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TOWN OF WATERTOWN
Department of
Community Development and Planning
STAFF REPORT
This Staff Report is a technical analysis of the submitted application material and the required
findings of the Watertown Zoning Ordinance. It is based only upon information submitted prior
to the public hearing and may be revised or updated with new recommendations, findings
and/or conditions as new information is obtained by Planning Staff during the public hearing
process.
Case #: PB-2017-03 Master Plan Site Plan Review Approval
Subject Property: 485 & 615 Arsenal Street, Arsenal 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: §5.18, RMUD (Regional Mixed Use District) Zoning District –
Final Site Plan Review with minor modification for Phase 2 of
Master Plan Permit PB-2016-03
Special Permit Granting Authority: Planning Board
Site Plan Review Meeting(s): May 30, 2017
Staff Recommendation: July 7, 2017 - Conditional Approval
Planning Board Hearing: Scheduled July 12, 2017
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I. PUBLIC NOTICE (M.G.L. C. 40A, §11)
1. Procedural Summary
Petition PB-2017-03 (Site Plan Review) is scheduled to be heard by the Planning Board
(Board) on July 12, 2017. As required by M.G.L. c. 40A, sec.11 and the Watertown Zoning
Ordinance, notice was given as follows:
• Published in the Watertown Tab on June 23, 2017 & June 30, 2017
• Posted at the Town Administration Building on June 19, 2017
• Mailed to Parties in Interest on June 19, 2017
2. Legal Notice
“BP Arsenal Group, LLC, 800 Boylston Street, Suite 1390, Boston, MA 02199, herein requests the
Planning Board grant a Site Plan Review Approval in accordance with Watertown Zoning Ordinance
§5.18(h)(5), Final Site Plan Review, to construct a new Building B. This phase includes an Amendment
of the Master Plan Special Permit to change Building B from 79 residential units to a 150 room hotel,
associated site work, parking above grade, a below grade garage, first floor retail, streetscape
construction, and pedestrian and bicycle connections. RMUD (Regional Mixed-Use District) Zoning
District (PB-2017-03).”
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 façade 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-
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
The Petitioner requested a determination on modifying the Arsenal Yards Master Plan to
substitute one Residence Principal Use as identified within the Zoning Ordinance (Multi-Family
4+) with another Residence use (Hotel and Motel Use). Per Section 5.18 (h)(6) of the Zoning
Ordinance, the Director of the DCDP may determine that a modification to a Master Plan Special
Permit (MPSP) is minor and “may be approved as part of the Final Site Plan Review for the
associated building”. Since this modification is within Building B and has not yet been submitted
per Section 5.18 (h)(5) “Final Site Plan Review”, Staff determined that this request could be
submitted as a minor modification to be considered as part of the Site Plan Approval request for
the Phase including Building B.
The Petitioner requests a Site Plan Review Approval for Phase 2 (Building B) of the Master Plan
Special Permit with a minor modification to change from one residential use (79 rental units) to
another residential use (150 hotel rooms). The second Phase includes new construction of a
mixed-use building and attached garage with retail on the first floor and an approximately 150-
room hotel above it. The phase also includes landscaping and hardscape around the buildings
and a two-way cycle track connecting from Arsenal Street to Arsenal Park.
D. Permitting History
This project is the second phase of the Arsenal Yards Master Plan Special Permit with Site Plan
Review (PB-2016-03) approved January 11, 2017, for a project that proposes a mix of uses such
as retail, restaurants, indoor recreation like bowling, and a theatre comprising approximately
374,000 square feet in total and up to 503 residential units (now requested to be modified to
replace 79 units with a hotel) within 7 buildings. The proposed project also includes the removal
of buildings, portions of buildings, and the majority of the large parking fields, and replacing
them with new buildings with a focus on an outdoor pedestrian experience. The project was
proposed to be built in phases with review by the Planning Board of each Phase.
The approved Master Plan had an extensive process with a number of meetings. Five separate
community meetings were held from May through August of 2016 and three meetings (part of
the Public Hearing) were held by the Planning Board (October 2016 through January 2017). The
final approval included numerous amenities and mitigation measures such as:
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• Adding a passive park space 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 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 along Arsenal Street.
• A Transportation Demand Management Program that aims to reduce site vehicle trips
and 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.
