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HomeMy WebLinkAbout2025-12-26_0 Prescott Street Traffic VHB Peer Review - Final - Consultant Review - 0 Prescott Street 12/26/2026 # �io° t vhb., To: Jean Enright Date: December 26, 2025 e r"r i o ra n d u r i 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 Overview On behalf of the Town of North Andover,VHB conducted an independent peer review of the Traffic Impact Assessment (TIA) dated October 2025, prepared by Vanasse &Associates, Inc. (the Applicant's Traffic Engineer) for the proposed East Mill Residential Development to be located at 0 Prescott in the town of North Andover, Massachusetts. VHB also reviewed traffic related elements of the Comprehensive Permit Site Development Plans dated September 26, 2025 prepared by the Applicant's team. The purpose of this review is to verify that the traffic analysis included in the traffic studies, conforms to industry, local, and state standards;that the traffic study methodology is appropriate for the Project setting; and to determine the appropriateness of any recommended mitigation to adequately address potential project impacts.The traffic-focused review of the site plan involved an assessment of specific transportation elements of the plan.VHB also conducted a visit to the Project site and the study area to confirm some of the details presented within the TIA. Proposed IPirjt As outlined in the TIA, the Project involves the removal of the existing East Mill Garage and surface parking area and will construct a 296-unit multifamily residential development.The Project site is located within the Mill Complex on both sides of High Street in North Andover,which currently has a mix of residential, office, retail, and restaurant uses. Access to the Project will be provided by the existing East Mill driveway that currently serves the garage and the other uses within the eastern portion of the Mill Complex.There are also three existing driveways along the north side of the main East Mill driveway that will be reconstructed to provide access to the Project site. The TIA indicates that there will be a total of 497 parking spaces on the site. A total of 397 spaces will be provided in a parking garage, and 100 spaces will be provided in the existing surface parking area on the site.The on-site parking will serve both the Project and existing uses within the East Mill area as a shared-parking arrangement. The findings of our review of the traffic studies and the site plans are presented in the following sections.VHB's comments and recommendations are identified and numbered throughout the document. A summary of comments that will require additional information or action are described below: The following items summarize the comments provided within this memorandum that will need additional information or action. Detailed comments follow this summary section. U� ��IIm II Ilmu'n��Ilm� �f�m� II20"n2,10 000 A I iii"wryd' II 26, 202 ��r m 1�1 c r r7 o i�:a r7 r.��,a rr7 > Include the intersection of High Street/Elm Street at Water Street in the traffic analysis. > Provide clarification on discrepancy between traffic volumes shown in Figure 3 and the count sheets provided in the Appendix. > Update motor vehicle crash evaluation to include data from 2022. > Provide additional information related to parking demand and existing utilization. > Provide additional information related to parking operations on the site related to Project uses vs. existing East Mill campus parking needs. > Prepare sight distance exhibits depicting the required and available sight lines at the Site driveway's intersection with High Street. > Evaluate the feasibility of limiting the westerly on-site driveway to exit-only operations. > Incorporate the site-plan recommendations in the TIA and this peer review with updates reflected as part of the next site plan submission. Scope of Review The following documents and topics were reviewed by VHB: > Study Area and Study Methodology > Existing Traffic Volumes > Pedestrian, Bicycle, and Public Transportation Facilities > Motor Vehicle Crash Analysis > No-Build Traffic Volumes > Trip Generation > Trip Distribution > Build Traffic Volumes > Parking Analysis > Sight Distance Evaluation > Traffic Operations Analysis > TIA Recommendations > Parking and Site Plan Transportation Review Transportation limpact Assessment Review The following sections presents VHB's review of the Transportation Impact Assessment submitted by Vanasse & Associates, Inc. in October 2025. Study Area aind Study Method&ogy The traffic analysis provided in the TIA presented an evaluation of 2025 existing conditions and future conditions, projected to a seven-year time horizon (year 2032),with and without the Project. The study area includes the U� ��IIn II Ilnu'n��Iln� �f�m� II20"n2,10 000 A c d II II'i"wryd' II 26, 202 intersection of High Street at Prescott Street, High Street at the East and West Mill driveways, and Chickering Road at Prescott Street.The three driveways that serve the existing garage and will continue to serve the site are also included in the study area.While the existing three on-site driveways were counted, and included in the traffic volume graphics, they were not included in the capacity analysis. 