HomeMy WebLinkAboutRequest for Determination of Insubstantial Change - - 175 TURNPIKE STREET illllcool
ll �� �� I Illm oo ��II Ilpl II Voo ooi'a ���P
mlu1°'lulu' q piu rill p!!I!q ..........
Illii o
ell��ll Illl�h �IoomiV Qlloo ailllllll 1. u���lll II�III ����
��Iliomilll� b �Illllhippllll oomoio di�� ��I,it ������h, III Ihmi��l�ll�lllio, -emllljjjjjjii��� hn T. �
jsinolak@smolakvaughan.com
VIA EMAIL
Eitan Goldberg, chair
Planning Board
Town of North Andover
1201ain Street
North Andover, Massachusetts 01845
RE: Ealewood Shops
175 Turnpike Street (Map 24, Lot 6
Owner: Linear Retail North Andover #1 LLc, c/o Linear Retail Properties, Inc.
Re guest for Determination of Insubstantial char
Dear chairman Goldberg and Other Board Members:
n behalf of the owner of the above-referenced property, we are requesting
the Planning Board to vote to approve, as an insubstantial change, a modification to
Special condition No. 6.f of the Site Plan Review Special Permit Decision, dated
February 5, 2004 (the "2004 Site Plan Decision"), to enable the owners to leases ace
within Ea le ood Plana for additional restaurant use for the masons more fully
described below. A copy of the 2004 Site Plan Decision is attached.
Background
n or about February 5, 2004, the Planning Board voted to issue a Site Plan
Review Special Permit to Ealerood Properties, LLc for the redevelopment of an
approximate 1 .2 -acre parcel of land into a retail and restaurant plaza known as
Ea lewood Shops. Ea le good Shops consists of 76,742 square feet of retail space
spread across three buildings. A copy of an existing conditions survey is attached.
Originally developed in 20 , the development was envisioned to be a quasi-lifestyle
center that featured retailers that were traditionally mail-based. These retailers
included women, men, and children's apparel, home furnishings, office supplies and
food.
In June 2015, Ear leer ood Properties, LLc sold the property to Linearr Retail
Properties, LLc. Linear Retail Properties, LLc, or Linearr, owns and operates shoppin
centers and other retail properties in Eastern Massachusetts, Southern New Hampshire
and Rhode Island. Linearr's current portfolio consists of 88 retail properties with over
400 tenants.
Eaelewood
Since the time that Ealeood Shops was developed, there has been a
significant change and disruption in both the consumer and retailer mindset. As retail
sales shifted online or were disrupted by online retailers such as Amazon or Wayfair,
apparel and home goods retailers such as Pier 1 10, 91 F and J.Jill 22804 F closed
their stores at Eaglewood. Additionally, based upon Linear's conversations with
1
Eitan Goldberg,Chair
Plannina Berard.
LA
July 14,2020
tenants and from tenant news releases, Linear anticipates that within the net -1
months other tenants such as Chic 's ,804 SF , Jos. A Bank 4, 4 SF and Yankee
Candle (2,168 5F may also soon follow - electing to close and consolidate stores to the
more traditional mall-based corridors of Salem, NFL or the Northshore Malt.
s retail has evolved, so too have tenancies across the entire Linear Retail
portfolio. Presently, the more active retailers actively looking for space include food
(fast casual), fitness (boutique fitness such as Pilat s, yoga and cycling) and medical
(dental, physical therapy, and urgent care). These categories represent experiential
retail and are those that have not yet been replaced by an online presence.
E[2.s I
ve Tenant
As Linear looks to fill the current and future vacancies at Eagiewood Shops,
Fire Guys has entered into a long terra lease for the former J.Jill space (2,804 SF),
subject to Town approval Of the proposed use. Since Fire Guys desires to commence
Operations as soon as possible in order to be operational by the new school year in
August/September, Linear is respectfully requesting the Board t0 approve the use of
the space noted above as an additional restaurant use. Five Guys is ready to renovate
and immediately Occupy this space, subject to local approvals to do so.
The Site Plan Rev ecial Permit Decision
!2�s .......................
Under the Original 2004 Site Plan Decision, Special Condition No. 6.f provides
that "...if the initial applicant, or subsequent owners, successors or assigns, in the
course of continued business Operation, wish to open a restaurant(s) that exceeds the
9,000 s.f. referenced ire the approved plans as noted in Condition No. 24, the applicant
must, prior t0 allowing such restaurant(s) to open for business, submit revised plans t0
the Forth Andover Planning Board and Forth Andover Building Commissioner,
demonstrating that adequate additional parking exists On the site as defined in Section
8.1 ofthe North Andover Zoning Bylaw. If the Town Planner deems these revisions t
be substantial, as defined under Section 8. .8, the applicant must submit revised
plans to the Planning Board for approval.'
Moreover, by Decision, dated August 1 , 2011, the Board granted a Site Plan
Review Waiver to Eaglewood Properties LLC to enable the then-owner to increase the
approved amount of new restaurant square footage for a new restaurant from 9,00
s.f. for an additional 3,500 s.f. restaurant. A copy of the Waiver Decision is attached.
As Of the date when Linear acquired Eaglewod, a total of 15,515 square feet of
existing space is occupied by restaurant uses. With the approval of an additional
2,805 s.f.. of space for Five Guys, the property would include a total of 18,320 s.f. of
space dedicated to restaurant uses.
Parking angi Pr
.E[2j2qed Vacancies
With respect to the adequacy of parking at the property,� Linear engaged
Jeffrey Dirk of Vanesse Et Associates to conduct a parking study and a review of
parking demand at the center in early- 019 (the "Vanasse Report" . The Vanasse
2
it „�III l ��II IIL ql" & gill d'II� '�II..... III ° "IIIIIII Put
�Illh ��i ;Illllli
Eitan Goldberg,Chair
Planning Board
July 14,2020
Report was conducted while both Pier 1 and J.Jill were operating and the plaza was at
full capacity with no vacancies. The Vanasse Deport determined that the existing
parking and the parking demand from existing tenants could support additional casual
restaurant/food use. We also feel that with the current COVID situation., that the
Vanasse Report more accurately depicts parking usage under normal operating
conditions than if Linear was to conduct a new parking analysis under current
conditions.
Most recently, the property currently includes 13,395 square feet of vacancy
representing a total of 47 parking spaces allocated to those vacancies. As previously
mentioned, it is anticipated that within the next -12 months, are additional 9,314
square feet ofspace will be vacant, representing an additional 33 parking spaces for
total of 80 parking spaces not allocated to plaza tenants. Under the Table ofOff-
Street Parking Regulations 19 -8.4.A , the proposed Five Guys restaurant use would
require 42 parking spaces (i.e., 15 spaces per 1,000 s.f. x 2,,80 s.f. . Accordingly,
the number of existing and signat d parking spaces due to vacancies 47 are in excess
of the number of required parking spaces for Five Guys 42 . This excess parking
arpacity does not take into account the additional anticipated 33 additional parking
spaces expected to be freed up by additional vacancy. for does this parking space
allocation factor in a greater availability of parking spaces due t : varying hours, days,
or peak parking or loading demands for multiple uses at the plaza; or, a proposed
parking reduction based on actual uses that could otherwise be approved under
Parking Special Permit pursuant to S 19 -8.8. of the Zoning Bylaw.
ftgge.st for Approval
For the reasons requested above, Linear respectfully requests Board approval
to allow an additional 2,805 s.f. of restaurant use at Eaglewood Plaza as an
insubstantial ch.ange to the 2004 Site Plan Decision, notwithstanding the limitations on
restaurant use imposed under Section 6.f of said Decision, In connection with this
request, Linear intends to file a formal Site Plan Decision amendment with the
Plannirng Board within the next 30- 0 dams to undertake additional proposed
improvements to signage and to `clean up" certain aspects ofthe Site Plan Decision.
Thank you for your consideration of this matter.
