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Home My Public Portal About65_Grove_Street_PB_Report_FINAL_2017_0921TOWN OF WATERTOWN Department of Community Development and Planning PLANNING BOARD Administration Building 149 Main Street Watertown, MA 02472 Phone; 617-972-6417 Fax: 617-972-6484 www.watertown-ma.gov PLANNING BOARD REPORT Board Members: John B. Hawes, Jr., Chairman Jeffrey W. Brown Janet Buck Gary Shaw On September 13, 2017, with four (4) members of the Planning Board (Board) present, case # ZBA- 2017-13 ASP/SR, an Amendment to a Special Permit with Site Plan Review, was considered. This case is to be heard by the Zoning Board of Appeals (ZBA) on September 27, 2017. The Board submits the following Report, as requested by the ZBA, to aid the ZBA in deciding on the application before it. Case #: Subject Property: Parcel ID: Zoning District(s): Petitioner(s): Owner: Zoning Relief Sought: Special Permit Granting Authority: Date of Staff Report: Staff Recommendation: Planning Board Meeting: ZBA 2017-13 ASP (Amendment 2014-27 SP/SR) 65 Grove Street, Watertown 1501 23 0 Industrial (1-2) Edward G. Nardi, representing Cresset Grove, LLC Cresset Grove, LLC Special Permit - §5.05(d): Side Yard Setbacks Zoning Board of Appeals September 7, 2017 Conditional Approval Conditional Approval (4-0), September 13, 2017 Zoning Board Hearing: Scheduled September 27, 2017 65 Grove Street ZBA-2017-13 ASP/SR September 21, 2017 Planning Board Report I. PUBLIC NOTICE (M.G.L. C. 40A, §11) A. Procedural Summary Petition ZBA-2017-13 ASP was heard by the Planning Board on September 13, 2017 and is scheduled to be heard by the Zoning Board of Appeals on September 27, 2017. As required by M.G.L. c. 40A, sec.11 and the Watertown Zoning Ordinance, notice was given as follows: • Published in the newspaper of record (Watertown Tab) on September 8 and 15, 2017 • Posted at the Town Administration Building on August 30, 2017 • Mailed to Parties in Interest on August 30, 2017 Side yard with Cambridge property to left Existing freight elevator shaft B. Legal Notice "65 Grove Street - Cresset Grove LLC, 120 Water Street, Boston, MA 02109, herein requests the Zoning Board of Appeals grant an Amendment to Special Permit #ZBA-2014-27, in accordance with Watertown Zoning Ordinance §5.05(d), Reduce Side Yard without Residence; so as to construct a covered loading dock, 9.4'x9.4' within the existing 17.4' side yard setback; thereby also reducing the number of shadow parking spaces from 51 to 46. 1-2 (Industrial) Zoning District. ZBA-2017-13" II. DESCRIPTION A. Site Characteristics The site is 3.43 acres (149,186 s.f.) and is zoned mostly Industrial -2 (1-2) with a small area zoned as Two - Family (T). Since the approved Special Permit in 2015, the L-shaped 3 -story building (built in 1945) has been renovated and the garage was constructed. The substantial landscaping and stormwater system have also been completed as approved. The existing building was built 17.4' from the side yard property line which may be reduced by Special Permit. The building is now conforming to Watertown's Zoning Ordinance for the Front Yard setback where 16 feet exists, with a 10 to 30 -foot build -to -line. B. Surrounding Land Use The project site is located on Grove Street, with the proposed Watertown -Cambridge Greenway and Multi -Use Path located to the northwest, Crawford Street to the south, and the Atrium School to the east. Development in the area includes the Atrium School, Newlyweds Foods, and the greenhouses for Mount Auburn Cemetery across Grove Street from the site, with Tufts Healthcare at the corner of Grove Page 2 of 5 65 Grove Street September 21, 2017 ZBA-2017-13 ASP/SR Planning Board Report and Mount Auburn Streets. In addition to these larger buildings, there are single and two-family homes along Crawford Street as well as a mix of commercial and industrial uses along Grove Street. C. Nature of the Request The amendment to the approved Project requests a further reduction in the Side Yard setback to construct a covered loading dock, approximately 9.4'x9.4' within the existing 17.4' (8.12' to remain) Side Yard setback and reduces the number of shadow parking spaces from 51 to 46. The location of the addition is