% 21 61% 21 1:00 PM 75% 26 75% 26 1:30 PIVI 75% 26 75% 26 2:00 PM 52% 18 52% 18 2:30 PM 10% 3 10% 3 3:00 PIVI 10% 3 10% 3 3:30 PM 10% 3 10% 3 4:00 PM 37% 13 63% 21 4:30 PIVI 37% 13 63% 21 5:00 PM 30% 10 80% 27 5:30 PIVI 30% 10 80% 27 6:00 PIVI 60% 20 100% 34 6:30 PM 60% 20 100% 34 7:00 PM 63% 21 93% 32 7:30 PM 63% 21 93% 32 8:00 PM 1 100% 34 70% =4 Note: Percentages assumed to be lower than ITE rates based on restaurant hours Percentages based on LUC 931 for Frida� Percentages obtained frorn LUG 937 11-ligh-Turnover(Sit-D-own Restaurant) T:\T0563\Tech\T0563-Parking Demand CalculatiorSheet 1 of 7 ATTACHMENT B Parking Demand Assessment Project: Proposed Resturant Development- 1211 Osgood Street, North Andover, MA Date: September 9,2014 Analyst: TEC, Inc./Samuel W. Gregorio, P.E. Source: Institute of Transportation Engineers- Parking Generation-4th Edition Friday Parking Demand Saturday Parking Demand Time Restaurant Existing Total Restaurant Existing Total 11:00 AM 7 17 24 7 10 17 11:30 AM 7 21 28 7 15 22 12:00 PIVI 21 23 44 21 17 38 12:30 PIVI 21 26 47 21 14 36 1:00 PM 26 22 48 26 13 39 1:30 PIVI 26 18 44 26 16 42 2:00 PIVI 18 21 39 18 14 32 2:30 PIVI 3 16 19 3 17 20 3:00 PIVI 3 17 20 3 7 10 3:30 PIVI 3 14 17 3 13 16 4:00 PIVI 13 17 30 21 12 33 4:30 PIVI 13 20 33 21 8 29 5:00 PIVI 10 21 31 27 10 37 5:30 PIVI 10 19 29 27 5 32 6:00 PM 20 14 34 34 12 46 6:30 PIVI 20 10 30 34 10 44 7:00 PIVI 21 10 31 32 10 42 7:30 PIVI 21 1 5 1 26 32 5 1 37 8:00 PIVI 34 5 39 24 5 29 Peak Weekday Parking Demand:1 48 Peak Saturday Parking Demand] 46 T:kT0563\Tech\T0563—Parking Demand Calculatio6heet 6 of 7 wtt