HomeMy Public PortalAboutACEC_Staff Report_FinalTown 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 #:
Subject Property:
Parcel ID #:
Zoning District:
Petitioner/Owner:
Zoning Relief Sought:
Special Permit Granting
Authority:
Staff Report:
Staff Recommendation:
Planning Board Hearing:
PB-2018-01 SR
47 Nichols Avenue
1228 10 0 (ACEC Lot) 12 14 1G (Parking Lot)
T (Two -Family) and Neighborhood Business (NB)
Armenian Cultural and Educational Center
Site Plan Review (SR) §9.03
• §5.04, Maximum Building Coverage (70%),
FAR (1.02), and §6.01(f), Shared Parking,
with consideration of the MGL c40A, §3,
Dover Amendment
Planning Board — Site Plan Review
February 7, 2018
Conditional Approval of Site Plan Review Project
Scheduled for February 14, 2018
47 Nichols Avenue
PB-2018-01 (Board Site Plan Review)
I. Public Notice (M.G.L. c. 40A, §11)
February 7, 2018
Staff Report
A. Procedural Summary
Petition PB-2018-01 SR is scheduled to be heard by the Planning Board on February 14, 2018. As
required by M.G.L. c. 40A, sec.11 and the Watertown Zoning Ordinance (WZO), notice was given as
follows:
• Published in the newspaper of record (Watertown TAB) on January 26, 2018 and February 2,
2018;
• Posted at the Town Administration Building on January 31, 2018; and,
• Mailed to Parties in Interest on January 31, 2018.
B. Legal Notice
"Armenian Cultural and Educational Center, Inc., 47 Nichols Avenue, Watertown, MA 02472, herein requests the
Planning Board to grant a Site Plan Review in accordance with Watertown Zoning Ordinance §5.04, Maximum
Building Coverage (70%), FAR (1.02), and §6.01(f), Shared Parking, with consideration of the MGL c40A, §3,
Dover Amendment, for the addition of 8,410 sf to an existing educational/function facility. NB Neighborhood
Business/T Two -Family Zoning District. PB-2018-01"
II. Description
A. Site Characteristics
The site is a corner lot of approximately 0.720 acres (31,286 square feet) with its frontage on Nichols
Avenue and its Western side lot line on Elton Avenue. It is relatively flat, and has been occupied by the
Armenian Cultural and Educational Center (ACEC), which opened in 1980.
North/Front Facade from Nichols Avenue
West/Side Facade from Elton Street
Page 2of11
47 Nichols Avenue
PB-2018-01 (Board Site Plan Review)
February 7, 2018
Staff Report
West Facade — Transformer (green) to be
relocated, dumpsters (background) to be
enclosed and screened
ACEC Lot across Nichols Avenue from the
main entrance
The ACEC site is divided by the Two -Family (T) and Neighborhood Business (NB) zoning districts as
shown on the attached locus map. The bulk of the building is in the NB District, while the unfinished
part, and dirt path that provides access to the transformer and dumpsters are in the T District (See Existing
Conditions Plan of Land, Sheet 1) The ACEC lot is conforming in size, frontage (225 feet), building
height (32 feet), impervious coverage (75%), and percentage of open space (38%). The structure is non-
conforming with respect to the front (2.6 feet), a portion of the rear (4.8 feet), and side yard (0.4)
setbacks, building coverage (60%), and floor area ratio (0.75).
The ACEC lot, across Nichols Avenue, is located in the Industrial -2 zone. It is comprised of two parcels
that total 37,802 square feet in size, relatively flat, and L-shaped. There is an area of single -bay parking
and an area that can accommodate stacked parking. The double long/stacked parking area is hidden from
street view by two buildings that front on Nichols Avenue.
B. Surrounding Land Use
The site is located in the East End of Watertown, just off Coolidge Square. Across Nichols Avenue is the
ACEC parking lot, a metered municipal parking area and the new Linx commercial project, which
redeveloped the former Verizon equipment facility. Bigelow Avenue, Elton Avenue, Melendy Avenue,
and part of Arlington Street are in the Two -Family zone, characterized by larger, older two-family homes
and condominiums at 60 Bigelow Avenue. Nichols Avenue, from Elton to Arlington, is zoned NB, with a
mix of residential, offices, older industrial and other commercial uses.
