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HomeMy WebLinkAbout2026-03-13_0 Prescott Street Traffic VHB Peer Review - 2nd letter - Consultant Review - 0 Prescott Street 3/13/2026 To: Jean Enright Date: March 13, 2026 Planning Director Town of North Andover Project #: 201270.000 120 Main Street North Andover, MA 01845 From: Michael A. Santos, PE, PTOE Re: Proposed Residential Development Vinod Kalikiri, PE, PTOE 0 Prescott Street North Andover, Massachusetts Traffic Peer Review #2 Overview On behalf of the Town of North Andover, VHB has reviewed responses prepared by Vanasse & Associates, Inc. (VAI) in a letter dated March 6, 2026 that addresses comments in our December 26, 2025 peer review letter and additional comments raised at the January 20, 2026 Zoning Board of Appeals (ZBA) hearing. Updated site plans that incorporate responses to our comments were also submitted with the response letter. In general, many of the original comments were addressed by the Applicant in their response letter, with the exception of two items that require new analysis and some additional clarifications on the responses. Specifically, as part of our initial review, VHB requested that the Applicant provide an updated study on parking supply, demand, and regulations within the Mill complex. The Applicant noted that due to the prevailing winter weather conditions, the parking study could not be completed for inclusion in their response letter. They noted that the requested parking study and related parking information will be provided as a follow-up to their initial response letter. Additionally, at the January 20, 2026 ZBA hearing, the need for analysis of the Sutton Street/High Street intersection was discussed, which is yet to be completed. sections. Only comments that required a response are listed below and follow the same numbering as the original December 26, 2025 peer review letter. Additional comments and responses from the January 20, 2026 ZBA hearing are provided at the end of this letter. Comment 1: The study methodology used to prepare the TIA is generally consistent with the guidelines for traffic impact assessment. The TIA estimates that approximately 60 percent of the Project-related traffic trips would be oriented to/from the south on High Street. This results in 66 to 70 new trips that will travel along High Street to the south during the peak hours. These trips will travel through the intersection of High Street/Elm Street at Water Street, which was not included in the analysis. VHB recommends that the Applicant include the intersection of High Street/Elm Street at Water Street to the study area. Response Summary: The Applicant incorporated the intersection of High Street/Elm Street at Water Street into the traffic analysis. New counts were conducted in January 2026 and adjusted to average month conditions and future traffic conditions at the intersection were developed using the same methodology that was used in the traffic study. A traffic operations analysis at this intersection was conducted, indicating that the movements at the intersection will operate at level-of-service (LOS) C or better during the peak periods. Jean Enright Ref: 201270.000 March 13, 2026 Page 2 follow-up is necessary. Comment 4: VHB reviewed the traffic volumes presented in Figures 3 and 4 and the count data provided in 1 the Appendix. VHB also reviewed the traffic volumes presented in a traffic monitoring report prepared for the Avalon North Andover residential development and notes that the traffic volumes used in the TIA for the intersection of High Street at the East and West Mill driveways are generally consistent with what was presented in the traffic monitoring report. VHB notes that there are discrepancies between the traffic volumes shown on Figure 3 and the traffic count data sheets in the Appendix at the internal intersection of the East Mill Driveway at the west garage driveway. Specifically, Figure 3 shows that there are 9 vehicles per hour turning left into the garage and the count sheets indicate that there are 47 vehicles per hour turning left into the garage. VHB requests that the Applicant clarify this discrepancy. Response Summary: The Applicant provided clarification on the discrepancies. The Applicant noted that the peak hour traffic volumes used in the figures represent the peak hour of High Street and not the internal site driveways. No additional follow-up is necessary. Comment 7: Since the submission of the TIA, MassDOT closed out their 2022 crash data and is available for use in evaluations. VHB requests that the Applicant include the intersection of High Street/Elm Street at Water Street and provide updated 2022 crash data for the crash evaluation. Response Summary: The Applicant provided updated crash data from 2022. The updated data did not change the conclusions of the crash evaluation presented in the TIA. The Applicant also provided crash data for the intersection of High Street/Elm Street at Water Street and noted that there were four crashes during the review period with no discernable crash patterns. No additional follow-up is necessary. Comment 10: While the usage of JTW data is the appropriate method to develop trip distribution patterns for residents, it is recommended that the driveway traffic counts for the Avalon residential development on the west side of High Street be also used to validate the general directionality of the north-south traffic split used in the TIA. Additionally, as previously stated in Comment 1, the Project will add trips at the intersection of traffic will travel through the intersection of High Street/Elm Street at Water Street. As such, we recommended that this intersection be included in the study area for evaluation. Response Summary: The Applicant included the intersection of High Street/Elm Street at Water Street in the updated analyses. VHB requests that the Applicant provide a comparison of the driveway counts for the Avalon residential development and the trip distribution patterns used in the TIA. This