HomeMy WebLinkAbout12/08/2023 - Application - - Special Permit
Amendment-Site Plan Review
Application for The Redevelopment
of North Andover Mall
North Andover Mall
350 Winthrop Ave.
North Andover, MA
Prepared For:
DSM Realty Inc.
881 East Street
Tewksbury, MA 01876
Prepared By:
R.J. O'Connell & Associates
80 Montvale Avenue, Suite 201
Stoneham, MA 02180
Date:
December 8, 2023
TABLE OF CONTENTS
I. Special Permit— Site Plan Review Application
II. Special Permit Application
III. Project Narrative
A. Introduction
B. Existing Conditions
C. Redevelopment Program
D. Land Use Permits
E. Standards for Approval of a Special Permit
F. Stormwater Management
IV. Appendix A— Traffic Impact and Access Memorandum (Prepared by
VHB, dated November 17, 2023)
V. Appendix B —Parking Utilization Study
VI. Appendix C —Town of North Andover Abutter's List (300 ft radius)
VII. Appendix D — City of Lawrence Abutter's List (300 ft radius)
VIII. Appendix E— Permit Application Fee
I. Special Permit — Site Plan Review Application
• North Andover Mall Building & Site Renovations
(pursuant to Section 195-8.17 — Revisions to Approved Site Plans)
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PLANNING DEPARTMENT
Community& Economic Development Division
Special Permit — Site Plan Review — Instructions
Procedure and Requirements for Filing an Application for Site Plan Review;
The following information must be submitted thirty(30)days prior to the first public hearing. Failure to submit the required information within the time
periods prescribed may result in a dismissal by the Planning Board of an application as incomplete. The information herein is an abstract of more
specific requirements listed in the Zoning Bylaw and is not meant to supersede them.
➢ Step 1: Pick up application package:
The petitioner picks up complete application package
Step 2: Special Permit Application Form:
Petitioner completes three(3)copies of the application form.All information as required shall be completed.
➢ Step 3: Plan Preparation:
Petitioner submits all of the required plan information as cited in sections 8.3 and 10.31 in the North Andover Zoning Bylaw.
Step 4: Submit Application:
On or before noon on the application deadline date the petitioner goes to the Town Clerk to obtain a time stamp on three(3)
applications. Leave one application with the Town Clerk and bring two(2)time stamped applications to the Planning
Department. Petitioner submits to the Planning Department two(2)sets of full size plans 1"=40'no larger than 24"x36"
prepared by a Registered Professional Engineer or Land Surveyor. Petitioner submits an additional three(3)sets of plans no
larger than 11"x17". Petitioner must submit an electronic PDF version of all submission material. Application must include
submittal of outside consultant review escrow form.
➢ Step 5: Submit Filing Fees:
The petitioner submits two separate checks for filing fees and outside consultant fees. SEE FEE SCHEDULE
➢ Step 6: Mail Application to Outside Consultant:
The petitioner mails a copy of the plan and application to the outside consultant for review. Please contact the Planning Department for
more information.
➢ Step 7: Notification of Parties in Interest:
Petitioner picks up an updated certified abutters list from the Assessor's office(located at 120 Main St.) It is to be submitted
as part of the application submittal.
➢ Step 8: Legal Notice:
The petitioner is responsible for delivering the legal notice to the newspaper to be published and is responsible for costs for
same. The petitioner is responsible for the costs for certified mailing of the legal notice to each abutter. See specific
updated instructions for certified mailing of legal notices on the Planning Department website.
➢ Step 9: Public Hearing before the Planning Board:
The petitioner should appear in his/her behalf,or be represented by an agent or attorney. In the absence of any appearance without
due cause on behalf of the petitioner,the Planning Board shall decide on the matter by using the information it has otherwise been
provided.
Page 1 of 4
120 Main Street, Planning Dept., North Andover, Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.northandoverma.gov
➢ Step 10: Decision:
Decision is sent to the petitioner. Any appeal of the Planning Board's decision may be made pursuant to Massachusetts General Laws
c.40A sec. 17 within 20 days after the decision is filed with the Town Clerk.
➢ Step 11: Recording Certificate of Decision Plans:
The petitioner is responsible for recording certification of the decision and any accompanying plans at the Essex North
Registry of Deeds, Lawrence Massachusetts. Petitioner should bring in one recorded copy of the decision and three paper
copies of the recorded plan of land along with the proof of recording cash register slip to the Planning Department
GENERAL REQUIREMENTS TO BE MET FOR OBTAINING A SITE PLAN REVIEW SPECIAL PERMIT
Written Documentation
Applications for a special permit must be supported by a legibly written or typed memorandum setting forth in detail all
facts relied upon.Addressing each of the below points individually is required with this application.
➢ Encouraging the most appropriate use of land;
➢ Preventing overcrowding of land;
➢ Conserving the value of land and buildings;
➢ Lessening congestion of traffic;
➢ Preventing undue concentration of population;
➢ Providing adequate light and air;
➢ Reducing the hazards from fire and other danger;
➢ Assisting in the economical provision of transportation,water,sewerage,schools, parks,and other public facilities;
➢ Controlling the use of bodies of water, including watercourses;
➢ Reducing the probability of losses resulting from floods;and
➢ Reserving and increasing the amenities of the Town;AND
ZONING BYLAW SECTION 10.31
The Special Permit Granting Authority must have all the following conditions met:
➢ The specific site is an appropriate location for such a use,structure or condition;
➢ The use as developed will not adversely affect the neighborhood;
➢ There will be no nuisance or serious hazard to vehicles or pedestrians;
➢ Adequate and appropriate facilities will be provided for the proper operation of the proposed use;
➢ The Special Permit Granting Authority shall not grant any Special Permit unless they make a specific finding that the use is in
harmony with the general purpose and intent of this Bylaw.
SPECIFIC REQUIREMENTS TO BE MET FOR OBTAINING A SITE PLAN REVIEW SPECIAL PERMIT
Written Documentation
Applications for a special permit must be supported by a legibly written or typed memorandum setting forth in detail all
facts relied upon.
See Bylaw Section 8.3 Site Plan Review.
NOTE: A Special Permit once granted by the Planning Board will lapse in two (2) years if not exercised unless the Planning
Board grants an extension.
Page 2 of 4
120 Main Street, Planning Dept., North Andover, Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.northandoverma.gov
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PLANNING DEPARTMENT
Community&Economic Development Division
EE: Special Permit — Site Plan Review A lication
Please type or print clearly.
1. Petitioner: DSM Realty, Inc.
Petitioner's Address: 881 East Street; Tewksbury, MA 01876
Telephone number: Attn: Normand Martin - 978-640-8117
2. Owners of the Land: Delta MB LLC c/o Demoulas Supermarkets, Inc.
Address: 875 East Street; Tewksbury, MA 01876
Number of years of ownership: March 1976
3.Year lot was created: 1968
4. Description of Proposed Project:
See attached Project Description
5. Description of Premises: Retail Shopping Center
6.Address of Property Being Affected: 350 Winthrop Ave.
Zoning District: Business 3, Business 4 and Residence 4
Assessors Map: Lot#: Map 26 Block 6, 8, &9
Registry of Deeds: Book#: 140819 Page#: 27 Map 27 Block 27, 30, 31 & 32
7. Existing Lot:
Lot Area(Sq. Ft): 1,822,900 sf Building Height: 1 story (24.0 ft)
Street Frontage: (1) = see below Side Setbacks: 54.4 ft- Kohl's
Front Setback: (2) = see below Rear Setback: 79.8 ft-Vacant Space#3
Floor Area Ratio: 0.130 Lot Coverage: 13.0%
8. Proposed Lot(if applicable): Not Applicable
Lot Area(Sq. Ft): Building Height:
Street Frontage: Side Setbacks:
Front Setback: Rear Setback:
Floor Area Ratio: Lot Coverage:
(1) = 17762 +/- If-Winthrop Ave -698 +/- If Waverly Rd Page 3 of 4
(2) = 305.7 ft-Winthrop Ave- 225.2 ft-Waverly Rd
120 Main Street, Planning Dept., North Andover, Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.northandoverma.gov
9. Required Lot(as required by Zoning Bylaw):(Business 3 District)
Lot Area(Sq.Ft): 120 OQQ sf Building Height:
0 ........35il
Street Frontage: 300 ft Side Setbacks: 100ft(1)
Front Setback: 100 ft Rear Setback: 100,ft-N)
Floor Area Ratio,, 0.40 Lot Coverage:
(1)= Increases to 100 ft when abutting Residential Zoning District
10.Existing Building(if applicable).,
Ground Floor St) -2'5 0 3,,,9BD— #of Floors:
Total Sq.Ft.- 235,98:0 sf Height:—24.Q ft
Use: Retail Sho pjn nter,p * Ceq Type of Construction: Masonry 5lock
11.Proposed Building:
Ground Floor(Sq. Ft.): 2261984 sf #of Floors:
Total Sq.Ft. 226,984 sf Height:,,,--24-,G_,ft-
Use: Retail $)bhpp in _Center Type of Construction: Masonry Bloc
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? Parking spa reduction to correct existing ADA
deficiencies-dated March 9, 2019
13.Section of Zoning Bylaw that Special Permit Is Being
RequestedSection 1 -0.17 Revisions to 6pproved Site Plans
.............
Section 195-10.7-Special Permits
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 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 y the Plannin Board of this application as incomplete.
Petitioner's Signature:
Print or type name here:
Owner's Signature: G�
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Print or type name here.-
15.Please list title of plans and documents you will be attaching to this
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application. �ay L�0-'Lonnel-
S111 ,anftx,sA ihe-121 ,- -R
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dated 12/8/2023.
