HomeMy Public PortalAboutSP Filing a Alki
BrOYLSTON PROPERTIES
September 12, 2017
Mr. Gideon Schreiber
Senior Planner—Community Development and Planning
Town of Watertown
149 Main Street
Watertown, MA 02472
Re: Arsenal Yards: Phase III—Building F
Dear Gideon:
Please find the enclosed materials constituting Boylston Properties' submission for an amendment
to the Master Plan Special Permit PB-2016-03 and application for Final Site Plan Review of Phase
III—Building F of the Master Plan Special Permit for Arsenal Yards. Plans, details, and supporting
documentation including: Project Narrative; LEED checklist; community meeting notes; and the
Tenant Design Manual, have been included in this package, in support of this filing
As discussed with Planning, Zoning, and DPW staff, and shown in the attached documentation, we
are seeking to amend the MPSP to allow for an additional story and 5'10"more in height on Building
F,to allow for 23 additional residential units than what was previously approved as part of the MPSP.
In addition, this filing serves as the application for Final Site Plan Review for buildings approved
under the Master Plan Special Permit PB-2016-03, as specified in Section 5.18(h)(5)Final Site Plan
Review, in the zoning code. Building F is a parking, retail, and residential structure, which design
was previously shown on the MPSP documents, and shown in greater detail on the attached. The
Plans detail the Phase and how the property will be utilized upon completion of this phase.
Two community meetings have been held- on July 26, 2017 and August 16, 2017. Meeting notes
from these meetings are attached. A hearing was held with the Watertown Housing Partnership on
August 30, 2017, at which time the board voted to endorse the proposal with respect to affordable
housing. This endorsement was contingent on revisions to the plans,which have been made and are
included in this application.
We look forward to an engaging process with the Town and the Departments, as we anticipate
meeting on October 19, 2017, to discuss this application.
Kind Regards,
Jeffrey Heidelberg
Project Manager
eao. PERMIT APPLICATION FORM
Planning Board and Zoning Board of Appeals
149 Main Street
Watertown, MA 0247
aF, (617) 972-6427
m w.watertoevn-ma gov
TO BE COMPLETED BY STAFF
Case Number: Notice to ADnlicant: An application may be denied for outstanding
taxes or charges to the Town (6Vatertown Ordinance, Chapter
❑ Fees received: XV/I). Upon deeming the submittal complete,the application will Town Clerk Stamp
be stamped/filed at the Town Clerk's office by DCD&P Staff. Required
❑ Complete submittal: X Date:
Town Treasurer's Apprm al(As requa ed by Ch.40,Seenon 57)
TO BE COMPLETED BY APPLICANT
Site Address: See Attached Address Information I List application requests below:
Special Permit(SP) Variance(V) HX
Site Plan Review(SR) SP/SR
Parcel ID#s: See Attached Parcel ID Special Permit Finding(SPF)
For an amendment to previous relief,provide case#s: PB 2016-03
Zoning District: Regional Mixed Use District I SR(Site Plan Review)meeting date, if required: July 25,2017
Petitioner(s): BP Watertown Retail LLC Phone: 617-262-4646
Address: 8099Boylston St., Suite 1390,Boston,MA 02199 Email: JAH@boylprop.com
Signature(s): ( ���� A e_� Date: 6-13-2017
Owner(s): See Attached Owner Information Phone: 617-262-4646
Address: 890 Boylston St., Suite 1390, Boston, MA 02199 Email: JAH@boylprop.com
Signature(s): l ��/l /1 L �/ Date: 6-13-2017
Agent: Phone/Email:
Other Contacts: Phone/Email:
The Petitioner must be the fee simple owner or hold sufficient "interest"in the subject property (in which case evidence must be pro-
vided as to the nature of the property interest and the fee owner shall co-sign this application. For legal entities such as corporations,
LLC, etc, list the type and legal status of ownership, the name of trustees/officer members, their affiliation and contact information..
NATURE OF REQUEST
Applicable Sections of Zoning Ordinance(Sped Section(s)of the ZONING ORDINANCEfr'om which reliefis sought):
Amendment to Master Plan Special Permit PB-2016-03 pursuant to Section 5.18,Sections 5.18(h)(3),(5)and(6)and Final Site Plan
Review for buildings approved under the Master Plan Special Permit PB-2016-03 as specified in Section 5.18(h)(5)Final Site Plan
Review.
