HomeMy Public PortalAbout385 Pleasant_Planning Board Amend 2_030618 smallARCHITECT
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385 PLEASANT STREET
385 PLEASANT STREET WATERTOWN, MA
MARCH 5,2017
PLANNING BOARD SUBMISSION
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PROJECT INFORMATION
UNIT BREAKDOWN
AVERAGE
COUNT RATIO SIZE (GSF)
TOTAL STUDIOS
2
5%
600
TOTAL 1 BEDROOMS
4
9%
750
TOTAL 1 BEDROOM LOFTS
14
24%
950
TOTAL BEDROOMS
33
62%
1,100
TOTAL DWELLING UNITS 53
OVERALL GSF, AS DESIGNED
GSF RATIO
COMMERCIAL
10,840
15.0%
RESIDENTIAL
50,869
70.4%
SUBTOTAL COMMERCIAL +
61,709
SUBTOTAL BUILDING
10,522
14.6%
TOTAL BUILDING
72,231
100%
PARKING
COMMERCIAL PARKING IF RESEARCH
1 PER 600 SF
COMMERCIAL PARKING IF OFFICE/
1 PER 350 SF ON FIRST FL, 1 PER 400 SF 2ND
RESIDENTIAL PARKING
.75 PER STUDIOS, 1 PER 1 BEDROOM; 1.5 PER 2
TOTAL PARKING IF RESIDENTIAL + RESEARCH [
TOTAL PARKING IF RESIDENTIAL + OFFICE/ RE'
PARKING RATIO IF RESEARCH DEVELOPMENT
PARKING RATIO IF OFFICE
PROVIDED REQUIRED
23 1 19
23
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ROOMS
LOPMENT 92
92
105%
94%
29
BIKE PROVIDE REQUIRE
RESIDENTIAL / MIXED -USE DEVELOPMENT 52 19
1 PER 5 PARKING SPOTS; MINIMUM OF 6
TOTAL BIKE PARKING 52 19
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PROJECT SCOPE
THE PROJECT SCOPE INCLUDES THE RENOVATION OF AN EXISTING WAREHOUSE
BUILDING ON SITE AS WELL AS THE CONSTRUCTION OF FOUR NEW STRUCTURES
OF BOTH RESIDENTIAL/COMMERCIAL USE AND A PUBLIC PARK AT THE
INTERSECTION OF PLEASANT AND WALTHAM STREETS. THE PROJECT WILL
INTRODUCE 58 NEW RESIDENTIAL UNITS RANGING FROM STUDIOS TO 2
BEDROOM UNITS AS WELL AS AROUND 11,600 SF OF NEW COMMERCIAL SPACE.
PROJECT
CLIENT:
AMSTEL HERITAGE WATERTOWN, LLC
28 BROOKS STREET
BRIGHTON, MA 02135
ARCHITECT:
EMBARC STUDIO LLC
60 K STREET, 3RD FLOOR
BOSTON, MA 02127
ENGINEER:
MCKENZIE ENGINEERING GROUP
150 LONGWATER DRIVE, SUITE 101
NORWELL, MA 02061
LANDSCAPE ARCHITECT:
VERDANT LANDSCAPE ARCHITECTURE
318 HARVARD STREET, SUITE 25
BROOKLINE, MA 02446
ZONING ATTORNEY:
GILMAN, MCLAUGHLIN & HANRAHAN LLP
101 MERRIMAC STREET
PO BOX 9601
BOSTON, MA 021 14-9601
TRAFFIC ENGINEER:
MDM TRANSPORTATION CONSULTANTS, INC
28 LORD ROAD, SUITE 280
MARLBOROUGH, MA 01752
BIKE PARKING BY INDOOR' OUTDOOR
BUILDING A
8
4
BUILDING B
8
8
BUILDING E
8
4 COVERED
BUILDING F
8
4
TOTAL BIKE PARKING
32
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SHEET LIST
DRAWING
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ARCHITECTURAL
A00
COVER SHEET, PROJECT INFORMATION, SHEET LIST
X
X
X
A01
SITE CONTEXT MAP
X
A02
AERIAL VIEW
X
A03
STREET VIEW
X
A04
STREET VIEW
X
A05
STREET VIEW
X
A06
SITE PLAN
X
X
X
A06.1
ENLARGED SITE PLAN - EASTERN
X
A07
SITE LIGHTING PLAN
X
A07.1
LIGHTING CUT SHEETS
X
A07.2
LIGHTING CUT SHEETS
X
A08
AERIAL RENDERING FROM EAST
X
X
A08.1
CONTEXT PLAN
X
X
A09
AERIAL RENDERING FROM WEST
X
X
A10
RENDERING FROM BUILDING A LOOKING WEST
X
X
X
Al 1
RENDERING FROM BUILDING E LOOKING WEST
X
X
Al2
RENDERING FROM BUILDING F LOOKING EAST
X
X
A13
SITE SECTION
X
X
A13.1
SHADOW STUDY - SPRING/FALL
X
X
Al 3.2
SHADOW STUDY - SUMMER
X
Al 3.3
SHADOW STUDY - WINTER
X
X
X
X
A14
BUILDING A- FLOOR PLANS
A14.1
BUILDING A - ELEVATIONS
X
X
X
A14.2
BUILDING B - FLOOR PLANS
X
A14.3
BUILDING B - ELEVATIONS
X
BUILDING D - S
X
DELETE
A! 5.1
BUILDING D - ELEVATIONS
X
DELETE
A16
BUILDING E - FLOOR PLANS
X
X
A16.1
BUILDING E - FLOOR PLANS
X
Al6.2
