HomeMy Public PortalAbout2016.09.13_Application PERMIT APPLICATION FORM
tea Planning Board and Zoning Board of Appeals
149 Main Street
Watertown, MA 0247
(617) 972-6427
www.watertown-ma.gov
TO BE COMPLETED BY STAFF a
Case Number: Notice to ADulicant: An application may be denied for outstanding
taxes or charges to the Town(Watertown Ordinance, Chapter
❑ Fees received: XVII). 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 Approval(As required by Ch.40,Section 57)
TO BE COMPLETED BY APPLICANT
Site Address: List application requests below:
311 Arsenal Street Special Permit(SP) Variance(V)
Watertown, MA 02472 Site Plan Review(SR) X SP/SR
Parcel ID#s: 130111 Special Permit Finding(SPF)
For an amendment to previous relief,provide case#s:
Zoning District:Arsenal Overlay Development District SR(Site Plan Review)meeting date,if required:
Petitioner(s): Athena Arsenal, LLC Phone: 207-596-1905
Address: 311 Ar n S�tertown,MA 02472 Email: mblair@athenahealth.com
Signature(s): Date: Sept 13, 2016
Owner(s): Athena Arsenal, LLC Phone: 207-596-1905
Address: 311 Arsenal Street Watertown,MA 02472 Email: mblair(a,athenahealth.com
Signature(s): �,� / Date: Sept 13, 2016
Agent: Stantec Consulting Services,Inc. Phone/Email: 617-654-6018
Other Contacts: Phone/Email: bob.corning@stantec.com
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 ORDINANCE from which relief is sought):
As part of the AODD Campus Special Permit approved by Planniniz Board decision dated August 1, 2016, Site
Plan Review Approval of Phase 1 under Section 5.12 (AODD) in accordance with Section 9.03; Further, to
request Temporary Reduction in on-site parking durinIZ construction of Phase 1, the Applicant to provide
substitute off-site parking and other interim measures under Section 5.12(i)(4).
Brief description of the project as it relates to the zoning relief requested—Include existing dimensions,proposed dimensions,
and any non-conformities that exist:
Athena Arsenal, LLC, requests Site Plan Review approval from the Watertown Planning Board for the
construction of a new 1,390 car parkiniz izaraae, a new 30,372 sf 3-story retail/commercial building and
associated site, landscape and transportation improvements at The Arsenal on the Charles campus in
Watertown, MA. The project conforms to the Master Plan Special Permit issued on Aggust 1, 2016 for the
campus development. The pro)ect also meets all zoning and dimensional criteria, please reference
Attachments A and B.
THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE
The ZONING ORDINANCE can be found online at:www.watertown-ma.gov
SUBMITTAL REQUIREMENTS -
M Signed Applications(3 original& 17 copies) ® Full Set of Plans,collated(20 Copies and PDF version)
® Written Supporting Statement(20 Copies) 1. Certified Plot Plan(for all applications)
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 See Attachment B
Data Required Existing Proposed Staff Comments
A. Use(Article V,WZO)
B. Dwelling Units
C. Lot Size
D. Front Yard Setback
E. Rear Yard Setback
F. Side Yard Setback(left)
G. Side Yard Setback(right)
H. Building Coverage
1. Impervious Coverage
J. Height/#of Stories
K. Lot Area per Unit
L. Gross Floor Area
M.Floor Area Ratio(FAR)
N. Open Space
O.Parking Spaces
Other data:
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 Permit(s)/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? YE O, Explain.
See Attachment A
2. Will the proposed use/structures adversely affect the neighborhood? YES( :/ Explain.
See Attachment A
3. Is there potential for nuisance or serious hazards to vehicle or pedestrians?YES(�D Explain.
See Attachment A
4. Will adequate and appropriate facilities be provided for the proper operation of the proposed use? ES O, Explain.
See Attachment A
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
*The ten criteria listed in Section 9.03 (cc)have been addressed in Attachment A.
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
Attachment A
Project Narrative in Support of Proposed West Garage, Building 2 and Associated Site Improvements
Site Plan Review Application
1. Landscape
The proposed landscape strategy and planting palette for the project is the first phase of a comprehensive
enhancement of the landscape character for the campus. As outlined in the Campus Master Plan, the overall
goals of the landscape enhancement strategy were:
• The proposed plan preserves and protects many of the significant existing trees on the campus.