adjacent to the existing freight elevator shaft and is in the approximate location of an original wooden loading dock that was removed during the renovation of the building. D. Relevant Permit History • June 10, 2015 - ZBA 2014-27 SP/SR — Special Permit with Site Plan Review to build a 4 -level parking garage with 295 parking spaces as well as reconfigure the surface parking for 50 spaces, add landscaping, and renovate the remaining three-story building for a mix of light industrial and office uses. • January 29, 1991 - Letter from Nancy Scott, Zoning Enforcement Officer, to Mark Boyle, Planning Director: Lot #2 was erroneously rezoned residential two-family (T) in 1988/1989. Lot should have remained in Industrial (1-2). • July 2, 1965 - ZBA Decision: Special Permit/Variance to occupy 65 Grove Street to use it as a research laboratory. Included Lot #2 on Crawford Street. III. PUBLIC COMMENT No comments were received at the Planning Board meeting. IV. ANALYSIS AND FINDINGS A. Special Permit Amendment §5.04 and 5.05(d): Side Yard Setbacks Projects must meet the four conditions of approval for a Special Permit set forth in §9.05(b), of the WZO. Site Plan findings are addressed within the Special Permit criteria for this amendment. Special Permit Criteria §9.05(b) 1. The specific site is an appropriate location for such a use, structure, or condition. Conditionally Met: This is an appropriate location for the proposed addition. The construction of a loading dock with a covered roof in the location of a prior loading dock provides for a more successful redevelopment of the former GE Ionics site and is in keeping with Watertown's Comprehensive Plan. One reason the former loading dock was removed was to address onsite contamination in this area of the site. The approved site plan indicated this location as a loading zone and is the area is located to the rear of the site and has truck access. The location is also adjacent to the existing freight elevator shaft which would allow access to all levels of the building. 2. The use as developed will not adversely affect the neighborhood. Conditionally Met: The approved use and loading area is not proposed to change with this requested amendment. Page 3of5 65 Grove Street September 21, 2017 ZBA-2017-13 ASP/SR Planning Board Report 3. There will be no nuisance or serious hazard to vehicles and pedestrians. Conditionally Met: The original proposal included a pedestrian connection to the adjacent Watertown -Cambridge Greenway that runs along the property to the Northeast. The Petitioner has provided clear striping for multimodal access through the loading zone area. The addition of the loading dock does not further impact this area. The change also reduces the number of shadow parking spaces available by 5 on the Cambridge property to the north of the site. This shadow parking is not required as part of the Special Permit so the decrease in the total number is not a concern. This area is constrained so formal parking in the area surrounding the loading dock may never be feasible, but it was used for parking in the past. 4. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. Conditionally Met: The approved project meets all building, health, and safety requirements. The proposed amendment does not affect other facilities on the site but has been identified as a necessary facility. V. PLANNING BOARD & STAFF RECOMMENDATION: The proposed amendment to the approved project meets the criteria set forth under §9.05 (b), and is consistent with the general purpose of the Ordinance outlined in §1.00 of the WZO. Planning staff recommends that the amendment to the approved Special Permit with Site Plan Review under §5.04 and 5.05(d): Side Yard Setback be granted with the following modified or additional conditions: # Condition Timeframe for Compliance To be Verified By 1 Control Documents. This approval is an amendment to the application materials and the Control Documents titled "Cresset Development/Cresset Grove LLC, Addendum Planning Board Submission" submitted by the Petitioner on 2/4/15, as modified by these conditions: a. Plot Plan, 65 Grove Street, 8/29/2017 b. Sheets 1-965 Grove Street ZBA Review Packet including: Zoning and Setback Analysis; Setback