Brief description of the project as it relates to the zoning relief requested—Include existing dimensions,proposed dimensions,
and any non-conformities that exist:
BP Watertown Retail LLC is seeking an Amendment to Master Plan Special Permit PB-2016-03 to
increase the height of"Building F"from 83'6"to 89'4", stories from 6 to 7 and number of residential
units from 58 to 81; Final Site Plan Review for the building identified as"Building F" on the approved
Master Plan Special Permit PB-2016-03
THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE
The ZONING ORDINANCE can befmtnd online at www.wateanwroma.¢nv
SUBMITTAL REQUIREMENTS _
❑ Signed Applications(3 original& 17 copies) ❑ Full Set of Plans,collated(20 Copies and PDF version)
1. Certified Plot Plan(for all applications)
El Written Supporting Statement(20 Copies) 2. Architectural Drawings(Floor,Elevations,etc.if applicable)
❑ Release/Indemnification Waiver(1 copy signed) 3. Grading/Drainage Plan(if applicable)
4. Roof Plan(if applicable)
❑ Newspaper Billing Authorization Form(1 copy signed) 5. Parking/Circulation Plan(if applicable)
❑ Any additional information relevant for review 6. Landscape Plan(if applicable)
7. Site Utility Plan(if applicable)
8. Lighting Plan(if applicable)
NOTE: THE APPLICATION WILL NOT BE CONSIDERED "COMPLETE" UNLESS ALL NECESSARY DOCUMENTS
ARE SUBMITTED.
FILL IN THE APPLICABLE PROJECT DATA BELOW
Data Required Existing Proposed Staff Comments
A. Use(Article V,WZO)
B. Dwelling Units 0 503
C. Lot Size 10,000 SF 1,000,623 SF 1,000,623 SF
D. Front Yard Setback 10 ft 0.6 ft 0.6 ft
E. Rear Yard Setback 20 ft 11.3 ft 11.3 ft
F. Side Yard Setback(left) 15 ft 0.0 ft 0.0 ft
G. Side Yard Setback(right) 15 ft 67.8+/-ft 67.8+/-ft
H. Building Coverage 75% 37.1% 37.1%
1. Impervious Coverage 85% 81.1% <85%
J. Height/#of Stories 130 ft N/A <130 ft
K. Lot Area per Unit N/A N/A N/A
L. Gross Floor Area N/A N/A N/A
M.Floor Area Ratio(FAR) 2.0 0.6 1.1
N. Open Space 20% N/A >20%
O.Parking Spaces 2,123* 1,043 1,729
Other data:
*Per zoning requirement. Reduction in requirement per 5.18(h)(4)-see narrative#4 for further explination for this Phase
THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE ON THE 2ND FLOOR
OF THE TOWN ADMINISTRATION BUILDING.
The ZONING ORDINANCE can be found online at:www.watertown-ma.eov
2
Written Supporting Statement
Petition for Special Permit Finding(S) Sec. 4.06 (a) (project must meet the following criterion)
1. Is the proposed change substantially more detrimental than the existing non-conforming use, structure,or building to the
neighborhood?YES/NO, Explain why.
Petition for Special Permits)/Amendment Sec. 9.05(b) (project must meet all of the following criteria)
1. Is the subject site an appropriate location for such use,structure,and/or condition? YES/NO, Explain.
See Master Plan Special Permit PB-2016-03.
2. Will the proposed use/structures adversely affect the neighborhood? YES/NO, Explain.
See Master Plan Special Permit PB-2016-03 and attached narrative.
3. Is there potential for nuisance or serious hazards to vehicle or pedestrians?YES/NO, Explain.
See Master Plan Special Permit PB-2016-03 and attached narrative.
4. Will adequate and appropriate facilities be provided for the proper operation of the proposed use? YES/NO, Explain.
See Master Plan Special Permit PB-2016-03 and attached narrative.
Petition for Variance(S)/Amendment Sec. 9.14(b) (project must meet all of the following criteria for a variance)
1. Is the variance being sought due to circumstances related to the soil conditions,shape,or topography of such land or structures,
and especially affecting such land or structures but not affecting generally the zoning district in which it is located? YES/NO,
Explain.
2. Would enforcement of the Zoning Ordinance involve substantial hardship,financial or other? YES/NO, Explain.
3. Would granting of the desired relief be a substantial detriment to the public good? YES/NO, Explain.
4. Would granting the desired relief nullify or substantially derogate from the intent of this Zoning Ordinance? YES/NO, Explain.
IF NEEDED, ATTACH ADDITIONAL SHEETS OF PAPER TO THIS APPLICATION
3
ADDITIONAL SPACE FOR SUBMITTAL
THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE ON THE 2ND FLOOR
OF THE TOWN ADMINISTRATION BUILDING.
The ZONING ORDINANCE can be found online at:www.watertown-ma.eov
4
Permission To Inspect Premises With
RELEASE, INDEMNIFICATION, AND WAIVER
For An Individual
I, William McQuillan of BP Arsenal Group LLC and my successors and assigns,
give and extend to the Zoning Board of Appeals of Watertown and to the Town of Watertown, a municipality in the County of
Middlesex and the Commonwealth of Massachusetts, my express permission to come onto the premises owned by,occupied
by or under the control of the above named individual, to any member or agent of the Zoning Board of Appeals, Planning
Board or respective staff members of Watertown for the purpose of conducting an inspection of the premises which has been
brought to the attention of the Zoning Board of Appeals or Planning Board of Watertown as a result of the petition that I have
placed before it. The permission to conduct an inspection shall extend for the full time period during which the petition before
the respective Boards of Watertown is pending and any related period of decision. I hereby forever discharge and release and
will at all times,defend and save and hold harmless the Town of Watertown,the members of the Zoning Board of Appeals and
Planning Board, and any of the officers,employees, and agents of either who direct or conduct said inspections from any and
all claims, demands, civil action, suits, liabilities, judgments, or damages of any kind, including but not limited to those for
alleged trespass, invasion of privacy or warrantless search, an any way arising out of any inspection by the Respective Board
members or their agents or the Town's agents, and hereby waive any and all claims that I may now have or may ever have
against the Town or any of its officers,employees or agents for such inspections.