The approved offsite transportation mitigation includes a contribution of $2,059,000 for items
addressed in the mitigation package including but are not limited to traffic signal upgrades with
new equipment, pavement striping, and widening, signal retiming, and mill/overlay work on
Arsenal Street. Utility peer review confirmed that the sewer capacity is adequate and the
Petitioner agrees to contribute $810,000 toward sewer line repairs, inspections, and town-wide
study. The site meets its storm water requirements on-site. I-Cubed will have an impact on how
and what mitigation will be completed and is discussed later in this report.
III. PUBLIC COMMENT
An Informational/community meeting was held for the project on May 31, 2017. A summary of
the Community Meeting is included in the record. Councilor Palomba sent a comment that
expressed concern that the change from residential to a hotel should be addressed through an
amendment to the master plan, that the reduction in residential units, and the loss of affordable
housing, was a substantial change. At the time of this report, no other public comments were
received on this phase.
Comments at the Community Meeting focused on:
• Concerns about the change from 79 residential units to hotel use (multi-family better,
loss of 12 affordable units, change in traffic with double the impact)
• Support for change to hotel and multi-use balance, look at the project as a whole
• 15% affordable is reasonable
• Concern with loss of interior mall space for walking and seniors, and what is there for
teenagers
• Questioning of tax certainty, economics of retail, property tax, use taxes
• Color of brick should match Arsenal and not be grey (some liked it)
• Amount of internal mall space left
• Tree species, lifetime, soil type and volume
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• Lack of street trees on Arsenal St
• Need more renderings of Harvard Vanguard and other angles
• Back-up plan, retail is dying
• Similar to Assembly Row? (yes)
IV. ANALYSIS AND FINDINGS
A. Plan Consistency
As identified in the approved Master Plan Decision, this project is in keeping with the 2015
Watertown Comprehensive Plan and the Regional Mixed Use District (RMUD) Zoning District.
This Phase of the project implements the suggested Arsenal Park Connector on the site, as
identified in the 2014 Charles River Basin - Pedestrian and Bicycle Connectivity Study. A key
suggestion identified creating a 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 through the Arsenal Yards site and also
provides the critical connection to the south and the Charles River. This Phase will finalize the
connection up to the Arsenal Park with a suggested connection to the existing path network
within the park.
B. Master Plan Special Permit §5.18 (h)
Projects of 2 acres or more in the Regional Mixed Use District (RMUD) with an approved Master
Plan Special Permit must also obtain a Site Plan Review Approvals for each phase of
development, 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 along with design review.
This Phase includes:
Building Proposed Use Square Footage
New Building B Retail/Hotel/Restaurant 32,000 sf. retail/restaurant; 5,000 sf.
common area; 85,000 s. hotel
The project includes a change from residential to hotel use. The total change in water/sewer is
less than 2%. The change to parking is 28 spaces which can be accommodated within the shared
parking program so requires no change to the total number of spaces required. The Master Plan
originally proposed up to 503 residential units, which if built, would include 75 affordable units.
Building B initially proposed up to 79 units which would have included 12 affordable units. The
Town’s transportation review indicates that the change is minor and the approved mitigation
continues to be appropriate.
This phase of the Master Plan includes the first of the new buildings (Building B) proposed for
the site and includes the newly created streetscape adjacent to this building, internal to the site.
The project also will create a new pedestrian/bicycle connection from Arsenal Street through
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the site and into the adjacent Arsenal Park. This Phase is intended to be operational on its own
prior to future phases being implemented and further prepares the site for future phases.
Therefore, the new and existing areas of the site have been designed to provide a seamless
transition.
Site Plan Review Criteria §9.03(c)
A Developer’s Conference of the Site Plan Review Committee was held on May 30, 2017.
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. Staff reviewed the ten
criteria for Site Plan Review provided in §9.03(c) of the WZO and has incorporated
Staff/Committee comments where appropriate:
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.
Conditionally Met: The existing site is largely paved with little open space or landscaping. This
Phase’s landscaping is in-keeping with the approved Master Plan, providing more detailed
landscape plans around Building B to the curb line. The bike path along Arsenal Street will be
included, as well as the multi-use path along the building and garage, where the path transitions
into the Town-owned Arsenal Park. The layout of the site and the interim measures for the
transition to areas not altered as part of this Phase are appropriate. The site work includes
landscaping along the West side of the main entry drive, as well as sidewalk grading.
Landscaping along Building B will also accommodate the grade change between Arsenal Street
and the existing Mall Building (Building A/Phase One). The landscaping will incorporate ramps,
stairs and walls that accommodate the elevation change, but retain disabled accessibility.
