HomeMy WebLinkAbout2019-06-04 Response Comments to Civil Review I
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iWtt�€ yr 781040020:1
29 April 2019
Town of North Andover Planning Board
120 Main Street
!North Andover, MA 01845
RE: Response to Review Comments—TEC Civil Review
Site Plan Application—A.L. Prime Energy Consultant,Inc.—1725 Turnpike Street
We received the following TEC Civil Engineer review comments via email from Staff Planner Monica Gregoire and
have added response comments In bold red text:
Upon review of the submitted documents and plans,TEC has compiled the following comments
for the Board's consideration;
1. The Applicant has indicated that previous Zoning Board Variances and Approvals have been received for
the project.The decisions from the Zoning Board should be provided for review, a:r:alaies of the ZBA
p(!rhl Permit artd V ir•l<:ance appreavairy have been prrwidead.
2. The Site Plans should include all setback requirements for the General Business District, he Zon€rt
infrar•r<ation r:ra de: inchides nil req'd setbacks. t)ir€aensional setbacks of rac:poserl h aprovenaents are in
uc;W mo vMh ZBA r:l:a€ roved 1/a rl arims alpecl.al Per mR, "lace setbacks c.,.t:cnd pr'cai: w.y€iirttensions
(100' front scs back mace eels lot depth of 90'total)setback lines nit shown oil th Ir you't but specific
warkmce-allowed setia.rck5 tO tsrrlldli-t,and curinpies we slrtawn on Me kiy m at a:lnsyA l:carts.
3. The Site Plans should Include a lot coverage calculation including the square footage of the proposed
building and canoples.A calccritrHon has been aided In tie zonhig tahle on t:K We slid not r'ealke
v amwy lama A IndulK and the trerwnt coverage tins been ravis2d to itatartd.lc.Ow canupy area.The
proposed laycrr.rt Is >vmH Lvltiain aalici=1 niaxituurn lot coverage,
4. Section 8.9.B(2)-The Applicant should note the width of the driveway and confirm the entrance/exit
driveway is between 20 feet and 30 feet,he auldth of thy.!drlva.=waY along'tlw property liar.,has been
.a(�irlracf. They v lain dries rrtrt rlar.et za:)iAng r•cegiArmwents kart h alivwmd pa ZHA Opr..c.Lal i'r,rri H apl ov;w.l
mid tale)as r_Ieiearr ad to 54A QMway jurisdiction over access to (twtire lid.
5. Sectlon&5 A-The Applicant should adjust parking spaces 6 and 7 to have a lot line setback of 3 feet. The
Inyout aIs shnvjrr is as been approved by the ZBA V airlance am d/o ' f-ic riaal PerniR and is intended to
f7rr,4,icte i3et`:e:r-t.r affic ci la4:irrra rar'<x,:a at the narrow racer Era (�raci of i:ire c�xility tarry{ ga:auer rac_an2 se.ibark
rear:,aks same as rexktino 61won the nature of the existing;condWons(a.arrr:,cE'uia Cd !;Wte land f rt+tie
irking hi grade) ON retwed serfl_erack thins not it ipact any occuphd Use,
6. Section 8.9.8(M)-The Applicant should note the height and type of curb along all lot lines, Notation as
suggested Eaaas hnml mided to the plan, Note that there is no curhlrrg proposed akmgr the;nest properly
7. Section 8.5.C(3)-The Applicant should confirm the entrance/exit curb radius to be a minimum of 15 feet.
l=xastOg C:aK I"twIH natation has been added to the plan although the r=rcM ;no not 11 ink.The
drNeways o- i'c not behy roWnd from «xisfing per did suggestion of MA HYN 4. I'lra�rse sr e �
response W Rpm 4 above arilkh sirrall,ady apples to the ger3inotry cif the drivevJays.
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8. Section 8.18.A-The Applicant should Include a 6-foot strip of landscaped buffer space around the entirety
of the parking area.Vie proposed l ywR Mcir.fding limitud buf Fer space is as approved by the floor
Arrtlover XBA by Spedal Permit and/err Variance. Plepse sue tlaca response to item z above which
sirrilk;rly applies to tide p€rrl hg area savoiTing and landscaping puffer space racpdreivient.
9. Proposed signage will require a review by the Town's building Inspector for conformance with Section 6 of
the Zoning Bylaw. No siglaige variance, spacial pernAt,or cathey consideration is being rcclr..ra?st€rd v,JRh
this appHcathn. It is intended that proposed slgoage will he Installed as allowed by right and penriRkul
by the Building Dep artrnent tla ough nor m al syn perrnhUng prracess, Slgnga l ayeaa.tt Is lnF.:iudw gas
Spoci~-al Pprinit sribrnittal recluirern>nt and reflects what&L. Prime will apply for but m0di may he
revised following nkillding Inspector review.
10. An In-depth traffic review Is recommended for the project,
'I ile. existini,sitr2 was visited by A& E3riai v%tr'ailic a.orasuitarrt who also reviewed -tiaar pro posed layout
and who iarc,vided a traffic mems-andum deta€ling C.tUrn,aU_'d traffic linpact for the proposc?d
conditions. The esthnWed Imp acts area bawd an 'sndtastry and I it ameNed statrcimd i.,mQkc id
nli:lrt'ak thit traffic Impacts W RoKe 7.M volume or ninhad yaw iAS is caccta0 ably Wen HW lirnls`,Y
r,hant.,e to thc� mature of dils facility and the indicated cmisrrr naive estimated MVacc, a rnram,
(;omprelwnsWe trEaflic review does not `eur1"r Yvcarrant d. AA. Prime woWd be happy to h:)ve flip trMHC..
cpnsi. Writ aRvnd a public hearing to answer any quo�:O ns if that would be heltia'f€rl.