• Plant diversity-Currently, there are several monocultures of tree plantings, mostly along the existing
roads and parking areas. A key goal of the landscape design is to develop a diverse and more
naturalistic and native plant palette that improves the campus aesthetic and capitalizes on some of
the key natural areas, particularly the bluff planting along North Beacon Street.
• Habitat-It was also important to create opportunities for improved habitat. The campus has an
important proximity to the Charles River corridor ecosystem. Developing a landscape that
encourages and promotes different habitats was an important goal of the plan.
• Seasonal Interest-The plant palette also provides 4-season interest for the landscape, by selecting
plants that have unique foliage, bark, form, flowers and fall color.
• Integration with the comprehensive and robust stormwater management strategy-The planting
palette plays an important role in creating a strong character for the stormwater facilities while also
providing critical water treatment functions assisting in meeting the overall stormwater water quality
objectives.
This first phase successfully achieves these goals.
The proposed landscape buffer along North Beacon Street will be preserved in its natural state and enhanced
and expanded as part of the new large open space This passive park will have a diverse planting palette of
deciduous and evergreen trees, shrubs, perennials, grasses and groundcovers. The existing stormwater swale
will be maintained and enhanced with appropriate planting to assist with water quality improvements in
addition to contributing to the landscape character of the Campus.
The existing row of trees (maples) along the west property line will be protected and maintained to provide an
immediate screen and buffer to the new garage. The frontage of the project on Arsenal Street will have a
more urban character, but will have landscape planters that will provide a mix of deciduous and evergreen
plant materials.
The frontage of building 311 on Arsenal Street is proposed to be enhanced, the existing street sidewalk will be
widened, the existing fence refurbished and relocated and the landscape areas enhanced with additional
plantings. These improvements will provide a better pedestrian experience for people visiting the Arsenal Street
Corridor.
The landscape areas will be furnished with irrigation supplied by two cisterns on the south side of the garage
that will capture and store rainwater from the garage for re-use.
2. Relation of Buildings to Environment
The proposed buildings are appropriately scaled buildings that are integrated into the surrounding context and
respect the character and presence of the existing architecture. The massing, footprints and heights are
consistent with what was approved in the AODD Master Plan Special Permit.
3. Open Space
This first phase of the project begins to address a primary goal of the master plan of increasing open space and
improving the pedestrian environment.
The expanded open space along North Beacon Street provides an important open space available to the
Watertown and athenahealth Communities.
Attachment A
Project Narrative in Support of Proposed West Garage, Building 2 and Associated Site Improvements
Site Plan Review Application
The frontage of building 2 on Arsenal Street also provides an important urban public space, an important
transitional space from the building to the public streetscape.
4. Circulation
The proposed circulation system for this phase of the project will be consistent with the circulation proposed in
the approved campus master plan. Circulation will be enhanced to maximize convenience and safety of
vehicular, bicycle, and pedestrian movement within the Campus and in relation to adjacent streets. Special
attention has been given to infrastructure and design that will reduce potential campus traffic, such as on-site
transportation demand management measures (with a focus on reduction of Single Occupancy Vehicles
(SOV's)), and participation in a Transit Management Association.
Vehicular access to the new garage on the north will be via a new signalized intersection on Arsenal Street at
the location of Wooley Avenue, and a new connection from the south to the existing intersection at North
Beacon Street/ Charles River Road/School Street. The garage will be equipped with "smart park" technology
that provides employees and visitors with real-time information about parking wayfinding and space availability
through digital signage and their mobile device.
Enhanced bicycle and pedestrian access to this portion of the campus will be developed along the western
edge of the site to provide a safe and separate access point that connects North Beacon Street and Arsenal
Street and provides signalized bicycle access to the Watertown Greenway trail system. Bicycle access through
the site will benefit from the shared street concept as well as enhanced internal bike paths and access points.
There will be significant covered and uncovered bicycle storage facilities added to the campus as part of this
project. A new bicycle storage area has been included in the new garage that accommodates up to 76
bicycles. New exterior bicycle parking spaces are also provided in the new pocket park, along the Arsenal
Street frontage and at the north entrance to building 39.
