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HomeMy Public PortalAboutStaff Report_Arsenal Project_2017_0707_FinalPage 1 of 12 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 485-615 Arsenal Street/Arsenal Yards July 7, 2017 PB-2017-03 Master Plan Site Plan Review – Phase 2 Staff Report Page 2 of 12 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. 485-615 Arsenal Street/Arsenal Yards July 7, 2017 PB-2017-03 Master Plan Site Plan Review – Phase 2 Staff Report Page 3 of 12 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: 485-615 Arsenal Street/Arsenal Yards July 7, 2017 PB-2017-03 Master Plan Site Plan Review – Phase 2 Staff Report Page 4 of 12 • 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 485-615 Arsenal Street/Arsenal Yards July 7, 2017 PB-2017-03 Master Plan Site Plan Review – Phase 2 Staff Report Page 5 of 12 • 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 485-615 Arsenal Street/Arsenal Yards July 7, 2017 PB-2017-03 Master Plan Site Plan Review – Phase 2 Staff Report Page 6 of 12 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. 485-615 Arsenal Street/Arsenal Yards July 7, 2017 PB-2017-03 Master Plan Site Plan Review – Phase 2 Staff Report Page 7 of 12 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 485-615 Arsenal Street/Arsenal Yards July 7, 2017 PB-2017-03 Master Plan Site Plan Review – Phase 2 Staff Report Page 8 of 12 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 485-615 Arsenal Street/Arsenal Yards July 7, 2017 PB-2017-03 Master Plan Site Plan Review – Phase 2 Staff Report Page 9 of 12 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. 485-615 Arsenal Street/Arsenal Yards July 7, 2017 PB-2017-03 Master Plan Site Plan Review – Phase 2 Staff Report Page 10 of 12 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 485-615 Arsenal Street/Arsenal Yards July 7, 2017 PB-2017-03 Master Plan Site Plan Review – Phase 2 Staff Report Page 11 of 12 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 485-615 Arsenal Street/Arsenal Yards July 7, 2017 PB-2017-03 Master Plan Site Plan Review – Phase 2 Staff Report Page 12 of 12 # 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