Sincerely,
John T. Smolak
JTS
Greg Droc , vice President, Asset Management, Linear Retail Properties, LL
Distribution List
Enclosures
Eitan Goldberg..Chair
Planning Board
July 14,2020
EXHIBIT A
2004 SITE PLAN DECISION
4
6K 9110 PG 323
Town of North Andover
"C,'e Of
aming.Department
Pl
`.. r
TO
ty Development and Semkes Divis"on
e
c. Ilk 0. R
27 Charles Street
trrth Andover,Mawachtisefts 01845
1b P ■
4
Fax(978)688-9542
Notieg Of Decision
Any.alpmal SMU be fUed ATTINT;
WjtW'(2*)- day. aft..' er the
Date of Mog U*Nodm `I
IN pric- oll
Im the Office of the Town Town Clerk
Clerk
Datra Febro
Deft--of Odbo'dkr,21,
2003o Decebdxt. 2-.2003,Deember
16t 2003,JiMagry 20i 2. Mp
Fekuary 3'2064(deebion)
November 6.2 0_03.Nwmmber 18,
i 11X PO Box
P
� q i
wrF '
� B
i °• nnilInIIIIIAIMIII
Referring to the above peddon for a Site PI"Radew Special PerndL The applicatfij'Was
h
8*3v 103 md 10"31 of the t 6wia of North Andover ZoMng Bylaw and M:GL
-`
So as to �
The construedon of a 77,500 square foot a •ng:of Y
* '
space and assm*eted
utilities,
if grading,
° F i
structures. ng,
After a public
mr
P I MAW9,004 -d voted
' -..
the Me Plan Review SPedW"Permit,ba�ed UP011 the atta*6d con4W =.@
Ulp Aj)plkant
Signed4v
Eagkleex a"Griffin,Acting -n er
Abutters
n
on behaff
f
DPW
Angtes,CbWman
° °
Conservation Department FeU"Schwan,Clerk,,
HeWth Department John Simom
h,.,,a.�11 ,.
Site Plan Review so Speoa#pwmlt 8K 9110 PG 324
The Planning BOW W-eln. aW the:=� 1 Pew' * P � for the of
�� � square t �' � .. �ltrl„rt�o�i
�'-Ard rebtaursrtt epee, Tie buildm9a am located In the
GenerW I trs rrWw Zonin iet at.and are qn M p 24,, Parcels `; �#
Thy iaf P�� - � �� �,
!� as r quad-:by.-E �� Plies, LLC,: . . � , T �
01983, the owners of the land be
g the Lawrence & Td ne ReamsTrust, 100 Turnpike
Street, North Andover, A 01 46. This a -piicatio � filed with the Planning
Board on
September 19, 2003. The applicant submittecl. a complete appkation wfth was
renewed in aocondan� w1ti� ion 8. � .and 1 noticed d
rt . 1 of the `own of North Andover Zoning
Bylaw and MGL c. 0A,sec.
The Planning Board makes the meowing: findings as requked by the North Andover
Zoning
ytaws Bectl n 83 a d 10. :
FIDM1GS:of FACT:
1, The spec c aite rOPdate. kcation for the r+ = as it is mated in thfe e
Businsiss ZonerW
and involves tie on ft on of �� s: w4th t
�efica the of - � .. those Donee.
Vic ? 're# o�and:wholeeai s r , as
well North
"�'re f avant ,d prom r� room". [� r�4.131.1. and 4.131.5 the
Town
of EMa�wr]. �s:prop rt was :te o�.at t .May. 129 00 North
Andover Annual "own ideating tror es rrtlal to 3e �erai Business. A of the
approvalmm the orne ene PF Ode dated July 1# , 2003 is on Me at the North
Andover Pfanrring. Department, as': vm the Declar Wn of P
Donditns and Restrictions : d. at the Essex Mort Covenants
� Registry of�deeds as Book �,
Page 332.
. The * any affect the.-n v*0od as a
use developed � - sffio�t bier has
been hided. Aat� Rom . � 0 -. �: �
rvemen �beret � a
�^e�in t . �:� h ��
aM FroojW Extensive landscaping has been provided
around the fro, .. ..
g . ..T eke Strom. The landscaping has been plamd so as to
allow the exiadng.stone wall to remain,as well as to accommodate p . d stone waif
entry features that are oo s tent� the exists -- . � y
1ar�doa�in a Condition
s1r�e wa �and a wh the
P and site plans refereed In Condition# .
1 There wig be 27 October Gim Bed Maple�e T� . - " in
hoar,-as wW1 as 1 eetgu Shade Tree .5- " caliper.
- The o amental trw i udd 11 thous cm ur
�o ame�rtat trees -1 ' in height- clues shadbi
p ow e W.,ioebeny trees
1 V in height and 8 Wu np ko sa dogwood trees 849 in height.
310
Them Wi be 3 Austrian Pine"gees,5- 'in height
40 Finally, a large amount of shrubbery has 69en Wpersed Wmen
the shade, orrrar ental and cmder trees that includes hick's yew ice" in
height, 84 sh rfrock inkber shrubs ` " In height,ergot, and 32 anthony waterer
s ireea 1 - "in height.
b. Red ell Siting-Prnnmtw Special cafe has ". n taken to carefully screen all
r96Id66tIW`tbu-u
ng per it to t ,p re !reeio p merit,
ec -ii l -
aPin :=aa =to the residential pro Fa
18
19 contain a buffer Of white:pine tre , - 6
-in height, 03 wedi as 19 vvh e
pine trees, 1,040 tin height. In addition, there will be 3 cite sha
seioer fees 1��� ' ih hey , in
dbio
► height, Norway Spruce trees 10*1 in height, and 1
Austrian Fine trees 5-61 in height,,in sum providing a Very effective visual buffer
.. Rp
ilk
41"o
BK 9110 PG
i I.
from the props O:dev opt ent.
■ Landscaping d sore ening arealso provided adj�et o the residential prey
known en
as'-Map. ..1 t aft su re buffering. ire the
*;
proper screening � �tfe
locaODn, �i�r ite prrie tr a ,. -1W height are PMvIded, s well:as 1- ' i Norway a nice
trees re height. 1n additlon, Ausidan ire Trees p
r + i ,- � - ' '�� hint well a2
aweetg rn shade trees . re height will be placed in this landscaped buffer.
. Lapping and sprW, :am prodded adjacent to the res#�tla prop located
t the r of the Ala in - ;� � �
nd�ove , llassahsetts, known as Map 1, Lot 3 on the
Andover Assessors map. Along this property line, a minimum of 40 Eastern Fled
Cedars, - 1 in height, 1 -�Whte Spruce, ' in height an 1 why Pine, 1 -1 ' in
height will be provided for a landscaped buffer In addition to retaining walls.
C. Qom. al. There also adequate lam l d
a�h� WWI'
� pvi
p �a#er the emwing orthrnar� Bank P pe y so that the laindscaping
provides a level of distinction been the two devolopments but is
consistent with
exlefing vegetation Ahat wfll rernain. The landscaping proposed as part of this
development Is listed below:
1. Thera ri#1 be 11 October Gory led Maple pe Shade Trees . T 0 in
as#ipr,as well , �,ittle.leat Unden Sae Trees . - "in caliper.
. 1 EmempThe P
ornar �# trees include lu.rnp Shadblaw
Seri icaberry ornam nt trees 1 -1 ' In height and 5 Herftge River Birch
ornamental trees 1 -1 'in height.
. There will be 6 Austrian Pine Tnm, - ' in height, 7 Austrian Pline
Trees 10-1 ' in height,,18 Norway Spruce trees 5-6#in height, 4 White Pine trees
10-12'In height, and 17 White Pine Trees -V In height.
4, §&jd9= Finally, a large amount of shrubbery has been deemed between
the shade, ornarnerd l and coriffer trees that includes 12 darclinal Fled Twig
Dogwood shrubs - ' in helgl Rosebe Rhododendron shrub
height andl-ficl�' dew s , i �- in
shrubs, -� n height.
. Where will be no nuisance or serious hazard to vehicles or pedestrians. The traffic data
has been reviewed by the tOwWs traffic consuftant, VAll. The applicant has provided
�FVeW�■his d��' Te 4 the • the traffic three
signal,the right-in drrry waY at t "left" and of the
site, end the right-in driveway closest to Peters Street. The app cant will also be
prov ing the following traffic rrr g ti n:
a. The applicant will also provide for an intemmnwbW,coordination systern lighting
followingintersections: t the
Waverly oad/Cotuit Street;
gl~ewoo =Shopsffiae Tribune;
Peters Street;
Andover Street.
b. Widen Route 114 along the project site frontage between the pm.posed Eaglewood
Shy driveway and the Eagle Tfibuno driveway to provide an exclusive 6911NUM lane
into the
proposed EagIewood shops site.
c. Install a.full-aotua ed tmfflc signal at the Interseegort of Route 114 anO ijaglewood
d. aide ioro ewe ens - ��.
emergency-vehicle pre-emption equiprment where required within the
proposed four-steal system along Rom 11 ;
e. Widen Route 114 within the existing state highway layout by five-feet or less to
a exclusive left-turn lane into the proposed Shops ed a lewood Sho site. provide
. The landscaping approved as a part of this plan meets the requirements of Sin 8.4 as
amended y the Plinning Board, of thee' North Andover Zoning B a v. � Finding
fug detf on the landscaping � � for
ar�deoap�ng ens
2
.s m.mama........m .....mmm.....
VAIU,
BK 9110 PG 326
. The site drainage system is desiqW in: ccordan e.with the Tow0 - '
has been reviewed and moved � �r�rerr�ents �
by the Oxide onsuitlr� Engineer, MHF Design.
