HomeMy Public PortalAboutDecision_Arsenal Yards_Stamped Final_2017_0215TOWN OF WATERTOWN RECEIVED BY
De artment of iOWN CLERK'S OFFICE
p WATERTOWN. MASS
Community Development and Planning
PLANNING BOARD 2017 JAN 25 PM 2= 55
Administration Building
149 Main Street
Watertown, MA 02472
Phone:617-972-6417
Fax:617-972-6484
www.watertown-ma.gov
PLANNING BOARD DECISION
Board Members:
John B. Hawes, Jr.,
Chairman
Jeffrey W. Brown
Fergal Brennock
Janet Buck
Gary Shaw
On January 11, 2017, with five (5) members of the Planning Board (Board) present, the Board
voted unanimously (5-0) to grant a Master Plan Special Permit for case # PB-2016-03. The
following is the Planning Board's decision.
Case #:
PB-2016-03 Master Plan Special Permit
Subject Property:
485 & 615 Arsenal Street, Arsenal Project/Yards
Parcel ID:
1301 2 1; 1301 2 1A; 1302 2A 1; 1302 2D 2; 1301 2D 2A,
2B, 2C and 2D
Zoning District:
Regional Mixed Use District (RMUD)
Owner/Petitioner(s):
BP Arsenal Group LLC, 800 Boylston Street, Suite 1390, Boston,
MA 02199
Zoning Relief Sought:
Watertown Zoning Ordinance §5.01(k), Mixed Use >3 Units;
§5.01.3 Business, Office and Consumer Service Uses, §5.01.4
Open -Air Drive-in Retail and Service; Accessory Uses: §5.02(g),
Administrative Offices, Clubrooms Common Laundry; §5.02(I),
New and Used Vehicles for Sale or Lease and Display; So as to
redevelop approximately 23 acres for Residential, Commercial,
Retail and Restaurant Use, known as The Arsenal Project in
accordance with §5.18, RMUD (Regional Mixed Use District)
Zoning District
Special Permit Granting Authority:
Planning Board
Site Plan Review Meeting(s):
July 26, 2016
Staff Recommendation: Conditional Approval - December 9, 2016, updated January 6,
2017
Planning Board Hearing: October 20; November 29 (rescheduled); December 14, 2016;
January 11, 2017
Planning Board Decision: January 11, 2017 (5-0) Conditional Approval
Q
Town Clerk Recording Date: January 25, 2017
g
Decision to be Recorded with the South Middlesex Registry of Deeds by the Petitioner/Owner
M
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PUBLIC NOTICE (M.G.L. c. 40A, §11)
1. Procedural Summary
Petition PB-2016-03 (Master Plan Special Permit) was heard by the Planning Board (Board)
on October 20, 2016 and was continued to a meeting scheduled for November 29, 2016,
which was subsequently rescheduled to December 14, 2016 and continued to January 11,
2017. As required by M.G.L. c. 40A, sec.11 and the Watertown Zoning Ordinance, notice was
given as follows:
• Published in the Boston Globe on September 30 and the Watertown Tab on October 7
and re -noticed in the Watertown Tab on November 25 and December 2, 2016
• Initially posted at the Town Administration Building on October 5, 2016
• Mailed to Parties in Interest on October 5 and re -mailed November 25, 2016.
2. Legal Notice
BP Arsenal Group LLC, 800 Boylston Street, Suite 1390, Boston, MA 02199, herein requests the Planning
Board to grant a Master Plan Special Permit in accordance with Watertown Zoning Ordinance §5.01(k),
Mixed Use >3 Units; §5.01.3 Business, Office and Consumer Service Uses, §5.01.4 Open -Air Drive-in Retail
and Service; Accessory Uses: §5.02(g), Administrative Offices, Clubrooms Common Laundry; §5.02(1), New
and Used Vehicles for Sale or Lease and Display; so as to redevelop approximately 23 acres for Residential,
Commercial, Retail and Restaurant Use, known as The Arsenal Project in accordance with §5.18, RMUD
(Regional Mixed Use District) Zoning District. PB-2016-03
II. DESCRIPTION
A. Site Characteristics
The subject property is an approximate 23-acre site fronting on Arsenal Street to the north and
Arsenal Park and 'Little' Greenough Boulevard to the south/southwest.
The existing site has approximately 260,000± Gross Leased Area (GLA) of retail, comprised of the
enclosed mall buildings and the Old Navy as well as Golfsmith portion of the (Home Depot)
building along Arsenal Street. The site has a main parking field facing Arsenal Street. The two
Arsenal buildings are attached with a 1980s addition that encompassed the original smaller
1800s Magazine Building, which still has one external facade facing the front parking lot of the
site.
The western portion of the site, identified as 485 Arsenal Street, includes several original one to
two-story Arsenal structures (the Arsenal Mall and two office buildings comprising Harvard
Vanguard. The site does not include a portion of a condominium development (Home Depot and
its parking field to the south), but includes the portion of that building that was Golfsmith. The
Harvard Vanguard Medical Associates office buildings (53,000± GLA of medical office space) and
its parking is not included in the redevelopment, although it is part of the overall site.
The eastern portion of the site, identified as 617 Arsenal Street, is occupied by an existing two- o
story commercial building which includes a parking garage. The building includes 64,000± GLA
of retail and office space, and also is not included in the requested Master Plan at this time, but
is part of the overall site.
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An approximate 100-foot wide section of property located on the southern end of the site
connects the western and eastern portions of the site and is included in the Master Plan. Under
a separate permit, the Home Depot site was reviewed for adjusting the parking lot and 'ring
road'.
B. Surrounding Land Use
The Arsenal Street corridor has a mix of uses that include restaurant, retail/office, service, and
industrial/R&D to the north. There are two residential complexes (Arsenal Condominiums and
the Arsenal Apartments, a senior housing development) and the Arsenal Park to the west. The
Commanders Mansion is located further to the west, and the Charles River Reservation and
Greenway are located to the south and east of the site.
C. Nature of the Request
BP Arsenal Group requests a Master Plan Special Permit for a mixed use project that includes
retail, restaurants, a bowling alley and theatre comprising approximately 374,000 square feet in
total and 503 residential units within 7 buildings. The proposed project also entails the removal
of buildings, portions of buildings, and the majority of the large parking fields, and replacing
them with new building arrangements with a focus on an outdoor pedestrian experience.
D. Site Redevelopment History
The site is part of what was the Watertown Arsenal which was initially established in 1816. At
its largest, the Arsenal encompassed 130 acres. In the 1960s, activities at the Arsenal began to
decrease, and portions of the site were decommissioned and were identified as a Formerly Used
Defense Site (FUDS). In 1967 the Watertown Redevelopment Authority (WRA) was created to
manage the redevelopment of the Watertown Arsenal. Most of the site sat fallow and a
substantial number of the buildings were cleared in 1975 to prepare the site for redevelopment.
The following provides a brief chronology of the redevelopment efforts:
1967: Watertown Redevelopment Authority (WRA) was created
1968: Special Town Meeting directs the WRA to ready and sell 47 acres of the Arsenal for
private development/tax-producing uses
1968: Town Meeting allocates up to $6,385,000 for the redevelopment of the Watertown
Arsenal
1969: Urban Renewal Plan called for 985,000 square feet of light industrial and 985,000
square feet of office space.
• 1969-1970: Modified Urban Renewal Plan calls for 1,635 units of housing, 200,000 square
feet of light industrial space and 625,000 square feet of office space. Never implemented.
• 1968-1970: WRA markets the Arsenal to private developers with little interest due to
lagging national economy
1970: BF Goodrich shoe factory ceases operations on its separate, 54-acre parcel
• 1971-1972: WRA negotiate to redevelop both the BF Goodrich and Watertown Arsenal sites
into 1 million square feet of shopping space, 500,000 square feet of office space, and 2,500
residential units
• 1972: The Planning Services Group, consultants from Cambridge, MA report finds the Mini -
City proposal did not provide significantly greater benefits to Watertown than less intensive
developments, and negotiations end
• 1972: Marketing of a revised preliminary redevelopment plan
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PB-2016-03 Master Plan Planning Board Decision
• 1973: Watertown Arsenal Project Urban Renewal Plan
• The Urban Renewal Plan report by The Planning Services Group - A framework for
redevelopment of 13.80 +/- acres of the Watertown Arsenal.
• The Plan had 13 Objectives, including but not limited to redevelopment of the
property, removal of obsolete buildings from the site, provide additional housing
units, and to augment Watertown's supply of open space.
• The Plan created new zoning for the site, through a list of permitted uses, minimum
lot size, Floor Area Ratio and other dimensional requirements, 6 internal use areas,
and myriad of other development controls to ready the site for redevelopment.