One detail that requires further review is the landscape and screening of the western side of the
garage. This area has a 3 foot buffer area that is between the bike path and the garage.
Plantings should provide screening for the garage while also limiting conflicts for the path users.
The final details of this area shall require a review and approval by DCDP Staff.
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: Phase Two is designed to stand in contrast to the more historic-looking
structures that are being retained. This approach is in-keeping with the Master Plan but there is
concern from Staff/Design Peer Review in regard to the design of Building B, as discussed in
criterion 10, below. Structured parking includes one level below grade and four levels above
grade. The building wraps the corner from the main entrance to the lot line that abuts Harvard
Vanguard.
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The Master Plan Special Permit is conditioned to require the Petitioner to 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). The Petitioner previously submitted the Arsenal Yards Tenant Design Standards to
address the design of the buildings and what can and cannot be altered as part of each façade.
The manual provides detailed requirements for storefronts, types, new construction, and
historic facades.
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.
Conditionally Met: Open space in Phase Two includes landscaped areas as noted above and the
bicycle and pedestrian path link from Arsenal Street to Arsenal Park. The proposed hotel
includes some potential second floor rooftop amenity space, as well.
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: This phase is in-keeping the approved Master Plan by implementing
several of the proposed realignments to the internal road network using Complete Streets
techniques. This Phase implements key aspects of the final plan to allow safe access for all
travel modes into the site and for access to Arsenal Park.
The Master Plan road layout has been slightly modified by shifting the east-west access drive
between the front of Building B and the garage to the South (further into the site). This
realignment provides a more direct access to the existing Harvard Vanguard parking lot entry
and corrects a site line issue that needed to be resolved as required in the Master Plan approval.
This drive will also now serve as Drop Off for the proposed hotel. This re-arrangement is in
keeping with the Master Plan, and improves safe site circulation.
In order to finalize the new alignment, the existing access easement for the Town access to
Arsenal Park will need to be updated and submitted to DCDP Staff for review and approval and
then be finalized with the Town Council. As part of this discussion, improved signage for the
park should be included.
This Phase proposes appropriate bicycle facilities and the racks meet the requirements of the
WZO. 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.
This Phase provides appropriate universal design principals to allow an inclusive and accessible
environment and shall be ADA/MAAB compliant. No changes have been proposed to the
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parking plan at this time. The Master Plan anticipated change based on the full occupancy of
the site and allows for future analysis to ensure the plan is in-keeping with the approved TDM
Policy.
Final locations for car share parking and electric vehicle charging stations should be located in
appropriate locations, with review by DCDP staff as part of the Building Permit review for this
Phase.
As required in the previous approval, the landscape (yew bushes and other shade trees near the
park entrance) should be assessed and updated landscape plans that includes the multi-use path
into the park should be submitted for DCDP review prior to Building Permit for this phase.
Transportation and I-Cubed Update: Transportation mitigation was addressed as part of the
Master Plan Approval, with a condition that allows flexibility to implement the mitigation to
allow better coordination: “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 Town.”
The Town Council voted, on June 29, 2017, to participate and move forward with the
Commonwealth of Massachusetts Infrastructure Investment Incentive Program (I-Cubed). This
project and the I-Cubed proposal will need to be coordinated with the understanding that some
of the mitigation dollars may need to be shifted beyond the original scope of the Master Plan.
This Phase includes a minor modification for a change of use to a hotel use which was reviewed
by the Town’s Transportation Peer Reviewer. That review determined that the TIAS and the
additional memorandum were appropriate for this Phase and that no additional mitigation
would be necessary. The project will be required, as part of the Building Permit for this Phase,
to finalize a phasing plan for offsite mitigation, including transportation and utilities, with review
and approval by DCDP and DPW.
Staff reviewed the project change in regard to Transportation Demand Management (TDM) and
the participation in the Transportation Management Association (TMA). The change to hotel
use may include a shuttle service. Any shuttle service should be required to be coordinated
through the TMA with the goal of reducing duplicative service along the corridor.
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 Stormwater Management Plan was approved as part of the Master Plan.
The majority of underground infiltration systems were approved as part of Phase One,
therefore, the stormwater management for this Phase is in-keeping with the approved plans
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and, as required within the Master Plan Approval, 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.