Page 4 of 4
120 Main Street, Planning Dept., North Andover, Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web wwanorthandove rm a,�. o v
I
1110
PLANNING DEPARTMENT
Building Conservation Health Planning Stevens Estate Zoning
Certification of Payment of Municipal Taxes, Fees, Assessments,
Betterments and Other Municipal Charges
The Town of North Andover General Bylaw Chapter 129-1, provides that any application for a
permit or license may be denied, suspended or revoked if the holder thereof has failed or
refused to pay any taxes, fees, assessments, betterments or other municipal charges. By
signing this application, the applicant represents that he or she has paid all such taxes and fees.
l , certify under the penalties of perjury that to the
best of my knowledge and belief, I have not neglected or refused to pay any municipal taxes,
fees, assessments, betterments or any other municipal charge including amounts assessed
under the provisions of section twenty-one D, or am not applying for a license or permit with
respect to any activity, event or other matter which is the subject of such license or permit and
which activity, event or matter is carried out or exercised or is to be carried out or exercised on
or about real estate whose owner has neglected or refused to pay any local taxes, fees,
assessments, betterments or any other municipal charge.
Signed under oath:
Na e
Address
Does the Property Owner own any additional property in North Andover(Yes or No)?
N _(YIN).
If yes, please list the property address of any additional property.
Property Address:
North Andover Tax Collector Signature
Name
Date
4. Description of Proposed Project:
The Petitioner seeks approval to amend the existing special permit/site plan review decision
dated March 9, 2019 to perform both building and site improvements to the North Andover Mall.
The redevelopment program consists of renovating the existing Kohl's tenant space to
accommodate the relocation of Market Basket. The vacated Market Basket tenant space will be
renovated to accommodate Kohl's and approximately 17,600 +/- sf specialty retail shops. Upon
the completion of the building renovations, there will be a net reduction in building footprint area
by approximately 9,000 +/- sf.Additional improvements to the property include parking lot
upgrades which have been designed to improve traffic circulation, increased landscape area,
upgrades to the existing stormwater management system, site lighting upgrades and an overall
net reduction in impervious surface area by approximately 55,000 +/- sf.
II. Special Permit Application
• Section 195-8.4 —Off-Street Parking Requirements (Reduction in
Parking Spaces)
• Section 195-8.18D (1) — Landscaping and Screening Requirements
for Parking areas of Twenty (20) or more Parking Spaces
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'Town own North Andover Planning B
Application for Special Permit
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Please type or print c,learly.
1.Petitioner: DSM Realty Inc.
" titi r's,Address: $$1 East
Telephone number Attn: Normand Martin - 978-64 - 117
.Owners of the Land: Delta MB LLC c/o Demoulas Supermarkets Inc.
Address:
Number ofyears of ownership-, March 1976
3.Year,lot was created: 1968
.Description of Proposed Project-.
See attached Project Description
.Description of Premises: Retail Shopping Center
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6.Address of Property Being Affected:
Zoning!,District: Rusiness_3__Busin, 1
Assessors Map: Lot : Map 26- Block 6, 8, & 9
Registry of Deeds:Book : 14088 P : 27 Map 27 - Block 27, 307 31 & 32
7.Biting Lot:
Lot Area(8 .Ft),: 1 822 900 sf Building Height: 1 st (21O X
Street Frontage:(1) = see below Side S t iack&: 54.4 ft- Kos-
Front Setback: (2) = see below Rear 8 t a :7A A ft vacant-space#3
Floor Area Ratio: 0.130 Lot Der : 13.0%
.Proposed Lot(if applicable): Not Applicable
Lot Area (Sq.Ft)*,- Building Height:
Street Frontage: Side Setbacks:
(1) = 15762 +/- If Winthrop Ave - 698 +/- If Waverly rd
3
2 = 305.7 ft WinthropAve -225.2 WaverlyRd e I "'
120 Haire Street,PlunRIng Dept.,North Andover,Masisochu tt 1 18,45
Phone . 8.953 Fax 978.688.9542 Web,www.northondoverma.go,v
Front Setback: Rear Setback:
Floor Area Ratio:,, Lot Coverage:
9.Required Lot(as required by Zoning Bylaw):(Business 3 District)
Lot Area(Sq.Ft): 19n-0,()()sf .... Building Height: 35-ft,
Street Frontage: 300 ft Side Setbacks: lQ0 fit-0)
Front Setback: 100 ft............ Rear Setback: 100 ft(1) .......
Floor Area Ratio: (),4()... Lot Coverage:-31 ffi�
(1)= Increases to 100 ft when abutting Residential Zone Distict
10.Existing Building(if applicable)"
Ground Floor,(Sq,,F4-2 �K Ls f—' #of Floors:
Total Sqi Ft.. 2135 9,80s,f Height* 24.0 ft,
Use. Retail S Blopk
�1�io,p jp9p.,�,p— ter, Type of Construction:,Ma8onr
11.Proposed Building:
.......
Ground Floor(Sq.Ft.): 92R W984.� #of Floors: IJ-
11
Total Sq.Ft., 226,W,,-sL.— Height:,_24,0-ft............
Use:Jjetafl-,9hoppjng-C-e�.....— Type of Construction: Masonry....131-ock
12.Has there been a previous application for a Special Permit from the Planning Board on these promises?
Yes If so,when and for what type of construction? Parking-apace reduction to correct existing ADA
13.Section of Zoning Bylaw that Special Permit Is Being Existing ADA Deficiencies-dated March 9,2019
Requested See attached
14.Petit]oner an d La nd owne r si g nature(S)
�wtiy applica6tott for a,SpecialFc-mill,sall be rna-de,on t1fis i.�t1it ofricial form ofthc PjannJog Bwrd.Every,a pplication shall
be file d wit li 01c.Town,C.14irk 1,s offlice,itsh'al I bt Ito r csponlibli I ity of the,pet"11,1011er to fum IS11 311 sopparting,docurnmaatioa Willi this
application,A7 1w,dated�cqpyaf ails application recciwd by the Tdkvn Clerk or Platinto'g office,does"oat absolve ow applicant ftwi,thii
F R 11 It toll
i bility.11"he pet it toncri,,hatl be fw�ponsible for all,expenses for A ling alld legal not"I ficatiol"I,Failuva to:wivply with appl," at"
r os po-ns I �f - by the Planairpig Board.of this
requirements,as�cited,fierein arld in ffie,Planning,R<,mard",Rulez,and R"11 tut'll t'lo'n's 11,14y rL'salt in a disinissal,
application as incomplete.
Petitioner's Signature:
Ile) .......
Print or type name here;
Owner's Si nature
Print or type name here:., ?K111111"I'll zi
15.Please list title of plans,and documents you will be attaching to this application.
-Site plans titled"Site Plan,for Re
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I titl r[
RJ.L�Cja De,11J,L- A-1111 ated I nnell,
-Stormwater, an ement Re ort-
Xs—soclates-' dated 12/8/2023
Page 2 of 3
....................
120 Main Street,Planning Dept.,North Andover,Massachusetts 01845
Phone 978.688.9535 Fox 978.688.9542 Web www.northandoverma.gov
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PLANNING DEPARTMENT
Building Conservation Health Planning Stevens Estate Zoning
Certification of Payment of Municipal Taxes, Fees, Assessments,
Betterments and Other Municipal Charges
The Town of North Andover General Bylaw Chapter 129-1, provides that any application for a
permit or license may be denied, suspended or revoked if the holder thereof has failed or
refused to pay any taxes, fees, assessments, betterments or other municipal charges. By
signing this application, the applicant represents that he or she has paid all such taxes and fees.
M
I Arthur Demoulas certify under the penalties of perjury that to the
best of my knowledge and belief, I have not neglected or refused to pay any municipal taxes,
fees, assessments, betterments or any other municipal charge including amounts assessed
under the provisions of section twenty-one D, or am hot applying for a license or permit with
respect to any activity, event or other matter which is the subject of such license or permit and
which activity, event or matter is carried out or exercised or is to be carried out or exercised on
or about real estate whose owner has neglected or refused to pay any local taxes, fees,
assessments, betterments or any other municipal charge.
Signed under oath:
me
Address
Does the Property Owner own any additional property in North Andover(Yes or No)?
N Y/N).
If yes, please list the property address of any additional property.
Property Address
North Andover Tax Collector Signature
Name
Date
4. Description of Proposed Project
The petitioner seeks approval to amend the existing Special Permit/Site Plan review decision
dated March 9, 2019 to perform both building and site improvements to the North Andover Mall.
The redevelopment program consists of renovating the existing Kohl's tenant space to
accommodate the relocation of Market Basket. The vacated Market Basket tenant space will be
renovated to accommodate Kohl's and approximately 17,600 +/- sf of specialty retail shops.
Upon the completion of the building renovations, there will be a net reduction in building
footprint area by approximately 9,000 +/- sf.Additional improvements to the property include
parking lot upgrades which have been designed to improve traffic circulation increased
landscape area, upgrades to the existing stormwater management system, site lighting upgrades
and an overall net reduction in impervious surface area by approximately 55,000 +/- sf.
13. Section of Zoning Bylaw that Special Permit is being requested:
The renovations planned for North Andover Mall will require the following special permits to be
issued by the Planning Board:
Section 195-8.4 Off-Street Parking Requirements—Pursuant to this section, the project will
require 1,154 parking spaces to be constructed. Upon completion of the site renovations, 909
parking spaces will be provided.
Section 195 — 8.18 (D)(1)—Landscaping and screening requirements for parking areas of twenty
(20) or more parking spaces.
g:\ma\north andover\market basket\submittals\2023-11-xx-north andover mall renovation special permit\2023-12-08-special permit project
description.docx
III. Project Narrative
A. Introduction
The owners of North Andover Mall Shopping Center, Delta MB LLC is seeking
approvals from the Planning Board acting as the Special Permit Granting Authority
(SPGA)pursuant to Section 195-8.17 and Section 195-10.7 of the Zoning Ordinance to
amend the existing special permit decision dated March 9, 2019 to perform both building
and site improvements to the North Andover Mall. The redevelopment program consists
of renovating the existing Kohl's tenant space to accommodate the relocation of Market
Basket. The vacated Market Basket tenant space will be renovated to accommodate
Kohl's and 17,600 +/- sf of small store specialty retail shops. In addition to performing
building renovations, improvements to the site are planned and include the following:
parking lot upgrades to improve traffic circulation, enhanced landscape areas within the
parking lot area, upgrades to the existing stormwater management system and site
lighting system and an overall net reduction in impervious surface area by approximately
5500 +/- sf.