• The Plan proposes to set aside 5.7 acres as Town open space
1973: Watertown Alternative Use Committee proposes a public use alternative for the site
with Metropolitan District Commission purchase of 12 acres of open space fronting on the
Charles River, lease of 10 acres for a cultural complex in the rehabilitated Arsenal buildings,
renovation of 5 acres for future Town agency use, and 5 acres for Town open space and
recreation, with the remaining 20 acres for commercial uses
1973: WRA proposes The Duffy Plan: Focused on the Eastern portion of the site. 672
residential condominiums in high, mid- and low-rise buildings, 100,000 square feet of office
space in a new 10-story tower erected on top of Building 215 (Main Warehouse/now
Miller's Ale House) and 250,000 square feet of leasable storage/showroom space in Building
32 (Arsenal Machine & Welding Shop)
1977: Arsenal Park is developed
1975 and 1980: Watertown Arsenal Amended Urban Renewal Plan
• The 1973 Plan is updated, to include site, building and landscaping Design Criteria,
additional Definitions, Permitted Uses, Building Coverage, Height Maximums,
parking, a method for Amendments and other changes
• Property divided into 4 general parcels
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E. Permitting History
According to Town records, the site has the following relevant permitting history:
• VAR/SP-81-82-43: 1981: Variance and Special Permit granted to Ann & Hope
Associates, Watertown Arsenal Associates and Arsenal Market Partnership
• VAR-84-85-22: 1985: Variance granted to Watertown Arsenal Associates Limited
Partnership to fly a balloon above the Watertown Mall as a promotional device.
SP-84-85-27: 1985: Special Permit granted to Watertown Arsenal Associates and
Harvard Community Health Plan for the construction of the Harvard Community Health
Plan building.
• Amendment SP-86-87-9: 1986: Amendment to Special Permit granted to Harvard
Community Health Plan, Inc., Watertown Arsenal Associates, Arsenal Market
Partnership, Ann & Hope to create an enclosed link between the Harvard Community
Health Plan buildings.
• Variance & Amendment SP-92-19V/A: 1992: Variance and Amendment to Special
Permit granted to Watertown Arsenal Associates to allow construction of a new loading
bay for Filene's Basement to extend into the side yard.
VAR SP-93-15: 1993: Variance granted to Watertown Arsenal Associates for a 792-
square foot identifying sign on the roof of the Mall building, visible to vehicles on the
Massachusetts Turnpike. Subject to conditions that the final sign design is reviewed by
DCDP staff, that the sign only be illuminated during business hours, that sign mountings
on the Ann & Hope building be removed, and that the sign be maintained at least
quarterly.
Variance/Amendment SP/SP: 1994: Variance, Special Permit and Amendment to
Special Permit granted to Watertown Arsenal Associates to develop a 337 sit-down
restaurant (Bugaboo Creek, now Miller's Ale House) in the first level of Building 215 in
an area that was previously parking.
• VAR/SPF 02-48: 2001: Variance and Special Permit Finding granted to Home Depot
USA, Inc., Robert Nardelli, to erect a 33.7 s.f. Home Depot sign on the Westerly building
wall of 551 Arsenal Street. Subject to conditions and with no signage on the Northerly
wall (facing the then Charles River Saab).
• VAR-11-14: 2011: Variance granted to Chipotle Mexican Grill to erect a single exterior
wall sign on the Northeasterly facade, above the new exterior entrance to the
restaurant. The other proposed exterior sign above the existing Marshall's sign was
withdrawn. d
Specifically, all Special Permits and all Variances relevant to the site should be nullified except
for the approval for a Sign Variance for 33.7 s.f. (VAR/SPF 02-48) by Home Depot (approved
under separate site approval and not part of this permit review). This Variance also does not $
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allow signage on the north fagade of Home Depot facing Arsenal Street.
January 11, 2017
Planning Board Decision
Ill. PUBLICCOMMENT
Several informal meetings with the neighborhoods were held during the Spring and Summer of
2016. In addition, the Petitioner also held two (2) required Informational/Community Meetings
where public comment was received. The informal and required meetings held by the Petitioner
is shown in the table, below:
May 18, 2016
Petitioner held an Informal Meeting at the Arsenal Project to discuss
Infrastructure and Open Space
May 26, 2016
Petitioner held an Informational Meeting at the Arsenal Project to
discuss Building Characteristics and Massing
June 1, 2016
Petitioner held a Meeting at the Arsenal Project as a general Open
House
August 17, 2016
Petitioner held a Community Meeting (per WZO §9.13 with meeting
report)
August 31, 2016
Petitioner held a Community Meeting (per WZO §9.13 with meeting
report)
A summary of the required Community Meetings was submitted to DCDP and the summary
documents are included in the record. Copies of any public comments received on the project
were also provided to the Board .
A summary of comments identified through the public comments received at the October 20
2016, December 14, 2016, and January 11, 2017 Board hearing included:
• Stormwater plan critical to the project.
• Vehicular connection to Greenough Boulevard should be fully vetted. Connection will
need Watertown Conservation Commission and DCR approval; don't allow Greenough
connection
• Do not open Talcott Avenue to traffic.
• The proposed development is massive; massing is to large; push back for 6 and 12
stories
• There will be canyonization of Arsenal Street.
• Primary benefit to the Town is the tax benefit, which needs to be vetted before the
development can proceed.
• Major improvement of the existing situation.
• Town needs the additional revenue
• Concern for impact on Town services and the need for new equipment to service the
site.
• Need for dedicated community space in the project.
• Traffic on Mount Auburn Street and Arsenal Street will be exacerbated.
• Need to plan long term for the health of green infrastructure.
• The community relies on the Planning Board; more information is needed.
• Need to discuss the Transportation Demand Management (TDM) program, and mode
share; allow for financial penalties; monitoring period extended
• Improve T; MBTA funds should be allocated/contributed
• Arsenal park specific amount of improvements/money
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• Planning Board can condition or deny at the Site Plan Review for Phases.
• Do proposed changes to Section 5.07 apply to this project.
• The height of the tallest proposed building should be reduced to ten (10) stories.
• Design Guidelines suggest 3-5 stories, but 7 additional stories is not modest change.
• Traffic will definitely increase/will add more trips during the year/ what happens during
the holiday season
• Address all 33 intersections in surrounding areas and don't just look at averages
• The project needs to be scaled down, this is a 68% increase in density
• People from Watertown should get hiring preference
• Union construction, working wage
• Significant traffic contribution
• Support of restaurants
• Imaginative, environmentally sensitive, support for walking and bicycling
• Bike connector is vital and Arsenal Street bike lanes
• Long-term traffic management/monitoring
• Building G concerns
• Need to continue working on vision and planning of the corridor
IV. ANALYSIS AND FINDINGS
A. Plan Consistency
Comprehensive Plan, 6/23/2015
The adopted Comprehensive Plan envisions a dynamic mixed -use corridor for Arsenal Street.
The Land Use Element notes the significant amount of public input on the future of the Arsenal
Street Corridor. Comments heard during the planning process included a need to increase and
enhance the mix of uses along the corridor to include new residential uses, more restaurants,
smaller -scale retail, hotels, and high -end office uses. To address this desire for new uses, the
Comprehensive Plan recommended zoning amendments to allow mixed use, retail options,
structured parking, potential increase in building height, building coverage and different
setbacks for new construction. Goals within the plan identify the Arsenal Corridor:
• The Arsenal Street Corridor "is the source for much of the employment base in
Watertown, it is important to the Town to maintain that focus."
• That 'future land use along the Arsenal Street corridor should emphasize commercial,
office and retail development. Mixed use can be encouraged with a required percentage
commercial considered, but residential development with direct frontage on the corridor
should generally be discouraged."
The recommendations of the Comprehensive Plan were synthesized through hearings for the y
Regional Mixed Use District (RMUD) zoning amendment, which was approved by the Planning Dp
Board and Town Council in a joint hearing on March 2, 2016. The RMUD adopted many of the tagz,
recommendations made in the 2015 Comprehensive Plan. This Master Plan request is in
keeping with the intent of the Comprehensive Plan.
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2. Charles River Basin -Pedestrian and Bicycle Connectivity Study, December 2014 —
MassDOT/DCR
The Charles River Basin is a very important amenity space locally and regionally. This study
identified critical connectivity issues within Watertown. Most of the improvements spoke to
east -west connection on DCR lands. A key suggestion identified creating a safe north -south
connection between the Watertown -Cambridge Greenway across the Arsenal Mall Site and
through Arsenal Park to the Charles River Greenway.
The proposed two-way cycle track that connects the spur of the Watertown Greenway through
the site to Arsenal Park achieves a safe connection to the Arsenal site and also provides the
critical connection to the south and the Charles River.
B. Master Plan Special Permit §5.18
Projects of 2 acres or more in the Regional Mixed Use District (RMUD) can seek a Master Plan
Special Permit but must meet the four conditions of approval for a Special Permit set forth in
§9.05 of the Watertown Zoning Ordinance (WZO). In addition, a project is subject to the review
procedures under §9.03 Site Plan Review of the WZO, in which the ten criteria listed in §9.03(c)
must be evaluated. The project is also subject to the nine Design Review categories and must
consider the Intent and Purpose and other requirements of the RMUD Zoning District.