. The applicard has met the requirements of the Town for Site Plan 13,8view
Section 8. of the Zoning Bylaw. state[ n
7. Adequate and aWOP68te facHles will be provided for the. r o p eret�
eot �l �. , �'� -.. . . the `owed
use. p J, provide for mu l rpal water, sewer and ulftes on the
adequately addnm the needs of the p act. ��rtherrr�o� tl� � r.WPWt *t
contain design characteristics that are � . .,� �of the ret ��.fa ��t�es
oomrr� ��al � present � trad �ena�l tom oer�ters, nearby
pro eots In North Andover. The storefronts and side faoad s contain numerous
pedestrian waled elements including o�ples, brit and stone UMe
smaller display windows a vertical s �etionecreating � stone. bases,
The r � with
an aethetrca#�y pleasing retail
project, � also contains MOO .[ ligh ng pith banners throughout to enhance
pedestrian village feel of the project. the
FhWiy the Planning Board finds that thls..project n9r 1 � ie 't
Andover Zoninga�v t�i � � the Town of North
�ent°s a �� ted in Sec an s3 but requi-r9s conditions in order
be fully lr� cornplla the Planrr��g Ord her rar�te an to
the foil ,. � at�aprvaf to a applicant provided
owing condkions are met:
SPECIAL COO IT ONS
1, F vlr � al l o It'�r: The P a�rlt shalt designate an in e
Monitor who ti :�l be � � - _ � rxt �nv. en �
patio With the-l�la 1i -s epaftm t. Ttm Environmental
Monitor r must be available upon tour hours' notice.to.Ind the site yr th.t
designated offial. The name and phone gnu ' . Planning �ar�d
saber f the nW r entaF Monitor must be provided
to the Planning Department in the event that this person has to be co ct
� due to an
emergency at the We, during any hour period, met did wqekergj�s. The Environmental
Mon or shall make weekly inspections of the project and file monthly tad
� f th�y �`�� t the P�ar�ir�
Board throughout the construcdon and for as long the ground remains u sta fi ad
feet of wetland resource areas. The monthlyr its s ��n ��
include a� n n � hall del af' s of non-compliance, and
necessary t resolve these issues. One-paular area of 6ocerrr will bi the
const ction of the detention pond and retalning walls throughout the site.
Separate r o
s mustbe provided relative to the construction of the retaining wall.and the detention pond inaddticn tothe regular s to be given outlined above. Tre
designated 'mhos MY riot be applicant
and/or developer. The donated monitor may sub duplicate reports as t
the Conservation Department s ion as the - � lase s��rnted to
l ctior�s are g address t reu�reents above and is
Inducted on a weekly bans and a moothl+�report filed with the Plan `
Department. n�n
Ttw Bar l Wit# r rust oversee any emergency aced of s •
controlsd -u�ar iris or�- ed r �eo
or repf�rner t of sedi-nenta60n c0ntFW de imm and asetime
responsibility for t-eir mafnWV=e Vn a weekly basis. The nvrr rnent l� Monitor r
required to insp tall such �r ides a l or will be
oversee cleaning and the proper disposal of waste
products. Cleaning shad include removal of any entrapped silt. The Bnvl n e
be present on site during eserin .actiitie �.� . ntal Monitor must
d cad rtth prointy #o wetland resource
asses. In additm, all wdVand resource areas must be my insPected for siltatlo
and/or other' � � �a�' i n� trbxdity,
q ff The Environmental nr ental Monitor must visually inspect all graded
sloes for stability. p ed
. construction-motor: The appkant shall designate independent Construction
Monitor who shad be chosenu� per�der�
#n oans
nation with the Planning.Department.:e t. The Construction
Monitor must be ass upon four hogs' notice to inspect the site Wth
designated official The or�st� monitor i the P#ann:�r�g Boat
A o t r shall make weekly' spections of the project and
He monthly arts to the Pla-n�ning Board throughout the duration of the
ProjW. The monthly
3
o,00000 adad avw .wowoumm
BK 9110 PG 327
re rts shall: deWl aroa of nonvco m,pliance., if any-and aptlions taken to resolve these ISS-UGS.
The deli onat6d monitor may not bo-the-aWicaht an Wor develo'Per The
dosignated monitor
may not be a ' ficant and/or develo ons and month Yte' ports provIded
PP per. 7he weekly to the Plartning' Depaftent sh'all 1n*do the following:
a) site clang;
b) emion control;
C) drain' 9 and detention structures;
d) on-ske water and:sewer uffifthm;
9) parking spaces and related pavement;
f) curb outs;
g) retaining walls;
h) site screening, landscaping and stmet bees;
site restoration;
D final site cleamp.
S. Prior to the andomement of the plans Eby the Planning Board,,the Vplmnt must comply
with the flowing wnditlions:
8) The final.plawmust be reviewed and approved by the North Andover Department
of PublIc Works, the town's outside wgineenino consultant, the Town Planner,
and must be eutsequently endomed by the Planning ard. The plans and/or
additional data nwst be revised and provided:to MHF so as to address ftems #3
and t4 of MHF9 memorandum dated Dacminber 12, 2003. The appiltdaM, fts
emplayaos and all succemoofs and **signs must also submft revised plans
which will accommodate 14 Pedestrian connecter between the project and the
property referred to as Map 1, Lot 3 ,in Andover, MA. H in the event the two
parties come to a mutual agreement that the connwfion be provided, the
pedestrian conned on shall be bulk by the applWant, Ift employees and all
successm and mmigns as depicted-on the revised plans. The final plans
must be submMed for re Mew within nirmyty days of filing the decismin wfth the
Town Clark,
b) A afte opw*Wemlan oontroll bond. s1haD be posted (per agreement with the 14orth
Amlbvet Pla W- ft-Soard)In ft ON-amount Of twenty thOusand.($20,0=00)do0ars for..
the purpose of caodng any,contingen.clies that rrdgtit Wfibd the putdic wettam such as
sftewopi"ng, clew, emit and peftrmame of any der oondition contained
herein. The Git sholl be in the form of a check made.payable to the Town of
North Andover eamm account.
c) AM site plan appfica� and ewrow few must be pad in.full and varifled by the Town
PlAnner.
4. Prior to.the Oart of conoftuctlon:
a) A pre-ecmsVUction meeting shafi .be heW with the a0imurt, C*mMaty
Deve"meryt Director-, Town Planner, Dftc*r of Enokmwhg from the
art e t of Public Works, and the clOsignate'd ErM ran metU Monitor and
Con strucgon Monitor as Hs%d in Conditbns #1 and #2. The-purpos* 9 of this
meefing will be-to review the phasirig of the-development and-for the applicant to
submit a*onsmcdon schedule shall be submitted to 60 at the pre-oonstniction
meeting for ft:purpose of tracidng the constructon and in -_m ing the public of
anficipated actlAies on the site. The Applicant will also discuss the traffic
mltiWion and any possible road closures and/or traffic triftation which may
occur as a resu N of the installation.
b) During construction., the site. must be kopt clean and swept regularly throughout
the omstniction proom. Dust mfflgafion, dewatewing and -roadway oleaning
4
iy
BK
must be performed w e iy, or more frequently as dictated by site and weather
con itio and as digit d by the Town Planner.
c The developer must deposit funds to pay for the Town's Outside Engineering
Consultant to perform inspectional services for the construction of this project.
f nspectional services will include but sire not f im ted to the following-'installation of
on s e se"r' water and drainage facilities} MI material Instaflation, pavement,
curbing and sidewalk Installaflon, etc. The estimate of the cost of construction
inspectional services will be calculated by the Town's Outside Engineering
Consultant upon receipt of final endorsed site plans and other necessary
constriction documents and the final cost shefl be set by mutual agreement of
the Town's Outside Engineering Consultant and the developer. In the absence of
mutual agreement,the Planning fiord shall set the final cost.
d) A construction schedule shall be submitted to the Planning ft.f for the pulse
of tracking the cor tru tlon and infortning the public of an i i ted ��ities on
the site..
e It smell be the responsibilfty of thedevelopar to assure.ftt no erosion on the site
shag occur Whbh will cause depowition of "I or sediment upon adjacent
proper es or p Wjc ways, except as normally anciffary to o f site sewer or other
off-site construction. Off-Site erosion will be a basis for the Planning Board
making a findino that the Project is not in compliance with the pfan; provided,
however, that the Planning-Board shall give the developer written notice of any
such finding and ten days to cure said corifton.
Q Yellow "Caution" tie must be placed along the lim.It of.-clearing and grading as
shown on the plan. The Town's Outside Engineering Consultant must be
oontacted prior to any cutting and or clearing our site.