I further state that I carefully read the foregoing Permission with Release, Indemnification,and Waiver and know the contents
thereof,and I sign the same as my own free act.
In witapssereof, I have hereunto set my hand this_J�day of /,.2.0 7
Signature Petitioner's Name and Address
COMMONWEALTH OF MASSACHUSETTS - County of SDI etex1 ss.
On this the day of ' dN 7 before me,
Day Month Year Name of�otary Public
Personally appeared: ��```1 G.rn t M\ ('Q`,O \1 r
Name(s)of Signer(s)
Proved to me through satisfactory evidence of identity,which was/were:
9P6Snrc1 KID��.x�
Description of Evidence of Idity
To be the person(s)whose name(s)was/were signed on the preceding or attached document in my presence,and who swore
or affirmed to me that the contents of the document are truthful and accurate to the best of i her/th 'r knowledge and belief,
Signature of Not Public
" 1
Printed Name of Notary
My Commission Expires: ;•i-�_ MiCT"A M. GLEASON
Notary Public
(COMWNWEALTH OF MASSACHUSETTS
My
Place Notary Seal Above 3, Expires
e 1
Rev 3/05 Icivetti zba
1630 ' TOWN OF WATERTOWN
Community Development & Planning
149 Main Street (617) 972-6417
Watertown, MA 02472 FAX(617) 972-6484
www.ci.watertown.ma.us
Authorization Form
To: Debra Dillon, Legal Advertising Department
Community Newspapers (Watertown Tab)
From: Watertown Zoning Board of Appeals — Louise Civetti
Watertown Planning Office
RE: Billing Authorization Form
I hereby authorize Community Newspaper Company to bill me directly for the
attached Legal Notice(s) to be published for two consecutive weeks in the Watertown
Tab on the following dates: and for the
property located at: 485,615 Unit#1, &617 Arsenal Street
Watertown, MA.
Bill To: Bovlston Proverties
Address: 800 Bovlston St., Suite 1390
City/State/Zip: Boston,MA 02199
Telephone: 617-262-4646
Signature Date
Attachment
CC: Petitioner
Planning Office
6/06 Icivetti/applications/newspaper auth-Planning
The Arsenal Project
Property Ownership Information/Parcel ID
PARCEL INFO OWNER INFO
Parcel ID 1301-2A-1 BP Watertown Retail LLC
Book 62423 Page 146 c/o Boylston Properties
(HVMA Building) 800 Boylston Street, Suite 1390
Boston, MA 02199
Parcel ID 1301-2D-2 BP Watertown Retail LLC
Book 62423 Page 158 c/o Boylston Properties
(Arsenal Mall Main Building) 800 Boylston Street, Suite 1390
Boston, MA 02199
Parcel ID 1301-2D-2A WaterPart, LLC
Parcel ID 1301-213-213 c/o Boylston Properties
Parcel ID 1301-2D-2C 800 Boylston Street, Suite 1390
Parcel ID 1301-213-213 Boston, MA 02199
Book 54229 Page 103
(One Arsenal Street)
Parcel ID 1301-2-1A(Unit 1) 615 Arsenal Retail LLC
Book 63273 Page 129 c/o Boylston Properties
(Golfsmith Building) 800 Boylston Street, Suite 1390
Boston, MA 02199
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info.docx
Arsenal Yards
Phase III
Building F Narrative
This filing represents Phase III of the Arsenal Yards Master Plan Special Permit as approved by the
Planning Board file number PB-2016-03. The focus of this phase will be the construction of Building F,
which includes one level of below grade parking, first floor retail and residential lobby and support,
three levels of above grade parking, and three levels of residential above the parking. The majority of
site work and landscaping has been approved under previous phases,with minor adjustments and final
plans from the curbline and in to the building fagade as part of this phase.
Building F, as approved in the Master Plan Special Permit, included 58 residential units spread over 2
floors and 87,000 SF, above the parking structure. The overall building was 6 stories and 83'6" in height.
As proposed through this amendment to the Master Plan and Special Permit filing, Building F is now
proposed with 81 residential units spread over 3 floors and 102,000+/-SF, above the parking structure.
