HomeMy WebLinkAboutVanasse & Associates Parking Demand Study - - 175 TURNPIKE STREET . 4lpla �I..Illu ... Ili�lii .�iiiiiiiiiiiii. ��IIIIIUI...
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TO. Mr. Greg Drocz FROM. Mr. Jeffrey S. Dirk, P.E.*,PTOE, FITL).Z
Asset Manager Managing Partner and
Linear Retail Properties, LLC Mr. Andrew J. Arseneault
5 Burlington Woods Drive, S. 107 Senior Transportation Engineer
Burlington, MA 01803 Vanasse &Associates, Inc.
35 New England Business Center Drive
Suite 140
Andover,MA 01810-1066
(978)269-6830
irk car va.co
*Professional Engineer in CT,MA,ME,NH,RI and VA
DATE: September 8, 2023 RE: 7965
SUBJECT: 2023 Parking Demand Study
Eaglewood Shops- 175 Turnpike Road(Route 114)
North Andover, Massachusetts
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Vanasse & Associates, Inc. (VAI) has completed an update to the 2019 Parking Demand Study' that was
conducted for the Eaglewood Shops located at 175 Turnpike Street (Route 114) in North Andover,
Massachusetts. The purpose of this updated study 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 the parking demands for the
current uses that occupy the Eaglewood Shops:
1. Parking for the Eaglewood Shops is provided in three (3) parking fields (north, central and south)
that provide a total of 426 parking spaces,including 15 handicapped spaces. During the observation
period,422 parking spaces were available for use,2 of which 212 parking spaces(50 percent)were
found to be occupied during the peak parking demand period on a weekday (6:00 PM) and
152 parking spaces(36 percent)were found to be occupied during the peak parking demand period
on a Saturday(also 6:00 PM);
2. Adjusting the August conditions, which are generally representative of average-month parking
demands,to peak-month(December)conditions would not significantly change the overall findings
with regard to the observed occupancy or space utilization within the parking fields;
'Parking Demand Study, Eaglewood Shops — 175 Turnpike Street (Route 114), North Andover, Massachusetts; VAI;
March 11 2019.
ZStorage containers were occupying four(4)parking spaces during the observation period.
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G:\7965 North Andover,MA\Memos\Englewood Shops Parking Observations 09.08.23.doex 1
3. A review of parking utilization within the parking fields indicates that the majority of the occupied
spaces were generally concentrated in the south parking field (proximate to Ideal Image, AFC
Urgent Care, Subway, Burtons Grill and Title Boxing Club) on both a weekday and Saturday; and
4. Parking occupancy on a weekday was not found to exceed 32 percent in the north parking field,
53 percent in the center parking field,and 70 percent in the south parking field. Parking occupancy
on a Saturday was not found to exceed 24 percent in the north parking field,35 percent in the center
parking field and 60 percent in the south parking field.
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 parking supply is sufficient to accommodate the current mix
of retail and restaurant uses, with sufficient parking available to accommodate occupancy of the currently
vacant commercial space by retail or restaurant uses.
The following details the methodology and findings of the updated parking demand study for the
Eaglewood Shops.
EXISTING CONDITIONS CONTEXT
An updated parking demand study was conducted for the Eaglewood Shops in order to identify current
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 a mix of retail,restaurant and health club/fitness space. The site contains
approximately 13.29±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 a commercial property to the east; and residential properties and areas of open and wooded
space to the west.
Access to the site is provided by way of three (3) driveways that intersect the west side of Route 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 links
the north and south plaza areas which are separated by a commercial property that fronts along Route 114
and is not a part of the plaza.
In 2020 the Eaglewood Shops obtained approvals to retenant a portion of the existing commercial space to
accommodate a restaurant (Five Guys), as well as an allocation for an additional 2,807±sf for future
restaurant uses. In July of 2023,approximately 2,125±sf of the future allocated restaurant space(2,807±sf)
was tenanted by a restaurant use(The Cookie Monstah)which was fully occupied at the time of the time of
the parking observations that form the basis of this assessment. Current market demands for restaurant
space exceed those for retail space and, as such, the potential allocation of restaurant space within
Eaglewood Shops will exceed the 682± sf balance of the 2,807± sf allocation that was granted by the
Planning Board for restaurant space.