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. I�:A nIling II aaf IIc: 16IuIrn°r�r s Traffic data was collected in April 2025 at the study area intersections by conducting turning movement counts (TMCs) during the peak commuter periods (7-9 AM and 2-6 PM). An automatic traffic recorder (ATR)was also used to collect daily traffic volumes on High Street in the vicinity of the Project site on Tuesday April 29 and Wednesday April 30, 2025. Speed measurements were also collected on High Street in the vicinity of the site in conjunction with the ATR counts. The 85th percentile speed on High Street was measured to be 26 miles per hour (mph) in the northbound direction and 29 mph in the southbound direction.The posted speed limit is 30 miles per hour. The TIA also reviewed the seasonality of the traffic count data and noted that the April counts represent above average month conditions. Comment 2: The data was collected during typical commuter peak periods in April 2025.VHB agrees with the times selected for the traffic data collection, as they line up with the expected peak periods of operation for the Project's uses. Comment 3: The seasonal adjustment factors were reviewed in accordance with MassDOT guidelines and confirmed.VHB concurs that no seasonal adjustment factors should be applied to the traffic volumes. Comment 4: VHB reviewed the traffic volumes presented in Figures 3 and 4 and the count data provided in 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. See the diagrams below and on the next page for reference.VHB requests that the Applicant clarify this discrepancy. A,,olbtPJorth Andm,q:It 7roffic Mo ni'� �""�� ort 1,��� \ ll Illl3 M, �m0211') �u�rnrn�,� � ..�, incIllrn� , Il:a, Ilwryuuu��u" U� I�IIm II Imu'n��Ilm� t0m� II20"n2,10 000 A c d 11"II'i"wrydl II 26, 202 rr7 If���r��, .I"h Ir1�:�:rr7�:�i��.a i7�:���.a AM Peak Hoar Traffic Volumes from Appendix AM Peak Hoar Traffic Volumes from Figure 3 of"CIA Vvw Garage IC-mu f� Iln 5 .ti'E SITE III „ � 0 0 row mwtl 6 R 0. LY'�SF hfACL 1 � N vt� Tatal 17 ,1m arve L R �9 EAST MIL 34 r^r3 d GARAGE' ®otit + �© " a �Wl' Peak Hour Data � 4 '3 T T � n ..ice N th � � AW&GCIM m uS 'Peak Haurr BB Uima M 08'�00 A £45'T (SGUi7-!) 'aGv� -, rF- Left. Thru Ri.hi 5 h Y 0 0 0 AZ UiQ"at but Vn Taiau Pede otarfiar, Bk:ycle, au° d IPul'-fllk II rau s�,')ou taflo r I�ar:lllllffies The TIA provided a description of pedestrian, bicycle, and public transportation facilities within the study area. The TIA noted that there are existing sidewalks on one or both sides of the roadways in the study area. The TIA noted that public transportation services are not provided in the immediate vicinity of the Project site but are provided within North Andover via the Merrimack Valley Transit Authority. Comment 5: VHB confirmed the existing pedestrian and transit facilities in the area.VHB notes that pedestrian connectivity is lacking along the East Mill Driveway and between the existing site and the adjacent roadway network.We acknowledge that the Project is proposing a new pedestrian connection between the Project site and High Street that will eliminate this gap in pedestrian connectivity. Motor Vehkle Crash asIhr Data The Applicant provided an evaluation of motor vehicle crash data obtained from MassDOT for the years 2017—2021 to investigate crash trends at the existing driveways that serve the site. The evaluation indicates that a total of 13 crashes occurred at the study area intersections during this time period and that the crash rates are below MassDOT District 4 averages for similar intersections. U� ��IIm II Ilmu'n��Ilm� �f�m� II20"n2,10 000 A I iii"wryd' II 26, 202 Me r r7 o r7 d u rr7 )ing Comment 6: The crash analysis was conducted according to MassDOT's Transportation Impact Assessment Guidelines.VHB also confirmed that there are no Highway Safety Improvement Program (HSIP) locations near the project site. 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. ,i o..IIBu�II l 1L Iraf fi c: 16I a rn�e The TIA developed future 2032 No-Build traffic volumes by applying a 1.0 percent annual growth rate to the 2025 Existing traffic volumes. The TIA also noted three proposed projects in the vicinity of the Project site. The traffic volumes from these development projects were accounted for in the No-Build traffic volumes either by directly applying the expected traffic volumes to the study area or accounting for them in the 1.0 percent background growth rate. No-Build traffic volume networks are provided for both the average and peak-month conditions. Comment 8: VHB agrees with the methodology used to develop the 2032 No-Build traffic volumes. The three other proposed projects identified in the TIA are located at 1250 Osgood Street, 1701 Osgood Street, and 149 Main Street.VHB notes that there is also a planned