comparison should be used to validate the north-south traffic split for the trip distribution pattern used in the TIA. 1 Avalon North Andover Traffic Monitoring Report #2; VHB, Inc.; February 10, 2025. Jean Enright Ref: 201270.000 March 13, 2026 Page 3 Comment 12: VHB conducted a site visit on Tuesday December 16, 2025 and noted that there were 106 parked vehicles within the existing garage and the exterior spaces that are part of the site. It is also our understanding that the existing residential development in the East Mill site uses some of the surface parking spaces on the proposed development Site. To clarify the shared parking assumptions, a graphical exhibit should be prepared showing the locations of the existing and proposed parking supply that will be used by the Project, walking routes to those parking areas, walking distances, and the existing uses and their sizes (SF, residential unit count etc.) that also share the same parking areas. If there are uses within the study area that have dedicated parking area not available for shared use, such lots should also be highlighted in the exhibit. Location of the 146 on-street parking spaces that will be relied upon by the future residents of the site, and any parking use limitations on those spaces should also be outlined. This graphic will be helpful in understanding the relative proximity of the parking locations to the uses they will serve in the future. Response Summary: The Applicant noted that information related to parking demand observations will be provided as a follow-up to their response letter. They also noted that the requested graphics will be provided as part of that submission. VHB requests that the parking study and other related parking information requested in the first comment letter be provided for review when complete. Comment 13: While ITE average parking demand data can serve as a useful planning tool, VHB recommends that the Applicant also conduct a parking utilization study for the Mill Complex as well as the on- street parking spaces referred to in the TIA to confirm that the estimated demand assumptions based on national statistics for the various existing uses in the area represent a reasonable baseline of parking demand for the existing uses in the area. The parking utilization counts should capture activity throughout the day to account for the peak parking demands for each individual use within the Mill Complex and compared to both the th average and 85 percentile parking demands calculated using the data in the Parking Generation Manual. Specifically, parking utilization counts should be conducted on an hourly basis between 7:00 AM and 7:00 PM. The parking utilization study should present parking demand for individual parking areas within the Mill Complex and for the on-street parking areas with an accompany graphic to indicate the location of the parking areas, including the on-street parking spaces that were included in the analysis. th percentile parking demand for the Project. Response Summary: See response summary for Comment 12. Prior to calculating future parking demand estimates, the existing condition shared parking model should be calibrated by using the parking utilization counts to reflect actual demand patterns. Comment 14: Given the commercial uses in the area, and the planned reliance on shared parking principles and on-street parking, a discussion of weekend parking demand should also be included in the response. Response Summary: See response summary for Comment 12. Jean Enright Ref: 201270.000 March 13, 2026 Page 4 Comment 16: VHB conducted a site visit to review sight distances at the proposed driveway location. We request that a sight distance exhibit be prepared depicting the required and available sight distances for the site driveway that are tabulated in the TIA. Sightlines for both vehicles and pedestrians should be identified on the exhibits. Response Summary: The Applicant provided a diagram that shows sight lines at the driveway location along High Street. The diagram shows that sight lines are met for the required sight distances. VHB recommends that if signs and landscaping are installed within the sight triangles that they are designed and maintained to not restrict lines of sight. Snow accumulations should be removed where they may impede sight lines. The sight distance diagram should also show desired and available lines of sight for ISD at the driveway and SSD at the crosswalk. Comment 18: VHB requests that the Applicant provide an evaluation of the intersection of High Street/Elm Street at Water Street for the Existing, No-Build, and Build conditions to determine if there are any Project has impacts that would require mitigation. Response Summary: The Applicant provided an analysis of traffic operations at the intersection of High Street/Elm Street at Water Street for the Existing, No-Build, and Build conditions. The operations analysis indicates that all movements at the intersection are expected to operate at LOS C of better during the peak hours. The Applicant noted that improvements are not required at the intersection to accommodate the Project. VHB reviewed the traffic operations analysis and concurs with the conclusion. No additional follow-up is necessary. Comment 20: VHB agrees with the recommendation to install an RRFB at the existing crosswalk on High Street with pedestrian warning signage at and in advance of the crosswalk. We recommend that the Applicant commit to this improvement and that it be completed in advance of the issuance of a certificate of occupancy for the Project. Response Summary: The Applicant noted that they will accept the condition that the recommended improvements are constructed prior to the issuance of a certificate of occupancy, subject to receipt of rights, permits, and approvals. No additional follow-up is necessary. Comment 21: In light of the added site traffic at the intersection of High Street/Water Street, the Applicant should review the existing traffic control at the intersection to