Due to adjustments to the floor to floor heights within the parking garage and the residential units, the
overall building is 1 story higher, at 7 stories, however the increase in height is limited to 5'10"for a
total of 89'4". As part of the approved MPSP,the total residential units for the project was 424, which
remains the total per this filing, with the difference being made by reducing the unit count on Building G
by 23 units. An updated OS-1 sheet has been included in this filing.
The four criteria are being met as follows,for Building F:
1. Is the subject site an appropriate location for such use, structure, and/or condition?
Yes,the building and property is appropriate, as the property is currently utilized as a
commercial use,with the majority of this building's footprint within what is currently
a single story interior mall. The uses within the building remain consistent with the
approved MPSP,with parking below grade, retail and residential support uses on the
first floor,three levels of above ground parking, and three levels of residential on the
top of the building.
The building's location remains consistent with what has been approved as part of the
Master Plan Special Permit, and the height has a 6-foot increase to accommodate an
additional level of residential. As outlined above,this added story accounts for 23
additional units of residential within the building,for a total of 81 residential units.
The massing of the building has been shifted at the stair and elevator tower, along
with the top levels of the building,to step back the building mass from the park side
of the building. The building scale and design remains consistent with the approved
MPSP.
2. Will the proposed use/structures adversely affect the neighborhood?
No,the building is located on an existing commercial lot,where an existing interior
mall is located. The proposed building will fit in with the mix of uses within the
project to complement one another and the rest of the site. The entrances and exits
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to the project site will remain as they exist, and internal circulation remains consistent
with the approved MPSP.
3. Is there potential for nuisance or serious hazards to vehicle or pedestrians?
No, proper planning has been put in place, as shown on the submitted plans,
providing adequate parking and access for vehicles, as well as accommodation for
pedestrians.
4. Will adequate and appropriate facilities be provided for the proper operation of the proposed
use?
Yes,the Phase III portion of work has been designed to allow for the rest of the site to
function throughout the construction of the building, as well as after completion of
the building. Proper operation is not contingent on additional phases of work being
completed. For that reason, all sidewalks, parking areas, access, and utilities have
been designed for consideration of implementation of only this Phase,while allowing
future Phases to proceed unimpeded.
In addition to these criteria, the ten criteria for Site Plan Review have been met as outlined below:
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.
The Building F site landscaping plan will keep with the approved Master Plan Special
Permit and fit in with the Phase I and II landscape plan. For Building F,this submission,
the landscaping that will be installed will be from the curb line and in around Building
F. The major part of the landscaping associated with Building F, the River Green, had
already been incorporated into the Phase I landscape plan. The landscaping planed as
part of this Phase will tie into the previously approved plans.
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.
As part of this Phase of the Master Plan, Building F will be constructed as a new building,
to stand in contrast to the surrounding more historic looking structures. It is the intent
to allow the new buildings to look and feel new, while the older building stay true to
their character. This approach is in keeping with the original intent of the Master Plan,
and has been generally presented and reviewed through that process.
Building F is composed of retail storefronts, parking access, and a residential entry on
the first floor,with a parking garage one level below and three levels above, and three
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levels of residential above the parking structure. The parking and retail portion of the
building square footage is consistent with the approved MPSP. There are an additional
23 units proposed for Building F than what was approved per the MPSP. These
additional units help offset the reduction in residential units previously proposed for
Building B and there are now 23 less units planned for Building G. Therefore, there is
no net change in the total residential unit count for the project and no change in
municipal impacts to traffic,water, or sewer infrastructure.
The shift of these units to Building F creates a slight (5-foot 10-inch) increase in
building height from 84 Feet 6 Inches to 89 Feet 4 Inches. This is fit within an
additional story, making Building F 7 stories instead of the previous 6 stories approved
as part of the MPSP. As step backs are being maintained from the transition point
between parking garage and residential, this additional height is not easily
perceived from adjacent park land or from the rest of the Arsenal Yards property.
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.
As part of the Master Plan, greater than 20% of the site has been dedicated to open
space. As part of Phase III—Building F,the final connections to the River Green will be
constructed. In addition, sidewalk areas will provide seating and dining areas, open
areas to meet and entertain,and provides access to proposed retail and the residential.
The design of these open spaces include dimensions for movement as well as gathering.
As part of Building F, an amenity space on the first floor of the residential will be
provided. This space is intended for use by the residential uses within Building's C, D,
and F. Access to this amenity space will be from the River Green, where a residence
only elevator will allow entry from the first floor to the amenity space.
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.
Construction for Phase III- Building F of the Master Plan has been pre-planned as part
of the construction of Phase I. As part of Phase I, a "development pad" has been
provided to allow for construction of Building F with only limited impact to ongoing
operation and circulation within the Arsenal Yards Property.
Building F provides parking within one level of below grade and three levels above
grade. To access all parking,an entry has been provided on the east side of the building
with a ramp either up or down. There is on-grade parking around Building F, along the
ring road to the east and north of the building part of the Phase I work.