Special Permit Criteria §9.05
1. The specific site is an appropriate location for such a use, structure, or condition.
Conditionally Met: The site is appropriate for a mixed -use retail -commercial -residential campus.
The site is located in the Regional Mixed Use District (RMUD) and was specifically identified
during the Comprehensive Plan as a logical site to support continued retail as well as supporting
secondary residential use. Subsequently, the creation of new zoning to allow master planning
and mixed- use of larger (2-acre) sites was created and approved by the Town Council. The
redevelopment is in keeping with the adopted RMUD zoning, as outlined in §5.18(a).
The following table provides a summary of some key aspects of the proposal:
Existing
Proposed
Difference
Land Area
Total: 22.97 sf
Total: 22.97 sf
None
Site: 15.9 acres
Site: 15.9 acres
Retail Gross Leasable
257,362 sf
374,000 sf
+ 116,638 sf
Area Square Footage
Retail Restaurant
225 seats
2,245 seats
+ 2,020 seats
Seats
Harvard Vanguard
52,847 sf
52,847 sf
None
Medical Associates
Office Space
Other Office Space
53,623 sf
53,623 sf
None
(One Arsenal Condo)
Retail Gross Leasable
10,622 sf
10,622 square feet
None
Area (One Arsenal
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Condo)
Residential Units
None
503 units
+ 503 units
Residential (Gross
Floor Area)
None
594,500 sf
+ 594,500 sf
Parking Spaces
1,043 spaces
2,025 spaces
+ 982 spaces
The proposed redevelopment is also in keeping with the Intent and Purpose of the Regional
Mixed Use District Zoning District. Specifically, the proposed project provides:
1. Transformative redevelopment — Includes mixed use development and with a mix of
larger and smaller scale retail uses.
2. Gateway site — provides defining buildings, higher density mixed -use with increased
height, with multi -use choices
3. Quality of life — public realm, aesthetics, pedestrian focused complete streets, porous
frontages with connection to neighborhoods and river, public art
4. Enhanced open space — creates connections through site to Charles River and most
open space is open to the public.
5. Historic assets — retains the two larger Arsenal Buildings and the brick facades and
restores much of the exterior of the buildings
6. Incentivize real estate investment - enhances the diversity and maximizes the value of
the Town's tax base
7. Green building — provides best practices for energy efficiency, stormwater, and
minimizes adverse environmental impacts
8. Provides for multi -modal access— Hubway and bus stop locations are proposed on site,
provides a regional bike connector through site, and provides measures to reduce
automobile use.
9. Continuum of housing— residential walking or bicycling distance from employment and
recreation, provides mix of housing, no residential at the ground floor along Arsenal St.
The proposed site layout preserves or creates a variety of open spaces (the site will have over
3.2 acres/20%) (Sheet C-10) with a mix of passive and active open space opportunities.
The project meets the overall intent of the RMUD, providing sufficient private infrastructure to
allow this site's conversion and redevelopment, which will support the vision as outlined in the
Comprehensive Plan for the Arsenal Street Corridor.
2. The use as developed will not adversely affect the neighborhood.
Conditionally Met: The context, location and Master Plan design will minimize adverse impacts
on the neighborhood. The proposal will contribute by supporting the creation of a new
residential area within the neighborhood where little exists. The proposal would update and
create an attractive development that can activate the streetscape, enhance safety in the
neighborhood, improve or develop new and enhanced bicycle and pedestrian access and paths
through the site and into the adjacent Arsenal Park. The residential to the west will be provided
with additional amenities and the site will provide a mix of open space plazas, landscaping and
public amenities on the site.
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The Arsenal had a long industrial history within the community and has had many impacts to the
neighborhood. The first approvals to redevelop the site included offsite improvements to
substantially mitigate traffic, demolish many buildings on the site, integrate new building
additions into the design of the site as a whole, and minimize the environmental impacts of the
site to the surrounding community. This first update to the site since its original approval in the
early 1980s provides for substantially more mitigation and benefits. The proposed mitigation
will reduce the impacts to the surrounding community with a number of on and offsite
components. Specifically, the project is proposing:
• Adding a passive park space for the development and the community between the new
buildings proposed to the east and the existing main Arsenal building with direct access
to Arsenal Park (the petitioner has also offered to participate in and fund some
improvements within Arsenal Park)
• Provide onsite open/green space (over 3.2 acres) that is mostly open to the public and
provides substantial stormwater improvements for the site.
• Complete Streets measures that include traffic calming adjacent to Arsenal Street and
support for improved safety off of School Street and near Watertown Square.
• A Transportation Demand Management Program that requires monitoring and remedies
to limit offsite parking.
• Pedestrian and Bicycle safety and connectivity — The site is improving north -south
connections through the site and there is a central corridor designed to prioritize
pedestrian and bicycles over vehicles and facilitate off -road access through the site and
into Arsenal Park and beyond.
• Limiting offsite light pollution and glare with a condition for lighting for each phase.
• Offsite construction monitoring (ensuring that construction does not damage
surrounding structures).
• Existing and proposed buildings/structures are to the north and east of residential and
public parklands, which limits any shadows created by taller structures.
Further design details will be developed and specific conditions included as part of each phase.
There will also be requirements for appropriately screened HVAC that will be reviewed as part of
Site Plan submittals. Screening will be required to ensure sound and visual impacts are
minimized for the public.
3. There will be no nuisance or serious hazard to vehicles and pedestrians.
Conditionally Met: The site redevelopment proposes numerous onsite and offsite changes that
will have transportation impacts. The Town reviewed the site circulation, layout and off -site
roadway improvements and mitigation to eliminate nuisance and serious hazard to vehicles and
pedestrians.
an
The project will be conditioned to implement the results of the Town's Transportation Peer
t
Review, and a final mitigation package will be required to be approved prior to any phase of the
project having a building permit. All proposed improvements will be subject to final review and
approval by the Town.
f
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In addition to structural roadway changes, the Petitioner is required to implement a
Transportation Demand Management Program (TDM). The final TDM Program must comply
with the intent of the Zoning Ordinance §2.82, with clear goals and measures, with review and
approval by the Director of DCDP. The Petitioner will also participate in the Watertown
Transportation Management Association, which may include shuttle service, including a
financial contribution in a proportionate share.
The Town's review of the project's transportation improvements offsite indicates that project
will mitigate transportation impacts. The Petitioner has agreed to a mitigation contribution of
$2,059,000 with the understanding that the funds will be used for identified mitigation with the
final allocation of funds determined by the Town. Items addressed in the mitigation package
include but are not limited to traffic signal upgrades with new equipment, pavement striping,
and widening, signal retiming, and mill/overlay work on Arsenal Street.
The Petitioner shall provide necessary documents for all on and off site improvements prior to
the issuance of a building permit for the first phase with review by DPW and the Director of
DCDP.
4. Adequate and appropriate facilities will be provided for the proper operation of the
proposed use.
Conditional Approval: The project has had an initial review of sewer completed by the Town's
Peer Review Consultant (Weston & Sampson). The Petitioner has responded to the initial
review and it has been determined that the capacity is adequate, and that the Petitioner will
contribute $810,000 toward sewer line inspections, repairs and/or a Town -wide study. Final
approval will be required prior to the issuance of Building Permits (the Petitioner must confirm
assumptions through field inspection). Water and stormwater has also had initial reviews by
DPW but connections must have final approval by DPW prior to the first phase being permitted.
Because this is a Master Plan, many of the utilities are conceptual in nature and final plans for all
on and off site work for each phase will be required to be submitted prior to permitting of each
phase of site development.
Stormwater management is discussed below as part of Site Plan Review criterion 5, Surface
Water Drainage.
Site Plan Review Criteria §9.O3(c)
A Developer's Conference of the Site Plan Review Committee was held on 7/26/16. Present at
the meeting were members of the Site Plan Review Committee (consisting of Town Staff and
committees) and the Petitioner, who presented the proposal, after which members of the
Committee responded with questions, comments, and suggestions. The Board has reviewed the
ten criteria for Site Plan Review provided in §9.03(c) of the WZO and have incorporated
Staff/Committee comments where appropriate. The following are the findings as identified [
through analysis of the updated project and the Committee review: o
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,
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including screening of adjacent residential uses, provision of street trees, landscape islands in the
parking lot and a landscape buffer along the street frontage.
Conditionally Met: The proposed landscaping provides an increase of open space/landscaped
areas to what is currently a substantially impervious site condition. Multiple open space areas of
various sizes will be provided, including a shared vehicular/pedestrian courtyard between
buildings C and D (also known as a Woonerf, and a large open space proposed to create better
connectivity to Arsenal Park. The Layout and Materials Plans (Sheets L-2.1 to L2.3) and Planting
Plans (Sheets L3.0 to L3.3) show the proposed street furniture and landscaping.