project at 1591 Osgood Street that was not identified in the TIA. Based on our review of the expected traffic volumes from that project, the traffic volume increases in the study area are not expected to be significant.Additional analysis is not required to incorporate the 1591 Osgood Street project. a fl��:.) Gei neran:fioi n The TIA estimated the trips generated by the project based on data provided in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 121" Edition, using Land Use Code (LUC) 221 —Multifamily Housing (Mid-Rise) Trip generation for the existing uses on the site were also accounted for by using the TMCs conducted at the existing site driveways. The trip generation assessment indicates that the project is estimated to generate 284 net new vehicles on an average weekday and 384 net new vehicles on a Saturday,with 37 new vehicle trips during the weekday morning peak hour, 25 new vehicle trips during the weekday evening peak hour, and 43 new vehicle trips during the Saturday midday peak hour. Comment 9: The trip generation estimates in the traffic studies are consistent with standard traffic engineering practice.VHB confirmed that the Trip Generation estimates are correct and reference the latest version of the ITE Trip Generation Manual (121" Edition). dill:°) IC:A 5p n:uTh;°)u n:fi 01 n The estimated peak hour Project-generated trips were assigned to the study area intersections based on Journey-to- Work (JTW) data for residents living in North Andover. Specifically, the TIA indicates that approximately 60 percent of the trips will be oriented to/from the south on High Street, 20 percent to/from the north on High Street, and the remaining 20 percent will use Chickering Street. The trip distribution patterns also indicate that approximately 70 percent of the Project trips will use the western driveway internal to the site, 20 percent will use the central driveway, and 10 percent will use the eastern driveway. U� ��IIm II Ilmu'n��Ilm� �f�m� II20"n2,10 000 A c d II II'i"wryd' II 26, 202 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. Bpi. II l 1L Iraf fi c: 16I a Irn�es The TIA added the estimated Project-generated trips to the No-Build traffic volumes to develop the 2032 Build traffic volumes. A table demonstrating the peak-hour traffic volume increases from the 2025 Existing, 2032 No-Build, and 2032 Build conditions is provided for the study area intersections for the weekday morning and evening peak hours. The TIA notes that trips using the existing garage on the site are also included in the 2032 Build conditions and that most of the existing traffic will continue to park at the site after construction of the Project. Comment 11: The methodology used to develop Build conditions traffic volumes is consistent with industry standard. Shared VPaa Ilioing i4ysl°Is The TIA included a parking analysis for the entire Mill Complex that incorporates the proposed Project. The parking supply used in the parking analysis assumes the following: > 284 spaces within the West Mill area > 137 spaces are leased from other properties > 746 spaces will be provided in the East Mill area > 146 on-street spaces are provided within 100 yards of the Mill Complex The parking demand was estimated for each of the land uses within the Mill Complex by using data from the ITE Parking Generation Manual, 61 Edition. The parking demand for each use was assigned to a time-of-day distribution based on data provided in the Parking Generation Manual. The TIA states that there will be a total of 1,313 parking spaces available for Mill Complex users and that the peak parking demand of 1,145 occupied spaces will occur between 11:00 AM — 12:00 PM.The TIA also states that the peak parking demand for the Project will occur overnight (between 11:00 PM and 5:00 AM). VHB requests additional clarifications related to the parking analysis, as outlined in the comments below. 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, U� ��IIm II Ilmu'n��Ilm� �f�m� II20"n2,10 000 A c d II II'i"wryd' II 26, 202 1�1 c r r7 o r7 d u rr7 J 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. 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 average and 851" 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. The response document should also identify the estimated "standalone" average and 851" percentile parking demand for the Project. 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. SIljht IAstainre IrraII jafloin The TIA provided an evaluation of the sight distances at the intersection of High Street at the East Mill driveway. Both stopping sight distance (SSD) and intersection sight distance (ISD)were reviewed. The sight distance requirements were based on speeds of 30 mph along High Street.The TIA states that the measured SSD along High Street at the existing East Mill driveway exceeds the recommended sight distances in both directions. Comment 15: VHB conducted a review of the sight distance evaluation.The evaluation was conducted in a manner consistent with standard engineering practice. 