In addition to seeking approvals to amend the existing special permit/site plan review
decision, the renovations planned will require the following special permits to be issued
by the SPGA:
• Section 195-8.4—Off-Street Parking Requirements: Pursuant to this section, the
project will require 1,154 parking spaces to be constructed. Upon completion of
the site renovations, 909 parking spaces will be provided.
• Section 195-8.18D (1)—Landscape and Screening Requirements for Parking
areas of twenty (20) or more parking spaces.
B. Existing Conditions
The subject site is comprised of multiple parcels of land which totals 41.8+/- ac of land
with a property address of 350 Winthrop Avenue. The site is bounded to the north by a
wetland resource area that is a tributary to the Shawsheen River, to the south by
residential properties which front along Waverly Road, to the east by residential
properties with frontage along Waverly Road and to the west by Winthrop Ave. (Rt. 114—
Salem Turnpike).
The property is developed, and its current use is that of a retail shopping center.An
existing single-story structure with approximately 236,000 +/- sf of gross leasable area
(gla) and 1,011 parking spaces are provided to support the use of the property as a
shopping center. The site is serviced by two (2) curb cuts.A full access curb cut operating
under traffic signal control is located at the south end of the site with an"exit" only curb
cut located at the north end of the property.
The majority of the parking lot area which fronts along Winthrop Ave. is located within
the 100-year flood zone (Zone AE) as depicted on the Flood Insurance Rate Map for the
Town of North Andover, Essex County Massachusetts, Panel 217 of 600, Map Number
25009CO217F, effective date July 3, 2012. (See existing conditions plans, Dwg. Nos. EX-
1 —EX-3 for limits of the delineated flood zone area).
The property is also encumbered with vegetated wetland areas which are located along
both its northerly and southerly property boundaries with an intermittent stream located
along the property frontage to Winthrop Ave. with its discharge being to the Shawsheen
River.
The property is also serviced by municipal water and sewer with its connection point
being to Waverly Road. Electric, telephone and natural gas also service the shopping
center with their respective connection points being within the Waverly Road right of
way.
C. Redevelopment Program
The petitioner is seeking approval to amend the existing special permit/site plan review
decision dated March 9, 2019 to perform both building and site improvements to the
North Andover Mall. The redevelopment program consists of renovating the existing
Kohl's tenant space to accommodate the relocation of Market Basket. The vacated
Market Basket tenant space will then be renovated to accommodate Kohl's an
approximately 17,600 +/- sf of small store specialty retail shops. Upon completion of the
building renovations there will be a net reduction in building footprint area by
approximately 9,000 +/- sf. Improvements to the site include but are not limited to the
following: parking lot upgrades which have been designed to improve traffic circulation
and support nine hundred and nine (909) parking spaces, pedestrian connectivity is being
provided from the shopping center store fronts to Winthrop Ave., increased landscape
areas, upgrades to the existing stormwater management system are planned which have
been designed to enhance pollutant removal from stormwater runoff, site lighting
upgrades and an overall net reduction in impervious surface area by approximately
5500 +/- sf.
The majority of the front parking area is also located within the 100-year flood plain. The
parking lot area has been regraded such that there will be additional flood storage
capacity provided at each contour interval as compared to the existing site condition.
D. Land Use Permits
A review of the Town of North Andover's zoning map indicates the subj ect property is
located within the following zoning districts. Business 3, Business 4 and Residence 4
zone districts (for delineation of the zoning districts, refer to Dwg. No OS-1 titled
"Overall Site Plan". The North Andover Mall development program is located entirely
within the Business 3 zoning district with undeveloped land located within both the
Business 4 and Residence 4 zoning districts. For the purposes of this special permit- site
plan review application, the building and site improvements were designed to meet the
design criteria for projects located within the Business 3 Zoning District.
The property is subject to two (2) special permit decisions as issued by the Planning
Board (SPGA). The initial special permit was issued in September 1988 for the
construction of a 5,600 +/- sf addition to Market Basket. The second special permit was
issued in March 2019 to perform certain improvements to the storefront sidewalk and
parking area to correct existing ADA deficiencies. To correct the ADA deficiencies, the
improvements resulted in a loss of on-site parking spaces, and as a result, the parking
spaces provided to support the shopping center is below the minimum required as
outlined in the zoning ordinance pursuant to Section 195-8.4—Table of Off-Street
Parking Regulations.
The Petitioner's redevelopment program will require the following special permits to be
granted by the Planning Board:
A) Special Permit/Site Plan Review—Pursuant to Section 195-8.17—Revisions to
Approved Site Plans, the Director of Planning has determined that the Petitioner's
redevelopment program are substantial enough that the Petitioner will be required to
submit a special permit/site plan review application seeking approval from the
Planning Board to amend the existing special permit decision as issued in March
2019.
B.) Special permit for a reduction to the minimum parking requirements as required
under Section 195-8.4—Off-Street Parking Requirements.
The renovations planned for the shopping center will result in a loss of 102 parking
spaces as compared to the existing site conditions. The special permit issued in March
2019 allows the shopping to operate with 1,011 parking spaces. The redevelopment
program provides 909 parking spaces. The Planning Board pursuant to Section 195-
8.8 may grant a special permit to reduce the minimum parking requirements subject
to meeting the performance standards as outlined under Section 195-8.8.D (5) (b)
which requires the Petitioner to submit a calculated parking demand for combined
land uses based on methodologies and indices of the Institute of Transportation
Engineers, Urban Land Institute or other recognized methodology approved in
writing by the Planning Board.
RJOC performed a parking utilization study from April 23, 2018 to May 12, 2018 in
support of the special permit/site plan review application filed in January 2019 to
correct certain ADA deficiencies and again from October 9, 2023 to October 21, 2023
in support of the current special permit/site plan review application. In both studies
occupied parking spaces were counted during the weekday pm peak time period of
4pm to 6pm and the Saturday peak period timeframe of 11 am to 2pm. The results of
the 2018 parking study indicated the peak parking demand during the weekday
occurred on Monday,April 30th in which 404 of the 1,025 parking spaces were
occupied for a parking utilization rate of 39.4%. The peak parking demand for
Saturday occurred on April 28 in which 493 parking spaces were occupied for a
parking utilization rate of 48.1%.
The results of the 2023 parking utilization study indicates the peak parking demand
during the weekday occurred on Tuesday, October IOth in which 372 of the 1,011
parking spaces were occupied for a parking utilization rate of 36.8%. The peak
parking demand for Saturday occurred on October 21"in which 496 parking spaces
were occupied for parking utilization rate of 49.1%.
The parking study concludes that during the weekday evening peak hour, there was a
net reduction in occupied spaces by approximately 2.6% (39.4% in 2018 to 36.8% in
2023) and a slight increase in parking demand of 1.0% during the Saturday peak hour
demand(48.1% in 2018 to 49.1% in 2023).
In addition to the performance of field observations to understand the parking demand
being experienced at the shopping center. The Petitioner's Traffic Engineering
consultant,VHB performed an independent analysis in determining the minimum
parking requirements to support the shopping center. The analysis was based on
studies performed by both the Institute of Transportation Engineers (ITE) and the
Urban Land Institute (ULI). The ITE data recommends that for a shopping center up
to 400,000 sf in size, the parking demand is estimated to be 2.44 spaces per thousand
square feet of leasable area, which equates to 554 parking spaces being provided for
at North Andover Mall. ULI recommends for the same size shopping center, the
parking demand be estimated based on 4.0 spaces per thousand square feet of leasable
area or 907 spaces should be provided on-site.
The results of the parking utilization study as performed by RJOC (see Appendix B)
and the findings from VHB's traffic memorandum dated November 17, 2023 (see
Appendix A) concludes that 909 parking spaces being provided at the completion of
the site renovation is more than sufficient to meet the operational needs of the
shopping center.
C.) Special Permit for compliance with the Screening and Landscaping of Off-Street
Parking Areas as required under Section 195-8.18D (1) for parking areas of 20 or
more spaces.
Specifically, a special permit is being requested to waive the interior landscape
requirement "where two (2) rows of parking spaces contain a total of 10 or more
parking spaces face each other, a landscaped open space not less than six (6') feet in
width shall be provided. The landscape strip may be provided either of the following:
1) between the rows of parking spaces parallel to the aisle or 2) in two or more strips
parallel to the spaces and extending from the aisle serving one row of spaces to the
aisle serving the other row of spaces. "The Planning Board pursuant to Section 195-
8.8.1)(8) may modify screening and landscaping requirements where it can be
demonstrated to the satisfaction of the Planning Board that the plan for screening and
landscaping would be enhanced without detriment to the surrounding neighborhood
through the waiver or modification of the screening requirements.
The Petitioner is seeking a waiver from this requirement as compliance would result
in a loss of additional on-site parking spaces and as a result, the amount of available
parking would be below the suggested recommendations as outlined in VHB's
memorandum dated November 17, 2023 (See Appendix A). The redevelopment
program will result in an increase in interior parking lot landscape area by
approximately 28,000 sf as compared to the existing site conditions. The waiver
request to reduce the interior landscaping requirement will not have a detrimental
impact to abutting properties as the site abuts regulated wetland resource areas along
its northerly and southerly property boundaries.