This level of detail in the Master Plan Special Permit stage is sufficient to determine that the
overall landscaping program will provide a diverse mix of deciduous trees, and understory
shrubs, perennials, and lawn area, it does not provide detail on species types, sizes and
quantities. The Master Plan Special Permit is conditioned to require the Petitioner to:
A. Submit detailed landscaping plans for each Phase(s) of development at the time of Final
Site Plan Review for that Phase(s), and
B. Landscape Plans shall be subject to review and approval by DCDP staff, including for
species appropriateness, mix, size, quantity, and spacing.
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.
Conditionally Met: The project proposes seven buildings in total. The proposal would remove
an awkward below grade vehicular connection and the newer sections of the mall. This opens
up the site to create a more standard grid with primary and secondary roads with substantial
pedestrian connectivity created where little now exists. Five new buildings are proposed which
allow pedestrian oriented development with the first floor identified as primarily retail and
floors above as residential. The two larger existing buildings are being retained and much of the
facades are proposed to be restored with new windows included (to look similar to what the
buildings looked like historically). Two of the new buildings have parking structures
incorporated into them but provide a first floor retail streetscape and some wrapping along
Arsenal Street.
The parking structure that is adjacent to Harvard Vanguard does not have screening on that side
and initially proposed landscaping has been removed to accommodate a two-way cycle track.
This is a very important connection between Arsenal St and Arsenal Park and the 8 foot cycle -
track is the minimum width for this connection. This provides a component of the
implementation identified in the Charles River Basin Connectivity Study. If the Harvard rat
Vanguard site is modified, then this bicycle and pedestrian connection should be strengthened
further for safer and better access. U
v
The retail and community spaces also help screen the larger garages and activate the streets. gs
The site is located north of the public open space, which will reduce or eliminate most
shadowing impacts. `r
Page 12 of 28
485-615 Arsenal Street/Arsenal Project/Yards January 11, 2017
PB-2016-03 Master Plan Planning Board Decision
The Master Plan Special Permit is conditioned to require the Petitioner submit, at the time of
Site Plan Review for each Phase(s), materials showing how development in the Phase(s)
conforms to the Arsenal Project Design Guidelines and the Town's Design Guidelines within
§9.03(d).
3.0pen 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.
Conditionally Met: The Narrative includes an Exhibit (Plan C-10) showing the existing and
proposed open space on the project site. In the redeveloped condition, greater than 20% of the
site will be dedicated to open space. The open new space will include vegetated areas and
public plazas for people to congregate with seating and dining areas, open areas to meet and
entertain. The site also provides several access points to adjacent parklands.
The project initially proposed to create a Greenough Boulevard vehicular connection as well as a
bicycle/pedestrian connection. The Petitioner removed the vehicular connection to Greenough
at this time and it is noted that any future consideration of this would require an amendment to
the Master Plan Special Permit. The Board also conditioned the project to require that the
pedestrian/bicycle connection be designed, with review by DCDP Staff and the Conservation
Commission as well as DCR, to ensure that it creates a safe and appropriate connection.
The enhancement of the public realm and fostering connections to the surrounding
neighborhoods and the Charles River is an important part of the Intent and Purpose of the
RMUD Zoning District.
This level of detail at the Special Permit stage is sufficient for the Board to determine that the
overall open space program for the site will meet the requirements of the Table of Dimensional
Regulations as applied to the RMUD and indicates a commitment by the Petitioner to enliven
the new development.
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.
Special consideration shall be given to infrastructure and design that will enhance public transit
such as bus shelters, on -site transportation demand management measures, and participation in
a Transit Management Association.
Conditional Approval: The project has proposed substantial improvement to the site
circulation. The design offers sustainable transportation options, shared parking, and a number
of site connections to provide safe site circulation, while minimizing the number of access points
onto Arsenal Street. The Petitioner has provided a detailed review of onsite and offsite safety
improvements and proposed mitigation to address impacts and support the intensified use of
the site. The project provides significant pedestrian, bicycle, and vehicle accommodations
within the site.
Page 13 of 28
485-615 Arsenal Street/Arsenal Project/Yards January 11, 2017
PB-2016-03 Master Plan Planning Board Decision
The site currently has very wide entrance roads and minimal sidewalk. The Petitioner has
updated plans to minimize curb radii (tightened up to allow safer pedestrian crossings) where
feasible while still accommodating truck deliveries on specific routes through the site. The
proposed internal site circulation had substantial review and been updated to reflect Town
Departmental comments.
A critical bicycle connection has been modified to better address safe bicycle passage through
the site. The bicycle access to and through the site is proposed through the west side of the
site to provide a safe and separate access point between Arsenal Street and the Arsenal Park
and provides signalized bicycle access to the Watertown Cambridge Greenway Spur. Bicycle
access through the site will also benefit from the shared street concepts proposed and access
points that promote east -west routes, as well.
An appropriate mix of covered and uncovered bicycle storage facilities is proposed throughout
the site. The minimum number required is 191 bicycle parking spaces total. The site's total
bicycle parking provisions will require final review during each phase with appropriate mix and
number identified for long-term enclosed and short term (customer or visitor) parking, visible
and near building entrances.
All site access is intended to be built using universal design principals to allow an inclusive and
accessible environment and will be ADA/MAAB compliant.
Several comments were received about ensuring that there is some designated shorter -term
street parking and that longer -term parking and employee parking should not be located within
the proposed road network. As a result, the Board makes it a condition of this approval that
shorter -term parking is identified to the greatest extent feasible within the site.
The garages will have smart parking technology to ensure real time information about parking
wayfinding and space availability and will minimize excessive hunting for parking. Car sharing
parking will be identified and electric vehicle charging stations will be located in appropriate
locations, with review by DCDP staff as part of phase development.
As a separate approval, Home Depot USA, a stand-alone entity adjacent to and sharing access
with the Arsenal Project, requested an amendment of a previously approved Special Permit
(ZBA-2013-18 SP/ASP) to allow for traffic circulation improvements and to allow safer and more
appropriate connectivity to the Arsenal Project property, in -keeping with the Master Plan. A
condition of the Zoning Board approval allows for changes during the Master Plan process by
the Planning Board.
The majority of the on -site review has been completed with a few items required to be
addressed through Town Departmental review. The items that need to be addressed include:
• Arsenal Street at the Easterly Right in - Right Out Access Drive — further study of this
pedestrian and vehicle access needs to be completed. As part of the offsite
improvements, on -site modifications may need to be completed. Changes to the
landscape and road configuration on the site may be required, with approval by DPW
and DCDP.
Page 14 of 28
485-615 Arsenal Street/Arsenal Project/Yards
PB-2016-03 Master Plan
January 11, 2017
Planning Board Decision
• The pedestrian/bicycle connection through the site and into Arsenal park will need to be
designed, with review by DCDP Staff and the Conservation Commission as well as DCR,
to ensure that it creates a safe and appropriate connection.
There must be a final review and approval of any transformers or switches that impact
site circulations, with particular focus on any locations adjacent to the Arsenal Park
entrance (locations should also minimize tree removal and protect the bicycle
connection to the Park).
• Confirmation of clear -view angles at all on -site intersections
Offsite transportation mitigation —Town review has been completed, and as noted above for
Special Permit criterion #3, the Petitioner's off -site mitigation proposal is sufficient to mitigate
impacts. All off -site work needs to also consider the MassDOT Study of the Arsenal Corridor,
which is ongoing.
The Petitioner has agreed to a mitigation contribution of $2,059,000 with the understanding
that the funds will be used for identified mitigation with final allocation of funds determined by
the Town. The following provides a summary of items addressed in the mitigation package:
$1,809,000 was estimated to:
• Arlington/Arsenal — new signal equipment
• Arsenal/Arsenal Court — new controllers and signal upgrade
• Arsenal/Arsenal mall — Replace controllers and upgrade equipment
• Arsenal/Watertown Mall — Replace controllers and upgrade existing signal
• School/Belmont—timing adjustment
• Revised Right in/Right out — safety
• Striping and widening —Arsenal St east
• Arsenal Corridor— mill overlay and sidewalk on south side (Arsenal Court to Little
Greenough)
In addition, there will be a $250,000 contribution toward the signal at Elm St, timing
adjustments at Soldiers Field Rd, Little Greenough Signal, Maplewood traffic calming, and
Watertown Square.
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.
Conditionally Met: The Petitioner has submitted a Stormwater Management Plan for the site
that was reviewed by Watertown's DPW. The proposed design of the stormwater management
system is intended to meet the Massachusetts Department of Environmental Protection's o
(DEP's) Stormwater Management Standards and the Chapter 98: Stormwater Management ands
Erosion Control of the Town of Watertown's Code of Ordinances and the corresponding Rules
and Regulations to the greatest extent practicable.