Performance Guramntee In an arnount to be determined by the Town's outside
Engineering Consent, shall be posted to ensure completion of the work in
acoordance with the Flans approved as part of this conditional approval. 'The.
bond must be in the:form acceptable to the North Andover Planrfing Ord, Items
covered by the Bond may include,but shall not be limited to:
i as-builtdrawings;
it on-site sewers and uti ties;
Ill) curb cuts and parking spaces;
I lot and site erosion control;
V) site screening and street trees;
vl drainage facilities;
it site restoration;
Sri ii final site cleanup.
h) The applicant-shah provide the Planning-Board WAh Copiers of permits, plans and
decissoons Win ed: from,all other town boards# commissions or:departments. in
a ddit#on to rweipt of these plans, the applicant shall sup suppfy the Town Planner
with a lettef'outlining any and all revisions r su ng from said p0mb, plans and
decisions received from other town boards, COM.missions and departments that
differ from the approved plants referenced in Con it ors 24.
i Building'pertnits must be obtained for retaining walls over ' high our unbalanced
fill.
5
BK 9110 PG 32 9
5. Prior to FORM U vwfficatlen flBuIlding Permft Issus'nee)i-I
a) The Planning Board must e-ndorse the final site plan mylars and three (3) copies of
the signed pLans must be delivered to the Planning Dippartment.
b) One cetthki copy of the recorded decision must be submWed to the Planning
Department,
c) The applicant shall adhere to the following requirements of the North
orth
Andover Fire Department and the North Andov6r Building-.0awmight:
1) All structures must contain a commercial fire spH nkler,system. The plans
and hydraulic calculations for each comm-emial system shall be submifted for
review and approval by the North Andover Fire Depaitaient. Plans and
hydrau,fic calculations for each commercial system must_also be supplied to
the BulkUng Department.
d) The applicants, its enVioypes-,sucomors or assigqs., shall be obligated to become a
participating mernbtr of the Merrimack Va!16 y Tr n"rtaflon Manag ment
Association (MVTMA), subject. to payment of It, dues and -other obligations of
membership. The applicants, its employees, sucoWsors or.weds,. shall remain a
rnefter as long as the project is in e)dstence and shall be required to file a
declaration stating such membership is ourfent on or before January 16 annually.
The applicants, fts employees, successors or assigns shall submft a copy of this
declaration to the Planning Department. Informitti iDn regarding the MVT-MA can be
obtained from the Planning Department. It the applicants,, its employees successors
or assigns are required to comply with a substanftl-increase in the fees charged by
the MVTMA, or any other unforeseen complications relafive to their required
membership in the MVTMA, the applicants, its employies, successors or assigns
shall request a hearing before the Planning Board. The Planning Board shall then
determine whether or not such required membership.in the MVTMA shall continue.
e) An as-built plan must be submtie to the Division of Public Woft for review and
animal prior to apt ance of the sewer appurtenames for use.
f) The applicant is required to pay sewer mitigation fees at the Department of Public
Works. Proof of payment must be suppUed to the PI'anning Department.
6. Pdor to,verftatkn of the 0*41fic.ate of Owupancy:
a) The itpplibent mu' st subrhft 'a-kytt6r fin'tho'erchftect and engineer of the project
stating that the building, signs, landscaping, Rghfing and Me layout substantially
comply with the plans referenced at the end of this decision as endorsed by the
PianNng Board.
b) The Pknnirvg Staff shall appmw all artificial lighting used to inn ate the site.
All 10tirig shall. be buift in accordance with the documentiWon provided or
similar products with exact"effications as Wed below:
I Bermeye r Architecture A Interiors,'Farb Lights D.1, Blade Sign C.1 a rid C.2;
2. Sun Val-ley Lighting, Job/Project Information, lewood Shops, North Andover,
MX
3, Sun Valley Lighting,Lurninaire A=essorles;
4o USA Architectural Ughting, A5-1,M-2,
S. Signage and LigMing. Key Plan, Bag wood Shops, Bar m-eyer Architecture &
Interiors,Sheet A-02.
6
8K 9110 PG 3'3 0
6. hotor etncs, Sheet A3, Beneyer Architecture& Int dors dAted 111/26
All lighting shall have undergrbund wi-ring and 6hall,be so arranged that all direct rays
from such lighting falls shfirely With the s fte and shell be shielded or recessed so as
not to shine upon abutting prop tees or streets. The Planning Staff shall review the
site. Any charges to the approved lighting plan as may be reasonably required by
the Planning Staff shall be made at the owner`s expense. All site lighting shall provide
security for the site and structures however it must not create ahy glare or project any
light onto adjacent residential properties.
c he commercial fire sprinkler systems must be installed.in accOrdance with referenced
standard NFPA t 3D and in accordance with 780 GMR, Chapter 9 of the Massachusetts
State Building Dodge. Certffication that the systems have b ra in sled props y in
actor a ce with the above referenced regulations must be peed from both the North
Andover Fire Department and the North Andover Bui l g Department to the applicant. The
applicant must their provide this certification to the NorthAn-clover Planning Department.
d and all , igna go plans for the site which have ��� provided to the Planning Board
dun*ng the sIte plan raw, process were prelsented for the materials of the si nage onty.
Any siignage plans must conform to Section 6, Signage and Outdoor Ligbting Regulations
of the Town of North Andover Zoning Boaw and must be approved by the Building
Department. ire .no Ipy is the applicant to construe that the Planning Board has
reviewed and approved' the signage plans for Zoning Comp ance as that is the
Jur' dic on of the Building Department. All additional permits must be obtained by the
applicant prior to construction. Signage plans provided to the Planning Board are
Included in the plans listed below:
Plan Titled: Floor Plans,, Roof Plans, Bignage & L-ighttng Key Plan,
Photometrics, Elevations, Building Sections, Sion age, Retail -
Restaurant Above Building , hail #1 Building, Retail
Elevations, Street View Perspective, Sjdewalk View Perspective,
StaplesPerspective, Ariel Perspective, Storefront Sections and
Details, Tenant Design Criteria for Eaglewood Shops
Prepared For: Eagiewood Shops, North Andover
Prepared By: Bergmeyer Architecture and Interiors
Scale: 1;' o#
Date: 1 t 0
ha els., A It Al A, A029 A , A o A ,A A,A5B,A t AT. A ,A A., A8,
A8C, A91 Al o
a The applicant Nest supply a coPY of the approved Masuchmfit Highway Department
per is necessary-for,access and ccnst d lon of the � to:the #art hg Department.
Failure to obtain alb the necessary -Mas�huse s High y. Dep .t+merit permits for
construcd n and acmes to the site, in strict accordance w h the-approved plans, will
result in denial of an occupancy permit: for-any and all buildings deoicted in the plans
referenced herein. In the event the Massachusetts Highway Da"rtment requires a
change in the access/egress other than what was approved in-the Chapter 61 Findings,
the applicant may submit reprised plans as referenced in Condition 22 contained herein.
f) It the initial applicant, or subsequent owners.. s ucces ors or assigns, in the course of
continue buoiness operation, wish to open a restaurant( that exceeds the 9,000 s.f.
referenced in the approved plans as noted in Condition 24, the applicant must, prior to
allowing�such restaurants to open for business, submit revised plans to the North
Andover Planning Board and forth Andover Building Commissioner, demonstrating that
adequate additional parking exists on the site as defined in Section 8.1 of the Town of
North Andover Zoning Bytaw. if the Town Planner deems these revision to be substantial.'
w....... w...... . ..,n „., wwo wwwwwwwwwww waouw ernrcrteu,@II'ii l@9101PP III w
u:
•S
9110 PG 3:jT 1
BK
as defined in Ssot#on 8.3.8, the applicant must submit reviwo plans to the Planning
Board for approval.
7. Prior to the finvi release of securfty:
a The Manning ftf shall review the site. ,any screening as may be reasonably
required by the Planning Staff w l be added gt the appliot's eXPO e. After
the detention pond is comp*ed,.the Town Planner w l review the sfte and an
screening as may be-reason,ably required by the Town Planner v411
be added at
the applicant's expense..
b A fin ail as�-burit ptan showing:final topQgrsphy,the Wation of all on-site
utiiftles, stares, curb-:CUt , Parking spaces and drai f�liti s must.ust. be
submitted to and reviewed by the Planning 'St ff and the Division of Public
Works.
. Any stockpffing of mat rW {dirt, wood, construction material,, etc*) Must be shown on:a
plan and revie red ar4.ap'proved by the Planning 5taff. Any approved piles must remain
covered at all 6rnes to minknize any dust pies tat may occur with adjacent
properties. Any stock p es to reimain for longer than one week must be fenced off with
si tation fence and oovereA.
. In are effort to reduce noise levels, the applicant shall keep in a0mum working order,
through regular rnalr a a,nce, any and all p ul meat that shall
,narrate sounds from the
structures or a e.