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During construction, the main parking field in front of the mall will remain open. This
field has 343 parking spaces available and can accommodate 120,000 SF of first floor
retail space using the Zoning Code standard (1 space per 350 SF). In addition,there will
be 71 available parking spaces within the parking field in front of Building E,
accommodating up to an additional 25,000 SF of retail space per the zoning code
standard. During construction, there will be approximately 63,000 SF of retail space
occupied,which is easily met by the parking provided,which can accommodate 145,000
SF of retail space.
Once Phase III is completed,the surface parking discussed above will remain available,
as well as an additional 60 spaces along the loop road and around Building F. This adds
up to 474 available surface spaces. In addition,the parking garage within Building B will
accommodate approximately 625 spaces and the garage within Building F (this phase)
provides approximately 410 above grade spaces, and an additional 128 below grade
spaces. Therefore the parking being provided- approximately 1,637 spaces- supports
the spaces required -1,104, which breaks down as follows: Building A, E, B, and F
commercial space per MPSP (324,000 SF x 1 space per 350 SF = 926 spaces), the Hotel
(120 Spaces- see Phase II), and the 81 residential units (58 Spaces per Zoning Code).
Upon Building C and Building D construction, the reliance of parking within the main
parking field will shift to that of Building B and F, at which time an updated shared
parking study will be provided, in support of that Phase.
Bicycle parking for the residents will be provided in the parking garage, as well as
additional bicycle racks provided within the sidewalk/landscaping areas for the retail
space. Pedestrian access is provided along the retail frontage, as well as to elevator
cores located at the western and northern portions of the building.
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 the 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.
The underground infiltration systems located in the parking field of Building E, and
along the Greenough open space will be installed as part of this Phase I, therefore the
majority of stormwater management systems will be in place upon the implementation
of Phase III—Building F. The drain line that connects Building F to the infiltration system
will be added as part of this phase,as stubs for future connections to the system. These
systems are sized to treat the fully redeveloped site, and will significantly reduce the
peak flow rates and volumes of stormwater runoff leaving the site, increase
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groundwater recharge,and improve runoff water quality. Additionally,more than 95%
of the phosphorus loading in the runoff will be captured. The Stormwater Report
previously submitted and approved as part of the Master Plan Special Permit (MPSP)
describes in detail how the proposed measures under the full-build condition comply
with both the Massachusetts Stormwater Handbook and the Town of Watertown's
Requirements for Stormwater Management and Erosion Control, and represent a
significant improvement over pre-development conditions.
6. Utility Service: Electric, telephone, cable TV and other such lines and equipment shall be
underground. The proposed method of sanitary sewage disposal and solid waste disposal from all
buildings shall be indicated.
Utility service has been coordinated for this phase of the project. With multiple services
on site, each with their own clearance and installation requirements, care was taken in
locating the paths and gear on the site. In some instances,landscaping will serve as the
screen for gear, however in all allowable locations, services are located underground
and will remain out of sight.
Trash and recycling will be disposed of in proposed dumpsters or bins located at the
eastern side of Building F. Loading and trash will take place on the Eastern side of the
building with a larger tenant (potential grocer) to have a screened closing overhead
door.
7. Environmental Sustainabilitv: 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, I-1, 1-Z 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 documentation
may include but not be limited to a project narrative describing how the project 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.
As part of the approved Master Plan, all proposed Buildings will be LEED Certifiable to
at the Silver level. A LEED checklist has been included, showing the how Building F will
achieve a minimum of 50 credit points demonstrating compliance at the Silver
Certification level.
To help reduce the heat island effect, the site development includes vegetated areas,
the pedestrian oriented hardscape will be light in color and the building roofs will have
energy star rated SRI compliant membranes.
The building systems will include energy efficient equipment and high performance
building envelopes.The healthy interior environments will have low emitting finishes.
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8. Screenina: 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.
Adequate and effective screening of onsite utilities are provided by a mix of evergreen
and deciduous planting as well as architectural screens and fences. The plantings are
placed on low, mounded, graded areas where space allows. Attractive screen fences
are in keeping with the proposed site architecture.
9. Sa et : 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.
Building evacuation shall be designed to meet code for egress at all levels. The site is
accessible by emergency vehicles from the three entrances along Arsenal Street and the
access through the adjacent Home Depot lot.Fire truck access is provided along Building
F, on the North and East sides,with limited access to the South.
10. Design: Proposed developments shall seek to protect abutting properties from detrimental site
characteristics resulting from 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.
The project has been designed to protect abutting properties from detrimental site
characteristics resulting from the proposed use by implementing a stormwater
management system which will reduce stormwater runoff and potential flooding and
water pollutants. Trash will be disposed of in closed dumpsters within a screened
enclosures which will help mitigate potential odors and negative visual impacts.
Construction related impacts, such as dust and erosion, will be mitigated through the
implementation of a Stormwater Pollution Prevention Plan.
The project transforms a current 1983 single story addition into a multi-level mixed use
building with a variety of accessible open spaces supported by eclectic architecture.