Parking Inventory
A detailed inventory of the existing parking supply within the Eaglewood Shops was conducted in
August 2023. Based on this inventory, it was determined that the parking areas that serve the
Eaglewood Shops contain a total of 426 marked parking spaces, including 15 handicapped accessible
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G:\7965 North Andover,MA\Memos\Englewood Shops Parking Observations 09.08.23.docx 2
spaces, of which four(4)parking spaces are reserved for specific tenants. Segregating the parking supply
into the three primary parking fields, the north parking field that serves the Staples building includes
112 parking spaces, including five (5) handicapped accessible spaces; the central parking field that serves
the building containing Chipotle Mexican Grill,Club Pilates, Thyme Japanese Cuisine,B. Good,Bay State
Physical Therapy,Pure Barre, The Cookie Monstah and Five Guys includes 176 parking spaces, including
four (4) handicapped accessible spaces; and the south parking field that serves the building containing
Ideal Image,AFC Urgent Care, Subway,Burtons Grill and Title Boxing Club includes 138 parking spaces,
including six (6) handicapped accessible spaces, of which two (2) parking spaces are reserved for use by
AFC Urgent Care and two (2)parking spaces are designated as 15-minute parking for Subway Restaurant
customers.
Parking Demand Observations
In order to determine the parking demands and space utilization within the parking lot, parking demand
observations were conducted between 7:00 AM and 7:00 PM on Wednesday, August 2, 2023, and on
Saturday, August 12, 2023, under favorable (clear) weather conditions. 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. It should be noted that four (4) parking spaces located in the north parking field (Staples
building)were occupied by storage containers and were not available for use. As such,the available parking
supply in the north parking field was 108 parking spaces (vs. 112).
Table 1
EAGLEWOOD SHOPS
PARKING DEMAND OBSERVATIONS
Wednesday,August 2,2023 Saturday,August 12,2023
Parkin Field/Parking Demand Parkin Field/Parking Demand
Occupancy Occupancy
Time North Center South Total % b North Center South Total % b
7:00 AM 3 15 3 21 5.0 3 12 2 17 4.0
8:00 5 29 18 52 12.3 5 27 33 65 15.4
9:00 25 28 26 79 18.7 14 25 33 72 17.1
10:00 32 54 40 126 29.9 19 34 38 91 21.6
11:00 32 50 34 116 27.5 21 36 43 100 23.7
12:00 PM 27 53 59 139 32.9 20 42 40 102 24.2
1:00 34 81 85 200 47.4 25 42 51 118 28.0
2:00 34 62 65 161 38.2 22 58 57 137 32.5
3:00 30 40 57 127 30.1 15 30 58 103 24.4
4:00 24 53 48 125 29.6 19 40 38 97 23.0
5:00 29 74 63 166 39.3 18 37 50 105 24.9
6:00 28 93 91 ffid "d 14 56 82 10 ja
7:00 13 72 96 18 Ij 42.9 15 60 73 148 35.1
Parking Supply: 108a 176 138 422 108a 176 138 422
aFour(4)parking spaces were occupied by temporary storage containers.
bBased on 422 available parking spaces including 15 handicapped accessible spaces.
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As can be seen in Table 1, the observed peak parking demand on a weekday was identified to occur at
6:00 PM with 212 parking spaces occupied,or approximately 50 percent occupancy of the available parking
spaces within the lot(422 spaces). During the Saturday observation period, the peak parking demand was
also identified to also occur at 6:00 PM, with 152 parking spaces occupied, or approximately 31 percent
occupancy.
A review of parking utilization within the individual 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 Ideal Image, AFC Urgent Care, Subway, Burtons Grill and Title Boxing Club.
Parking within the south parking field was found to be approximately 70 occupied at 7:00 PM on a weekday
and approximately 59 percent occupied at 6:00 PM on Saturday. Parking within the center parking field
was found to be approximately 53 percent occupied at 6:00 PM on a weekday and approximately 34 percent
occupied at 7:00 PM on Saturday. The north parking field was observed to be the least occupied, with
approximately 31 percent of the parking Feld occupied at 1:00 PM on a weekday and 23 percent occupied
at 1:00 PM on Saturday.
Parking demands in retail centers fluctuate on both a daily and monthly basis. Monthly parking variation
data published by the Urban Land Institute (ULI)3 for retail uses indicates that customer parking demands
during the month of August are approximately 27 percent lower than those that occur during the month of
December,which is considered the peak month for parking demands for retail space. For a restaurant use,
parking demands are generally consistent throughout the year,with August generally representing the peak
parking demand month. For a health club use, parking demands during the month of August are
approximately 30 percent lower than those that occur during the months of January and December, which
are considered peak parking demand months for a health club.