Page 15 of 28
485-615 Arsenal Street/Arsenal Project/Yards January 11, 2017
PB-2016-03 Master Plan Planning Board Decision
Because the proposed stormwater management plan is still under Town review, staff
recommends the Master Plan Special Permit be conditioned so that all utility and grading plans
have final review by DPW prior to approval of any building permit for any phase of the Master
Plan. Further, an Operations and Maintenance Plan shall be an on -going requirement of the
Master Plan Special Permit.
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.
Conditionally Met: All utilities to the site, including electric, telephone, cable TV and other such
lines are now and shall continue to be underground. The Petitioner intends to replace one of
the two 10-inch water mains on the site, and install new service lines and hydrants will be
installed throughout to provide fire protection coverage, with review by DPW.
Site sewerage disposal is to be handled by new gravity flow sewer mains installed in the access
drives on the site to service proposed buildings and connect to the 12-inch sewer in Arsenal
Street, with final review and approval by DPW. Peer Review confirms that the sewer capacity is
adequate and the Petitioner agrees to contribute $810,000 toward sewer line repairs,
inspections, and town -wide study
Conceptual site development plans include spaces programmed for restaurants and food
handling. The Petitioner has accommodated these spaces with separate waste lines and
exterior grease tanks on kitchen waste lines to intercept and separate grease, minimizing the
potential for impacts to municipal sanitary sewers.
Trash and recycling will be disposed of in proposed dumpsters located at the southwest corner
of Building A, the southwest corner of Building B, the east side of Buildings C and D, the south
sides of Buildings E and F, and the north side of Building G. The dumpster areas will be located
within a screened enclosure, and managed by a private waste management contractor.
Given the Petitioner's stated desire to create a unique, inviting urban environment, the
Petitioner should provide for waste receptacles and recycling throughout the site, particularly
for visitors to the Woonerf and other public gathering spaces.
7. Environmental Sustainability: Proposed developments shall seek to diminish the heat island
effect; employ passive solar techniques and design to maximize southern exposures, building
materials, and shading, utilize energy -efficient technology and renewable energy resources; and
minimize water use. All Mixed Use Developments in the NB, LB, CB, 1-1, 1-2, 1-3, and PSCD Districts
must meet LEED Certifiable requirements as outlined by the United States Green Building
Council's Leadership in Energy and Environmental Design (current edition as applicable) as a
minimum. Design documentation shall be provided by the Petitioner to the Town to verify that
the project could achieve the minimum number of LEED points to achieve certification. Such a
documentation may include but not be limited to a project narrative describing how the project o
design intends to achieve selected LEED credits, and a LEED checklist with criteria (or points)
which shows the project will achieve a minimum of 40 points. 5
9T
Page 16 of 28
485-615 Arsenal Street/Arsenal Project/Yards January 11, 2017
PB-2016-03 Master Plan Planning Board Decision
Conditional Met: The heat island effect will be minimized through landscaping, light colored
pedestrian walkways/sidewalks, light colored roof materials and centralized parking garages.
The project's sustainable design measures include high performance building envelopes, and
high efficiency mechanical, plumbing, and lighting systems that will enable the buildings to meet
or exceed local energy code requirements. The design team will specify materials that have
recycled content and are regionally obtainable to the extent possible.
The Project Narrative states that "several buildings within this development may be registered
with the United States Green Building Council, (USGBC), and some may pursue Leadership in
Energy and Environmental Design, (LEED) certification..." and that "regardless of whether the
buildings pursue LEED certification, the new buildings will be designed and constructed to meet
the minimum requirements to achieve the equivalency of LEED Silver certification." Use of
"green" building practices and encouraging energy efficiency are both part of the RMUD's Intent
and Purpose section.
The Petitioner has completed an initial analysis for solar and structural issues have been
identified. They are continuing to look at rooftop installation and Town staff continues to
encourage the Petitioner to consider solar arrays on one or more buildings, particularly E1 and
E2.
Based on the requirements of the Zoning Ordinance for Mixed -Use development in the RMUD
and the Petitioner's aspirations, the project must provide documentation that buildings within
the site achieve LEED Silver Certifiability.
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.
Conditionally Met: The Petitioner proposes to screen onsite utilities with a mix of evergreen
and deciduous plantings as well as architectural screens and fences. All aspects of the project
shall be required to provide appropriate screening for all storage areas, exposed machinery,
service areas, loading areas, utilities, and rooftop equipment. Further, appropriately screened
HVAC plans shall be submitted and reviewed as part of the final Site Plan submittals for each
building or phase. Transformers and switches will also require further review for placement,
with a preferences for underground where feasible.
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.
Conditionally Met: The site is accessible by emergency vehicles from the three entrances along
Arsenal Street and the access through the adjacent Home Depot lot. DPW and Public Safety staff
have completed initial review of site circulation plans to ensure that all safety requirements
have been met. Further review will be required for all intersection, and this review will include
onsite and offsite aspects. All phases of the project shall be required to have interim and final
circulation plans reviewed and approved by the Town.
Page 17 of 28
485-615 Arsenal Street/Arsenal Project/Yards
PB-2016-03 Master Plan
January 11, 2017
iq Board Decision
10. Design: Proposed developments shall seek to protect abutting properties from detrimental
site characteristics resulting from the proposed use, including but not limited to air and water
pollution, noise, odor, heat, flood, dust vibration, lights or visually offensive structures or site
features.
Conditionally Met: The project will be designed to protect abutting properties from detrimental
site characteristics. The project will include an updated stormwater management system which
will reduce offsite stormwater and water pollutants. Construction related impacts, such as dust
and erosion, will be mitigated through the implementation of a Stormwater Pollution Prevention
Plan and construction management will be required.
Based on the Petitioner's proposed exterior lighting scheme as submitted as part of the 9/13/16
plan set:
1. The Petitioner needs to submit a fixture key, with the data required in §7.13(c) to allow
DCDP staff and the ZED to verify the installed design prior to the first phase of the
Master Plan.
2. Lighting on the adjacent Harvard Vanguard Medical Associates (HVMA) site will not be
changed with existing pole -mounted lights remaining at 28 feet tall. The 8-foot
difference in light height between adjacent sites is not preferable, but leaving the
existing lights in place is appropriate at this time.
3. The traditional "shoebox" parking lot and roadway pole -mounted light (BEGA 99465)
and the bollards specified (BEGA, 88619) are consistent with Article VII. The heights of
these are at or below those stipulated by code and are down -directed LEDs.
4. The other BEGA fixture (77844) will supplement BEGA fixture 99465. The BEGA 77844
fixture is a down -directed, LED that is 14.75 feet tall. These lights are also consistent
with Article VI I.
5. The Petitioner proposes to use an innovative flexible LED fixture by q-TRAN. Sheet SL-1
shows where these lights are throughout the site, but the use needs to be clarified to
ensure conformance with the WZO.
The final exterior/site lighting shall comply with Article VII of the Zoning Ordinance. Once the
lighting is operational, a review of the installation shall be completed and, if necessary,
additional measures should be taken by the Petitioner to be in conformance with the WZO.
DESIGN GUIDELINES
The Town engaged Gamble Associates to complete the required Design Review on the Arsenal
Project Master Plan submittal. Overall, the review was very positive for the conceptual level
Master Plan and the required project -specific Design Guidelines. The Peer Review suggests no
major changes but does suggest minor changes. The Petitioner responded to the suggestions
and made some of the changes, and others will be finalized through Site Plan Review Approval
of each Phase:
Generally:
• Strengthen the pedestrian and visual connection on the east side of Buildings C & D to
Arsenal Park (agreed to improve this)
• Cycle -track and two-way access to Arsenal Park (redesigned cycle -track is submitted)
Page 18 of 28
485-615 Arsenal Street/Arsenal Project/Yards January 11, 2017
PB-2016-03 Master Plan Planning Board Decision
• Green roof and solar energy rooftop implemented, simplified massing, inset building
lines without Juliette balconies (Green roofs are being studied but with limited space
available on roofs and solar is being further studied. No reference to garage. Do not
agree with building insets)
• Building E relationship to existing building need further study (the second story addition
is being reviewed but tenant need for clear height is critical)
• Pedestrian setback along secondary setback to river green from Arsenal St and
expanded cycle connection along Building B to Arsenal park (site constraints limit
shifting Building B but want to enhance the park connection)
• Accentuate 'gateways' with architecture at corners, extend screening of garage of
Building F to top, and use less variation to better unify campus (will unify but keep
brand expression of retail and don't want to compete with historic buildings, hesitant
about brick no mimicking wanted)
• Graphic design standards, and uniform design language for wayfinding and signage
(agree and need to develop design criteria)
AFFORDABLE HOUSING
In the RMUD, an application for a Master Plan Special Permit shall provide at least fifteen
percent (15%) of the total dwelling units as affordable housing and otherwise be consistent with
the requirements of Section 5.07 of the WZO. The proposed project includes 503 housing units
with a potential for rental and condominiums.