Large windowless brick walls are being redeveloped into active storefronts with access
to varied hardscape and softscape surfaces.
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Arsenal Yards
Phase III - Building F
Meeting Notes
Community Meeting#1—July 26, 2017
Presentation:
Jeff Heidelberg- Boylston Properties:
Introduction and overview of the Building F program, sidewalk scope, and development of the building
design. Development includes the addition of 5'-10"to the building height (now 89'4") allowing for an
additional story of residential. The minimal height increase was achieved by reducing the garage floor
heights and the residential floor heights. Residential unit count increased from 58 to 81. Increase in
units due to cost of building structure and to help offset the units lost when building B changed to a
hotel use. Discussion of building stepbacks and core location changes to have less impact on the park.
Laura Portney- PCA:
Explanation of the building elevations and material pallet choice. Retail brick and precast concrete
spandrels relate to materials at building B. Large windows and lighter brick at residential area create an
industrial/loft building look. Industrial look relates to the history and existing buildings on the
site. Garage spandrels and residential brick relate through color and scale of texture. We are providing
graphic at back side of building that faces the park, but the exact graphic TBD by environmental graphics
consultant. The retail exclusive core is clad in precast instead of brick to help distinguish between the
entry uses. Key perspective views around the building were shown and discussed.
Chris Jones-CRJA:
Discussion of the sidewalk treatment around the building. Changes in paving to denote important
entrances along the sidewalk. Landscaping scope is minimal in this phase as the River Green was
covered in a previous phase.
Community Questions (answered by Jeff Heidelberg):
• What is universal design? Design that allows people with different abilities to use the space...
allowing for wheelchairs, blind people, etc.
• What about solar panels on the building?The building will be solar ready, meaning it will be
designed to support solar panels so they can be added when the time is right.
• What is the new FAR for the site with the added area? Not sure,we need to look at this. Should
be a minimal difference and we are way under the allowed FAR. (FAR is Approx 1.0-1.1)
• Are the residential units rentals?Yes
• How many parking spaces provided?Around 575
• Is the parking rented?Who can use it?There will be nested residential parking in the basement
and 41"floor of the parking structure. Open retail parking is on the 2"d and 3rd floor parking
surfaces.
• How many retail stores in the building?4 or so
• What is the parking experience for a visitor?There are lots of parking areas for use. There is
surface parking at the front and side of the building. There is a surface lot to the north by building
E and shared surface parking at the Home Depot lot. Time restrictions will likely be on surface
lot. Garage parking available on 2nd and 3rd floors.
• Do residents have different elevators and cores than the retail patrons? There is a core
dedicated to retail patrons only and a core dedicated to residential use. The third core (on the
River Green) has one elevator for retail use and one elevator for residential use.
• Did we increase traffic with the increase of the residential units? No,there was no net change to
the number of units on the site.
• How many outdoor areas for residential use? Building F will have the amenity area (-13,000 SF
total-indoor and outdoor)for use by all rentals on the site (buildings C, D, and F). There will also
be a courtyard space available (-3,000 SF).
• What amenities will be provided?A pool, conference room, game space,fitness center, lounge
areas, grills, outdoor seating and pool deck
• Is there a deck at the perimeter of the building(referencing north,east and west stepbacks at
5th floor)? No,this is a stepback of-1S ft, but not occupiable.
• Will there be any spaces for children, like a tot lot? Not yet. There is the River Green and park
area.
• Do you know the rental price? Not yet
• Is building F only rentals?Yes
• How many total units in building F?81
• Would building G share amenities at building F? Not anticipated to at this time... the amenities at
F will be shared by buildings C, D, and F.
• How do other buildings access the amenities at building F?The core at the River Green provides
an elevator that takes residents express up to the amenity level.
• Did you say there was a pool?Yes
• How big is the pool? It's a soaking/cocktail pool.
• Why not a lap pool? Its too heavy at the top of a building for a pool that size.
Arsenal Yards
Phase III - Building F
Meeting Notes
Community Meeting#2—August 16, 2017
Presentation:
Jeff Heidelberg- Boylston Properties:
Introduction and overview the previous two building phases. Overview of building F program, sidewalk
scope, and development of the building design. Development includes the addition of 5'-10" to the
building height (now 89'4") allowing for an additional story of residential. The minimal height increase
was achieved by reducing the garage floor heights and the residential floor heights. Residential unit
count increased from 58 to 81. Increase in units helps to offset the units lost when building B changed
to a hotel use and a result of redistributing the MPSP approved unit number throughout the
site. Discussion of building stepbacks and core location changes to have less impact on the park.
Laura Portney- PCA:
Explanation of the building elevations and material pallet choice. Retail brick and precast concrete
spandrels relate to materials at building B and new buildings on the site. Brick and residential windows
related to existing, historic buildings on the site. We are providing graphics at back side of building that
faces the park, but the exact graphic TBD by environmental graphics consultant. The retail exclusive
core is clad in precast instead of brick to help distinguish between the entry uses. Key perspective views
around the building were shown and discussed.