. All site work and eft al construction activity shall be .fted to been 7:00 a.m. and
7:00 p.rn} Monday through Friday and between s: o a.m.and 5 UM p.m.on etu'r a .
11. Any plants, tress or shy #mt have been incerprated into the Landscape Plan
approved in this decision #W the fth.in two years from �
� tl to of p � shall be
rimed by the owner. All plar y i g .arid sdrean in depicted-o the approved, n s hal l
rr�alrr its eta over �e Ilfe � . �
o the pro! . Reasonable a-ubstitutions m b
allowed as determined by the Town Planner, but size and oovare a must be maintained
throughout the duration of the project.
12. The contractor shag con act Dig Safe at least 72 hours prior to commencing an
excavation.
. Gas, Telephone, Cade and -Electric uti#hies shall be installed underground as specified
by the respactive utility companies.
14. No open bum:ing shall be done except as is pennitted during bury ing won under the
Fire Department rlatins.
15. No underground fuel stomp shall be installed Ox ept as may be allowed Town
egu�lali y
16. The provisims of this conditional--apprpyal shall pp� to and be binding u rr the
applicant, its mplo mn and all successors and designs in interest or control.
17. All blasting shall be in complete compliancwith regu .t s and pmeeduires required#
the North Andover Fire par ent. Tt - icant shall y
�p offer pre-blast survey to any
structure within 1 Oft of the'blast site.'
.... w.., ww���w.u�,w�nm mm�.w�,�.��,w mw.w w.w w,m,w.ww..w rv,.,.n
eK
8K 9110 PG 332
18, All &now storge is to be removed from the site and no snow shall be-d .r"nped into the
detention basin or adjacent to the weVand. All show storige that 'is stockpiled,
temporarily shall be loomed in the temporary snow slocoile arts dewted on the p n
dated October 003,-Figure S-1, Snow Storage and Renvwal Plim designed by VHS.
Snow storage shall not result in the ass of parking spaces except during prompt removal
operations.
19. Alf shopplrpg carts shall be placed in a covered .locatW a Indicated on the site plans.
Tenants d f tear to r tr ev its shopping art fmm ft commnon areas
and return them to the area designated on the site plans. Tenants further agree to use
reasonable efforts to prevent-the use of its shoppIng cam in the center from interfedn'g
Wfth the Ea lewoo l Shope and the use:of the parking lot.
2 . Truck deliveries for goods and merchandise handise shall occur only between the tours of 6 a.m.
and 11 porn,seven slays a week.
21. The reserve pa*kin , and parking;are is domed on Sb et C11.- If the Town Planner
deems that pM Omtnwfion tr flc aid parkln'g condftions warrant w iona#parkini o,the
Town Planer will raqufre the appti ant to appear in trorit of the Planning Board. The
applicant-will then mako a presentation as to.how many parking spate are being utilized
and the Planning Board aball evaluate this data and determine the need for the applicant
to construct the reserve parking area. if the Planni g Bard determines construction of
the preserve parking area is warranted, the applicant snail construct the parking as
depicted on Sheet C1 1. Failure to construct the reserve parking area as depicted on
Sheet C1 I will result in nRvocation of certificates of occupancies for any and aU buildings
referenced in Condition 2 ,
. The Planning Board expects that the projed wit# be NAR in accordance wfth the herein
ref rid PNM.and'- pwffirmtons and in full: =' Qrdance with tha design:elements and
featums displayed and-01awssied during the Public Fleahngs. Any revisions shall be
subrr Med to the Town Planner for review in accordance wfth Section 8.3.8 of the Zoning
Bylaw. If the 'mown Plinner In his/her sole discretion deems these revisions to be
aubstanfiW as defined in Section 8.3.18, the applicant must submit revised plans to the
Planning Board for approval.
23. This Special P r ft approval snail be deeni ed to have lapsed aftr Etkumt 2906
(two years from the date permit reed) unless subsia ti l vie' or c rratAidi
commenced. SubstantW use or construction will be der mined by a majority vote of the
Planning Board.
24. The following information Lion shall be deemed part of the decialon:
Plan Tile Eag wood'Shops,Tump!4 Street(Route 11- North Andover, MA
Prepared For: EagfewoM Propefts, LL
P.O. Box 337
Topsfield, MA 01983
Prepared By: 1 anasse, Hangen Brustfin, Inc.
Scale: 1"= o'
Date: September 1 , oo3, nrAsed 11/26M, 1?J2GV03
Sheets: CA c-1: C- , C-3, C-3A, C-3B,CW C, C- -C-1 , By-I
Plan M Floor Plans, Foot Plans, Signage & Lighter Key Plan, Pl otvrnetrics,
Elevations, Building Sections, S1gr14qe, to 2-3 &flestaurant Above
Buildings, Retail 0 Building, Retail 3 Elev*fions, Street View
Perspective, Sidewalk View Perspective, Staples Perspective, Arid
Mc
8K 9110
PG I3 3 3
PO""cffvs, Sto fmnt Sects and Details, Tenant Design Criteria for
Eaglamod Shope
P Ward For,, awd Shops,North M Aover
Prepared By: Ser me er Architecture and,Interiors
Scale: 1"=4 '
Date: 11/26/03
Sheets~ Al I Al A,A02t A ,A41 AS, MA, A 8,A 9 A' , AS,A A,A B, A8C, A91
A10
Report Titled: Drainage and Stormwater QuWity Report
Prepared For: o"Iewood Shops Retail-# eve pr er
Dated: epternl r re ris�ad October 2003, revised 1/26/0
Prepared l anasse Hangers Brustiin, Inc.
Floa
p .Titlod: Winded Environmental ti OMon Fora
Prepared For Ealeood.Shops
Prepared : V t ass , Han en BrustfinAnc.
Dated: May 15,2003, revised 10 /03, 11 26/03
Report TMed: Single Environmental Impact Report
Pr"red.For; fiaglewood Shops
Prepared B . Vanasse Hangers Bn, I .
Dated: September 15,2003
MeMoMadqm
Prepares For: Heidi Grin
Prepared By. Kad Dubay, i HF Design
Dated; December 12, 200
c: Applicant
Engineer
Fife
1
,i, J o°7r,::. o,.e e :'„M..!.J. „.. p,;a ),JiJ'IBWJI9PoI'R'n' hlt'laulw^n:"u4Rue^tliV4nYltlm'iouumlF"fiKmiovmnmtl9mMoe.^n91Mnm Ipou'mwrvnmwewme^mry oq tlrmti J a n0.R'6 Na',ue^Luc nr,e,u, ou uarw tid mxw wu. n n
ewmrrd "- a wive u a . ,o q mmrcm ima
"'ill hill''"il!��� ,� .,,il��^^^^mi 9�� "Illllllq ,,,illllli
...... .........
III��,,,,,,�..��„, o�,,,,o ,�,,,,,�dl„dl,'l��l���, llm��„ Ii� l�o�a� �� ,�d,J�II��, ���,,,,i o�,,;;;llllll".,,�,i„,�dl,'.��II6,,�,II� .�i,,,,,,��dl'.��,,,,,,,dll.i„
Eitan Goldberg,Chair
Planning Board
July 14,2020
EXHIBIT B
2011 SITE PLAN WAIVER
5
i
Town of North Andover
Office of the Planning Deparbnent
40
nmunitf Development and Savices Division
r
Andover,1600 Osgood Sb*d
North
Decisions Massachusetts 0180
NOTICE OF]DECISION,.SffE PLAN REVIEW wAIM
Date of
Appr
TopaW MA 01983
I?k"rty Ow=-. Etiewood ProlpartIM LLC
P.O.Box 337
Frem'D ON AfteeWe RGete 1K North Andovw Amemn bhp 24 Parab 16& 17,and Map
uden of: Eaglewood ProperfiM LLC
PMMPJ r
M S M KY.A M....R K OR D.0 N.D
On Sqftmber 192 2DO3., Wewwd Properties,,LLC filed an Application for a Site Plan
Review
a ■ ■ • ■
ffi the
ng BOW puramt to
+ 10,390 ■
Zoning31 and 13 of
the TOwn Of North Andover ry 5t 2004 i
Board
mnimously voted to pmt the Chiginal Applicant a Site Plan Review Special Permit for the
R=ism affected and proceeded to • Special M a a
Project.Sue a
On July 14,2011,Ross can ® r Waiver
Site Plan Review with respect to an merem m the appmved waount of squm foofte tDbe
BPPa • ;
# as refirenced M ,
the applicant must demonstuft did a*uate addiflonal paidng uisft on site as deflmed M-
Section
■ ofthe Town ofNorth Andover Bylaw.
The applicant submitted the foll
~ ® r
• The new restamant
owing
of
1 1 the required amount of parUng spa=ing * ■ space.