Because the allocation of units is still conceptual, the Board conditioned the project so that as
the part of each Phase of the Master Plan that includes housing, the Petitioner will be required
to follow the process in Section 5.07 of the Zoning Ordinance, to determine the mix and number
of affordable units, with review by the Watertown Housing Partnership. The Petitioner shall
also be required to prepare and file a Local Action Unit application under the State's Local
Initiative Program, as appropriate. The Petitioner must also comply with all DHCD requirements
and the units shall be included on the State's Subsidized Housing Inventory, which includes the
development of a regulatory agreement, an affirmative marketing plan, and ongoing
affordability monitoring and reporting.
V. Staff Recommendation:
DCDP staff recommended that the proposed Master Plan Special Permit be granted with
conditions based on the findings that the Master Plan Special Permit is in accordance with
Watertown Zoning Ordinance 5.01(k); §5.01.3; §5.01.4; §5.02(g); §5.02(I) and §5.18 (RMUD) to
redevelop approximately 23 acres for Residential, Commercial, Retail and Restaurant Use,
known as The Arsenal Project.
VI. BOARD DECISION:
The Board discussed various aspects of the project and focused on making findings in regards to
the four conditions of approval for a Special Permit set forth in §9.05 of the Watertown Zoning
Ordinance (WZO), as well as the 10 criteria for Site Plan Review, §9.03. They further discussed
the nine Design Review categories and considered the Intent and Purpose and other
requirements of the RMUD Zoning District.
Jeff Brown made a motion and Fergal Brennock seconded it, to Approve a Master Plan Special
Permit for Arsenal Yards, based on the Findings that the Master Plan Special Permit is in
0
v
b
Page 19 of 28
485-615 Arsenal Street/Arsenal Project/Yards
PB-2016-03 Master Plan
January 11, 2017
Planning Board Decision
accordance with Watertown Zoning Ordinance 5.01(k); §5.01.3; §5.01.4; §5.02(g); §5.02(I) and
§5.18 (RMUD) to redevelop approximately 23 acres for Residential, Commercial, Retail and
Restaurant Use, known as the Arsenal Project/Arsenal Yards.
The Board voted (5-0) to approve the Master Plan Special Permit with the following conditions:
VII. CONDITIONS OF APPROVAL:
#
Condition
Timeframe for
:Compliance
Ve be
Verified
6y
Control Documents: This approval is based upon the application materials and
documents titled Arsenal Project Watertown, MA, prepared by R10'Connell &
Associates, Inc. for Boylston Properties and The Wilder Companies reissued 1/20/17
as modified by these conditions:
A. Cover Sheet
B. ALTA/AGSM Land Title Survey, Feldman, 4 sheets
C. OS-1, Overall Site Plan
D. N-1, Abbreviation, Notes and Legends
_
E. C-1A and C-1B, Demolition Plans
F. C-2A and C-2B, Grading and Drainage Plans
G. C-3A and C-313, Utility Plans
H. C-4A and C-48, Parking and Traffic Control Plan
I. C-5, Erosion Control Details
J. C-6, Drainage Details
K. C-7, Utility Details
L. C-8 and C-9, Site, Parking and Traffic Control Details
M. C-10, Zoning Exhibits
N. C-11,Turning Truck Exhibits
0. L-1.0, Site Development Plan, Carol Johnson Associates, Inc.
P. L-2.0, Overall Layout & Materials Plan, Carol Johnson Associates, Inc.
ZEO/
1.
Q. L-2.1, L-2.2, L-2.3, Layout and Materials Plans, Carol Johnson Associates, Inc.
Perpetual
ISO
R. L-3.0, Overall Planting Plan, Carol Johnson Associates, Inc.
S. L-3.1, L-3.2, L-3.3, Planting Plans, Carol Johnson Associates, Inc.
T. L-4.0, L-4.1, Sections, Carol Johnson Associates, Inc.
U. SL-1, Site Lighting Photometric Plan
V. SL-2, Garage Upper Deck Photometric Plan
W. A1.10, Basement Floor Plan, Perllwitz Cheliknski Associates, Inc.
X. A1.11, Ground Floor Plan, Perllwitz Cheliknski Associates, Inc.
Y. A1.12, A1.13, Upper Level Plans, Perllwitz Cheliknski Associates, Inc.
Z. A1.14, Roof Plan, Perllwitz Cheliknski Associates, Inc.
AA. A1.15, Shadow Studies, Perllwitz Cheliknski Associates, Inc.
BB. A2.10, Site Sections, Perllwitz Cheliknski Associates, Inc.
CC. A3.10, Potential Pallet of Building Materials, Perllwitz Cheliknski Associates, Inc.
as
DD. A3.11, Building A Elevations, Perllwitz Cheliknski Associates, Inc.
r
EE. A3.12, Building B Elevations, Perllwitz Cheliknski Associates, Inc.,
FF. A3.13, Building C Elevations, Perllwitz Cheliknski Associates, Inc.
GG. A3.14, Building D Elevations, Perllwitz Cheliknski Associates, Inc.
HH. A3.15, Building E1 & E2 Elevations, Perllwitz Cheliknski Associates, Inc.
t
II. A3.16, Building F Elevations, Perllwitz Cheliknski Associates, Inc.
11. A3.17, Building 6 Elevations, Perllwitz Cheliknski Associates, Inc.
KK. A4.10, A4.11, A4.12, Perspective Views, Perllwitz Cheliknski Associates, Inc.
Page 20 of 28
485-615 Arsenal Street/Arsenal Project/Yards
PB-2016-03 Master Plan
January 11, 2017
Planning Board Decision
#
Condition
Timeframe for
To be
Verified
Compliance
by
LL. Memo, from Jeffrey Heidleberg, Boylston Properties, to Gideon Schreiber,
requesting Master Plan Special Permit, with Property Ownership Information,
Application Form, Indemnification Form and Authorization Form for newspaper
advertising
n
MM. Project Narrative, The Arsenal Project, Prepared by R10'Connell, dated
t`? (ig
7/11/16, resubmitted 9/13/16
< U,
NN. Transportation Impact Assessment, Arsenal Project, Watertown, MA, prepared
O
by Vanasse & Associates, Inc., dated August 2016, Including Technical
C>
Appendices I and II
it
00. Design Guidelines and Standards, The Arsenal Project, Watertown, MA,
submitted 9/13/16
PP. Transportation Demand Management Program, The Arsenal Project,
Watertown, MA, prepared by Vanasse & Associates, Inc., dated 12/9/16
QQ. Right-In/Right Out Exhibit Received 12/9/1016
RR. Arsenal Yards Mitigation Contribution for Traffic and Infiltration/Inflow (I&I)
Impacts, dated 12/27/16
2'
Plan Modifications and Amendments: Changes to the approved project shall follow
Perpetual
ZEO/
the procedure outlined in Section 5.18(h)(6) of the Watertown Zoning Ordinance.
DCDP
Recordation: Prior to issuance of the first Building Permit, the Petitioner shall
Permit
3.
provide a copy of this entire decision, showing that it has been filed and recorded
)ding
(BP)
ZED
with the Registry of Deeds.
Codes/Regulation Compliance: The Petitioners shall comply with the requirements
ZED/
4.
of the Master Plan Special Permit, and all other applicable local, State, and Federal
Perpetual
ISO
requirements, ordinances, and statutes.
Prior Approvals:
5
All Special Permits and all Variances relevant to the site shall be nullified except for
Perpetual
ZEO
the approval for a Sign Variance for 33.7 s.f. (VAR/SPF 02-48) by Home Depot
(approved under separate site approval and not part of this permit's review).
Connector Road: The proposed vehicular connection shown in the Petitioners'
6'
submittals between the site and Greenough Boulevard is not approved as part of
Perpetual
DCPD
this Master Plan decision and approval. A request for such a connection shall be an
Amendment of the Master Plan Special Permit and not a minor modification.
Municipal Clerk of the Works: Prior to issuance of the first Building Permit for each
Phase(s) of the Campus Master Plan Special Permit the Petitioners shall provide
funds for a Municipal Clerk of the Works to represent the Town during construction
Prior to first
involving municipal utilities or offsite public transportation improvements. The Clerk
Building Permit in
DCDP/
7.
shall be engaged by the Town on an as -needed basis. The Petitioner shall fund the
Each Phase/
DPW
Clerk using an escrow account, with funds deposited by the Petitioner and
Perpetual
withdrawn by the Town as -needed. The budget shall be based on the schedule for
the respective Phase(s) provided by the Petitioner and approved by the DPW.
Town Easements: All town easements shall be updated to reflect the new road
layouts. Easement locations shall be submitted to DCDP for review and
Per DCDP
DCDP/
8'
recommendation for approval prior to final easement request to the Town. Further,
determination
ZEO
any necessary sidewalk and utility easements shall be executed with the Town.
Within one/two
9.