Steve Woods-CRJA:
Discussion of the sidewalk treatment around the building. Emphasis is on a good sidewalk experience
for the retail patrons. Grade changes are dealt with in an accessible way. Outdoor dining provided
at corners for life and activity. Landscaping scope is minimal in this phase as the River Green was
covered in a previous phase.
Communitv Questions (answered by Jeff Heidelberg and Laura Portnev):
• Has building G been approved? Building G has been approved in the master plan, but not the details
of the individual building.
• How close is the loading dock to the park? Will it impact the park experience? *proximity of
loading dock to park shown on the site plan* There is a fair amount of separation. The loading dock
has a solid wall and the length of building G separating it from the park.
• Is the loading dock so close to the parking ramp that it will cause traffic problems?We will have
rules about delivery times in the loading dock. We have also separated retail and residential parking
ramps. Retail parking is more removed from the loading dock.
• Where are the additional units at building F being redistributed from? Units added to building F
were redistributed from building B and building G. Building B is a hotel. We reduced the number of
units in building G.
• What are the ceiling heights in the residential portion? The floor to floor changed from 13'-0"to
11'-4." The actual ceiling height should be around 10'-0" +/-
• Will the residences hear the parking garage below from their units? No. We have an acoustical
engineer on the project to help prevent acoustic problems.
• What is the flow of truck traffic throughout the whole site? *pointing at site plan to explain*Truck
traffic to buildings F and E come around the back of the Home Depot parking lot to the loading
docks. The Marshall's loading dock is located in the same place and has the current truck traffic
flow.
• Do the additional units fall under the affordable housing act? Yes,we will follow all affordable
housing rules and regulations.
• How many units have been approved on the site?424 units
• Is this presentation online?The plans submitted to the town are online, which include renderings
and project data. The actual community meeting PowerPoint is not.
• Can you talk more about how building F blends with the historic buildings? It is not meant to
blend, but rather highlight and compliment the historic buildings. Building F relates through its use
of brick, large windows, and some detailing. We don't want to mimic the existing buildings so we
don't compete with them. We also believe buildings should be of the time they are created.
o Follow-up opinion expressed: I don't see this building as complimentary to the historic buildings.
I wonder how it could respect the history more, similar to some buildings in Boston. The
building feels too contemporary to me and I want it to blend more with the historic buildings.
• Will rooftop equipment be visible on top of the building? *Pointing to roof plan*
The condenser units are small and located toward the center of the roof. They should not be visible
from the street. We are screening some condensers at the lower roof, but this is more about
screening the condenser units from residents within the building.
• Will there actually be a cafe area on the park as shown at building A in the renderings?That
space hasn't been leased yet, but we are targeting a restaurant tenant and encouraging outdoor
seating there.
• What is the residential cladding material? Brick and corrugated metal panel
• What is the green area in the rendering from the park? In the rendering,you would be standing in
the existing tennis courts. What will actually happen there is TBD through public process. There are
currently town run committees and meetings discussing what should happen there.
• How did you choose to use the corrugated metal at the residential portion? We are using
corrugated metal to relate to other buildings on the site that use a similar material. The corrugated
metal also helps to break down the mass of the building. The reduction in brick helps to remove
some of the dead load, which helps with engineering the building.
• Is this the first building up for approval? *Pointing to site plan* Buildings A, E, and B have already
been approved. We are currently working on building F. We still have to seek approval of buildings
C, D, and G.
• What is the new FAR?We went from 1.01 to approximately 1.025
• Which building has the hotel? Building B
• Which is the tall building? Building G
• How green are these buildings?Very green. We are required to be LEED silver certifiable by
zoning. All buildings are being designed to be solar ready. Site improvement are allowing us to treat
the storm water and prevent it from going to the river.
• Are we loosing 12 affordable housing units due to the loss of the hotel at building B? We are
building 15% affordable housing units per the rules and regulations.
• Are you committed to using a responsible contractor and adding jobs to Watertown? We are
currently working with Cranshaw.
• Is the River Green the only place with artificial turf?At this time this is the only location we are
planning to use it.
• Why is artificial turf being used at the River Green? With the amount of use and traffic the River
Green will get, artificial turf is the right product. It has been used at a number of PCA's projects with
great success.