E. Standards for Approval of a Special Permit
Pursuant to Section 195-10.7— Special Permits, the Special Permit Granting Authority
shall not approve any application for a special permit unless it finds that in its judgement,
the following conditions are met:
1. The specific site is an appropriate location for such a use, structure or conditions.
Response: The subject site is currently developed and operates as a retail shopping
center. The property is located within the Business 3, Business 4 and Residence 4 zoning
districts. The existing shopping center is located entirely within the Business 3 zoning
district. Retail, eating and drinking establishments, grocery, personal care facility and
bank type uses which currently reside at the shopping center are all permitted uses within
the Business 3 zoning district (see Section 195-4.1 —Table 1 Summary of Use
Regulations). The Petitioner's Special Permit Application does not propose any change
to the uses that currently operate within the shopping center.
2. The use as developed will not adversely affect the neighborhood.
Response: The Applicant is seeking approval to perform building and site renovations to
an existing shopping center. The improvements consist of renovating the existing Kohl's
tenant space to accommodate the relocation of Market Basket. The vacated Market
Basket tenant space will be renovated to accommodate Kohl's and 17,600 +/- sf of
specialty retail shops. In addition to the building renovations, the following site
improvements are planned:
• Net reduction in building footprint area of 9,000 +/- sf
• The reduction in the size of the shopping center will result in a minor reduction in
total traffic entering/exiting the site.
• Parking lot upgrades are planned which have been designed to improve both
traffic and pedestrian circulation.
• Pedestrian sidewalk system has been incorporated into the planned site
improvements which will provide patrons a safe means of egress from Winthrop
Ave. to the storefronts of the Shopping Center.
• Increased landscape areas resulting in an enhanced planning plan
• Upgrades to the parking lot lighting system, which have been designed to be dark
sky compliant.
• Upgrades to the existing Stormwater Management System, which are designed to
comply with the redevelopment standards of the MAPEP Stormwater
Management Policy and the Town of North Andover's Chap 250 Stormwater
Management and Erosion Control requirements.
• Net reduction in impervious surface area by approximately 55,000 +/- sf
The planned building and site renovations will not have an adverse effect to the
neighborhood as the improvements will be performed within existing developed areas
and as a result, there will be no land disturbances performed within existing undeveloped
areas on-site.
3. There will be no nuisance or serious hazard to vehicles or pedestrians.
Response: The planned site improvements will not be a nuisance or create a hazard to
vehicles or pedestrians. The site improvements planned to be integrated into the existing
parking facilities have been designed to improve traffic circulation with the installation of
curbed islands at the beginning and ends of the parking rows, modifications to the
southerly driveway allows for additional on-site queuing to occur and minimize traffic
conflicts with parking lot circulation, interior longitudinal landscape islands have been
incorporated into every fourth parking row, curbing will be installed along the perimeter
edge of the access drive, new crosswalks, traffic control signage and striping have been
integrated into the design of the parking facilities.Additional improvements include the
following:
• ADA designated parking spaces will be clearly delineated with signage and
evenly distributed along the tenant storefronts. The ADA designated parking
spaces have been designed in accordance with the standards as outlined under 521
CMR of the Massachusetts Architectural Access Board (MAAB) and the ADA
Standards for Accessible Design as published by the Department of Justice.
• Internal sidewalk system is proposed which provides pedestrian connectivity from
the shopping center storefronts to Winthrop Ave.
• Parking lot site lighting system has been designed to be dark sky compliant with
the use of energy efficient LED light fixtures with no light spillage onto abutting
properties.
The site improvements as described above have been designed to provide a safe means of
egress for pedestrians and vehicular movements which include the accessibility for public
safety apparatus.
4. Adequate and appropriate facilities will be provided for the proper operation of the
proposed use.
Response: The renovation of the North Andover Mall will have adequate and sufficient
infrastructure and facilities in place to continue operating as a grocery anchored retail
shopping center. The existing utility infrastructure that currently services the property,
(i.e.: sewer, water, gas, electric and telephone) is sufficiently sized and has adequate
capacity to accommodate the renovations planned for the property. The existing
stormwater management infrastructure has been upgraded to incorporate best
management practices (bmp's) which are designed to remove total suspended solids
JSS) and reduce phosphorus loading of the first inch (1") of rainfall runoff prior to its
discharge to the Shawsheen River.
The Planning Board granted the Petitioner a special permit (see special permit decision
dated March 9, 2019) to reduce the minimum parking requirements from 1,025 to 1,011
spaces. The renovations planned for the shopping center will result in a loss of an
additional 102 parking spaces as compared to the existing stie conditions. The
redevelopment program provides 909 parking spaces.
To determine if the loss of 102 parking spaces will have a detrimental impact to the
parking facilities that support the shopping center, RJOC supplemented the parking
utilization study performed in 2018 with a parking utilization study performed during the
timeframe of October 9, 2023 to October 21, 2023 in support of the current special permit
application. In both instances, occupied parking spaces were counted during the weekday
pm peak hour timeframe from 4pm to 6pm and the Saturday pm peak period between
11 am to 2pm. The parking study concluded that during the weekday evening peak hour,
there was a net reduction in occupied spaces by approximately 2.6% (39.4% in 2018 to
36.8% in 2023) and a slight increase in parking demand of 1.0% during the Saturday
peak hour demand (48.1% in 2018 to 49.1% in 2023).
In addition to the performance of field observations to understand the parking demand
being experienced at the shopping center, the Petitioner's Traffic Engineering consultant,
VHB performed an independent analysis in determining the minimum parking
requirements to support the shopping center. The analysis was based on studies
performed by both the Institute of Transportation Engineers (ITE) and the Urban Land
Institute (ULI). The ITE data recommends that for a shopping center up to 400,000 sf in
size, the parking demand is estimated to be 2.44 spaces per thousand square fee of
leasable area, which equates to 554 parking spaces being provided for at North Andover
Mall. ULI recommends for the same size shopping center the parking demand be
estimated based on 4.0 spaces per thousand square feet of leasable area or 907 parking
spaces should be provided on-site.
The results of the parking utilization study as performed by RJOC (see Appendix B) and
the findings from VHB's traffic memorandum dated November 17, 2023 (see Appendix
A) concludes that 909 parking spaces being provided at the completion of the site
renovations is more than sufficient to meet the operational needs of the shopping center.
Additional upgrades to the shopping center include the following:
• Internal sidewalk system is proposed which provides pedestrian connectivity from
the shopping center storefronts to Winthrop Ave.
• Parking lot site lighting system has been designed to the dark sky compliant with
the use of energy efficient LED light fixtures.
5. The Special Permit Granting Authority shall not grant any Special Permit unless they
make a specific finding that the use is in harmony with the general purpose and intent
of this By-Law.
Response: The subject property is comprised of multiple parcels of land which totals
41.8+/- ac in area.A review of the Town of North Andover's zoning map indicates the
property is located within the following zoning districts: Business 3, Business 4 and
Residence 4 zoning district. The shopping center is located entirely within the Business 3
zoning district with undeveloped land located within both the Business 4 and Residence 4
zoning districts. The shopping center development program is comprised of a single story
structure approximately 236,000 +/- sf in size and accommodates the following uses:
Restaurant, Grocery, Retail, Personal Care Facility, Bank with drive-thru and Clinic use.
The uses outlined herein are all allowed uses within the Business 3 Zoning District.
The redevelopment of the shopping center consists of renovating the existing Kohl's
tenant space to accommodate the relocation of Market Basket. The vacated Market
Basket tenant spaces will be renovated to accommodate Kohl's and additional small store
specialty retail shops. Upon completion of the building renovations, the tenant mix that
currently exists will remain.
The Applicant's planned building and site renovations will not have an adverse impact to
the use of the property, to the residents of North Andover, nor will it create a hardship
and/or burden on Town services such as police, fire, transportation, water, sewage or
other public facilities. The renovations to the property will result in the following:
• Net reduction in building footprint area of 8,300 +/- sf
• The reduction in the size of the shopping center will result in a minor reduction in
the total traffic entering/exiting the site.
• Parking facilities have been designed to improve traffic circulation and
accommodate emergency service apparatus with the integration of curbed traffic
islands, new crosswalks, traffic control signage and parking lot striping.
• ADA designated parking spaces will be clearly delineated with signage and
evenly distributed along tenant storefronts. The parking facilities have been
designed in accordance with the standards as outlined under 521 CMR of the
Massachusetts Architectural access Board (MAAB) and the ADA standards for
Accessible Design as published by the Department of Justice.
• Internal sidewalk system is planned which provides pedestrian connectivity from
the shopping center storefronts to Winthrop Ave.
• Existing utility infrastructure has adequate capacity to accommodate the
renovation program.
• Upgrades to the existing stormwater management system have been designed to
comply with the redevelopment standards of the MADEP Stormwater
Management Policy and the Town of North Andover's Chap. 250 Stormwater
Management and Erosion Control requirements.
• Parking lot site lighting system has been designed to be dark sky compliant with
the use of energy efficient LED light fixtures with no light spillage onto abutting
properties.
• Increased landscape areas resulting in an enhanced landscape planting plan.
• Increase in the volume of flood storage on site as a result of the grading upgrades
planned for the site.
The building and site improvements planned for the shopping center have been designed to
meet the design objectives as outlined within the zoning ordinance.
F. Stormwater Management
The site improvements planned for the shopping center includes performing significant
upgrades to the existing stormwater management system. Currently, stormwater runoff from
the parking lot area sheet flows in an east to west direction into an intermittent stream that is
located along the property's frontage which outlets to the Shawsheen River. The existing on-
site stormwater management system provides no stormwater best management practices
(bmp's) which are designed to remove accumulated pollutants typically contained within
stormwater runoff prior to its discharge to the intermittent stream.
The renovations to the shopping center includes significant upgrades to the onsite stormwater
management system, which have been designed to comply with the redevelopment standards
of the MADEP Stormwater Management Policy and the Town of North Andover's Chap 250
Stormwater Management and Erosion Control requirements. The drainage patterns that exist
under the existing site conditions will remain the same under the redevelopment conditions
however non-structural stormwater best management practices (bmp's) have been integrated
into the site for the purposes of collecting and treating the first one (1") inch of rainfall runoff
prior to its discharge to the intermittent stream located along the property's frontage with
Winthrop Ave. The non-structural bmp treatment train includes a grass channel swale,
sediment forebay and a wet basin and as a result with these bmp's working in concert with
each other an 80%total suspended solids (TSS) removal efficiency rate and a phosphorus
removal rate of 52%will be achieved.