C. Nature of the Request
The Petitioner has requested a Site Plan Review Approval, heard by the Planning Board, in order to add
8,410 square feet to the existing Armenian Cultural and Educational Center. The Petitioner requests use
of the Dover Amendment to increase the building coverage and floor area ratio (FAR) which are non-
conforming with Zoning. Setbacks, which are also non -conforming, will not change with the proposed
project. The Petitioner will continue to provide offsite parking at the ACEC lot and has included updated
information on the shared parking for the two uses on the site, and has indicated that excess parking may
continue to be leased a portion of the time when they are not in use for the primary uses of the site.
D. Relevant Permitting History
According to Assessor's records, the ACEC came into existence in 1974. Prior ownership of the site
included Hood Rubber and BF Goodrich. There are no building cards or permits in the Inspectional
Services Division files. Planning and Zoning records show three prior permits:
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47 Nichols Avenue
PB-2018-01 (Board Site Plan Review)
February 7, 2018
Staff Report
• 79-80-31— SP: Permit allowed the ACEC to use a lot for off -site parking
o Owned by ACEC: Plan of the lot indicates 55 spaces
o Narrative in Permit indicates the lot could also be used by the Armenian Church
• 81-82-11— SP: Permit for Day Care/Nursery School at ACEC.
o Permit was granted without conditions, and relied on the parking discussed in the 1979
Special Permit
• 06-42/79-80-31— ASP: Amendment of 1979 Special Permit for parcel adjacent to the ACEC
parking lot that was granted a SP in 1979
o Allowed the ACEC to expand its off -site parking from 55 to 105 spaces
o Lot used for general ACEC parking (Bingo, school use, etc.)
o Control Plan and Conditions:
1. Maintain landscaping around the lot
2. Install and maintain an irrigation system
3. 6 -foot stockade fence to screen 72 Nichols and 72-76 Melendy Ave
4. Remainder of fence can be chain -link
5. Install and maintain drainage
6. Install and maintain lighting and security cameras
7. Attendant must be on duty to control "stacked" parking when used
A separate Special Permit (SP -2012-01) was granted by the Planning Board in January 2012 to the St.
Stephen's Armenian Apostolic Church of Greater Boston. The Special Permit approved a 6,200
square foot addition to the existing St Stephen's Armenian Elementary School at 38 Elton Avenue. The
Elementary School and ACEC are separate entities on different properties, with unrelated permits
from the Planning Board, although 13 of the ACEC parking spaces were required to be assigned to
that project for staff use.
DCDP staff suggests that the current Petition is an opportunity to combine previous ACEC permitting
into a single approval with relevant Conditions carried forward and nullifying previous permits from
1979, 1981, and 2006.
III. PUBLIC COMMENT
No written comments were received at the time this report was written.
IV. FINDINGS
The Planning Board is the Permit Granting Authority for projects requiring only Site Plan Review
Approval. The Board must consider the 10 criteria for Site Plan Review as set forth in §9.03(c) of the
WZO and can only approve (reasonable conditions may be included) a request that falls into this
category.
A. Plan Consistency
The proposed project is an exempt Dover Amendment use under MG.L.c.40A §3 and is allowed
throughout the Town. The Future Land Use Map indicates this area as a commercial mixed -use area of
the Town. This site and its current uses continue to be appropriate and support the diverse mix of uses
within the area.
B. §9.03 (c), Site Plan Review
The Planning Board must determine if the proposal sufficiently meets requirements for Site Plan Review
provided in §9.03(c) of the WZO. Staff has reviewed the criteria and finds that:
Page 4 of 11
47 Nichols Avenue
PB-2018-01 (Board Site Plan Review)
February 7, 2018
Staff Report
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.
Met: The Petitioner provided a Landscape Plan (Sheets L101-103) which maintains and enhances the
existing vegetation around the ACEC. In particular, the area to the rear, which is proposed to be
enclosed, will change from a dirt lot/driveway to a patio with porous pavers and a 5 -foot landscaped
buffer.