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. All water mains, service lines and hydrants
will be reviewed and approved by DPW prior to installation. Sewer mains installed in the access
drives and connected in Arsenal Street have also been reviewed and will require final approval
by DPW. Mitigation will be required to be provided on a proportional basis as the phases are
approved.
The Master Plan indicated that trash and recycling will be located at the southwest corner of
Building A and the south side of Building E. The dumpster areas will be required to be screened,
and managed privately. This building also includes an internal room for trash and recycling on
the north side adjacent to the valet parking.
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 Development in the RMUD must meet LEED Certifiable
requirements as outlined by the United States Green Building Council’s Leadership in Energy and
Environmental Design (current addition as applicable) at the Silver Level.
Conditional Met: This Phase’s initial LEED checklist indicates that Building B/Phase Two has a
LEED score of 52 points. As this Phase progresses through permitting, additional documentation
will be submitted to show compliance with the requirement that the 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: Onsite utilities will be screened with a mix of evergreen and deciduous
plantings as well as architectural screens and fences. As required in the Master Plan, Phase Two
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 preference 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.
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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 intersections, and this review will include
onsite and offsite aspects. This Phase of the project had the interim and final circulation plans
reviewed and is satisfactory to the Town.
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 approved Master Plan will protect abutting properties from detrimental
site characteristics. The project includes an updated stormwater management system which
will greatly reduce offsite stormwater and the water pollutants typically transported.
Construction related impacts, such as dust and erosion, will be mitigated through the
implementation of a Stormwater Pollution Prevention Plan, including sediment and erosion
control, and construction management will be required.
The submitted lighting has been reviewed for design and Zoning compliance. Phase Two
exterior lighting is consistent with the suite of fixtures for Phase One, and those that were
conceptually proposed for the Master Plan. For wall-mounts, the Master Plan maximum
mounting height is 20 feet. Pole mounts are also limited to 20 feet. Submitted diagrams on the
3/14/17 fixture key indicates heights of 12, 14, and 20 feet. As part of the Building Permit
submittal, the pole heights should be confirmed, and total fixture height expressed as (base +
pole + head). Further, all lights must be fully shielded and down-directed as required within the
WZO.
DESIGN REVIEW
The Town’s Design Consultant, Gamble Associates, met with Town Staff and the Petitioner and
has provided comments on the proposed Phase. Since the initial review, the Petitioner has
updated the plans to address some concerns raised by staff and the Design Consultant and the
Design Review memo was updated.
Areas suggested to consider in the overall project’s review and approval by the Planning Board
included:
1. Landscape Character – Reinforcing the pedestrian connection between the Arsenal
Corridor and the Charles River by providing continuity and consistency of landscape
treatment in future phases (Petitioner is working on this)
2. Ground Floor Public Interface – Add building entrances on Arsenal Street (this has
been included in the elevations but not the renderings, although final tenant fit out
will determine final door locations)
3. Pedestrian/bicycle/vehicular Interface – Narrow and un-landscaped path has been
updated to include a buffer
4. Corner Condition – Exterior column on northeast corner should be removed or if
impossible celebrated vertically
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5. Terraces – 2nd floor exterior terrace facing Arsenal St should include landscaping and
possible expansion, and the 3rd floor interior courtyard should be addressed
6. Architectural Expression – The developer is requesting different designs for
buildings based on the type of uses (retail, residential, hotel) which creates
‘eclecticism’. This is a precinct/district with a collection of buildings so further
simplification of the palette should be considered. The proposed Building B has 10
materials plus variation/gradation in color. Fiber cement/clapboard is the least
convincing materials requested.
The submitted plans implement a phase of the Master Plan and the Tenant Design Standards
provide clear guidance on façade improvements, but Staff suggests that further design changes
be considered by the Board to simplify the architecture of the proposed Building B.
V. Staff Recommendation:
DCDP Staff recommends minor façade changes to simplify the Hotel and that the request for
Arsenal Yards Master Plan Phase Two be granted with conditions based on the findings that this
Phase is in accordance with Watertown Zoning Ordinance §5.18 (RMUD) to implement the
second Phase in the redevelopment of approximately 23 acres for a mixed-use proposal that
includes a mix of Residential, Commercial, Retail and Restaurant Uses with the Conditions as
follows as well as following the approved Master Plan.
VI. CONDITIONS OF APPROVAL:
# Condition Timeframe for
Compliance
To be
Verified
by
1.