The drainage system located to the rear of the shopping center is a closed system consisting
of catch basins, drain manholes and a piped system with two (2) discharge points to the
wetland resource area located at the northeasterly portion of the property. The renovations
planned for the rear of the shopping center will not require any alterations to the existing
stormwater conveyance system with the following exception: the renovations planned for
Market Basket includes the construction of three (3) loading dock bays. Stormwater runoff
collected within the loading dock area will be routed through a Hydrodynamic Particle
Separator for pollutant removal prior to its discharge to the on-site drainage system.
In addition to the upgrades to the on-site stormwater management system as described herein,
additional upgrades include the following:
a) No new point source drainage discharge points are planned.
b) There will be a reduction to the peak flow discharge rate from the property under the
redevelopment condition as compared to the existing developed condition. This is a result
of an increase in pervious area on-site by approximately 55,000 +/- sf.
c) There will be an annual increase in groundwater recharge as compared to the existing site
conditions. This is a result of an increase in pervious area on site by approximately
55,000 sf.
d) A Construction Pollution Prevention Plan and Erosion/Sediment Control plan has been
prepared to manage stormwater runoff during construction.
e) APost-Construction Operations and Maintenance Plan has been prepared which outlines
the inspection and maintenance requirements to be performed to the on-site Stormwater
Management System upon completion of construction to ensure the stormwater bmp's
will operate at peak efficiency.
f) There will be no illicit stormwater discharges from the site.
g) A majority of the front parking area is located within the 100-year flood plain. The
parking lot area has been regraded such that additional flood storage capacity will be
provided as compared to the existing site conditions.
With the implementation of the above referenced "best management practices" (burps), there will
be an overall improvement to stormwater runoff that is discharged from the site as compared to
the existing site conditions.
Appendix A
Traffic Impact and Assessment Memorandum,
prepared by VHB, dated November 17, 2023
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At the request of Demoulas Super Markets "DSM", VHB has prepared the attached technical memorandum to review
the transportation and parking elements of the proposed redevelopment of the North Andover Mall, located on Route
114 (Winthrop Avenue/Salem Turnpike) in North Andover. The findings of this review note that the adjustments to the
Mall layout and parking as proposed will result in slightly less traffic being generated by the proposed development
and that the parking supply will be suitable to meet the needs of the project based on both empirical data and a
review of current parking industry standards.
Project Proposal
The proposed project involves the redevelopment and renovation of the existing North Andover Mall to
accommodate a modernization of the mall and the shift of some existing tenants within the buildings to new
locations. The most notable change associated with the redevelopment would be shifting the existing Market Basket
supermarket from its current offset location within the mall to a more prominent centralized location within the site'.
Associated with the building modifications, the proponent is seeking to make adjustments to the southern access
driveway to improve egress from the site as well as:
Adjust the interior pedestrian experience by providing sidewalk connections out to Route 114 and significantly
upgrading the pedestrian network interior to the site,
> Modifying the current parking layout to provide for improved circulation around the parking area, and
Upgrading the interior and exterior landscaping and water quality elements.
In total, the modifications result in a net reduction in the overall buildings size from it's current 235,980 sf to 226,984
sf(a net reduction of 8,906 sf). The parking supply would also be reduced from the current 1,011 spaces to 909
spaces to accommodate the modifications noted previously. As is noted later in this memorandum, the reduction in
the parking supply will still meet the demands expected for this development.
Traffic Impacts
In order to estimate the resulting impacts of the change in size of the site, VHB conducted a traffic generation
comparison of the site using information provided by the Institute of Transportation Engineers' (ITE) Trip Generation
manual. ITE estimates the number of vehicle trips associated with various different land uses based on observations of
similar uses throughout the United States. In this case, the land use that most closely resembles that of the North
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Andover Mall is defined as "Shopping Center"'. As defined by ITE, a Shopping Center is "an integrated group of
commercial establishments that is planned, developed, owned, and managed as a unit". It often has one or more
anchor stores. In the specific case of a shopping center with a supermarket anchor (such as this Mall), ITE notes that
centers that are greater than 150,000 sf should not be broken down into individual components, but rather reviewed
as a single development. It is specific that Shopping Center's should use this approach for estimating vehicle trips for
the development with a super market anchor within it.
Table 1 below presents the trip generation estimates for the existing and proposed shopping center based on the
DSM's proposal and notes that there will be an overall reduction in traffic generation resulting from the change in size
of the development.
Condition Existing Proposed Difference
(235,980 sf) (226,984 sf) (-8,996 sf)
Weekda -------------------------------------------- ----------l---_' __Tota_Dail -___________________=35__________________-
Morning Peak Enter 169 166 -3
Hour
Exit 104 707 -3
Total 274 267 -6
Evening Peak Hour Enter 503 489 -14
Exit 544 529 -15
Total 1,047 1,018 -29
S-a_tu_rd-a ___TotaL Dail____________________________________1.5,343_______________________________15,01.8_________________________________=_325_________________.
Midday Peak Hour Enter 664 645 -19
Exit 613 595 -18
Total 11277 11240 -37
Source:ITE Trip Generation, Land Use Code 820(Shopping Center less than 150ksf).
1 Daily traffic volume estimates are combined two way volumes(enter and exiting)over a typical 24-hour period.
2 Peak hour traffic volume estimates are as noted over a typical peak hour of the adjacent street(7-9am and 4-6pm weekdays and between
11 am and 2pm on Saturday).
As illustrated in Table 1, the expected decrease in overall size of the development results in a nominal reduction in
total traffic arriving and departing from the site.As these volumes are minor in nature, the overall changes to the
traffic generation are not likely to be noticeable. It is expected that the current traffic activity at the site will not
change as a result of the site modifications.
However, given the current driveway configuration at the site, DSM proposes to make minor changes to the
southernmost site driveway to allow for additional on-site vehicle queuing to occur and improved circulation around
the parking fields, which should translate to an improved visitor experience. This driveway, which is signalized, has
traditionally seen some backups into the site during peak periods of activity. The changes are being proposed to
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better define how drivers arrive and depart from the site through this signal and better contain activity to the driveway
areas (and away from the parking areas) within the site.
Parking
As noted, in addition to the overall reduction in the square footage for the facility, DSM is seeking to improve the
overall experience for visitors to the site by improving the overall landscaping within the site's parking area, providing
for pedestrian connections to the Route 114 street network, and generally improving vehicular flow interior to the site.
In making these changes, the parking supply on the site will be reduced from its current 1,011 spaces to 909 spaces.
Per the Town of North Andover's zoning requirements, the required zoning at the site is calculated to be 1,153 spaces,
which results in a deficit of 244 spaces provided with the new site plan. Per the North Andover Zoning By-Laws, a
special permit authorizing deviation from the normal zoning standards can be granted if the calculated parking
demand for the land uses indicates they're adequate to support the Project. It goes on to note that the calculations
should be based on Institute of Transportation Engineers, ULI, or other recognized methodology.
In order to provide a reasonable assessment of the parking supply for the site given the various uses contained at the
shopping center, VHB reviewed both the ITE and ULI standards for parking supply to determine if the recommended
parking supply for the site will meet the estimated demand. Similarly, in order to provide a reasonable estimate of
actual parking demands at the site, parking observation of the actual parking were conducted in October 2023
(attached) to determine how many of the existing parking spaces are currently being utilized at the site given the
current users within the facility. The information suggests that the proposed 909 spaces will support the typical
parking demands at the site.
rirE ParlcUrig Gelnera t 1 IIn
The Institute of Transportation Engineers (ITE) provides estimates of the number of parking spaces that various land
uses should provide based on observations at similar land uses. ITE's Parking Generation manua13, estimates the
parking demands for Shopping Centers in very much the same way it estimates traffic generation for land uses, by
studying similar sites and developing rates that can be applied universally to new land uses.Table 2 below highlights
the typical parking demands for this land use using the ITE data. In this case, the Shopping Center rates provided in
the Parking Generation manual suggest that the demands for parking range from 1.90 spaces/ksf on typical weekdays
and 2.44 spaces/ksf on weekends.
Of note, ITE no longer generates parking separately for peak holiday seasons with this new 6t" Edition release of
Parking Generation, instead noting that post-pandemic parking demands during the holiday seasons have not reached
demands measured in the 1990s and 2000s for all retail and service land uses. ITE goes on to state that the continued
evolution of on-line shopping and accelerated use of home delivery services has changed the holiday shopping
dynamic and associated parking demands for these uses.
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Similarly to ITE, the Urban Land Institute (ULI) has estimated parking requirements for a number of uses and publishes
their findings in several documents4 that are comparable to ITEs findings. Specifically for a shopping center that is
smaller than 400,000 sf, instead of providing a specific number, ULI takes a more conservative approach and
recommends that parking supply consider a number of factors including seasonality and accessibility for other modes
of transportation. While ULI data has not been updated to reflect the post-pandemic impacts of online shopping and
direct-to-home shipping of these goods, it does reflect a conservative assessment of parking potential at a site like
this one. Ultimately, ULI recommends that that a 4.0 spaces/ksf rate be provided to accommodate both employee and
visitor demand for a shopping center use such as this one.
Obse1rved I Ir l llw Iri IIDemand
Finally, the Project team conducted observations of parking demand during peak shopping periods at the site in
October of 2023 to better understand the current demands experienced at the site. Important to note, according to
the owner, of the total 235,980 of GFA in the mall, approximately 15,777 sf were vacant at the time of the
observations. The results of these peak period observation indicate that the site, in its current layout and design (and
adjusting for the vacant space within the facility), is occupied at a 1.69 space/ksf rate during the weekday and 2.25
spaces/ksf on a Saturday. These observations are lower than the typical ITE estimates for an average shopping mall,
further supporting that this facility has adequate parking supply for the demands being placed on it and likely to be
placed on it in the future.