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: The requested project would enclose an area of the building, where cars where
initially intended to park prior to the offsite parking lot approval, creating 3,800 square feet of useable
interior space (Sheet A101). This increases the already non -conforming building coverage and FAR, but
completes an area of the building that has remained unfinished since the initial construction and helps
make the overall building program more effective for the current use. It provides more functional space,
a second entrance, access stairs, second floor bathrooms, and additional storage. The project also
involves renovation of the overall building, and modernization of the physical plant. A second phase of
the project would expand the existing second -floor library into an area that is now an open two-story
atrium (Sheet A102) and proposes a retractable roof over the open-air courtyard (to remain). The project
also proposes solar panels on the gym roof. Staff suggests that the overall project will result in a minor
height increase (32 feet to 35 feet) interior to the building which would have no impacts on abutters.
Further, filling in the unfinished area of the building will beautify and complete the facade facing the
neighborhood at the existing outer building wall, and will have no apparent change to the bulk and mass
of the building facing the immediate abutters.
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.
Met: When considering the overall redevelopment program, the amount of open space on the site
remains the same, but its quality improves. The open space are to the rear and side of the site is currently
not landscaped and is dirt or gravel and is occasionally used for parking. The project will update this area
and provide landscaping at the perimeter and includes a patio space. The area will still allow loading and
can be used by trash vehicles but increases the overall area dedicated to landscaping.
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.
Conditionally Met: The site circulation will improve, as all parking will be directed to the ACEC lot.
The reconfiguration and enclosure of the area to the North will provide a safer access and limit the use to
waste management vehicles and other authorized limited use. The design with a gate will also allow
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47 Nichols Avenue
PB-2018-01 (Board Site Plan Review)
February 7, 2018
Staff Report
better control of the site access with an option to include a "No Parking" sign at the Elton Avenue curb
cut. This will limit the ability of vehicles using this curb -cut for parking.
The bicycle rack shown on Sheet L104 conforms to the styles stipulated by §6.07(a)(2). Sheet L101
indicates that 8 racks will be provided on a small landing in front of the new secondary entrance on Elton
Avenue. The number of racks needs to be clarified as there are 7 bicycle spaces required and each rack
can provide space for two bicycles. A new Control Plan must be submitted prior to Building Permit to
confirm the location and number of racks.
As noted above, the ACEC lot has a 104 car capacity. The Petitioner provided several parking analyses
as part of the Application. The Parking Summary chart and Analysis from Harout Kelian indicates the
number of vehicles attributed to various ACEC functions, as well as the assumptions and calculations
used to create the total parking demand. This analysis shows that if the zoning requirements were
applied, the peak demand would be 93 spaces in the evening (peak use as Community Center). The
ACEC lot has 104 spaces, so the parking meets the zoning requirements. There is also adequate parking
for the school use, which based upon prior permits and zoning requires 76 spaces (63 for the site plus 13
for previous offsite approval of St Stephen's). As requested, the school use and the Community Center
are not using the facility at the same time (largest space to congregate is the gym and can only be used by
one entity at a time) so parking meets the zoning under this shared use scenario.
The Petitioner also provided a Parking Memo prepared by F. Giles Ham, PE. Actual vehicle counts were
conducted between 8:00 AM and 5:00 PM on February 4, 2015. This data shows the ACEC lot has a
peak utilization during this time span of 46 vehicles, leaving a potential "excess" capacity of 58 spaces
(104-46). A confirmatory re-count in May 2017 showed approximately the same usage, confirming the
"excess" parking capacity. DCDP staff suggests this could allow the ACEC lot to continue to be used for
non -school and non-ACEC functions during the weekday.
The WZO requires that the daytime uses must provide 63 spaces, with an additional 13 spaces required
from the SP for St. Stephens School. These 13 spaces must be provided regardless.
Section 6.01(0 allows that "where it can be demonstrated that the combined peak parking needs of all the
uses sharing the lot will, because of differences in peak hours or days, be less than required by §6.01(b),
the number of parking spaces to be provided may be reduced accordingly by Special Permit."