LEED for New Construction and Maior Renovations v2009
Proiect Scorecard
game: Arsenal Yards-Building F
Project Address: Watertown, MA
TOTALS
52 16 42 1 Certified: 40-49 points Silver: 50-59 points Gold: 60-79 points Platinum: 80+points
PROJECTDOCUMENTATION
PI form 1 Minimum Program Requirements Required
PI form 2 Project Summary Details Required
PI form 3 Occupant Usage Data Required
PI form 4 Schedule and Overview Documents Required
a) Yes ? No
at 22 2 2 SUSTAINABLE
C Prereq 1 Construction Activity Pollution Prevention Required
1 Credit 1 Site Selection 1
5 Credit 2 Development Density and Community Connectivity 5
1 Credit 3 Brownfield Redevelopment 1
6 Credit 4.1 Alternative Transportation-Public Transportation Access 6
1 Credit 4.2 Alternative Transportation-Bicycle Storage and Changing Rooms 1
3 Credit 4.3 Alternative Transportation-Low-Emitting and Fuel-Efficient Vehicles 3
2 Credit 4.4 Alternative Transportation-Parking Capacity 2
C 1 Credit 5.1 Site Development-Protect or Restore Habitat 1
1 Credit 5.2 Site Development-Maximize Open Space 1
1 Credit 6.1 Stormwater Desiqn-Quantity Control 1
1 Credit 6.2 Stormwater Design-Quality Control 1
C 1 Credit 7.1 Heat Island Effect-Nonroof 1
R1 Credit 7.2 Heat Island Effect-Roof 1
1 Credit 8 Light Pollution Reduction 1
Yes ? No
4 3 3
Prereq 1 Water Use Reduction-20%minimum Required
2 2 Credit 1 Water Efficient Landscaping-Reduce by 50%, No Irrigation 4
2 Credit 2 Innovative Wastewater Technologies 2
2 1 1 Credit 3 Water Use Reduction-30%(2),35%(3),40%(4) 4
Yes ? No
8 4 23ENERGY&ATMOSPHERE
Prereq 1 Fundamental Commissioning of Building Energy Systems Required
Prereq 2 Minimum Energy Performance Required
Prereq 3 Fundamental Refrigerant Management Required
5 2 12 Credit 1 Optimize Energy Performance 19
7 Credit 2 On-Site Renewable Energy 7
C 2 Credit 3 Enhanced Commissioning 2
2 Credit 4 Enhanced Refrigerant Management 2
C 1 2 Credit 5 Measurement and Verification 3
0C 2 Credit 6 Green Power 2
a) Yes ? No
W
`°
a 1 4 1 3 7
• ,
Prereq 1 Storage and Collection of Recyclables Required
3 Credit 1.1 Building Reuse-Maintain Existing Walls,Floors&Roof 3
1 Credit 1.2 Building Reuse-Maintain Interior NokStructural Elements 1
2 Credit 2 Construction Waste Management-Divert 50%(1),75% 2 2
2 Credit 3 Materials Reuse 2
1 Credit 4.1 Recycled Content-10% 1
1 Credit 4.2 Recycled Content-20% 1
1 JCredit 5.1 Regional Materials-10% 1
Credit 5.2 Regional Materials-20% 1
C 1 Credit 6 Rapidly Renewable Materials 1
C 1 Credit 7 Certified Wood 1
Yes ? No
9 1 5INDOOR ENVIROMENTAL QUALITY
Prereq 1 Minimum Indoor Air Quality Performance Required
Prereq 2 Environmental Tobacco Smoke(ETS)Control Required
1 Credit 1 Outdoor Air Delivery Mon itoring 1
1 Credit 2 Increased Ventilation A 1
1 Credit 3.1 Construction Indoor Air Quality Management Plan-During Const. 1
Credit 3.2 Construction Indoor Air Quality Management Plan-Before Occupancy 1
1 Credit 4.1 Low-Emitting Materials-Adhesives&Sealants 1
1 Credit 4.2 Low-Emitting Materials-Paints&Coatings 1
1 Credit 4.3 Low-Emitting Materials-Floor Systems 1
1 Credit 4.4 Low-Emitting Materials-Composite Wood 1
Credit 5 Indoor Chemical and Pollutant Source Control 1
Credit 6.1 Controllability of Systems-Lighting 1
Credit 6.2 Controllability of Systems-Thermal Comfort 1
1 Credit 7.1 Thermal Comfort-Design 1
1 Credit 7.2 Thermal Comfort-Verification 1
1 Credit 8.1 Daylight and Views-Daylight-75a/o 1
Credit 8.2 Daylight and Views-Views 90% 1
Yes ? No
3 3 0 INNOVATION
1 Credit 1.1 Innovation in Design:TBD 1
jCredit 1.2 Innovation in Design:TBD 1
jCredit 1.3 Innovation in Design:TBD 1
jCredit 1.4 Innovation in Design:TBD 1
Credit 1.5 Innovation in Design:TBD 1
Credit 2 LEED®Accredited Professional 1
Yes ? No
MMU.REGIONAL PRIORITY
Credit 1.1 Regional Priority for 02114:SSc7.1 1
1J Credit 1.2 Regional Prioritv for 02114:SSc6.1 1
1I Credit 1.3 Regional Priority for 02114:SSc7.2 1
1 Credit 1.4 Regional Priority for 02114:SSc3,EAc2(1%),MRc1.1 (750/61 1
Yes ? No
52 16 ER PROJECT T• i
e i e : 40-4 points i ver: 5U-7519 poin s o - porn s a inum: + points