Table 2 below notes both the ITE and Urban Land Institute (ULI) estimates for parking demand assuming the full
occupancy of the shopping center land uses and also provides observations of parking supply during the peak hours
of the facility conducted by the Project team.
Table 2- Projected Parkilng Demands for Proposed Development
Source Peak Rate Weekend
Demand
Zoning' 5.05 spaces/ksf 11153
ITE2 2.44 spaces/ksf 554
UL13 4.0 spaces/ksf 907
ObservationS4 2.25 spaces/ksf 510
1 Per the North Andover Zoning requirements for parking at the site,see parking chart on OS-1 of the site plan package for a full breakdown.
2 Based on Saturday peak period parking demands per ITE's Parking Generation,61 Edition for a Saturday condition(note weekday parks at a lower rate)
3 Based on recommended parking rate per ULI's Shared Parking and Parking Requirements for Shopping Centers
4 As observed on Saturday October 23,2023 during the midday peak hours(note that shopping center was reduced by 15,777 sf of vacant space and that the weekday
observations were lower)
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As noted,while the zoning for the site requires 1,153 spaces at the facility, both ITE and ULI support a lower parking
supply for the facility. This is supported by the observations conducted at the site in October 2023 which indicate an
even lower parking demand than the reference materials. Considering that the ULI recommendation suggests the
most conservative parking demand of the sources referenced, VHB recommends that the parking supply be designed
to meet this projection. Per discussions with the site engineer, the parking supply has been set to meet this demand
(908 spaces).
Conclusion
The preceding information is provided to support DSMIs application for a site plan modification at the North Andover
Mall site on Route 114 in North Andover. The site plan changes being offered will make improvements to the overall
experience for visitors to the site while resulting in a minor decrease in overall traffic per ITE estimates. The
introduction of improved pedestrian connection throughout the site and connecting to the Route 114 pedestrian
network, coupled with upgrades to landscaping,vehicular circulation, and water quality elements will result in an
impact to the parking supply, but the available industry research and observation of parking conditions that the site
support the reduced supply.
Attachments
• ITE Trip Generation Shopping Center Description &Worksheets
• ITE Parking Generation Shopping Center
• Observations
Land Use: 820
Shopping Center (>1 50k)
Description
A shopping center is an integrated group of commercial establishments that is planned,
developed, owned, and managed as a unit. Each study site in this land use has at least 150,000
square feet of gross leasable area (GLA). It often has more than one anchor store. Various names
can be assigned to a shopping center within this size range, depending on its specific size and
tenants, such as community center, regional center, superregional center, fashion center, and
power center.
A shopping center of this size typically contains more than retail merchandising facilities. Office
space, a movie theater, restaurants, a post office, banks, a health club, and recreational facilities
are common tenants.
A shopping center of this size can be enclosed or open-air. The vehicle trips generated at a
shopping center are based upon the total GLA of the center. In the case of a smaller center
without an enclosed mall or peripheral buildings,the GLA is the same as the gross floor area of
the building.
The 150,000 square feet GLA threshold value between community/regional shopping center and
shopping plaza (Land Use 821) is based on an examination of trip generation data. For a shopping
plaza that is smaller than the threshold value,the presence or absence of a supermarket within
the plaza has a measurable effect on site trip generation. For a shopping center that is larger
than the threshold value,the trips generated by its other major tenants mask any effects of the
presence or absence of an on-site supermarket.
Shopping plaza (40-1 50k) (Land Use 821), strip retail plaza (<40k) (Land Use 822), and factory
outlet center (Land Use 823) are related uses.
Additional Data
Many shopping centers—in addition to the integrated unit of shops in one building or enclosed
around amall—include outparcels (peripheral buildings or pads located on the perimeter of the
center adjacent to the streets and major access points). These buildings are typically drive-in
banks, retail stores, restaurants, or small offices. Although the data herein do not indicate which
of the centers studied include peripheral buildings, it can be assumed that some of the data
show their effect.
The technical appendices provide supporting information on time-of-day distributions for this
land use. The appendices can be accessed through either the ITETripGen web app or the trip
generation resource page on the ITE website (https://www.ite.org/technical-resources/topics/trip-
.................................................................................
and-parking-generation/).
......................................
The sites were surveyed in the 1980s, the 1990s,the 2000s, and the 2010s in Alberta (CAN),
California, Colorado, Connecticut, Delaware, Florida, Georgia, Illinois, Indiana, Iowa, Kentucky,
iturr General Urban/Suburban and Rural (Land Uses 800-999) 175
Maryland, Massachusetts, Michigan, Minnesota, New Jersey, New York, North Carolina, Ohio,
Oklahoma, Pennsylvania,Tennessee, Texas, Vermont, Virginia, Washington, West Virginia, and
Wisconsin.
Source Numbers
77, 110, 154, 156, 159, 190, 199, 202, 204, 213, 251, 269, 294, 295, 299, 304, 305, 307, 308, 309,
311, 314, 3151 316, 317, 319, 365, 385, 404, 414, 4231 442, 446) 562) 6291 702) 7151 7281 868) 871)
880, 899, 912, 926, 946, 962, 973, 974, 978, 1034, 1040, 1067
176 Trip Generation Manual 11 th Edition •Volume 5 its-
Shopping Center (>150k
(820)
Vehicle Trip Ends vs: 1000 Sq. Ft. GLA
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies- 108
Directional Distribution- 50% entering, 50% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GLA
Average Rate Range of Rates Standard Deviation
Data Plot and Equation
50,000
40,000
w
30,000
20,000
9
�X"a
>�o X xx
10,000
00 236 500 1,000 11500
X= 1000 Sq. Ft. GLA
Study Site IFitted Curve Average Rate
Fitted Curve Equation:T=26.11(X)+5863.73 R2=0.60
Trip Gen Manual, 11 th Edition • Institute of Transportation Engineers
Shopping Center (>150k
(820)
Vehicle Trip Ends vs: 1000 Sq. Ft. GLA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Setting/Location: General Urban/Suburban
Number of Studies- 44
Directional Distribution- 62% entering, 38% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GLA
Average Rate Range of Rates Standard Deviation
Data Plot and Equation
1,500
-0 1,000
w
500
X WX X
0 236 500 1,000 11500
X= 1000 Sq. Ft. GLA
Study Site Fitted Curve Average Rate
Fitted Curve Equation:T=0.59(X)+133.55 R2=0.56
Trip Gen Manual, 11 th Edition • Institute of Transportation Engineers
Shopping Center (>150k
(820)
Vehicle Trip Ends vs: 1000 Sq. Ft. GLA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies- 126
Directional Distribution- 48% entering, 52% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GLA
Average Rate Range of Rates Standard Deviation
Data Plot and Equation
8,000
6,000
w
4,000
X '0 X X A X X
2,000 X� X?&X X
47
10 _OrC :s>& X
00 236 500 1,000 1500 21000
X= 1000 Sq. Ft. GLA
Study Site IFitted Curve Average Rate
Fitted Curve Equation: Ln(T)=0.72 Ln(X)+3.02 R2=0.70
Trip Gen Manual, 11 th Edition • Institute of Transportation Engineers