The on-site circulation will be an inclusive and accessible environment. All internal circulation will be ADA/
MAAB compliant.
Emergency access to the site will be provided utilizing the existing street network and a new restricted access
emergency and service vehicle street that runs north-south between the new garage / building 2 and Existing
Buildings 311 and 39. This street can be accessed from the internal street network as well as from Arsenal Street
via a mountable curb. In addition, a fire lane will be provided along the western edge of the west garage,
accessed by Arsenal or North Beacon Streets.
Existing loading and service at the west ends of buildings 311 and 39 will be relocated to the centralized
loading docks at the east end of building 39.
S. Surface Water Drainage (Stormwater Management)
The Proponent has developed a comprehensive and integrated stormwater management plan for the Site.
One of the key design goals is to create a stormwater system that is both integrated into the landscape and
visible and experiential to all users of the Arsenal Campus. Boardwalks will be installed across the stormwater
detention swales that run parallel to North Beacon Street. Stormwater runoff originating from approximately
half of the West Garage's roof deck will be collected, treated, and transferred to two 8,000-gallon irrigation
cisterns. These irrigation cisterns will be a visible element located within the Site's proposed pocket park,will
minimize reliance on the public water supply, and will provide education opportunities relative to water
conservation and sustainability. Native and drought tolerant landscape materials are proposed to further
minimize irrigation requirements.
The proposed stormwater management system is designed to meet the requirements of both the
Massachusetts Department of Environmental Protection's Stormwater Management Standards and the
Ordinance Establishing Requirements for Stormwater Management and Erosion Control, Chapter 98 of the Town
of Watertown's Code of Ordinances to the extent practicable.
Attachment A
Project Narrative in Support of Proposed West Garage, Building 2 and Associated Site Improvements
Site Plan Review Application
The proposed design will detain stormwater on-site by capturing and conveying runoff to subsurface detention
systems. These detention systems will reduce the peak rate of runoff leaving the Site by over 75%for the 2-, 10-,
and 25-year storm events. Additional components of the multi-faceted stormwater approach include Best
Management Practices and Low Impact Development design techniques such as:
• Permeable pavers
• Partial green roof for Building 2
• Rainwater cisterns
• Stormwater detention swales
• Water quality structures for Total Suspended Solids and Total Phosphorus removal
These design techniques are described in detail in the full Stormwater Report.
6. Utility Services
New water, sewer, and other utility services will be installed to serve the needs of the West Garage and Building
2. Existing water, sewer, and other utility services will be repaired or replaced, as needed, with new
infrastructure following inspection. The existing on-site water distribution network has both sufficient pressure
(over 100 pounds per square inch) and supply for the proposed conditions. New water distribution
infrastructure, such as service lines and valving, will further improve flow. Sewer flow from the West Parking
Garage and existing Building 39 will be directed to North Beacon Street. Sewer flow from Building 2 will be
directed to Arsenal Street. Based on a review of the existing conditions, the estimated capacity of the existing
municipal sewer systems within North Beacon Street and Arsenal Street have sufficient capacity to convey the
additional sewerage generated from the Site.
7. Environmental Sustainability
The Proponent intends to measure the results of their sustainability initiatives using the framework of the
Leadership in Energy and Environmental Design (LEED) rating system. As new construction the Campus Plan will
use the LEED V3 NC 2009 (New Construction) as a rating system to demonstrate compliance with Article 37. The
LEED rating system tracks the sustainable features of a project by achieving points in the following categories:
Sustainable Sites; Water Efficiency; Energy and Atmosphere; Materials and Resources; Indoor Environmental
Quality; and Innovation in Design.
As a condition in the Planning Board Decision granting a Special Permit for the AODD Campus Master Plan,
each project as it is developed is to: Provide documentation that new buildings within the campus achieve
LEED Silver certifiability and achieve a minimum of 40 points, prior to final Certificate of Occupancy.
The USGBC has ruled previously that parking garages by themselves are not eligible for LEED Certification. As
such, it will be the strategy for this project to evaluate the proposed garage with the proposed building 2 and
the site comprehensively from a LEED rating perspective.
The Proponent will engage a commissioning agent for the commissioning process and to verify that the building
systems are installed and perform as designed. The buildings will be designed to optimize energy efficiency and
will comply with the Stretch Energy Code, whereby energy use is reduced from the baseline energy
conservation code by 20%. Additional sustainability measures may include among others:
• The buildings will strive to use refrigerants that are free of chlorofluorocarbon (CFC).