Amording to the Zon
Bylaw,Secdon ' is
t .
• The on'ginal plaw include 430 spaces, 135 of which were allocated to msWirant
■
new resUurant The cunvnt requirement for the em"sti%restaumnts 'i's 105 spamp-le#ving 30 Vqm for
(MIGU•
W*m
t
Bk 12587 Pg321 #19417
deficitThe Shefter Group
SMW the project wu COMPIOW�le PaTWng&M h"bm rekdP4 a&bg 13 spwall
Of qmes for&e now s
s 9,5-(52.:5430+13))
irn�......,._.FINDINGS11) The proposed change Uls,
! ■ !
that the change is one of locadon and layow of ffie parking
i
n) The Zoning Bylaw Section
# F
e allows for rWuced parking where two or mm
demand of those usa M so # ,i
ll provide adequaWly for all
usesThe FAglewwd '�' provide r
a !
th
Sion!
The PIMning Board's fmding of no suWwfial charigam" conditioned on the foffowing:
This Decision shall be recorded with ft Regiwy of Deeds and vvidence of
reemding lus to be provided to the PWming Department,
Town of North Andover
Ile
Planiner
Dated: August 15,2011
{m1 ;v1)2
Eitan Gold berg,Chair
Planning Board
July 14,2020
EXHIBIT C
EXISTING CONDITIONS PLAN
6
44
pa
w
L
Ila
a ,j: H
.1 fit Mal a l
s
pIII oil,1,111i",
all' OVA
a.
i
t
k
7 .N
r LC
i red
i va
i- s
4xx}}[l �
a
ll
gig MIMI
S f Nd
In
Ln
A.
oil
_ t
r
sOW 6 Ic
i013 {.
PC AW
1
Fa
am
k �
x
f�
'k
Np
AMW
6 IL
RIM
of
rN
s .1% + `.
o ,�.le to
� r
r ►
i`
M o i
�� r
1h
tj I 111 11 NO
M181 I
% 11 rs
0 z
will R
qIRWIPF2 v W p
Is
I lei
RHOS CL
z
its 11
ti
0
tit Lb I 2� I 1i I % 6i 16.0 1
V
Sit
IRISH
ego @so u
ui
Wk
LC
Ll
Ion f
Is
it
2k b t.
.2h.
Eitan Goldberg,Chair
Planning Board
July 14,2020
EXHIBIT D
VANASSE STUDY
7
N"114
IIIII`II,,..... I,ltl�!
,I„
TO: Mr. Greg Drocz FROM: Mr.Jeffrey S. Dirk,P,E., PT OE, FI
Asset Manager Partner Ti
Linear Detail Properties,LLC Vanasse&Associates, Inc.
Burlington woods Drive, S. 107 35 New England Business Center Drive
Burlington,MA 0 1803 Suite 140
Andover, MA 01810
97 29-9 , 0
jdi���om.
DATE: March 1,201 7965
SUBJECT: Parking Demand Study
Eaglewood Shops— 175 Turnpike Street(Route 11 4
North Andover, Massachusetts
m aaawnnnnmmum uu. �m GuuNwmmauNnnnnnmouuuuuumwmlmuaw amawuu r,aauuuN m ry w .
w��mmlwuuNwwmww�mnnmuaaHaarm.uawwwa..nmmmmuuuuuummuuuuuuuuunrRnmm.a!m'mm
NN mmu�mnmmuuuuuuuuuuuuuuuuuuuuu�mmmuuuuuu.0 wwama�u Nnnnnnmi.m mm i
NN '"wMmV uNnHl'Ilaaw,�uuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuw,�NqpN�ruww�mar'.,.uww.miuuuuuuuuuananuw.ammlaNnnnnmuaw,.m'iANiiuuuumumUguaaaaamuuuumrrNammgmmiumum'manamuuuuumawararmmiuuuuuuuuuuuuumduuwsxHl''aaapyNuuHlmuVuuN^mrrPI,INnnnnnmluuuuuuuuuuuuuuuumuuuummmlmu,�amiuuuuuuum�amiuuuumWuuudl'Iqau„„w
anasse & Associates, Inc, Al has completed a detailed assessment of parking demands for the
Eaglewood Shops located at 175 Turnpike Street (route 11 in Forth Andover, Massachusetts. The
purpose of this assessment is to: i identify the peak parking demands for the current uses that occupy the
site; ii evaluate the available parking supply as it relates to the identified peak demand period; and
iii assess future parking demands with potential changes to the current tenant mix.
Based on this analysis, we have determined the following with respect to parking demands for the
Eaglewood Shops:
1. The parting for the Eaglewood Shops is segregated into three parking fields(north,central and
south) that provide a total of 427 parking spaces, including 15 handicapped spaces, ofwhich
266 spaces 2 percent) were found to be occupied during the peak parking demand period
on a weekday 7:0 PM and 214 spaces 0 percent)were found to be occupied during the peak
parking demand period on a Saturday 12:00 PM ;
. Adjusting the parking demand observations which were conducted in January to more typical
conditions (generally 65 to 70 percent of peak (December) occupancy) would not significantly
change the overall findings with regard to the observed occupancy or space utilization within the
parking fields;
. A review of parking utilization within the parking fields indicates that the majority of the occupied
spaces were concentrated in the south parking field (proximate to hic 's, Ideal Image, Doctors
Express Urgent Care, Pier 1 Imports, Subway, Burtons Grill and Title Boxing Club) on both a
weekday and Saturday;
4. Parking within south parking field was found to be essentially fully utilized after 5 PM on a
weekday. During this period, parking is available in the central parking field to accommodate
patrons of these uses;and
m
GA7965 Nonth Anlover,MAf1Mcgws\Eaglewood'Shops Parking Ohsm,ations 03.01.k 9.docx 1
5. Parking occupancy on a Saturday was not found to exceed 80 percent in the south parking field
with parking occupancy in the remaining parking fields observed to be less than 50 percent.
It is apparent based on the parking demand observations and the distribution of parking within the parking
fields that serve the Eaglewood Shops that the restaurant component in the southern portion of the site is
the primary parking demand generator wring the weekday and Saturday midday period and on a weekday
after 5:00 PM. As such,while the parking supply within the Eaglewood Shops is sufficient to accommodate
typical mix of retail and restaurant uses, adding a significant sit-down restaurant component or health
club use that would have a longer duration of stay in the southern portion of the site would necessitate an
evaluation of opportunities to increase the quantity of parking within the site,including the development of
parking management program that could include: i a valet operation (restaurant use); ii use of off-site
parking for employees; and iii working with health club tenants to schedule classes so as not to overlap
with the peak parking demand periods for other uses within the site.
The following details the methodology and findings of the parking demand study for the Eaglewood Slops.
PARKING DEMAND STUDY
detailed parking demand study was conducted for the Eaglewood Shops in order to identify parking
demands and utilization within the parking field. The Eaglewood Shops is located at 175 Turnpike Street
(Route 114)in North Andover, Massachusetts,and contains approximately 76,742 sf of commercial space
consisting of 51,910 sf of retail space, 15,515 f of restaurant space and 9,317 f of health club/fitness space.
The site contains approximately 1 . 9± acres of land that is bounded by commercial properties and areas
of open and wooded space to the north;residential and commercial properties and areas of open and wooded
space to the south; Route 114 and residential properties to the east; and residential properties and areas of
open and wooded space to the west.
1 r
µ uuuu(flli
oG
afVj,
ff
G;7965 North Andover,MAWo=s\Egglewwd Shops Parking Obser Mims 03.01.19.docx
Access to the site is provided by way of three driveways that intersect the west side of haute 114 and
are configured as follows: a right-turn entrance only driveway that is located approximately 330 feet north
of Haverhill Street/Peters Street (Route 133); a full access driveway under traffic signal control that is
located approximately 670 feet north of Route 133;and a full access driveway that is located approximately
620 feet south of Waverly Road or 1,430 feet north of Route 133). An internal connector roadway link
the north and south plaza areas which are separated by a commercial property that fronts along Route 11
and is not a part ofthe plaza.
PgLLin
detailed inventory of the existing parking supply within the Ea lewood Shops was conducted in
January 2019. Based on this inventory, it was determined that the parking areas that serge the
aglewood Shops contain a total of 427 maned parking spaces, including 15 handicapped accessible
spaces, of which four 4 parking spaces are reserved for specific tenants. Segregating the parking ing supply
into the three primary paring fields, the north parking field that serves the Staples building includes
112 parking spaces, including five handicapped accessible spaces; the central parking field that serves
the building containing Yankee Candle, Chipotle Mexican gill, > . ood, Pure Barre and Jos A. Bank
includes 177 parting spaces,including four 4 handicapped accessible spaces; and the south parting field
that serves the building containing Chico's, Ideal Image, Doctors Express Urgent Care, Pier I Imports,
Subway, Burtons gill and Title Boxing Club includes 138 parking spaces, including six 6 handicapped
accessible spaces, of which two 2 parking spaces are reserved for Doctors Express Urgent Care and two
{2) parking spaces are designated as 2 -minute parking for Subway Restaurant customers.