Shopping Center (>150k
(820)
Vehicle Trip Ends vs: 1000 Sq. Ft. GLA
On a: Saturday
Setting/Location: General Urban/Suburban
Number of Studies- 48
Directional Distribution- 50% entering, 50% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GLA
Average Rate Range of Rates Standard Deviation
Data Plot and Equation
60,000
50,000
w 40,000
ii
30,000
20,000
15343 -7— X X, >S< X XX
10,000
00 236 500 1,000 11500
X= 1000 Sq. Ft. GLA
Study Site I Fitted Curve Average Rate
Fitted Curve Equation:T=36.03(X)+6840.22 R2=0.74
Trip Gen Manual, 11 th Edition • Institute of Transportation Engineers
Shopping Center (>150k
(820)
Vehicle Trip Ends vs: 1000 Sq. Ft. GLA
On a: Saturday, Peak Hour of Generator
Setting/Location: General Urban/Suburban
Number of Studies- 81
Directional Distribution- 52% entering, 48% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GLA
Average Rate Range of Rates Standard Deviation
Data Plot and Equation
6,000
w
.� 4,000
ii
2,000
X Xx 14
- -- —4; X X
1038
00 236 500 1,000 11500
X= 1000 Sq. Ft. GLA
Study Site IFitted Curve Average Rate
Fitted Curve Equation: Ln(T)=0.76 Ln(X)+3.00 R2=0.75
Trip Gen Manual, 11 th Edition • Institute of Transportation Engineers
Shopping Center (>150k
(820)
Vehicle Trip Ends vs: 1000 Sq. Ft. GLA
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies- 108
Directional Distribution- 50% entering, 50% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GLA
Average Rate Range of Rates Standard Deviation
Data Plot and Equation
50,000
40,000
w
30,000
20,000 '9'e
>8�(X A>0< X
X X �<o
10,000
00 227 500 1,000 11500
X= 1000 Sq. Ft. GLA
Study Site IFitted Curve Average Rate
Fitted Curve Equation:T=26.11(X)+5863.73 R2=0.60
Trip Gen Manual, 11 th Edition • Institute of Transportation Engineers
Shopping Center (>150k
(820)
Vehicle Trip Ends vs: 1000 Sq. Ft. GLA
On a: Saturday, Peak Hour of Generator
Setting/Location: General Urban/Suburban
Number of Studies- 81
Directional Distribution- 52% entering, 48% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GLA
Average Rate Range of Rates Standard Deviation
Data Plot and Equation
6,000
w
.� 4,000
ii
2,000
X Xx 14
00 227 500 1,000 11500
X= 1000 Sq. Ft. GLA
Study Site IFitted Curve Average Rate
Fitted Curve Equation: Ln(T)=0.76 Ln(X)+3.00 R2=0.75
Trip Gen Manual, 11 th Edition • Institute of Transportation Engineers
Shopping Center (>150k
(820)
Vehicle Trip Ends vs: 1000 Sq. Ft. GLA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies- 126
Directional Distribution- 48% entering, 52% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GLA
Average Rate Range of Rates Standard Deviation
Data Plot and Equation
8,000
6,000
w
4,000
X '0 X X A X X
2,000 X� X?&X X
4rC
00 227 500 1,000 1500 21000
X= 1000 Sq. Ft. GLA
Study Site IFitted Curve Average Rate
Fitted Curve Equation: Ln(T)=0.72 Ln(X)+3.02 R2=0.70
Trip Gen Manual, 11 th Edition • Institute of Transportation Engineers
Shopping Center (>150k
(820)
Vehicle Trip Ends vs: 1000 Sq. Ft. GLA
On a: Saturday
Setting/Location: General Urban/Suburban
Number of Studies- 48
Directional Distribution- 50% entering, 50% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GLA
Average Rate Range of Rates Standard Deviation
Data Plot and Equation
60,000
50,000
w 40,000
ii
30,000
20,000
15018 -X— X X, >S< X XX
10,000® ® ®®
00 227 500 1,000 11500
X= 1000 Sq. Ft. GLA
Study Site I Fitted Curve Average Rate
Fitted Curve Equation:T=36.03(X)+6840.22 R2=0.74
Trip Gen Manual, 11 th Edition • Institute of Transportation Engineers
Shopping Center (>150k
(820)
Vehicle Trip Ends vs: 1000 Sq. Ft. GLA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Setting/Location: General Urban/Suburban
Number of Studies- 44
Directional Distribution- 62% entering, 38% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GLA
Average Rate Range of Rates Standard Deviation
Data Plot and Equation
1,500
-0 1,000
w
500
�,
- - -- - - X� WX X
00 227 500 1,000 11500
X= 1000 Sq. Ft. GLA
Study Site Fitted Curve Average Rate
Fitted Curve Equation:T=0.59(X)+133.55 R2=0.56
Trip Gen Manual, 11 th Edition • Institute of Transportation Engineers
Shopping Center (>150k
(820)
Peak Period Parking Demand vs: 1000 Sq. Ft. GLA
On a: Weekday (Monday -Thursday)
Setting/Location: General Urban/Suburban
Number of Studies- 11
Peak Period Parking Demand per 1000 Sq. Ft. GLA
r /85th 95% Confidence Standard Deviation
Averager i Variation)
® %
Data Plot and Equation
2,000
1,500
(1)
a�
a)
11000
ca
11
500
382
XX
00 200 229 400 600 800 1,000 1,200
X= 1000 Sq. Ft. GLA
Study Site I Fitted Curve Average Rate
Fitted Curve Equation: P=1.55(X)+53.20 R2=0.95
Parking Generation Manual, 6th Edition 9 Institute of Transportation Engineers
Shopping Center (>150k
(820)
Peak Period Parking Demand vs: 1000 Sq. Ft. GLA
On a: Saturday
Setting/Location: General Urban/Suburban
Number of Studies- 18
Peak Period Parking Demand per 1000 Sq. Ft. GLA
r /85th 95% Confidence Standard Deviation
Averager i Variation)
® %
Data Plot and Equation
105000
8,000
a�
a�
6,000
a)
ca
4,000
2,000
-§5*2 7
55
0 1,000 2,000 3,000 4,000
X= 1000 Sq. Ft. GLA
Study Site I Fitted Curve Average Rate
Fitted Curve Equation: P=2.43(X)+1.23 R2=0.99
Parking Generation Manual, 6th Edition 9 Institute of Transportation Engineers
RJOCI
"""O'CONNELL
ASSOCIATES, INC.
CIVIL ENGINEERS,SURVEYORS&LAND PLANNERS
80 MONTVALE AVENUE'SUITE 201 STONEHAM,MA 0 180
PHONE-781. 79.0180 RJOCONNELL.COM
PARKING UTILIZATION STUDY- NORTH ANDOVER MALL
Winthrop Avenue- Route 114 - Salem Turnpike
Time Interval With Max OCCUPIED PARKING UNOCCUPIED TOTAL PARKING PARKING
Day Date #of Cars SPACES PARKING SPACES SPACES UTILIZATION
Tuesday 10-Oct-23 4:00 PM-4:30 PM 372 639 1011 36.8%
Wednesday 11-Oct-23 4:00 PM-4:30 PM 316 695 1011 31.3%
Thursday 12-Oct-23 4:00 PM-4:30 PM 338 673 1011 33.4%
Saturday 14-Oct-23 1:00 PM - 1:30 PM 442 569 1011 43.7%
Tuesday 17-Oct-23 4:00 PM-4:30 PM 342 669 1011 33.8%
Wednesday 18-Oct-23 4:00 PM-4:30 PM 369 642 1011 36.5%
Thursday 19-Oct-23 4:30 PM-5:00 PM 358 653 1011 35.4%
Saturday 21-Oct-23 11:30 AM - 12:00 PM 496 515 1011 49.1%
Average Utilization 37.5%
AVERAGE OCCUPIED
SPACES 380
Appendix B
Parking Utilization Study
• 2018 Parking Utilization Study
• 2023 Parking Utilization Study
RJOCI
"""O'CONNELL
ASSOCIATES, INC.
CIVIL ENGINEERS,SURVEYORS&LAND PLANNERS
80 MONTVALE AVENUE'SUITE 201 STONEHAM,MA 0 180
PHONE-781. 79.0180 RJOCONNELL.COM
PARKING UTILIZATION STUDY- NORTH ANDOVER MALL
Winthrop Avenue- Route 114 - Salem Turnpike
Time Interval With Max OCCUPIED PARKING UNOCCUPIED TOTAL PARKING PARKING
Day Date #of Cars SPACES PARKING SPACES SPACES UTILIZATION
Tuesday 10-Oct-23 4:00 PM-4:30 PM 372 639 1011 36.8%
Wednesday 11-Oct-23 4:00 PM-4:30 PM 316 695 1011 31.3%
Thursday 12-Oct-23 4:00 PM-4:30 PM 338 673 1011 33.4%
Saturday 14-Oct-23 1:00 PM - 1:30 PM 442 569 1011 43.7%
Tuesday 17-Oct-23 4:00 PM-4:30 PM 342 669 1011 33.8%
Wednesday 18-Oct-23 4:00 PM-4:30 PM 369 642 1011 36.5%
Thursday 19-Oct-23 4:30 PM-5:00 PM 358 653 1011 35.4%
Saturday 21-Oct-23 11:30 AM - 12:00 PM 496 515 1011 49.1%
Average Utilization 37.5%
AVERAGE OCCUPIED
SPACES 380
RJOCI
"""O'CONNELL
ASSOCIATES, INC.
CIVIL ENGINEERS,SURVEYORS&LAND PLANNERS
80 MONTVALE AVENUE'SUITE 201 STONEHAM,MA 0 180
PHONE-781. 79.0180 RJOCONNELL.COM
PARKING UTILIZATION STUDY- NORTH ANDOVER MALL
Winthrop Avenue - Route 114- Salem Turnpike
Time Interval
OCCUPIED PARKING UNOCCUPIED TOTAL PARKING PARKING
Day Date With Max#of SPACES PARKING SPACES SPACES UTILIZATION
Cars
Tuesday 24-Apr-18 6:00 PM 297 728 1025 29.0%
Wednesday 25-Apr-18 5:30 PM 272 753 1025 26.5%
Thursday 26-Apr-18 4:00 PM 375 650 1025 36.6%
Saturday 28-Apr-18 2:00 PM 493 532 1025 48.1%
Monday 30-Apr-18 4:00 PM 404 621 1025 39.4%