close ups; Loading dock detail; Elevation; Existing Topographic Plan; & Shadow Parking Plan Perpetual ZEO/ISD 2 Plan Modifications. Neither the Petitioner nor any present or future owner of any interest in the project shall change or modify either the control plans referenced in this decision, or the project itself, without first filing a formal request with the DCDP Director, Zoning Enforcement Officer, and Building Inspector, for an opinion as to whether or not such change or modification requires further review from the Special Permit Granting Authority. Minor modifications may be considered and approved by the DCDP Director that are found to be consistent with the project approval granted by the Special Permit Granting Authority. Perpetual p ZEO/ ISD 3. Permit Expiration. In accordance with WZO §9.13, a Special Permit granted under §9.04 shall lapse one year from the date of grant thereof if substantial use thereof has not sooner commenced except for good cause, or, in the case of a permit for construction, if the construction has not begun by such date except for good cause, or as allowed by applicable State or Federal law. Perpetual ZEO Page 4 of 5 12;11352 59 65 Grove Street ZBA-2017-13 ASP/SR September 21, 2017 Planning Board Report # Condition Timeframe for Compliance To be Verified By 4. Recordation. Upon application for a Building Permit, the Petitioner shall provide evidence to the Zoning Enforcement Officer that this entire decision has been filed with the Registry of Deeds, and/or Land Court. BP ZEO 5 Codes/Regulation Compliance. The Petitioner shall comply with all other applicable local, state, and federal requirements, ordinances, and statutes. CO ZEO/ISD 6. Certificate of Occupancy/Final Inspection. A copy of the Building Permit with final approval signatures from all relevant inspectors must be submitted to the Zoning Enforcement Officer upon completion of the project. CO ZEO 7. As-Built(s). The Petitioner shall, if necessary, submit a certified updated "as -built" foundation plot plan showing all dimensional setbacks at the time of foundation inspection. CO ZEO/ISD/D PW 8. Shadow Parking. The Cambridge owned area shown as shadow parking (reduced to be no more than 37 spaces) to the north of the site shall remain pervious open space (referenced as future shadow parking on control plans) until such time as it is deemed necessary by DCDP, with a formal request to DCDP with reasons for the parking conversion. The parking may also be required to be converted, as necessary, by the DCDP based on parking demand. perpetual DCDP/City of Cambridge 1241 1710 13242 r 1299161 1241 1111 Z 21 2228 1241 14 12 2234 1241 1513 2230 MERRIFIELD AVE 12291715 40,2295R109W0 2222 1,6 12291616 0218 1229 19 14 2214 1229 2218 2210 1229 24A 0 2202 1229 256 0 2198 1224 26C 0 4194 1229 270 0 2190 12292029 2186 1229 25 29 2192 1229 30 tri X26 1229 32 26 4174 1229 33 33 2162 1229 34C 'I O 2 122 1202198901 23910 7 2211-213 1239 15 2 2231 173914 3 1239134 2223-225 1239125 123911 fi 123999 2207 50..1......... . 12212C Ta-n.a[.ca•..n.1..m •� 41 moroprawni.ban el Mr OVA - CALVI 12392669 2201-203 1239 31 24A 8191-175 10156-160 15021 2 1502 27130 220 1239 25A 0 150119 23 1501 18 22 1501 17 232 236 242 CRAWFORD ST 7 -,v4.5 1501 15 1 254 1501 M0 1613 262 210-40 1561 219 1513 3 264 ORO �E T 279 1591 2265,,5011 3` 032 93 297 15621341 CO 1503 17 8 271 .. 225 150212/0 150x58 15,4770150x0915028101902 263 *67 A.� 279 M45 261 255 269 1502 14 42 "V 1503 167 1 15023 C X9 16 `Q) 1 96 1502 212 �O 1503 20 5 1502 16 44 213 15614 47 289 1501529 - 6- Si 246 1503 10 15 411 Sr 255 1959 150)11 51 L . 150311213'61 F 240 1503131 1411 201 1137 15031510 1503169 229 1502 19 7 435 1502 17 45 1503 21 4 29 15113 75 0 1503 261201 2104 Zdnn C p =O6wn19df-616 Ci []6eedsra+-411 4 =Indust =Ins. oina.mx:'ia =00 Cd0.,4.! • 1 Bu 6 =▪ Neighborhood111 .F.!!1 9Y516.51 =Sing. 1,511-560 =5122.1.59, C 96 ▪ 165 F F.m-5 Cam re. =7rrovrp..76 =c0,n 69410cant.ry! =6kds.�lscdmm ol� F ae'—n. Peace Sehant 114 Sebels Pubic LlbrN.s d1-IJ. Comm9nR0.6919 cum. r a Rired e®w 61'11 Fig▪ hi I � 196rsim =1iTerm Boma 9645119bq r.>y ry 35263 fauns S 71/ N wen 401141 Printed on 10,17/2014 at 0240 PM 65 Grove Street (Former Ionics Building) (1-2) Page 5of5