11. Removal of the old leaching field should be reviewed by the Town's Health Department. (kwation an file
phn has hoop ranwraded to hlghiight Health Depakmeaat Ir3vu[vetnent with the sep& sptern
abarrdwmwnt. U, F'dme will apply for septic System lalr<rndonrnent Permit with I-lealth t>epartme nt
and cc nq)ly with With Dep artnwrit requirmpurrts for thls work. This,,vas also noted hi I lealth
Dep as trnent ca rnrilonts so they are a,w1ru of the propusud woil".
12. TEC does not provide in-depth review of the mechanical gas pumping systems associated with the filling
station.The Hoard may want to have these systems evaluated by a third party reviewer.A,L. Prinie 1,vill
nuke all rratWntions to Me fr€r_i tank and distribaatic,n sysferns in accordance 1)vith [VIA DEP arld IVIA
DFS i et;r.alations as well as all Nord Andovesr lire DeP aRnient requirements.The Pre-engineered LA y
Chmaic:al fire supprossion system will be reviewed and alaprovod by the State Fire Mamhal 0111an Work
W be averseon by a ILA Certified LSP and RU Lic:enoad Proicassionral Engineer and conducted by ICC;
coatt.ifind indhWuals familiar tvRh all proposed egrriptsaerat. This "trade"work scope is provided for Fire
1-acapw Wnt technical review and to illustrate hhei ded ct3raa;M ante with Wal and wate em»lr•orarnmtai
afid fire authority requlrernen s.
A infa ked up copy of the Site I.ayccrt plan, revised as rroa Q(i, is rrrrr:lnstsd.
Sincerely,
4Anthonn , P.E„ Engineer
A.L. Prime Energy Consultant, Inc.
Mobile—51.2-745-6400 1 Anthony.Guba@ALPrime,com
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t TURNPIKE STREET ROUTE 114
----- ----^----
b ° ��AL PRIME$TFE#'108
,o G FAMVL ^�l vn c rARwuN g N.ANDOVER,MA
ST F I av s°K N esrA c K 1'725 TURNPIKE ST
LAYOUT OF PROPOSED SITE IMPROVEMENT'S SITE LAYOUT
PROPOSED STATION
✓=1.-STO
PRIME GAS STATION 8 CSTORE
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�_ � G1.0
illo Associates I I I River Street
Weymouth, MA 02191-2104
Traffic& Parking Specialists Telephone. (781) 589-7339
e-mail:jt.gillon@comcast.net
TECHNICAL MEMORANDUM
To: Anthony Guba
Date: August 27, 2018
From: John T. Gillon, P.E.
Re: 1725 Turnpike Road, North Andover, MA
At your request, I have re-evaluated the traffic implications associated with improving the
existing A.L. Prime gasoline station site by adding two double gasoline dispensers and relocating
a larger C- Store at 1725 Turnpike Road (Route 114) In North Andover, Massachusetts.
Based on the Institute of Transportation Engineer's Trip Generation Manual,The comparison
between existing and future trips is as follows:
Weekday AM Peak Hour PM Peak Hour
In Out Total In Out Total
Projected 2378 122 122 244 134 134 268
Existing 1586 81 81 162 89 89 178
Increase 792 41 41 82 45 45 90
Pass-By 475 25 25 50 25 25 50
New Roadway Trips 316 16 16 32 20 20 40
(additional vehicles) 1( 58l { 61 20
Please note that in the table above, a trip is a vehicle either entering or leaving the location so
that a customer who visits once is counted as two trips, one in and one out of the station,
although it actually only adds one more vehicle travelling on the abutting Route 114. Also note
that the above numbers are related to vehicles crossing the driveway in or out of the station.
Route 114 has approximately 22,900 daily vehicles, of which about 2,000 use the road during the
morning peak hour and 1,750 use the roadway during the evening peak hour.The above
projected new trips constitute a Route 114 traffic count increase of only 0.7%for the
average weekday total, a 0.8% increase during the morning peak hour, and a 1.1%
increase during the evening peak hour.
The projected numbers are based on metrics provided by the Institute of Traffic Engineers (ITE)
manual, which meets the best industry practices. However, many traffic engineers question the
ITE straight-line trip projection rate based on variables including convenient store square-footage
or the increase in number of fueling positions.This approach does not take Into account variables
which have much higher impact to facility traffic but for which there is no convenient measure
such as effect of nearby competitive outlets, pricing, ease of access, and brand loyalty.
Demographics and competition do not change with the increase in the number of fueling
positions or store size; a station that is never busy and sells little volume will not be expected to
increase sales simply by doubling the number fueling positions but the ITE manual would project
that sales and traffic at the station would double.
For this reason, I am confident that the numbers derived using the industry best practice and ITF
tables are conservatively high for this location and in my experience, the improvements proposed
for this facility will not increase traffic counts on Route 114 markedly throughout the day. There
will be some increase during the commuting peak hours where the number of available fueling
positions may be a factor and customers who would have driven by rather than queue for a
fueling position might now stop at the location, increasing the traffic count across the driveway
but creating significantly less impact on Route 114 traffic count and impact to the immediate
vicinity.
I hope this information proves useful but please do not hesitate to call if you have any questions
regarding this material.