Permit Expiration: The Master Special Permit must be implemented per
years) of
ZED
§5.18(h)(7).
Approval
Page 21 of 28
485-615 Arsenal Street/Arsenal Project/Yards
PB-2016-03 Master Plan
January 11, 2017
Planning Board Decision
Timeframe for
To be
#
Condition
Compliance
Verified
by
Phasing Plan: Prior to implementation of the Master Plan Special Permit and prior
Prior to
to issuance of any Building Permit of each Phase, the Petitioner shall submit an
Implementation
ZEO/
10.
updated Phasing Plan with interim measures for review and approval by the DCDP
of the Master Plan
DCDP
and DPW.
Special Permit/BP
for each Phase
As-Built(s) for each Phase:
A. Submit certified "As -Built" foundation plot plans showing all dimensional
setbacks at the time of foundation inspection for Building and Zoning for
each phase.
B. As -Built plans, showing site utilities, layout, topography and other
pertinent information, for each phase of the project shall be submitted to
A = Prior Building
and approved by DPW upon completion of construction activities and
commencement
11.
within 3 months of issuing a Final Certificate of Occupancy for each Phase.
B & C = 3 months
DPW
The Petitioner shall specify how the completed project/as-built plans differ
of CO for each
from that shown on the Site Plan Approval. Two copies of the final As -Built
Phase
plans shall be submitted, one Mylar and one paper copy, and shall be on
the same scale as the plan referenced in the Permit Conditions.
C. The Petitioners shall also maintain a Master Site Plan denoting current
underground and surface conditions. The Master Site Plan shall be
updated at the completion of each Phase.
Plans to the Health Department: The Petitioner shall submit to the Health
Department for approval for the control and mitigation of accumulation of standing
Prior to Each
Health
12
water for the prevention of vector borne diseases, on -site noise, odors, dust,
Phase
Dept.
asbestos, and rodent abatement.
Historic Preservation: Any modifications after site plan approval to the exterior of
13.
the remaining Watertown Arsenal Buildings must be reviewed by the Planning
Perpetual
DCDP
Board if inconsistent with the Master Plan Special Permit for those buildings.
Site and Building Design — At the time of Site Plan Review of each Phase(s) of the
Master Plan Special Permit, the Petitioner shall submit:
A. The information on how development in the Phase(s) conforms to the
Dimensional Criteria and the Master Plan Design Guidelines and the Design
Guidelines of §9.03(d). This information shall also include a description of
i
how the proposed development in the Phase(s) differs from the
information submitted at the time the Master Plan Special Permit was
¢
u@
granted. The Petitioner shall also provide details on rooftop screening of
n-
At Site Plan O
14.
mechanical and other equipment as part of this submission.
Review for ea
B. A Construction Management Plan for construction of the project (including
phase
trucks access, staging, noise, vibration, hours, erosion controls) for review
by the DPW and DCDP.
C. A plan that includes protection measures for existing trees to remain on
and around the site.
D. A plan for vehicle parking and traffic management during construction to
minimize the use of neighborhood streets for construction purposes. This
plan may include reduced parking, offsite parking, shuttle services, and
other methods to allow construction to occur.
Utilities/Sewer/Stormwater Plans: Submit as part of the plan approval for each
A to D = Prior to
Phase of the Master Plan Special Permit, the following for DPW review and
Final Site Plan
DPW
15
approval:
Review for Each
A. A utility plan showing all existing and proposed on and off -site infrastructure
Phase
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by
and connections necessary to complete the Phase.
B. A grading and drainage plan showing all existing and proposed site grading,
E = Prior to
drainage, and stormwater management devices.
Building Permit
C. Typical construction details for all utilities, including connections to municipal
systems.
D. If the utility needs or characteristics of the proposed Phase deviate from the
assumptions used in developing the Master Plan Special Permit, then the
Petitioner shall submit a memorandum and associated documentation to
describe the deviations and any potential impacts.
E. At time of Building Permit, provide a Stormwater Pollution Prevention Plan and
file the required Notice of Intent with the EPA and DPW.
Utilities/Sewer/Stormwater Approvals:
A. Master Plan level utilities are conceptual in nature so plans for all on and off
site work for each phase will be required to be submitted for each phase of site
development. All utility and grading plans shall have final review by DPW prior
to approval of any building permit for any phase of the Master Plan.
B. Approval of utilities and required mitigation must be completed prior to the
issuance of building permits for the first phase (as part of this, the petitioner
must address Peer Review comment by confirming assumptions made by
completing field inspection). Water and stormwater plans will need to have
A -C= Prior to
final approval by DPW prior to each phase receiving a building permit.
Final Site Plan
C. The Petitioner shall repair or replace the onsite existing water and sewer
Review Approval
infrastructure, as needed, to ensure that all components are in good working
for any Phase
condition and meet all current and applicable federal, state, and local
regulations, to the satisfaction of the Town. Prior to receiving any Building
D= Perpetual
Permit approval for any Phase, the Petitioner shall develop a detailed phasing
plan showing how the various elements of the water, sewer, and stormwater
E= Prior to Final
management systems will be constructed.
CO for any
D. A comprehensive stormwater plan shall be approved for the Master Plan prior
Building or
16.
to the first Building Permit for Phase 1. Any areas that are not included in the
structure in a
DPW
proposed Master Plan Approval or a substantial modification of an area of the
Phase
Master Plan Site, shall, to the extent that rules and regulations change over
time, the Petitioner shall meet the current requirements and technical
F = Perpetual
standards for each project phase, at the time of application.
E. All utilities, including but not limited to water, sewer and stormwater
G = Five calendar
management systems for each Phase of the Master Plan Special Permit shall be
years from
complete prior to issuance of a Final Certificate of Occupancy for any building
issuance of the
or structure in that Phase.
Final CO of the
F. The Petitioner shall remove four gallons of inflow/infiltration, in accordance
final Building or
with DPW procedures, from the sanitary sewer system for each one gallon of
Phase
new wastewater generated at the site, or provide other mitigation measures
mutually agreed upon by DCDP and DPW. The final flow estimate shall be
mutually agreed upon after review by the Town's sanitary sewer peer review
consultant.
G. The Operations and Maintenance Plan shall be an on -going requirement of the
Master Plan Special Permit. The Petitioner shall keep copies of all post-.
construction stormwater management inspection and maintenance records and
0
invoices for a period of five (5) years, and these reports and records shall be
made available to DPW upon request.
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Signage:
A. Site Signage: No signs shall be permitted except those that meet the
signage requirements in Article VII of the WZO.
B. Wayfinding Signage: The Petitioners shall develop a wayfinding signage
Prior to first BP of
ZEO/
17.
plan, with phased implementation if necessary, to allow for necessary
each
DCDP
signage within the site. This plan shall include pedestrian and bicycle scale
Phase/Perpetual
wayfinding, including to off -site areas or destinations within Watertown
such as Watertown Square, Coolidge Square, and the multi -use Greenways
Path networks.
Landscaping/Public Art:
A. Each Phase of the Master Plan Special Permit is required to have detailed
landscape plans at the time of Final Site Plan Review of that Phase(s). Plans
shall, at a minimum, identify changes from the plans submitted as part of
the Master Plan Special Permit. They shall show areas of open space, areas
of new landscaping, and provide a planting schedule, the location, quantity,
types, and size of all plant materials. Landscape Plans shall be subject to
A & B= Prior to
review and approval and for species appropriateness, mix, size, quantity,
Final Site Plan
and spacing by DCDP staff and all Public Shade Trees shall have a separate
Review
review and approval by the Tree Warden.
DCDP/
18.
B. The Petitioners agree to provide suitable soils around shade trees:
Prior to Final
Tree
Structural soils will be required where necessary in review with the Tree
Co
Warden
Warden and DCDP.
C. All landscaping installation shall be completed in each Phase prior to
D = Perpetual
issuance of the Final Certificate of Occupancy in any Phase. A temporary
Certificate of Occupancy may be issued in the event that a Phase is
)n
completed "out of season". In addition, the Petitioner shall provide for
landscape maintenance of all landscaped areas in a Phase for the life of the
t
u{
Master Plan Special Permit.
D_
WiS
D. The Petitioners shall include opportunities for locating public art
o
installations at the site as part of the overall site design.
E'
Site Circulation/Parking:
A. The Petitioners shall "unbundle" parking by separating the cost of parking
g---
'5
from the cost of ownership or rental of proposed onsite housing.
B. Consistent with the ZBA-2016-16 (ASP), Condition #6, the Petitioners shall
A =Perpetual
integrate the site plans approved for Home Depot to integrate with the
Master Plan and Site Plan Review design to allow for appropriate
B-G = At the time
landscape, pedestrian, and vehicle connectivity (including the ring road)
of Site Plan
between the sites.
Review of
C. The Petitioners shall incorporate speed control measures (i.e.) speed table)
relevant building
19.
along the proposed ring road along the southern edge of the Home Depot
or Phase
DCDP
parcel.