Wednesday 2-May-18 5:00 PM 301 724 1025 29.4%
Tuesday 8-May-18 6:00 PM 318 707 1025 31.0%
Wednesday 9-May-18 5:00 PM 289 736 1025 28.2%
Thursday 10-May-18 5:00 PM 359 667 1026 35.0%
Saturday 12-May-18 12:30 PM 477 548 1025 46.5%
F
rage Utilization 35.0%
AGE OCCUPIED
SPACES 359 SPACES
Appendix C
Town of North Andover Abutter's List
(300 ft radius)
Abutter to Abutter Building Dept. Conservation (X) Zoning ( )
TOWN OF NORTH ANDOVER
ABUTTER LIST
REQUIREMENT: MGL 40A,Section 11 states in part"Parties in interest as used in this chapter shall mean the petitioner,
abutters,owners of land directly opposite on any public or private way,and abutters to abutters within
three hundred(300)feet of the property line of the pettitioner as they appear on the most recent applicable
tax list,not withstanding that the land of any such owner is located in another city or town,the planning
board of the city or town,and the planning board of every abutting city or town,"
SUBJECTID'S LOCATION OWNER ADDRESS TOWN STATE ZJP
026.0-0006-0000.0 WINTHROP AVENUE DELTA MB LLC 875 EAST STREET TEWKSBURY MA 01876
026.0-0008-0000.0 WINTHROP AVENUE DELTA MB LLC 875 EAST STREET TEWKSBURY MA 01876
026.0-0009-0000.0 WINTHROP AVENUE DELTA MB LLC 875 EAST STREET TEWKSBURY MA 01876
027.0-0027-0000.0 350 WINTHROP AVENUE DELTA MB LLC 875 EAST STREET TEWKSBURY MA 01876
026.0-0030-0000.0 WINTHROP AVENUE DELTA MB LLC 875 EAST STREET TEWKSBURY MA 01876
026.0-0032-0000.0 WINTHROP AVENUE DELTA MB LLC 875 EAST STREET TEWKSBURY MA 01876
026.0-0031-0000. WINTHROP A VENUE DELTA MB LLC 875 EAST STREET TEWKSBURY MA 01676
PARCELID LOCATION OWNER ADDRESS CITY STATE ZIP
02ZO-0001-0509.0 509 WAVERLY ROAD KUMAR,SUBRAMANIAN S. 509 WAVERLY ROAD NORTH ANDOVER MA 01845
022.0-0001-0511.0 511 WAVERLY ROAD KANTHARAJ,ASH IN BYRANAYAKANAHALLI 511 WAVERLY ROAD NORTH ANDOVER MA 01845
022.0-0014-0000.0 376 WOOD LANE ROCHE TRUST,JAMES T 478 WAVERLY ROAD NORTH ANDOVER MA 01845
022�0-0138-0012.0 12 HAWTHORNE PLACE KERLEY,CHRISTOPHER 12 HA HORDE PLACE NORTH ANDOVER MA 01845
022.0-0138-0014.0 14 HAWTHORNE PLACE PASOVSCHI,MICHELLE 14 HAWTHORNE PLACE NORTH ANDOVER MA 01845
022,,0-0139-0515.0 5115 WAVERLY ROAD SOROKIN,SERGEY 515 WAVERLY ROAD NORTH ANDOVER MA 01845
022.0-0139-0517.0 517 WAVERLY ROAD AHAMED,RI AZ 517 WAVERLY ROAD NORTH ANDOVER MA 01845
022,0-0140-0004.0 4 MARENGO STREET D-AENTREMONT,ELIZABETH ANNE 4 MARENGO STREET NORTH ANDOVER MA 01845
022.0-0140-0006, 6 MARENGO STREET KRONMAN,DAVID A. 6 MARENGO STREET NORTH ANDOVER MA 01845
022.0-0140-0018.0 18 MARENGO STREET GAETANO,PHILIP 18 MARENGO STREET NORTH ANDOVER MA 01845
022.0-0140-0019.0 19 MARENGO STREET MATIAS,VANESSA S. 19 MARENGO STREET NORTH ANDOVER MA 01845
022.0-0140-0020,0 20 MARENGO STREET DU BE,DANIEL,D 20 MARENGO STREET UA NORTH ANDOVER MA 01845
022.0-0140-0021.0 21 MARENGO STREET MARID N E.LANGAN 21 MARENGO STREET NORTH ANDOVER MA 01845
022.0-0140-0022,,0 22 MARENGO STREET FOX,MICHELE,K. 22 MARENGO STREET NORTH ANDOVER MA 01845
022.0-0140-0023.0 23 MARENGO STREET GUTIERREZ,RUTH,E,,,MEDINA 23 MARENGO STREET NORTH ANDOVER MA 01845
022.0-0140-0024.,0 24 MARENGO STREET RAZA,SYEDA SHERMEEN 24 MARENGO STREET NORTH ANDOVER MA 01845
022.0-0140-0025 0 25 MARENGO STREET CUI,LEI 12 VALLEY CREEK RD MALVERN PA 19355
022.0-0140-0026,,0 26 MARENGO STREET THOMPSON,CAROL,A. 26 MARENGO STREET U.-7 NORTH ANDOVER MA 01845
023.0-0001-0000.0 WAVERLY ROAD ROMAN CATHOLIC 118 SO BROADWAY LAWRENCE MA 01843
023.0-0002-0000 0 WAVERLY ROAD TRUSTEES OF RESERVATIONS 200 HIGH STREET,4TH FLOOR BOSTON MA 02110
023.0-0007-0000.0 10 WOODRIDGE DRIVE WOOD RIDGE HOMES LLC 10 WOODRIDGE DRIVE NORTH ANDOVER MA 01845
021,0-0041-0000,,O 738 WAVERLY ROAD HAVICAN,JOHN 738 WAVERLY ROAD NORTH ANDOVER MA 01845
026.0-0007-0000.0 260 WINTHROP AVENUE GLOBAL COMPANIES LLC 800 SOUTH STREET SUITE 200 WALTHAM MA 02043
026 0-0019-0000,,,0 20 HA HORDE PLACE RSON,RICHARD 20 HA HORDE PLACE NORTH ANDOVER MA 01845
026,0-0020-0000.0 26 HAWTHORNE PLACE WASZCZUKO,CHRISTOPHER M 26 HAWTHORNE PLACE NORTH ANDOVER MA 01845
026,0-0021-0000,,0 BELFAST STREET ESSEX COUNTY GREENBELT ASSOC INC 82 EASTERN AVENUE ESSEX MA 01929
027.0-0001-0000,,0 432 WINTHROP AVENUE LE LAND PROPERTIES,INC. 500 CLARK ROAD TEWKSBURY MA 01876
027.0-0002-0000.0 707 WAVERLY ROAD DAVID ANNE WEBSTER,REV TRST 707 WAVERLY ROAD NORTH ANDOVER MA 01845
027,0-0003-0000.0 701 WAVERLY ROAD CASALE,MICHAEL,P. 701 WAVERLY ROAD NORTH ANDOVER MA 01845
027.0-0004-0000.0 697 WAVERLY ROAD BICKING,MARJORIE 697 WAVERLY ROAD NORTH ANDOVER MA 01845
027.0-0005-0000.0 691 WAVERLY ROAD CORRELLE 2015 REVOCABLE TRUST 691 WAVERLY ROAD NORTH ANDOVER MA 01845
027.0-0007-0669.0 669 WAVERLY ROAD BRODERICK,SUZETTE,C. 669 WAVERLY ROAD NORTH ANDOVER MA 01845
027,.0-0007-0671.0 671 WAVERLY ROAD NIZAMOV,ARTEMIY 671 WAVERLY ROAD NORTH ANDOVER MA 01845
027.0-0008-0000.0 667 WAVERLY ROAD ADLEY,THOMAS,F. 667 WAVERLY ROAD NORTH ANDOVER MA 01845
027,0-0009-0000.0 659 WAVERLY ROAD CO ALLY,JILLIAN 659 WAVERLY ROAD NORTH ANDOVER MA 01845
027,,0-0010-0000.0 655 WAVERLY ROAD RIVERA,LAWRENCE 655 WAVERLY ROAD NORTH ANDOVER MA 01845
027.0-0011-0000.0 647 WAVERLY ROAD ASARO,WILLIAM 647 WAVERLY ROAD NORTH ANDOVER MA 01845
027.0-0012-0000.0 639 WAVERLY ROAD DESOUSA,SUSAN B 639 WAVERLY ROAD NORTH ANDOVER MA 01845
027.0-0013-0000.0 633 WAVERLY ROAD PARK,WON 633 WAVERLY ROAD NORTH ANDOVER MA 01845
027.0-0014-0000.0 629 WAVERLY ROAD ETCHIN,GENNADIY 629 WAVERLY ROAD NORTH ANDOVER MA 01845
027.,0-0015-0000.0 420 WINTHROP AVENUE CONNOLLY FAMILY TRUST 420 WINTHROP AVENUE NORTH ANDOVER MA 01845
027m0-0034-0000.0 717 WAVERLY ROAD RILEY,GLORIA 717 WAVERLY ROAD NORTH ANDOVER MA 01845
027.0-0035-0725.0 725 WAVERLY ROAD ROTOLO,ELAINE M 725 WAVERLY ROAD NORTH ANDOVER MA 01845
027.0-0035-0727.0 727 WAVERLY ROAD SYED,MUBBASHAR,HUSSAIN 727 WAVERLY ROAD NORTH ANDOVER MA 01845
LAWRENCE MA LAWRENCE CITY HALL 200 COMMON STREET LAWRENCE MA 01840
This Godwies that#*"am"appooft 0 owl
As AAA*
recorGS of
cerMfled b)rr
Appendix D
City of Lawrence Abutter's List
(300 ft radius)
List of owners to receive notice
Petitioner: DSN REALTY INC
Mailing Address: 881 EAST ST,TEWKSBURY, MA 01876
Site Address:WAVERLY RD LAWRENCE MA 01841
List all owners within three hundred 300 feet of the site.
MAP LOT OWNER MAILING ADDRESS CITY STATE ZIP CODE
SITE: 3 1 CITY OF LAWRENCE 200 COMMON ST LAWRENCE MA 01840
ABUTTERS: 1 1 TOM ANDOVER PARK LLC 1 N LASALLE STREET STE 2100 CHICAGO IL 60602-3918
18 1 RIVER POINTT RR OWNER LLC 4401 N MESA EL PASO TX 79902
18 2 DABBAK REALTY LLC 329 WINTHROP AVENUE LAWRENCE MA 0184
18 3 F&B REALTY TRUST II 2 HUMMINGBIRD LANE SALEM NH 03079
18 4 FREIJE I T 230 WINTHROP AVE LAWRENCE MA 01843
19 1 PMG NORTHEAST LLC 2900 TELRSTAR COURT FALLS CHURCH VA 2204
19 2 ALBRITR REALTY 25 LINCOLN STREET NORTH ANDOVER MA 01845
19 3 COMMONWEALTH OF MASS 05-239 WINTHROP AVE LAWRENCE MA 0184
19 5 22 WINTHROP LLC 189 WATCH HILL RD WESTERLY RI 0891
2 1 CORT LAWRENCE LLC 30 KIMBALL AVE STE 101 SO. BURLINGTON VT 05403
3 1 CITY OF LAWRENCE WAVERLY RD LAWRENCE MA 01841
35 1 TSSTX COUNTY GREENBELT ASSOC. 82 EASTERN AVENUE ESSTX MA 0199
37 21 CHAMPY CONST CO INC 95 STILES RD#205 SALEM NH 03079
For Tax Assessor's Use Only
According to our records of this date, certified by the City of Lawrence Board of Assessors. This review is based upon our existing parcel maps,which are
compiled for assessing purposes only;therefore.they are drawn to survey accuracy for conveyances. This certification does not include any recent transfers
ownerships that have not been reeve th assessor's office. Every effort has been ade to maint, -in these records as legally required.
Tax Assessors Signature -
imee C.Valdez,Assessor
yped Name and Title
IPaqL.of