Pi!rking Demand Observations
In order to determine the parking demands and space utilization within the parking lot, parking demand
observations were conducted on Thursday, January 10, 2019, and Saturday, January 12, 2019; under
favorable (sunny) weather conditions between 7:00 AM and 7:00 PM. The parking observations were
completed in one-hour intervals during the observation period and included both the number of vehicles
parked and the general location within each of the three parking fields. Table 1 summarizes the observed
parking demands for each of the observation days, with the peak parking demand periods shaded for
identification.
As can be seen in Table 1, the observed peak parking demand on a weekday was identified to occur at
7:00 PM with 266 parking spaces occupied,or approximately 62 percent occupancy of the available spaces
within the lot (427 spaces). wring the Saturday observation period, the peak parrying demand was
identified to occur at 12:00 noon with 214 parking spaces occupied,or approximately 50 percent occupancy.
A review of parking utilization within the parking fields that serve the Eaglewood Shops indicates that the
majority of the occupied spaces were concentrated in the south parking field which serves the building
containing hico's, Ideal Image, Doctors Express Urgent Care,Pier 1 Imports, Subway,Burtons gill and
Title Boxing Club. Parking within this parking field was found to be essentially fully utilized after
:00 PM on a weekday. During this period,parrying is mailable in the central parking field to accommodate
patrons of these uses.
GA7965 North Andover,MMMemosT4ewoodShops Parking Observations 03.01.19-
Table 1
AGLEWOOD SHOPS
PARKING DEMAND OBSERVATIONS
Parkin Fleld/P ing Demand 0,Field/Parking Demand
OccupancyOccupancy
Time Forth Center South Total °o 11 North Center South Total Ma
a
7:00 AID 1 10 9 20 4.7 0 4 18 22 5.2
7 16 24 47 11.0 2 25 45 72 16.9
9:00 21 25 29 75 17.6 10 33 53 96 22.5
1 :00 27 27 45 99 23.2 24 37 65 126 29.5
11:00 32 37 57 126 29.5 33 64 65 162 37.9
12:00 PM 26 69 115 210 49.2 27 64 93 184 43.1
l: O 42 51 121 214 50.1 31 73 111 U r 1/110
2.00 42 27 90 159 37.2 23 54 100 177 41.5
3: 0 32 30 81 143 33.5 17 58 88 163 3 .2
4:00 35 39 90 164 3 .4 21 45 93 159 37.2
5:00 24 66 101 191 44.7 19 48 93 160 37.5
6:00 15 100 132 247 5 7.8 40.7
7:00 12 118 136 �,46 11 g
IMM
9 79 110 198 46.4
'Based on 427 available parking spaces including 15 handicapped accessible spaces.
Parking demands in retail centers fluctuate on both a daily and monthly basis. Monthly parking variation
data published by the Urban Land Institute ULI I for a shopping center indicates that customer parking
demands during the month of January are approximately 56 percent lower than those that occur during the
month of December,which is considered the peak month for parking demands for a retail center. Typical
monthly parking demands are approximately 65 to 7 percent lower than peak-month parking demands.
Adjusting the January parking demand data to typical month conditions would continue to indicate that the
parking supply in the south parking field is fully utilized after 5,-00 PM on a weekday;however,the central
parking field would afford available parking to accommodate patrons.
Shared ark g,Second Edition;Urban Land Institute;Washington,,U.C.;2005.
A7965 North Andover,MA\MernoslEa Iewood Shops Parking Observations 03_01.19.&cx 4 �
SUMMARY AND CONCLUSIONS
VAI has completed a detailed assessment of parking demands for the Eaglewood Shops located at
175 Turnpike Street(Route 11 4)in North Andover,Massachusetts. The purpose of this assessment was to:
i identify the peak parking demands for the current uses that occupy the site; ii evaluate the available
parking supply as it relates to the identified peak demand period; and iii assess future parking demands
with potential changes to the current tenant mix.
Based on this analysis, we have determined the following with respect to parking demands for the
Eaglewood Shops:
1. The parking for the Eaglewood Shops is segregated into three parking fields(north,central and
south) that provide a total of 427 parking spaces, including 15 handicapped spaces, of which
266 spaces 2 percent) were found to be occupied during the peak parking demand period
on a weekday :00 Pi and 214 spaces 50 percent)were found to be occupied during the peak
parking demand period on a Saturday 12:00 PM);
. Adjusting the parking demand observations which were conducted in January to more typical
conditions (generally 65 to 70 percent of peak (December) occupancy) would not significantly
change the overall findings with regard to the observed occupancy or space utilization within the
parking fields;
. A review of parking utilization within the parking fields indicates that the majority ofthe occupied
spaces were concentrated in the south parking field (proximate to Chico's, Ideal Image, Doctors
Express Urgent Care, Pier 1 Imports, Subway, lurtons Grill and Title Boxing Club) on both a
weekday and Saturday;
4. Parking within south parking field was found to be essentially fully utilized alter 5 PM on a
weekday. wring this period, parking is available in the central parking field to accommodate
patrons of these uses;and
5. Parking occupancy on a Saturday was not found to exceed 80 percent in the south parking Meld
with parking occupancy in the remaining parking fields observed to be less than 50 percent.
It is apparent based on the parking demand observations and the distribution of parking within the parking
fields that serve the Eaglewood Shops that the restaurant component in the southern portion of the site is
the primary parking demand generator during the weekday and Saturday midday period and on a weekday
after 5:00 PM. A s such,while the parking supply within the Eaglewood Shops is sufficient to accommodate
a typical mix of retail and restaurant uses, adding a significant sit-down restaurant component or health
club use that would have a longer duration of stay in the southern portion of the site would necessitate an
evaluation of opportunities to increase the quantity of p parking within the site,including the development of
a parking management program that could include: i a valet operation(restaurant use); ii use of off-site
parking for employees; and iii working with health club tenants to schedule classes so as not to overlap
with the peak parking demand periods for other uses within the site.
cc: File
GA7%5 North Andover,MAkMemos\E%Aevgaod Shops Parking Observations 03.01.19.docx 5
w s�
A
som
as a am
%wor at OMM or
REM
Vm
_ # - ~ —
Mir
UI
Locus&—AP f*144fif T �-- ta"�ra® _
t« iNam
IV mww
414
r _ -
ma
- t -
- € ._■ice T -"_ - - '
ov mow la*W Ono
1 { w4w Rio
wo All or
-- -
i
caw Emw
mow
OL
AV
r- r _ -
USE
- !
am ;x !
- AQ P loft
F•""_ low
x
sm
MIC AV~bwmr Mop
, ..
ASSOCIATES INC
-_.��• �OUMOW SOM OMMAND Zmtee j t r +
`rti. *ales+ps■+
■
.+•""-
M
dmm (1
r
ommmru
IrGrAL nor-Mmm Eli ill AUAPAM
r 5 M1
u
t
j,A,
SPAt
anm;vlp�f°itnill^ 'io aaPomwiS vu�� ,•a.i,iYF r•i ya- _
•'.• •rr••Oi .dm .,ogre.i Da. }..-.a i tBW
01 ,i°.INN
M6a N'((AS 'r °���v�„. Nd.,,.Iw111al
_ -. r•'i.9a. r a�7! gyp,
5..;.• .y ,�i°L :t, I'a. '�. YbV•J� 'r� .#■#iIr''aF r. k H i# 'yAJ; rt
a,
F
JII ai ,,rrrr.,, r
uu;i .t • � .' tf al r•7
i
.t f ;� .#•iI 7'�... s; •%�� _ 1' ��'I a N 6�' r mJ' rr reef%/r �u> ...� ,a+, ";.,
r -
i,
fs ; � riJ'f� mwrfJ: al urn
a
—26 y p } # r
m
■
■ Y
Lo,
v„!, f
,"/
ry°7„wiid#a`:m,r m e ✓c�`lra T..�rI N 7%„'rf;�r y1it,f at;rr W,IV, ,nrws,.:rll '*.i -I v�.,�;.,Al ia V 1�i7 ttJ�'1�:,l;y�r�e,,p70f ltla w L f!../,I'" .a�i",�uu x»y_ipCHM
VillA r
,i
,II
Wig am , F 5
5#A rn y ;;r ,ry 5^ a7Y",� .- ui 6>✓ai rr � �'vy�.,,� `�Wlu�„,�„ � 17'
•"�r � ra» N'�'�� m r If
..,•. tilri�,ov tie.. raw
k
�,f
yryy
1/ r� JVu
6 wl
l f
CAS FASEMEW
20
Vill
(s&r No rELN �V
aar„ y I r
., f
p tier. A ,� 1 ■
d? STORY
III
v
Qam-m 00 46.29 ,�S i ia, u
13
P, , " `
12
} INrkrt s7 w
riYii Y"' �
�'^ .� ! arJ 3 r :♦ err �Y Y�r r a� ti„� ,rr�� #.
s o'� ,, ,,,�� f + /rr, n�r //�k' 41 pia r l�v' %lii/5A➢irt'�'�NYl)/ r'*'.