D. The Petitioners shall provide details on the number, size and location of
H & I = Perpetual
electric vehicle, car share and bicycle parking in each Phase. The
Petitioners shall include bicycle parking in compliance with the styles
J = BP
required by §6.07(a)(2), or using a style as allowed by the
Bicycle/Pedestrian Committee. The site's total bicycle parking provisions
K = Perpetual
will require final review during each phase with appropriate mix and
number identified for long-term enclosed and short-term (customer or
visitor) parking, visible and near building entrances.
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E. The Petitioners shall provide no fewer than:
1. 110 bicycle parking spaces for the residential component
2. 81 bicycle parking spaces for the commercial component
3. 5 electric vehicle parking spaces, and
4. 3 parking spaces for car share programs.
F. Internal Vehicular Circulation by Fire Department - The Petitioner shall
ensure that there is a review and approval of interim and the final internal
vehicular circulation plan by the Fire Department.
4
G. ADA and Accessibility - All site circulation shall provide for an inclusive and
accessible environment. All internal circulation will be American with
m
Disabilities Act/ Massachusetts Architectural Access Board compliant.
H. Short Term Parking: Adequate short and medium term parking shall be
to
provided for each phase of the project to the greatest extant feasible
f
within the site.
_
I. Smart Parking Technology: The garages will be equipped with "smart park"
technology to ensure real time information about parking wayfinding and
space availability.
J. Phases: All phases of the project shall be required to have interim and final
circulation plans reviewed and approved by DCDP.
K. Shared Parking: The Petitioner may provide a parking analysis per §6.01(f),
with review by DCDP, to demonstrate that combined parking needs of all
uses would be less than required by §6.01(b), and would not require a
separate Special Permit.
Arsenal Park:
A. The final vehicular, bicycle and pedestrian connections between the site
A-B: Prior to
and Arsenal Park shall be subject to DCDP review.
issuance of
B. The Petitioner has agreed to work with the Town and participate in the
Building Permit
DCDP
20.
redesign and improvements of Arsenal Park.
for Phase 1
C. The pedestrian/bicycle connection to Greenough Boulevard will need to be
C: As part of
designed, with review by DCDP Staff and the Conservation Commission as
relevant Phase
well as DCR, to ensure that it creates a safe and appropriate connection.
LEED Certifiable: The Petitioner shall submit documentation for each Building or
Submit prior to BP
Phase to show that the project is LEED silver certifiable, including the necessary
and finalize prior
ZED/
21
checklist(s) indicating items provided.
to CO for each
DCDP
building/phase
Energy Assessment: The Petitioner shall conduct an Energy Assessment of each
Prior to Final Site
Building or Phase, as required by WZO §9.03(a). The Assessment shall indicate, in
Plan Review for
DCDP
22
writing, what actions/outcomes will be taken as part of that Phase. The Petitioner
each Building or
shall also submit a copy of the Energy Assessment to DCDP for review and approval.
Phase
Screening: All aspects of the project shall be required to provide appropriate
Prior to Final CO
23.
screening for all storage areas, exposed machinery, service areas, loading areas,
for first building
DCDP
utilities. Further, appropriately screened HVAC plans shall be submitted and
and Perpetual
reviewed as part of Site Plan submittals.
Exterior Lighting: Final exterior/site lighting shall comply with Article VII of the
Prior to Final Site
Zoning Ordinance, and shall be reviewed and approved as part of the Final Site Plan
Plan Review for
Approval for each Building or project Phase. Once the lighting is operational, a
each Phase, and
DCDP
24
review of the installation shall be completed and, if necessary, additional measures
Once Exterior
shall be taken by the Petitioner, including but not limited to further screening or
Lighting is
shielding installed to reduce off -site impacts.
Operational
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Waste Management and Recyclables:
Prior to the Final
The Petitioner shall provide a narrative that describes the method of solid waste
Site Plan Review
DCDP
25
disposal and recycling for all buildings. In addition, all trash and recycling shall be
for Each Phase/
collected by a private waste management company.
Perpetual
Affordable Housing:
A. The Petitioners shall prepare and submit to the DCDP a description of the
housing unit types, locations and sizes sufficient for the DCDP and
A. - Prior to Site
Watertown Housing Partnership to determine the project's compliance
Plan Approval for
with Section 5.07 of the WZO.
phases with
26.
B. The Petitioner shall submit a Local Action Unit application to the State's
residential
DCDP
Local Initiative Program and shall comply with all the requirements of the
Massachusetts Department of Housing & Community Development (DHCD)
B — Prior to CO
in order for the affordable units to be included on the State's Subsidized
Housing Inventory. The project shall only use units per DHCD's minimum
floor sizes for affordable units.
Transportation: —
A. Consistency - Proposed improvements to the Arsenal Street Corridor must
be in keeping with and coordinated with the results of the MassDOT
Arsenal Street Corridor Study, to the extent they are available, any funds
allocated to offsite mitigation may be reassigned at the discretion of the
A = Perpetual
Town.
B. Design —The Petitioner shall finalize a mitigation package for off -site
B = Prior to Phase
transportation improvements. The Petitioner shall use a designer
1 Building Permit
approved by the Town for all off -site transportation improvements within
the rights -of -way.
C = For Each
C. Completion — For each Phase, all associated off -site transportation
Phase/Prior to CO
improvements, shall be completed to the satisfaction of the Town prior to
issuance of final Certificate of Occupancy. The project will be conditioned
D = Perpetual
to implement the results of the Town's Transportation Peer Review, and a
final mitigation package will be required to be approved prior to any phase
E = Perpetual
of the project having a building permit. All proposed improvements will be
ISD/ZEO/
27.
subject to final review and approval by the Town.
F = Prior to
DCDP/
D. Transportation Demand Management (TDM) —The TDM Program shall be
Submittal for
DPW
implemented by the petitioner for the life of the Master Plan Special
Phase 1
Permit. In addition, the petitioner shall comply with the requirements
imposed by the Massachusetts Environmental Policy Act review, if any.
G = Prior to Phase
The Director of DCDP will be responsible for making a determination of
1 CO or as
compliance as to implementation of the TDM measures. The final TDM
determined by
enforcement language will be reviewed to ensure proper implementation.
the Town
E. Transportation Management Association (TMA) - The Petitioner agrees to
participate in the formation of and continued participation in a Watertown
H = Prior to
Transportation Management Association (TMA), which will include shuttle
service, including financial contributions in a proportionate share.
Building Per i
for the Rel n
F. Arsenal Street at the Easterly Right in - Right Out Access Drive —As part of
Phase 1�r
the offsite improvements, on site modifications may need to be completed
!Ja
by creating changes to the geometry of the onsite aspects of the
intersection. The area of change would be within the proposed roadway
from approximately the beginning of the curb radius on the south to the
Arsenal ROW on the north, as identified on the Control Plans # CO.
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G. Offsite Transportation Mitigation —The project shall implement the
recommendations as identified in the Arsenal Yards Mitigation contribution
for Traffic and Infiltration & Inflow (I&I) Impacts, dated December 27, 2016,
and as reviewed in the Peer Review completed by WorIcTech Engineering,
dated January 5, 2017.
H. Transformers/Switches - Submit locations of all transformers or switches
that impact site circulations, with particular focus on any locations adjacent
to the Arsenal Park entrance (locations should also minimize tree removal
and protect the bicycle connection to the Park)
Page 27 of 28
485-615 Arsenal Street/Arsenal Project/Yards January 11, 2017
PB-2016-03 Master Plan Planning Board Decision
Petition # PB-2016-03- Master Plan Special Permit is APROVED by the vote (5-0) of the Planning
Board.
The Planning Board:
John Hawes, Chair
Jeffrey W. Brown
FergalBrennock
Janet Buck
Gary Shaw
Attest, by the Director of Community Development and Planning:
Steve M goon
THE COMMONWEALTH OF MASSACHUSETTS
Certificate of Granting
(General Laws Chapter 40A, Section 11)
The Planning Board calls to the attention of the Owner or Petitioner that General Laws, Chapter
40A, Section 11 (last paragraph) provides that no Variance, Special Permit, Special Permit
Finding or any extension, modification or renewal thereof, shall take effect until a copy of the
decision bearing the certification of the Town Clerk that twenty days have lapsed after the
decision has been filed in the office of the Town Clerk, and no appeal has been filed or that, if
such appeal has been filed, that it has been dismissed or denied, is recorded in the Registry of
Deeds for the county and district in which the land is located and indexed in the grantor index
under the name of the owner of record or is recorded and noted on the owner's certificate of
title. The Owner or Petitioner shall pay the fee for such recording or registering.
Twenty days have elapsed and no appeal has been filed or that if such appeal has been filed, that
it has been dismissed or denied.
Attest, by the Town Clerk: Date: 2ou
Decision to be recorded by Land Owner/Petitioner
Page 28 of 28