Adjusting the August parking demand data to peak-month conditions would result in the peak parking
demand increasing to 275 vehicles parked on a weekday and to 198 vehicles parked on a Saturday out of
422 available parking spaces, or a parking utilization of 65 percent on a weekday and 47 percent on a
Saturday during the peak parking demand periods. As such, this analysis continues to indicate that
sufficient parking will be available during the peak parking demand month to accommodate the current and
potential future retail/restaurant uses within the Eaglewood Shops.
3Shared Parking,Third Edition;Urban Land Institute;Washington,D.C.;2020.
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SUMMARY AND CONCLUSIONS
VAI has completed an update to the 2019 Parking Demand Study4 that was conducted for the Eaglewood
Shops located at 175 Turnpike Street (Route 114) in North Andover, Massachusetts. This updated
assessment has:i)identified the peak parking demands for the current uses that occupy the site;ii)evaluated
the available parking supply as it relates to the identified peak demand period; and iii) assessed future
parking demands with potential changes to the current tenant mix.
Based on this updated analysis,we have determined the following with respect to parking demands for the
Eaglewood Shops:
1. Parking for the Eaglewood Shops is provided in three (3)parking fields (north, central and south)
that provide a total of 426 parking spaces,including 15 handicapped spaces. During the observation
period,422 parking spaces were available for use,5 of which 212 parking spaces(50 percent)were
found to be occupied during the peak parking demand period on a weekday (6:00 PM) and
152 parking spaces(36 percent)were found to be occupied during the peak parking demand period
on a Saturday(also 6:00 PM);
2. Adjusting the August conditions, which are generally representative of average-month parking
demands,to peak-month(December)conditions would not significantly change the overall findings
with regard to the observed occupancy or space utilization within the parking fields;
3. A review of parking utilization within the parking fields indicates that the majority of the occupied
spaces were generally concentrated in the south parking field (proximate to Ideal Image, AFC
Urgent Care, Subway, Burtons Grill and Title Boxing Club) on both a weekday and Saturday; and
4. Parking occupancy on a weekday was not found to exceed 32 percent in the north parking field,
53 percent in the center parking Feld,and 70 percent in the south parking field. Parking occupancy
on a Saturday was not found to exceed 24 percent in the north parking field,35 percent in the center
parking field and 60 percent in the south parking field.
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 parking supply is sufficient to accommodate the current mix
of retail and restaurant uses, with sufficient parking available to accommodate occupancy of the currently
vacant commercial space by retail or restaurant uses.
Attachments
4 VAI,op.cit. 1.
5Storage containers were occupying four(4)parking spaces during the observation period.
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ATTACHMENTS
PARKING DEMAND OBSERVATIONS
C
TDC
Trans orta don Data Corpora don
P.O. Box 486 Norwood,MA 02062
tel(781) 587-0086 cell(781) 439-4999
Eaglewood Plaza Hourly Parking Study
#73-145 Turnpike Street, N. Andover, MA 01845
8/2/2023
7:00 AM-7:00 PM
Client: VAI #7965/A. Arseneault
TDC#05737
Zone Description:
1. Staples Plaza
2. Middle Lot Plaza
3. Burtons Plaza + Overflow Lot
Zones:
Time: 1 2 3
7:00 AM 3 15 3
s:oo,4nn 5 29 18
9:00 AM 25 28 26
10:00 ann 32 54 40
11:00 AM 32 50 34
12:00 PM 27 53 59
1:00 PM 34 81 85
2:00 PM 34 62 65
3:00 PM 30 40 57
4:00 PM 24 53 48
5:00 PM 29 74 63
6:00 PM 2$ 93 91
7:00 PM 13 72 96
TDC
Trans orta don Data Corpora don
P.O. Box 486 Norwood,MA 02062
tel(781) 587-0086 cell(781) 439-4999
Eaglewood Plaza Hourly Parking Study
#73-145 Turnpike Street, N. Andover, MA 01845
8/12/2023
7:00 AM-7:00 PM
Client: VAI #7965/A. Arseneault
TDC#05737
Zone Description:
1. Staples Plaza
2. Middle Lot Plaza
3. Burtons Plaza + Overflow Lot
Zones:
Time: 1 2 3
7:00 AM 3 12 2
8:00,4nn 5 27 33
9:00 AM 14 25 33
10:00 ann 19 34 38
11:00 AM 21 36 43
12:00 PM 20 42 40
1:00 PM 25 42 51
2:00 PM 22 58 57
3:00 PM 15 30 58
4:00 PM 19 40 38
5:00 PM 18 37 50
6:00 PM 14 56 82
7:00 PM 15 60 73