Utilizing this section of the WZO, the parking demand could be reduced by 16 spaces, leaving a demand
of (63-16) +13 or 60 spaces. This leaves a potential excess capacity per zoning of 44 spaces (104 — 60 =
44). This suggested reduction is confirmed through the Petitioner's submitted parking memo.
Required by Zoning or a Prior Permit
Daytime Demand
Parking Reduction
Zoning Requirement
63 (*)
25% of 63 = 16
St. Stephens School Special Permit
13
No reduction allowed
Must always have 13 spaces
Elementary School
In the 63
-
Total Spaces Required in the
Daytime
76
60 spaces
(*) = Evening and weekend parking demand is 93 spaces per the WZO. No reduction can be allowed as
the lot only provides 104 spaces.
Page 6 of 11
47 Nichols Avenue
PB-2018-01 (Board Site Plan Review)
Based on this data, the following conditions be allowed:
February 7, 2018
Staff Report
1. The ACEC be held to the parking requirements in zoning and peak usage at night and on
weekends. This would mean that the Petitioner would have to provide a minimum of 93 spaces at
these times.
2. Recognize the actual daytime/weekday usage, and allow the Petitioner to utilize Section 6.01(0
and reduce parking by 25%. This would allow the Petitioner to reserve or offer 44 spaces to a
third party.
This is based on the usage and parking analysis provided by the Petitioner as part of this Application. If
the Petitioner wants to provide a more complex analysis, the WZO [,5.01(3)(c)] provides an option for a
separate Special Permit for parking lots of 50 or more spaces.
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 Petitioner states that the site's aggregate hard scape will not be altered, therefore
the project appears to be stormwater neutral relative to the existing condition. One change is the
retractable roof, which will cover an open air internal courtyard. In its present condition, runoff (the floor
is terrazzo/patio) from the open courtyard is sent to a drainage system. Also, the area to the rear is now
dirt/crushed bluestone, and will be converted to porous pavers. In any case, staff recommends that the
project be conditioned to require all stormwater management have final Department of Public Works
(DPW) review and approval if required, prior to issuance of a Building Permit.
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: The Petitioner will utilize the existing underground utility connections, and continue
to use a private waste management company for solid waste/recycling disposal, so no change or
additional/different impacts are expected. As noted, the patio of porous pavers to the rear will be
constructed so that it can take the weight of trucks servicing the dumpsters in the Eastern corner (See
sheet L103). This configuration is similar to the existing condition, although it improves the travel
surface. In addition, staff recommends the project be conditioned that all utility plans shall have final
review by DPW for approval prior to issuance of a Building Permit, with completion prior to issuance of
a Certificate of Use/Occupancy.
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 Developments in the NB, LB, CB, I-1, 1-2, 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.
Page 7 of 11
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PB-2018-01 (Board Site Plan Review)
February 7, 2018
Staff Report
All Mixed Use Developments 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 edition
as applicable) at the Silver level.
Met: As noted in the Petitioner's narrative, Phase One includes modernization of the building
mechanicals. Phase Two will involve a whole building energy retrofit. The components of this program
are summarized in the Application Narrative, and include installation of a solar array.
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: The Landscaping Plan notes the existing transformer will be relocated (See site
photos), and screened with vegetation. The trash/recycling area will also be moved further back on the
rear of the lot, and will be surrounded with a gated enclosure. The Fire Department recommends bollards
be installed to protect the relocated transformer.
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.
Conditionally Met: The Town's Fire Inspector recommends bollards be installed to protect the
transformer and that a supra box to be mounted in close proximity to the rear gate with access keys for the
rear gate and gate to the dumpster for emergency access. DCDP staff also notes that the proposed project
will be subject to Fire Department review, as part of the Building Permit review process.
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 proposed project is the redevelopment of an existing building, to enclose an area
to the rear (Sheet 202) that is visible from Elton Avenue. DCDC staff suggest the completed project
results in a more complete facade facing Elton Avenue, and reduces impacts to immediate abutters.