• The buildings will strive to reduce the amount of building waste directed to landfills by supporting
recycling efforts. A central recyclables collection area will be provided on site.
• The Proponent through its General Contractor intends to divert construction and demolition debris
from landfills through the use of a construction waste management plan
• The project anticipates that it will meet the minimum requirements of Sections 4 and 7 of ASH RAE
Standard 62.1-2007, Ventilation for Acceptable Indoor Air Quality.
Attachment A
Project Narrative in Support of Proposed West Garage, Building 2 and Associated Site Improvements
Site Plan Review Application
• The Project will strive to minimize the exposure of building occupants, indoor surfaces and ventilation
air distribution systems to Environmental Tobacco Smoke (ETS). The Arsenal on the Charles is a
smoke-free campus.
• A Construction Management Plan will be developed and submitted prior to construction.
• The Campus Plan anticipates that several points will be achieved in the Innovation & Design
category.
• The Project is located near several mass transit stops.
• The Project will include energy star appliances as appropriate.
• The Project team includes at least one LEED Accredited Professional
• The Project will incorporate LID techniques for stormwater management
8. Screening
Screening of the proposed garage along North Beacon Street will be achieved through the design and
implementation of the public open space along the south face of the garage. The open space will maintain
the existing planting buffer and supplement with evergreen and deciduous trees and shrubs that will provide
additional buffer and screening of the new parking garage. In addition, the upper levels of the garage will be
provided with horizontal planter boxes that will provide additional screening and buffering of the garage at the
upper levels.
The line of existing mature trees along the western property line will remain to provide an immediate screen
and buffer along this edge of the garage.
The North end of the proposed garage will be screened by the proposed building 2.
9. Safety
The project has been developed in a manner that enhances the safety and security of the public, guests,
visitors and employees. The most visible face of the project along Arsenal Street has been programed with
active and pedestrian-oriented uses. The ground floor areas of building 2 have a high degree of transparency
to improve visibility between indoor and outdoor areas.
The project allows for maximum accessibility by fire, police, and other emergency personnel and equipment.
Emergency access is provided on the north of building 2 via Arsenal Street, and east and west of the proposed
garage/ Building 2. In addition, the site includes significant outdoor lighting to enhance safety. Security
cameras around the property will record and retain information related to activity on the site. In addition, a
state-of-the-art access control system will provide secure access to the buildings.
10. Design
The project design is consistent with the design included in the approved Campus Master Plan. The project
minimizes impacts to abutting properties. Design of the proposed stormwater management system greatly
improves the existing off-site conditions and water quality. The proposed transportation management plan and
energy efficient building design minimizes impacts on air quality. Screening and buffering will minimize noise,
odor, heat vibration and dust impacts. Structures have been designed to enhance and blend into the existing
campus and community fabric and will be visually appealing. Lighting has been designed particularly for
parking and pedestrian areas of the campus to be dark sky compliant and to minimize impacts on abutting
properties.
In addition, the project meets all aspects of the siting and design guidelines of section 5.12.g of the Zoning
Ordinance. The project has been designed to be sensitive to the various character defining features including
building and structure exteriors, fenestration, scale, color, use of material and mass, and views. The design will
also be consistent with the requirements of Secretary of the Interior's Standards for Rehabilitation and
Guidelines for Rehabilitating Historic Structures.
Attachment B
Project Zoning Data
Development Summary
Building
Building GSF Coverage Floors Use
(Footprint)
Existing Buildings
Building 37 48,807 26,565 2 Office
Building 39 128,055 40,975 5 Office/ Storage
Building 43 38,650 21,464 2 Office/ Restaurant
Building 60 19,131 12,144 2 Office
Building 97 23,864 11,591 3 Office
Building 117 2,976 1,081 2 Office
Building 118 5,714 3,169 2 Office
Building 131 56,247 20,364 4 Office/ Day Care
Building 311 428,794 147,255 2 - NW Corner Office, Health Club
5 - South Ridge
Building312 81,614 31,829 3 Restaurants/Theater
Building 313 70,692 38,780 2 Office
Total Existing GSF 904,542 355,217
Proposed Buildings
Building 2 30,372 9,926 3 Commercial/ Civic
Total Proposed GSF 30,372 9,926
Total Campus GSF (no garages) 934,914 365,143
Garages
Existing East Garage 57,775 6 Parking
Proposed West Garage 445,300 70,300 6 - N. Beacon St. Parking
7 - Arsenal St.