Control Documents: This approval is based upon the application materials and
documents titled Arsenal Yards Watertown, MA, prepared by RJ O’Connell &
Associates, Inc. for Boylston Properties and The Wilder Companies dated 4/11/2017,
revised 6/13/17, or as shown below, and as modified by these conditions:
A. Cover Sheet
B. Existing Condition of Land, Feldman, 5 sheets (3/30/17)
C. OS-1, Overall Site Plan
D. N-1, General Notes
E. C-1A and C-1B, Demolition Plans
F. C-2A and C-2B, Grading and Drainage Plans
G. C-3A and C-3B, Utility Plans
H. C-4A and C-4B, 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. L100, Overall Site Plan, Carol Johnson Associates, Inc.
N. L200, Overall Materials Plan, Carol Johnson Associates, Inc.
O. L201-L205 Materials Plans, Carol Johnson Associates, Inc.
P. L300, Overall Planting Plan, Carol Johnson Associates, Inc.
Q. L301-L304, Planting Plans, Carol Johnson Associates, Inc.
R. L400, Plantings and Materials Schedule, Carol Johnson Associates, Inc.
S. L401-L402, Details, Carol Johnson Associates, Inc.
Perpetual ZEO/
ISD
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# Condition Timeframe for
Compliance
To be
Verified
by
T. SL-1, Site Lighting Photometric Plan (4/13/17)
U. SL-2, Site Lighting Schedule, Details, and Photometric Plan (4/13/17)
V. A1.10-A1.03 Building B: Lower Level Parking Plan and Ground Floor Plan;
Second Floor Plan and 3rd-5th Floor Plan; 6th Floor Plan and Roof Plan, Perllwitz
Cheliknski Associates
W. A2.10-2.04, Building A Elevations, Perllwitz Cheliknski Associates, Inc.
X. A2.05, Potential Pallet of Materials, Perllwitz Cheliknski Associates, Inc.
Y. A2.06, Perspective Views, Perllwitz Cheliknski Associates, Inc.
Z. Arsenal Yards Tenant Design Standards, March 14, 2017
2. Plan Modifications and Amendments: Changes to the approved project shall follow
the procedure outlined in Section 5.18(h)(6) of the Watertown Zoning Ordinance. Perpetual ZEO/
DCDP
3.
Recordation: Prior to issuance of the first Building Permit, the Petitioner shall
provide a copy of this entire decision, showing that it has been filed and recorded
with the Registry of Deeds.
Building Permit
(BP) ZEO
4.
Codes/Regulation Compliance: The Petitioner shall comply with the requirements
of the Master Plan Special Permit, and all other applicable local, State, and Federal
requirements, ordinances, and statutes.
Perpetual ZEO/
ISD
5. Prior Approvals: This approval shall be subject the Decision and Conditions of
Master Plan Special Permit 2016-03. Perpetual ZEO
6.
Landscape Buffer/Garage: The landscape and screening of the western side of the
garage has a 3 foot buffer area that is between the bike path and the garage.
Plantings should provide screening for the garage while also limiting conflicts for the
path users. The final details of this area shall require a review and approval by
DCDP Staff.
Phase 2 Building
Permit DCDP
7.
Car Share and Charging Stations: Final locations for car share parking and electric
vehicle charging stations should be located in appropriate locations, with review by
DCDP staff as part of the Building Permit review for this Phase.
Phase 2 Building
Permit ZEO
8.
Arsenal Park Entrance: As required in the previous approval, the landscape (yew
bushes and other shade trees near the park entrance) should be assessed and
updated landscape plans that include the multi-use path into Arsenal Park should be
submitted for DCDP review prior to Building Permit for this phase.
Phase 2 Building
Permit ZEO
9.
Mitigation Phasing: As part of the Building Permit for this Phase, the Petitioner shall
finalize a phasing plan for offsite mitigation, including transportation and utilities,
with review and approval by DCDP and DPW.
Phase 2 Building
Permit DCDP
10. Shuttle Service/TMA: Any shuttle service should be required to be coordinated
through the TMA with the goal of reducing duplicative service along the corridor. CO/Perpetual DCDP
11.
Access Easements: In order to finalize the alignment for the easement to Arsenal
Park, the existing access easement for the Town access to Arsenal Park will need to
be updated and submitted to DCDP Staff for review and approval and then be
finalized with the Town Council. As part of this discussion, improved signage for the
park should be included.
Phase 2 Building
Permit DCDP