N �
yyo 'h Y& J ,11 fvv l f>w rr� '�ti
„ M� M'►' `��; rrf�r�fi'%}I° i SNP"'��'i ,fi%((y lf9N rely 4�rin io}'N�%/�J�%J1rJr
�
v r P i 1 7d�ii�i/iAI;Wi)'�U/r,'ji�l!�m„t�/�'uu+tt �'�f
N ���„ ryz,
k � r��t,
"I ji
y
'r
r
' .
f,
II
N�
.,0
W1 MANS
TOWN of
u�N
00000)
s all,
Am~ IL
90
IF r
' #
r
Olt\
do
Y
"loom
a
• LOOP ;
`r
auf�gi„"
cam 0 .op 1
r
II s
,ten i
rya; ..�,r a. r . ,p .4v.a•.# d"'r' �..�
d f
c„
bt r ,, o,., ,,... .. a .yr, ,�y,�l.a �a.�z r+=A III
- �y- fur n 4a4u �agaa�.ayr''�mWN.G4M *Igwmroua eq.
bdt9
sF-P&P. a.+la�. "'-•_ �w. it 1dy�,ti I-&, sr +i s'•9cr.'Y.t +S �* �jl• #AMR
# ^m•� " xm m ® .::,as m :r� rc.M1 . m i Y -
m ®, • ".+�w.y.m� tf"t. aa.q-- .:i yam. IfNv"rra
m.
// iml wl ar 1 Ifb%f l/
'r o - 'V r Irm rVuwl ANd'N'IIII �'AN ,I
� "� N,y � ��r ..�, wW��•� a rt I�'"), Mlb Nr � ��xqm
.,
r lvY
m. Y
a -
r•w u° t µm.yd�i . a ar�ii- 11�� aG. P(fi h fl pyLLp�� �c
palm
R �eY1� r " r' w m m r '
II
Jo
TEMCMY
23
4 1 by
r° 13I
�, r. I
.�, �I
® r l n Wwm
r .*
� m
3 � F
,�
ja .r
jolI
pa?p
b
°
t
-MAIL .,,.„ ..•*Ir r. ., ,. n qW Ili
v tit �. *ENCROACHUENT
m
a
a
VINYL
m
MOE
„7 ��'�!w'La
:bs li�wlll I
m.rl►r d" m �
m + a a.
* lipe
s
-, ,wr
"
N
PM BANK
b►•
p
k+'t
13
"
plea-
'.la Y'a:.m.w 9 I� II�„;����
Nb
is
� rv�
°
r m.
P
ri
m or i
C4s.
� {� 'iT�!�'
y� I
.%,:- �;�%%00�it ////�,'•rr �.%/ Ii
I �reG �
i M'ir,„,.,i✓/,;- r,M/67,.� as
_�t ✓,, /�k
v,.e , v„
�If i%�1,dr J r nr ; N
tr /(
' %r
w
'
mJ k
�` ,fir 10 7
/: �
CONC. ULOCK
r � °
� �I����u
► .� SPA=22,8 7J-t .T
i '*,per�, o1 ;,.',
oar/ ,' 'AY.i i�'
,� � stir � r
' W A'rf+faASSESSORS 1/4
. g
m *
44
lk
ew.MO � p(f
AREA -679,,076.1 5-F,
WE,-
MP—JZAP
t.
1
v A bra M , PA
m Ir r da��12✓ � ID
m
tlpq
A
w
liON
MWE
a
f
.� ,�� N howatVurommQ�9lfl""" �
�IVmV�NINIri a
� yr r II``e�, !�ry0��u�Vra�" r11�rlmvvumWo�onruulom�
CI
V
CaA"
��In��l q mil"IA lu��lu Il�v
® + AW
S RIDGE
.so TI / rIff
R }
advo
;oil
■
IN FEE JFJ.42
4270(d)
it65 `' _
5.00'(R)
sue.
�F
pew
*.... ..� tea• ■ _ -
*
_ dF
•� s -
i
t
ka
T. DR11f
i
q
a
N
r+
t F
a !
v r
fiK.9 752/Pa gs
"VT
%;E�-22
�`. EA
DRIB �"I ,
s
j Tt
+ 4 3 3
a r
t
S -E NOX 5)Q)
-,i
- y - -
let
.r -- • +fir+ 1 -
:. ti
■ - 6 '
DH
FN )
109,5 0?(R) TU
E FENCE
} _ : 4 x
a
ENCROACHMENT
x
-
.. -
i.
1r,J*om p.1
lk
IL
OF SAW AUGUS17W.
lop
15
s + ' _` mow
all
CONCr s BLOCK w 113
i�
+ a FF S. # o
vor
DOC. -- �
* _
_ .1
me23-107 .T3 ,
PAD
y
•
STORY
BLOCK
Ar
9040
20 CAS ENT
Qmai
r
(SEF. NOTE .
'_ - f itK
Parking Accumulation Survey
Location: 127 Turn ike Street,N.Andover, (Eagl ood She
Date: Thursday,January 10,2019
TDC Technician: Nikko Perono
AI/B.Guen #7965 Zones cupled Spaces
Sheet 1 Sheet 2 Sheet
Time 1 2 3 TCTAL ffj
2 3 TOTAL 1 2 3 4 5 7 TOTAL
7:00 AM 1 0 0 1 5 0 10 0 0 3 0 2 3 1
8:00 AM 5 1 1 7 12 4 0 16 1 4 8 2 0 4 S 24
9
:00 1 3 1 1 18 7 0 5 S S 2 0 5 62
10:00 AM 20 6 1 27 22 4 1 27 6 13 9 3 4 5 5 45
11:OD AM
1 32 25 8 4 37 7 18 11 6 5 5 5 57
12:00 PM 20 5 1 26 S3 11 5 69 11 25 11 30 22 10 6 115
• 1 42 39 7 5 S1 10 21 11 28 21 24 ti
1,00 PM 12 2
2:00 PM 29 10 3 42 16 7 5 27 10 24 13 17 10 10 6 90
3:00 PM 27 5 0 32 23 5 2 30 8 23 9 13 13 9 6 al \
4:00 PM 29 5 1 3s 25 10 4 39 11 27 10 13 13 10 6 90 - -
:00 PM 21 3 0 24 52 10 4 66 8 25 12 18 20 13 5 101
6- Pm 12 3 0 is 84 11 S I00 11 26 13 31 21 24 6 132
7:00 PM
8 4 0 12 102 11 5 11$ 11 2 12 35 22 21 f i3 �
Parking Accumulation Surve
Location: 127 Turnpike Strcet,N.Andover., Englewood Sho s
Date: Saturday,January 1 ,2019
TDC Technician: Nikko Peronc
AIfB.Guen #7965Zones/Occupied Spaces
Sheet 1 Sheet 2 Sheet 3
Time 1 2 3 TOTAL 1 2 3 TOTAL 1 2 3 4 S 6 7 TOTAL
7:00AM 0 0 0 0 3 1 0 4 0 11 4 0 0 2 1 -
•
2 0 0 16
8:00 A I 8 1 25 1 21 11 1 5 4 45 `�
9:00 AM 8 2 0 10 24 8 1 33 8 22 10 3 1 54 5
• 8 0 24 27 8 2 7 11 27 11 5 0 5 5 f�
�Or00
11:00 AM 24 9 0 33 48 a 8 64 9 25 13 7 0 6 5 55 y
ti
12:00 PM 22 5 0 27 44 13 7 64 9 28 14 13 14 9 6 93 - —
1.00 PM 23 7 1 31 57 9 7 73 10 25 12 28 20 9 6 110
2:00 P 18 4 1 3 4 9 22 11 22 18 12 5 100
3.00 PM 13 4 0 17 41 11 6 58 8 10 7 20 20 17 6 88
4:00 PM 13 7 1 21 34 5 6 45 6 23 10 18 16 14 6 93 Y �,
5.L+�y/��]�0/��� 14 5 0 19 7 7 48 5 17 8 25 1 14 93
1/yam
:00 P 4 4 D 49 9 9 67 4 15 5 30 21 23 0 99
7:00 PM
4 5 0 9 59 12 8 79 4 20 4 36 27 19 0 110