determine if any improvements/adjustments would be appropriate. Response Summary: The Applicant noted that improvements are not required at the intersection to accommodate the Project. As stated in the summary for Comment 18, VHB concurs with the conclusion. No additional follow-up is necessary. Comment 22: VHB agrees with the implementation of the TDM measures listed in the TIA. In addition to the measures listed in the TIA, we recommend that the Applicant review membership to the Merrimack Valley Transportation Management Association (TMA) to take advantage of additional TDM measures that they provide. The Merrimack Valley TMA provides services such as annual surveys, last mile shuttle services, and rideshare matching programs. Jean Enright Ref: 201270.000 March 13, 2026 Page 5 Response Summary: The Applicant noted that they or the property manager will become a member of the Merrimack Valley TMA. No additional follow-up is necessary. Comment 23: VHB requests that the Applicant provide additional information related to parking operations. The TIA indicates that the proposed parking supply will be used by the Project and by existing uses within the East Mill area. We request the Applicant provide clarification on if there will be dedicated spaces for future residents of the Project vs. unassigned spaces that may be used by anyone that enters the driveway from High Street. A discussion of how the shared parking arrangement will be enforced should also be provided for the record. Response Summary: See response summary for Comment 12. Comment 24: Given the proximity of the westerly on-site driveway to High Street, consideration should be given to restricting the driveway to exit-only operations to minimize vehicle turning conflicts in proximity to High Street. Response Summary: The Applicant noted that vehicle queuing and conflicts are expected to be relatively minor at the intersection of High Street at the East Mill driveway and that queues will not preclude the ability for vehicles to enter the west driveway. VHB recommends that the Applicant conduct a post-occupancy monitoring study to review operations at the westernmost on-site driveway that intersects the north side of the East Mill driveway to determine if there are issues related to vehicles entering the driveway. Monitoring should be conducted upon 75 percent occupancy of the Project. Specifically, queues should be monitored to determine if there are impacts to the intersection of High Street at the East Mill driveway and at the westernmost on-site driveway. If the monitoring study finds that vehicles entering the westerly driveway have impacts to High Street, additional measures should be undertaken at the driveway. Specifically, restrictions to entering vehicles at the westerly driveway should be considered. The post-occupancy monitoring study should be conducted in consultation with the Town of North Andover Engineering and Planning Departments. Comment 25: VHB agrees with the other recommendations provided in the TIA related to traffic control for site access, sight distance triangles and snow removal. These recommendations should be reflected in the site plans. Response Summary: The Applicant incorporated the recommendations into the site plan. No additional follow-up is necessary. Comment 26: VHB recommends that a stop sign, stop line, and a double-yellow centerline should be provided along the East Mill driveway approach to High Street, at least past the westerly on-site driveway. Response Summary: The Applicant incorporated the recommendations into the site plan. No additional follow-up is necessary. Comment 27: Stop signs and stop lines should be installed at all three internal driveways that intersect with the main East Mill driveway. Response Summary: The Applicant incorporated the recommendations into the site plan. No additional follow-up is necessary. Jean Enright Ref: 201270.000 March 13, 2026 Page 6 Comment 28: The existing driveway apron and sidewalk segment across the East Main driveway along High Street should be reconstructed. Response Summary: The Applicant incorporated the recommendations into the site plan. No additional follow-up is necessary. Comment 29: The site plan indicates that the Project is required to provide 497 parking spaces to meet the zoning needs for 296 residential units. The TIA indicated that some of the 497 parking spaces will continue to be used by other existing uses within the Mill Complex. As previously mentioned in Comment 12, we recommend that the Applicant conduct a parking utilization study to determine the existing usage within the Mill Complex and within the existing parking garage on the site. Where appropriate, observed demand rates should be used in the shared parking analysis. Response Summary: See response summary for Comment 12. Comment 30: The TIA noted that the Project will have both exterior and interior bicycle storage and that a total of 20 parking spaces will be equipped with EV capability. VHB requests that the Applicant identify the locations for these features on the site plan. Exterior bicycle racks should be conveniently located near main entrances to each of the buildings. Interior bicycle storage should be for use by residents and be located in a covered and secure storage space. Response Summary: The Applicant provided the architectural plans that show the location of the EV-ready spaces and the location of the interior bicycle storage room. VHB notes that the plan shows a total of 98 EV- ready spaces. VHB also notes that the bicycle storage room is provided on the first level of the garage, in proximity to both the garage entry driveway and the pedestrian egress point. VHB requests clarification on whether the Applicant plans to equip any parking spaces with EV equipment. The Applicant should discuss with the town as to whether EV charging stations should be provided at this time to meet the demands of the future residents. Comment 31: VHB requests that the Applicant prepare vehicle turning templates for the largest