Attachment B
Project Zoning Data
Zoning Data - Arsenal Overlay Development District
Required/Allowed Proposed Status Comments
Minimum Lot Size 10,000 SF 1,281,839 SF (29.4 Ac.) Complies Existing Campus
Minimum Front Yard Setback
Arsenal St.' Aligned with Building 311 Aligned with Building 311 Complies First Floor Commercial, Community or Cultural Use
N. Beacon St. - West of School St. 25 z 90, Complies
Minimum Side Yard Setback 25' 25' Complies
Minimum Rear Yard Setback 25' N/A Complies
Maximum Building Height Varies Varies Complies
Maximum Building Lot Coverage' 50% 28.5% Complies
Minimum Open Space 15% 22.0% Complies
Parking Requirements'
Automobile 2,960 3,031 Complies Reference Detailed Parking Analysis on Drawing L-000
Bicycle 0 1 Bike Parking/ 15 oVehicles -198 202 Complies
50/o Lonq Term (99) 50/o Short Term (99) 151 Lonq Term / 51 Short Term
1 By AODD Campus Special Permit with Conceptual Site Plan Review, the Front Setback may be reduced along Arsenal Street to the front setback of Building 311 to maintain consistent building lines,
provided that any new construction less than 25 feet from Arsenal Street authorized by such a special permit must include first floor commercial, community, or cultural uses along at least 80% of the
Arsenal Street facade.
2 For the North Beacon Street frontage west of Charles River Road, no new construction may extend closer to the street nor higher in elevation than the line established by a 45 degree plane beginning at the
northerly side line of North Beacon Street and extending northward into the AODD.
3 Excludes Parking Garages per 5.12.e.3 of the Zoning Ordinance
4 Exceeds required off-street bicycle parking per 5.12.f of the Zoning Ordinance
Attachment B
Project Zoning Data
Parking Requirements Summary
Existing Campus
Land Use Size Units Town Zoning Units Parking Required Per Town I Parking Supply
Requirement Zoning
Office(1st Fir) 245,123 sf 1.0 spaces/350 sf 700 Existing Proposed
Office(Other Fir) 483,137 sf 1.0 spaces/400 sf 1,208 Existing Garage 1,130 1,130
Restaurant 412 seats 1.0 spaces/4 seats 103 Surface Parking 828 511
Retail(1st Fir) 0 sf 1.0 spaces/350 sf 0 Proposed West Garage 1,390
Retail(Other Fir) 0 sf 1.0 spaces/400 sf 0 I Total 1,958 3,031
Fitness Center 57,926 sf 1.0 spaces/400 sf 145
Public Assembly 484 seats 1.0 spaces/5 seats 97
Total Required 2,253
Proposed New Uses (Proposed Accessible Parking
Land Use Size Units
Town Zoning Parking Required Per Town Total Proposed Spaces 3,055
Units
Requirement Zoning Hanidcapped Spaces Required(MAAB) 41
Retail(1st Fir) 9,926 sf 1.0 1/350 sf 28 Proposed Handicapped Parking
Retail(Other Fir) 20,446 sf 1.0 1/400 sf 51 West Garage 12
Total Required 79 East Garage 8
Surface Parkinq 26
Total Proposed Handicapped
Total Existing and New I Parking 46
Town Zoning Parking Required Per Town
Land Use Size Units Requirement Units Zoning
Office(1st Fir) 245,123 sf 1.0 spaces/350 sf 700
Office(Other Fir) 483,137 sf 1.0 spaces/400 sf 1,208
Restaurant 412 seats 1.0 spaces/4 seats 103
Retail(1st Fir) 9,926 sf 1.0 spaces/350 sf 28
Retail(Other Fir) 20,446 sf 1.0 spaces/400 sf 51
Fitness Center 57,926 sf 1.0 spaces/400 sf 145
Public Assembly 484 seats 1.0 spaces/5 seats 97
Total Required 2,332