Sheet L104 includes a place holder graphic of an LED wall -pack light. According to the Architect, the
intent is to provide additional exterior lighting to illuminate the playground and new rear patio area. The
lighting design has not been finalized, but staff recommends the Petitioner first determine if lights already
required to illuminate egress doors are sufficient to meet the facility's needs and ensure that exterior
lights:
• Comply with Article VII of the Zoning Ordinance
• Equipped to turn off during daylight hours
Page 8 of 11
47 Nichols Avenue
PB-2018-01 (Board Site Plan Review)
February 7, 2018
Staff Report
V. STAFF RECOMMENDATIONS
The Petitioner requests Site Plan Review Approval, considered by the Planning Board. Staff finds that
the petition will meet the criteria set forth under §9.03, and meets the general purpose of the Ordinance
outlined in § 1.00 of the WZO. Therefore, staff recommends conditional approval for Site Plan Review.
VI. CONDITIONS:
#
Condition
Timeframe for
Compliance
To be
Verified By
1.
Control Documents: This approval is based upon the application materials
and documents shown below, and as modified by these conditions:
A. Planning Board Application, received 1/19/18, including:
1. Cover Sheet with signatures
2. Zoning Project data
3. Narrative addressing the 10 Site Plan Review criteria
4. Parking Summary Chart, Harout Kelian, Sheet 4 of 11
5. Parking Analysis Letter, Harout Kelian, dated 12/11/15 (sic),
sheet 5 of 11, 2 pages
6. Memo, from ACEC Board, dated 1/5/18, concerning parking
spaces allocated to the Nursery and Elementary schools
7. Memo, from ACEC Board, dated 1/5/18, received 1/22/18,
describes parking provisions for the ACEC lot
8. Memo, from F. Giles Ham, PE to Jeffrey Heidelberg, Boylston
Properties, Parking Study, 3 pages
9. Memo, from ACEC Board, dated 1/5/18, Plan for Demolition
10. Additional Narrative: Describes the proposed project's phases,
and the property's use since the ACEC was constructed, 2 pages
B. ACEC Plans, by Harout Kelian, Architect, Belmont, MA, 12 pages, 11x17
inches, color, dated 1/9/18
1. Cover Sheet
2. First Floor Plan, A101, Existing and Proposed Development
3. Second Floor Plan, A102, Existing and Proposed Development
4. Roof Plan, A103, Existing and Proposed Development
5. South Elevations, A201, Existing and Proposed Development
6. West Elevations, A202, Existing and Proposed Development
7. North Elevations, A203, Existing and Proposed Development
8. East Elevations, A204, Existing and Proposed Development
9. Landscaping Plan, L101, Proposed Conditions
10. Landscaping Detail — Screen for Dumpsters, L102
11. Landscaping Detail — Vegetated Pavers, L103
12. Landscaping Details, L104, Shows Bike Rack Detail and
Exterior Light
C. Existing Conditions, Drawn and stamped by Todd M. Chapman,
Professional Land Surveyor, Sheet 1, dated 11/27/17, latest revision
9/29/17
D. Existing Conditions, Enlarged, Sheet 1, dated 11/27/17, latest revision
9/29/17 — Two Sheets, one shows the site and one the parking lot
E. Proposed Site Plan, Drawn and stamped by Andrew M. Truman, Sheet C-
1.1
F. Proposed Site Plan, Enlarged, Sheet C-1.1
Perpetual
ZEO/
ISD
2.
Prior Approvals: All previous approvals and conditions of Special Permits
and Special Permit Amendments, specifically Special Permits 79-80-31 and
81-82-11 Special Permit Amendment 06-42/79-80-31 shall be nullified as part
of this approval. The following Conditions shall continue to apply:
a. Maintain landscaping around the lot including install and maintenance of
an irrigation system.
Perpetual
DCDP
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47 Nichols Avenue
PB-2018-01 (Board Site Plan Review)
February 7, 2018
Staff Report
#
Condition
Timeframe for
Compliance
To be
Verified B
b. 6 -foot stockade fence to screen 72 Nichols and 72-76 Melendy Ave and
the remainder of fence may be chain -link.
c. Install and maintain drainage for the parking lot and well as lighting and
security cameras.
d. Attendant must be on duty to control "stacked" parking when used.
