HomeMy Public PortalAbout33 Mt Auburn St - Site Plan Review Criteria 5.21.13_201306171511583332Site Plan Review Criteria 1 of 3
33 Mount Auburn Street
1. Landscape: The landscape shall be preserved in its natural state, insofar as practicable, by
minimizing tree and soil removal, and any grade changes shall be in keeping with the general
appearance of neighboring developed areas. Adequate landscaping shall also be provided, including
screening of adjacent residential uses, provision of street trees, landscape islands in the parking lot and
a landscape buffer along the street frontage.
Design Response 1: The existing condition of the site (associated with the previous use),
is essentially devoid of landscaping or pervious pavement and is covered with pavement.
The Petitioner proposes to complement the existing adjacent Town -owned landscaped
parcel with new planting areas. In addition, planting areas will be provided along the
sidewalks and at the perimeter of the low roof abutting the Town -owned parcel and
Mount Auburn Street.
2. Relation of Buildings to Environment: Proposed development shall be integrated into the terrain
and the use, scale and architecture of existing buildings in the vicinity and shall be in accordance with
the Comprehensive Plan or other plans adopted by the Town guiding future development. The
Planning Board may require a modification in massing so as to reduce the effect of shadows on
abutting property in all districts or on public open space.
Design Response 2: The proposed structure has been designed to harmonize with the
neighboring uses and Watertown Square. The size and scale of the building are of
appropriate massing and would not create negative effects on abutting properties. The
proposed structure addresses both the adjacent Town -owned parcel and the Mount
Auburn and Taylor streetscapes in manners appropriate to each.
3. Open Space: All open space required by this Zoning Ordinance shall be so designed as to maximize
its visibility for persons passing the site, encourage social interaction, maximize its utility, and
facilitate its maintenance.
Design Response 3: The requirement for open space in mixed -use developments in the
Central Business Zone is 20%, or 2,717 sf. The proposed design provides a total of 2,871
sf and complies with this requirement. The open space would include perimeter grasses,
shrubs, and other plantings. Also included as part of the open space is 425 sf of rooftop
passive recreation area/garden at the second floor level along Mount Auburn Street and
the edge of the Town -owned parcel. The rooftop area is designed to be usable by the
residents of the building, and to encourage social interaction.
4. Circulation: Special attention shall be given to traffic circulation, parking areas and access points to
public streets and community facilities in order to maximize convenience and safety of vehicular,
bicycle and pedestrian movement within the site and in relation to adjacent streets.
Design Response 4: Vehicular access to the site is provided by two curb cuts; one at
Mount Auburn and a second on Taylor Street. Parking areas are contained within the
building, at both the basement and first floor level. Pedestrian/bicyclist access to the site
is provided from the Mount Auburn Street sidewalk and off of a proposed new sidewalk
to be developed along the edge of the Town -owned parcel. New bicycle racks are
proposed adjacent to the Town -owned parcel, and special care has been taken to
address/complement the parcel in a manner that will improve the public's use and
enjoyment of its green space.
Site Plan Review Criteria 2 of 3
33 Mount Auburn Street
A traffic study has been produced by Conley Associates (dated May 16, 2013), which
concluded that if all trips to the site were to be made by automobile, a maximum of
seventeen trips would occur during the peak hour of the day. However, due to the
property's close proximity to public transit and other amenities it is likely that a
significant percentage of those trips would actually be made by pedestrians or bicyclists.
5. Surface Water Drainage: Special attention shall be given to proper site surface drainage so that
removal of surface waters will not adversely affect neighboring properties or the public storm
drainage system. Proposed developments shall seek to retain storm water runoff on site to the
maximum extent possible, incorporating best practices in storm water management and Low Impact
Design techniques. In cases where storm water cannot be retained on site, storm water shall be
removed from all roofs, canopies and paved areas and carried away in an underground drainage
system.
Design Response 5: The Petitioner will work with the Watertown Department of Public
Works to properly mitigate surface water drainage in accordance with local
requirements, and to provide on -site retention and recharge to the greatest extent
practicable. The proposed introduction of permeable areas will provide a dramatic
improvement over the existing conditions.
6. Utility Service: Electric, telephone, cable TV and other such lines and equipment shall be
underground. The proposed method of sanitary sewage disposal and solid waste disposal from all
buildings shall be indicated.
Design Response 6: All utilities will be underground, and designed according to all
applicable safety and building code requirements.
7. Environmental Sustainability: Proposed developments shall seek to diminish the heat island effect;
employ energy conscious design with regard to orientation, building materials and shading; utilize
energy -efficient technology and renewable energy resources; and minimize water use.
Design Response 7: The proposed structure has been designed to be as energy efficient
as practicable. The heat island effect will be minimized through the introduction of new
planting areas, minimizing paved surfaces, and by locating all proposed parking areas
within the structure.
8. Screening: Screening, such as screen plantings, shall be provided for exposed storage areas,
exposed machinery installations, service areas, truck loading areas, utility buildings and structures,
and similar accessory areas and structures in order to prevent their being incongruous with the existing
or contemplated environment and the surrounding properties.
Response 8: Storage and machinery installations will be maintained within the
structure. Rooftop mechanical equipment will be located so as to minimize its visibility.
Site Plan Review Criteria 3 of 3
33 Mount Auburn Street
9. Safety: With respect to personal safety, all open and enclosed spaces shall be designed to facilitate
building evacuation and maximize accessibility by fire, police, and other emergency personnel and
equipment.
Response 9: The proposed structure has been designed to maximize safety, accessibility,
sightlines and public visibility with respect to safety.
10. Microclimate: "With respect to the localized climactic characteristics of a given area, any
development which proposes new structures, new hard -surface ground coverage, or the installation of
machinery which emits heat, vapor, or fumes, shall endeavor to minimize, insofar as practicable, any
adverse impact on light, air, and water resources, or on noise and temperature levels of the immediate
environment."
Response 10: Lighting and HVAC systems will be screened and buffered. New
vegetation will be introduced onto the site, which is currently devoid of landscaping.
New equipment will be specified and located so as to minimize sound and temperature
impact on the surrounding environment.