emergency vehicle for the Town of North Andover and coordinate with the North Andover Fire Department to ensure adequate emergency/public safety access throughout the site. Response Summary: The Applicant provided vehicle turning templates on the site plan that shows maneuvering throughout the site. VHB notes that it is unclear which vehicle was used for the turning templates. We also note that the vehicle shown on the template has the ability to access all areas of the internal driveways. The movements show that in some areas, the vehicle may overlap with the opposing lanes. VHB requests that the Applicant confirm the vehicle movements on the turning templates are for the largest emergency vehicle for the Town of North Andover. The Applicant should also confirm if the diagrams have been reviewed and approved by the Town of North Andover Fire Department. Comment 32: Describe site operations and policies related to trash/recycling, move-in/move-out, mail and package deliveries, pick-up/drop-off, TNCs (Uber & Lyft) and snow storage. Specific areas for each activity should be identified on the site plans, where appropriate. Response Summary: The Applicant noted that a trash room will be provided in the garage and moved to an outdoor collection area. A waste management contractor will be scheduled for pick-up. Jean Enright Ref: 201270.000 March 13, 2026 Page 7 Tenant moves will be coordinated with the property manager who will then provide specific instructions to stage larger moving vehicles. Larger vehicles may stage in the emergency drive on the east side of the building. Smaller vehicles may use tenant parking spaces. Mail and delivery vehicles and pick-up/drop-off operations will be accommodated through two short-term parking spaces adjacent to the entrance to the lobby of the building. The Applicant also added a snow storage space location on the site plan. No additional follow-up is necessary. The following comment was not included in the initial peer review letter, but should be addressed by the Applicant: Comment 32: VHB recommends that the Applicant conduct a post-construction traffic monitoring study upon 75 percent occupancy of the Project. The traffic monitoring study should collect new traffic counts at the three site driveways that intersect the East Mill driveway and at the intersection of High Street/East Mill driveway. The study should evaluate the following items: Conduct parking utilization counts within the Mill Complex and compare to the results of the parking study that the Applicant noted that they will prepare as a follow-upto their response letter Evaluate queues and traffic volumes along the East Mill driveway to determine if there are any impacts within the East Mill complex and along High Street, as noted in the response summary for Comment 24. Compare observed traffic volumes with the future traffic volumes projected in the TIAS. Determine if there are any operational or safety issues at the site driveway, specifically for vehicles entering and exiting the Project and any blockages for through traffic along High Street and the East Mill driveway. The study should be submitted to and reviewed by appropriate Town staff and should propose specific improvements if any operational or safety issues are identified. The following two additional comments were made by Board members at the January 20, 2026 ZBA hearing. ZBA Comment 1: The Applicant should discuss why the intersection of Sutton Street at High Street was not included as a part of the October 2025 TIA. Response Summary: The Applicant indicated that the Project is expected to increase traffic volumes at the intersection by 23 vehicles during the peak periods. They noted that MassDOT guidance recommends intersections that experience over 100 or more project-generated or vehicle increases over 5 percent should be included in the study area for evaluation. They noted that the intersection of Sutton Street at High Street does not meet this criterion. The intersection was discussed by both the ZBA and during the public comment as being a critical intersection close to the project site. The Applicant had noted at the hearing that recent existing traffic data for the intersection may be available from another study. As it is recommended that the Applicant use available record traffic data for the intersection to perform capacity analysis as well as a crash data Jean Enright Ref: 201270.000 March 13, 2026 Page 8 review. Any potential improvement needs could be identified for the Town consideration. ZBA Comment 2: The Applicant should conduct a sensitivity analysis to determine impacts to the extent that Project-related traffic volumes are 30 percent higher than those that were assessed in the October 2025 TIA. Response Summary: The Applicant provided an updated evaluation that considers a 30 percent increase in project- generated traffic volumes compared to what was evaluated in the TIA. Based on this evaluation, a 30 percent increase in trip generation results in 396 additional daily trips, 35 additional morning peak hour trips, and 33 additional evening peak hour trips. An updated intersection operations analysis was also provided that incorporates the 30 percent increase in project-generated traffic. The Applicant noted that the results of the operations analysis with a 30 percent increase in project-generated traffic volumes are generally consistent with what was presented in the TIA. Based on our review of the updated traffic analysis with a 30 percent increase in project- generated tr analysis results generally remain consistent with what was presented in the initial TIA, with the results changing within a reasonable margin of variation without affecting the overall findings of the TIA The above comments should be addressed by the Applicant in a response letter, along with the appropriate supporting information and/or result in the modification of the comments presented herein. Please contact VHB if there are any questions or if any aspect of the review requires further discussion.