3.
Plan Modifications and Amendments: 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
ZEO/
DCDP
4.
Recordation: Prior to issuance of the 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
5.
Codes/Regulation Compliance: The Petitioner shall comply with the
requirements of applicable local, State, and Federal requirements, ordinances,
and statutes.
Perpetual
ZEO/ISD
6.
As-Built(s): The Petitioner shall submit a certified "As -Built" foundation and
plot plan at the time of foundation inspection which show all dimensional
setbacks.
BP for Phase One
ZEO/ISD
7.
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.
Prior to Certificate
of Use/Occupancy
(CO)
ZEO
8
Utilities/Sewer/Stormwater Approvals: All utility, grading, water and
stormwater management plans shall have final review by DPW for approval.
prior to BP
DPW
9.
Utilities/Sewer/Stormwater Completion: All utilities, including but not
limited to water, sewer and stormwater management systems shall be complete
prior to issuance of a Certificate of Occupancy for any building.
Prior to CO
DPW
10.
Signage: No signs shall be permitted except those that meet the signage
requirements in Article VII of the Zoning Ordinance. Signage will be subject
to a separate permit process.
Perpetual
ZEO/ISD
11.
Emergency Entry: The Petitioner shall install:
A. A supra box in close proximity to the rear gate with access keys for
the rear gate and gate to the dumpster.
B. Bollards to protect the transformer.
prior to CO
ZEO/ISD
12
Site Circulation/Parking/Bicycle Parking: The Petitioner shall:
A. Install a sign or moveable barrier, such as a chain, across the access
way behind the rear wall with a No Parking sign or similar method to
dissuade vehicles from turning into or parking in this area.
B. Submit an updated Control Document to show compliance with WZO
§6.07(a)(2) and (a)(3).
prior to CO for A
Prior to BP for B
ZEO/ISD
13.
Parking in the ACEC Lot:
A. A shared parking study/plan must be maintained for the ACEC
parking lot with a DCDP staff review and approval of any changes
made to it.
B. This approval allows the site to utilize shared parking but may only
reduce the total amount of not more than 25% with a reduction from
the Zoning requirement of 63 (13 must always be available for the
other offsite school use on Elton Avenue) to not less than 60 during
the days for school uses and 93 in the evening and on weekends for
the Community Center use.
Perpetual for A, B,
and C
ZEO/ISD
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PB-2018-01 (Board Site Plan Review)
February 7, 2018
Staff Report
#
Condition
Timeframe for
Compliance
To be
Verified By
C. The Petitioner must obtain both a Modification of this Permit, and a
separate Special Permit to allow entities other than the ACEC,
schools or related entities to utilize any additional parking of 50 or
more spaces.
14.
Screening: All aspects of the project shall be required to provide appropriate
screening for all storage areas, exposed machinery, HVAC, roof -top
mechanicals, service areas, loading areas, transformers and utility connections
where appropriate.
Prior to
CO/Perpetual
ZEO/ISD
15.
Exterior Lighting:
A. That all site lights will turn off during daylight hours.
B. Final exterior/site lighting shall comply with Article VII of the Zoning
Ordinance. Once the lighting is operational, a review of the installation shall
be completed and, if necessary, additional measures shall be taken by the
Petitioner, including but not limited to further screening or shielding installed
to reduce off -site impacts.
A: Prior to BP
B: Once the new
exterior lighting is
operational
ZEO/ISD/
DCDP
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472.76
1171
1227 206 0
663
122719 29
657-59
1227 11Y 9
663
1227 11A 6 S
667 O
1—
673.71 1227 120 o 5t Stephen's Armenian
122611C 9
#56
1228 170
660
121439
672
Punted on 02,92018 t 1204 FM
122853
657
1228 6 1
#61
1226 8C 0
677
1228 86 B
683
12222 0 m
—
689-91
1226984
699.101
NICHOLS AVE
9
t
emus ,comn.
ACEC (T and NB) Lot (1-2)
Page 11 of 11