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. u Flak. 0: ,-)r rafloins All°4y of°is The TIA included traffic operations analysis for the 2025 Existing conditions, the 2032 No-Build conditions, and the 2032 Build conditions. The operations analysis presented an evaluation of vehicular delays, queues, volume-to- capacity ratios, and levels-of-service (LOS) for the existing and proposed site driveways. U�'�rlln II Ilnu'n��Iln� �f�m� II20"n2,10 000 A c d II'll'i"wryd' II 26, rr7 �m02 y 1�1 e.,rr7�:�i�.a i7�:'�r.a The TIA identifies the impacts of the Project on the operations and capacity of the study intersection and states that the project will not have a significant impact on motorist delays or vehicle queueing over Existing and No-Build conditions at the study intersections. Comment 17: VHB's review of the operations analysis indicates that it has been conducted in a manner consistent with standard engineering practice. 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. The TIA provided recommendations related to Project access, traffic control, parking dimensions, pedestrian connectivity, and the maintenance of sight lines. Comment 19: Comments related to the Site Plan are provided in the Parking and Site Plan Transportation Review portion of this peer review comment memorandum. Off-Site The TIA recommends that consideration be given to installing a pedestrian actuated Rectangular Rapid Flashing Beacon (RRFB)with pedestrian crossing warning signs at the existing crosswalk across High Street at the East and West Mill driveways. 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. 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. The TIA lists several Transportation Demand Management (TDM) measures that will be implemented as a part of the Project. Specific measures include designating a transportation coordinator for the Project, implementing a rideshare matching program for residents, providing residents with information related to public transportation options, equipping 20 percent of the parking spaces with electric vehicle (EV) accommodations, and providing interior and exterior bicycle parking for residents and visitors. 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 U�'��IIm II Ilmu'n��Ilm� �f�m� II20"n2,10 000 A c d II'll'i"wryd' II 26, 202 that they provide. The Merrimack Valley TMA provides services such as annual surveys, last mile shuttle services, and rideshare matching programs. Parking and Site IPlIanr 'Tir ins in �ii inr IReview VHB conducted a review of the transportation-related elements of the Comprehensive Permit Site Development Plans including dated September 26, 2025.The site plan shows the proposed layout of the site access and parking areas on the site.Access to the Project site will be provided by the existing East Mill driveway on the east side of High Street, which operates as a shared driveway for all uses within the East Mill area.Three existing driveways along the north side of the East Mill driveway will be reconstructed and will serve the site. No new curb cuts or driveways are proposed as part of the Project. The site plans show a total of 497 parking spaces on the site. A new parking structure will be constructed that will have 397 spaces and will be located between the two primary residential buildings.A total of 100 parking spaces will be provided in a surface lot on the south side of the buildings. The TIA stated that the proposed parking supply will serve both the Project needs and the existing needs of the Mill Complex, specifically the uses within the East Mill area. The site plan also shows a new sidewalk and pedestrian connection between High Street and the proposed building. A sidewalk will be installed along the north side of the East Mill driveway and will connect to the existing sidewalk on High Street. The following comments and recommendations are related to the review of the site plan and parking layout. 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. 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. 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. 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. Comment 27: Stop signs and stop lines should be installed at all three internal driveways that intersect with the main East Mill driveway. Comment 28: The existing driveway apron and sidewalk segment across the East Main driveway along High Street should be reconstructed. 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 U�'��IIm II Ilmu'n��Ilm� �f�m� II20"n2,10 000 A c d II'll'i"wryd' II 26, 202 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. 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. 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. 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. The above comments should be addressed by the Applicant in a response letter, along with the appropriate supporting information.VHB's review of the response material from the Applicant may prompt additional comments, 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.