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Home My WebLink AboutRCG ZBA Meeting Presentation 1-20-26 (00310421xBC4F6) - Miscellaneous - 0 Prescott Street 1/20/2026 \ ` . \ \\ 41, g Zoning Board of Appeals 01, c earnng,,--#9,: Januar 20jo2026 RM mo im \_ t =a AV\ovy. ..._..._g-. - \\ l Agenda ■ Introduction ■ Traffic Presentation ■ Parking Presentation ■ Questions 2 East Mill Residential Development Zero Prescott Street North Andover, Massachusetts Transportation Impact Assessment Summary Prepared by: UVanasse & Associates inc January 20th, 2026 3 n " a � N a I a, �e I QL J rft VJi u 7 E I W II iI ��s Existing Conditions Context Legend: llninalzed Intersection It Signalized Intersection Sidewalk zMEMO Crosswalk 3 xx`4 Lane Use and Travel Lane Width ax , hannelized Right-Turn Lane U - 2 0 - J2 . IWST MILL NORTH DRJWWAY AST MILL ~rGARACE jo- A VAL'ON CAST NORTH ANDOVIER MILL (SOUS) m IN 10 MN E _ 5 Trip Generation role- Entering Exiting Total ., Yet aBased on ITE LUC 221, Multifamily Housing(Mid-Rise): 296 dwelling units. low Trip Dispersal 20% Legend: fz 0/0 XX Entering Trips af (XX) ring Trite 00 133'. 125 NORREST MILL TH DRIVEWAY FSITO J 1-15 10 10% VAL N EAST NORTH ANDOVER MILL 7 } wa 60MI Transportation Impact Assessment Summary Prepared in consultation with the Town of North Andover, MassDOT and was performed in accordance with MassDOT Guidelines. The TIA has been reviewed by the Town's Peer Review Consultant (VHB), and we are working to provide written responses to all comments; With the addition of Project-related traffic, the majority of movements at the study area intersections were shown to continue to operate at LOS C or better during the peak periods, which is defined as "acceptable" traffic operations; No apparent safety deficiencies were noted with respect to the motor vehicle crash history at the study area intersections; The proposed parking supply that will be available after the construction of the Project is sufficient to accommodate the anticipated peak parking demand of the existing and proposed uses within the Mill Complex; Lines of sight to and from the Project site exceed the recommended minimum distances to function in a safe manner; and Provided a series of site access and circulation recommendations that informed the development of the site flan. 8 low Parking ■ The Mill Subdistrict includes numerous parcels that have complementary uses and shared parking principles. ■ East Mill , owned by an RCG investor group, consists of 38 residential apartments, 172,000 square feet of commercial space, and 959 off-street parking spaces. ■ West Mill , owned by a different RCG investor group, consists of 39 residential apartments, 227,000 square feet of commercial space, and 318 off street parking spaces ■ AvalonBay Communities ("AVB") owns two communities totaling 221 residential apartments with both private parking areas and shared parking areas. In shared lots, RCG has rights to use 103 parking spaces during business hours in an AVB lot. ■ Zoning also allows for consideration of adjacent on-street parking , which includes 146 spaces for East Mill . 9 2 0� Fg 11 GSB4d a GAV E 111 — — ` e .; MIN - _ '" Miff Ez y asBud a and i East Mill Current Conditions East Mill has 959 off-street parking spaces on its campus, including approximately 593 spaces on the two levels of the Garage Building and 115 spaces on the adjacent surface lot ("Lot J") . ■ The top level of the Garage Building , 308 parking spaces, is cordoned off due to lack of demand/non-use. These spaces were at one time rented to Merrimack College, but have not been needed for the mill uses since 2007. ■ The lower level of the Garage Building is lightly used now. Peak parking (mid-day, mid-week, bad weather) remains under 100 cars. Typical usage is much lower. ■ Lot J is commercial overflow parking and some shared spaces with AVB Phase II . 11 East Mill Current Conditions Under the current approvals, East Mill's parking lots accommodate uses for a total of 805 parking spaces: ■ 557 parking spaces for the mixed uses at East Mill; ■ 212 spaces for West Mill's mixed uses; and ■ 36 shared parking spaces for residential use during non- business hours under an easement to AVB Phase II. 12 East Mill Current Conditions Actual peak parking remains steadily below the current allocated amounts for a few reasons: ■ Zoning is conservative in its requirements — actual uses need fewer parking spaces than are prescribed . ■ The mills are currently 80% commercial. Commercial use has the most intense parking requirements, but those uses are not all at full capacity at all times and have their own ebb and flow. ■ Peak usage for office tenants is during business hours on weekdays and peak usage for the residents and restaurants is at night and on weekends. As the office users vacate parking spaces at the close of business, residential users utilize the same spaces as they return from work, meaning they don't need a new space to be separately provided elsewhere. 13 Proposed Conditions The Applicant proposes a total of 497 parking spaces on the Project site, which complies with current zoning for the proposed mix of residential apartments and provides 1 .7 spaces per unit. ■ This results in 894 overall spaces on the East Mill campus for zoning purposes, which includes its previously granted allocation of on-street parking. ■ Shared Parking relief is memorialized in the zoning by Special Permit and been granted with each new permit on the mill campuses since 2007. ■ Vanasse Associates, Inc. (VAI) applied industry-standard methodologies utilized by the Institute for Transportation Engineers (ITE), which concluded the total proposed parking should accommodate the combined existing and proposed uses across the campus post-construction. 14 Proposed Conditions Additional context and practical considerations: ■ Parking would be available to Project residents in the new garage at each level of the building , making the garage the most convenient location for new residents to park. It would also be the least convenient location for the mill building users to park and likely only a last resort. ■ Given the adjacent parking lots are still heavily weighted toward daytime use, in the unlikely event that 497 spaces weren't sufficient for the residential tenants, residents could simply park in the adjacent mill building lots. ■ RCG affiliates own the adjacent mill buildings and have an interest in preserving sufficient parking for the businesses there. ■ Building additional parking areas would have unnecessary negative impacts. 15 / / J/ J / Ll1r �� f, 1 / / /r I / P 1 1 , I rl JJ � , / l / l / I i � J //r , ,r /U>P,�11111D11��i�rhlllllllll6; /�r �/�� l r r r / ////%///,//, mpu %loll / ///�� / �•j r /� /i%%/ JJI 'y:� � ��P4 ( ,.. �I�,��(�JJ�f'��IJ{jJ�jII/„,,::: / a.....,,,r�Yf I. ./ rr�ll/r / ..;,�,. �II G��✓/,„// ,, // ,,, � / I (,yl�,; / 0 1 lrT ,,,,,I� Ott r / / r / // // r // r r/ f, rl, / lr I / 1 r , / l /�fl� ;� ,,,✓ / �ir/�� a ��t1//%/r0 Ylll.. / move mono 1 /% EEL,. r,< , ,, 1m, ,. .fl i� r fi