BUILDING E - ENLARGED UNIT PLANS
X
Al6.3
BUILDING E - ELEVATIONS
X
X
Al 6.4
BUILDING E - ELEVATIONS
X
A17
BUILDING F - FLOOR PLANS
X
X
Al 7.1
BUILDING F - ELEVATIONS
X
X
A18
HOUSING PARTNERSHIP SUMMARY
X
X
Al 8.1
BUILDING A, B, C - AFFORDABLE UNITS
X
X
Al 8.2
BUILDING E - AFFORDABLE UNITS
X
X
Al 8.3
BUILDING F - AFFORDABLE UNITS
X
X
CIVIL
CPP-1
CERTIFIED PLOT PLAN
X
EX-1
EXISTING CONDITIONS PLAN
X
C-1
SITE LAYOUT PLAN
X
X
C-2
GRADING & DRAINAGE PLAN
X
X
C-3
UTILITY PLAN
X
X
LAN DSCAPE
L1 LANDSCAPE SITE PLAN X X
L2 LANDSCAPE ELEMENTS X X
X
L3
STORMWATER ELEMENTS
LANDSCAPE ELEVATIONS
X
X
L4
X
X
L5 LANDSCAPE ELEVATION STUDIES X X
TRAFFIC
-
CONCEPTUAL PEDESTRIAN CROSSWALK IMPROVEMENTS
X
EXHIBIT 1
AUTOTURN ANALYSIS, DELIVERY (UPS) TRUCK
X
EXHIBIT 2
AUTOTURN ANALYSIS, REFUSE TRUCK
X
EXHIBIT 3
AUTOTURN ANALYSIS, SINGLE -UNIT TRUCK
X
EMBARCt;
R C H I T E C T U R E+ D E 5 1 G N
60 K STREET, 3RD FLOOR
BOSTON, MA 02127
O: 617.766.8330 F:
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OWNER
Amstel Heritage Watertown, LLC
28 Brooks St, Brighton MA 02135
CIVIL ENGINEER
McKenzie Engineering Group
150 Longwater Drive, Suite 101
Norwell, MA 02061
LANDSCAPE ARCHITECT
Verdant Landscape Architecture
318 Harvard Street, Suite 25
Brookline, MA 02446
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REVISIONS
# NAME
DATE
A
Watertown Comments
06/09/2017
B
Community Meeting #2
07/13/2017
C
Planning Board
10/04/2017
D
Planning Board
12/21/2017
E
Planning Board
03/05/2018
L—
DRAWING INFORMATION
ISSUE:
PLANNING BOARD
SUBMISSION
DATE
MARCH 5, 2017
PROJECT
15109
SCALE
As indicated
DRAWING TITLE
COVER
DRAWING NUMBER
AOO
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= REQUIRED BUILDINGS
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PLEASANT STREET ELEVATION
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BUILDING F (12 UNITS) —
BUILDING E _
WAREHOUSE RENOVATION (16
- RES. UNITS + COMMERCIAL
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BUILDING F (12 UNITS)
BUILDING F AREAS
AREA TYPE . AREA
CORE 4,293 SF
RESIDENTIAL
11,970 SF
TOTAL BUILDING GSF 16,263 SF
BUILDING E
WAREHOUSE RENOVATION (16 RES.
UNITS + COMMERCIAL SPACE)
BUILDING E AREAS
AREA TYPE
AREA
COMMERCIAL
11,589 SF
CORE
3,353 SF
RESIDENTIAL
15,186 SF
TOTAL BUILDING GSF
30,128 SF
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STREET
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BUILDING C (10 UNITS)
BUILDING B (15 UNITS)
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BUILDINGS A,B,C BALONCIES PROJECT
NO MORE THAN 4 FT INTO SETBACK
PER SECTION 4.11 (a)
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BUILDING B (10 UNITS)
BUILDING B AREAS
AREA TYPE AREA
CORE 1,721 SF
RESIDENTIAL
14,760 SF
TOTAL BUILDING GSF 16,481 SF
BUILDING A (10 UNITS)
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GRAPHIC SCALE 1" = 40'
0 20' - 0" 40'- 0" 80' - 0" 160' - 0"
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BUILDING A (10 UNITS)
0 20' - 0" 40'- 0" 80' - 0" 160' - 0"
BUILDING A AREAS
AREA TYPE
AREA
CORE
1,154 SF
RESIDENTIAL
8,875 SF
TOTAL BUILDING GSF 10,029 SF
TOTAL SITE AREA
AREA TYPE AREA
% of Total
COMMERCIAL
111,589 SF
115.9%
CORE
10,522 SF
14.4%
RESIDENTIAL
50,790 SF
69.7%
Grand total
72,901 SF
60 K STREET, 3RD FLOOR
BOSTON, MA 02127
O: 617.766.8330
F: 617.766.8331
www.embarcstudio.com
OWNER
Amstel Heritage Watertown, LLC
28 Brooks St, Brighton MA 02135
CIVIL ENGINEER
McKenzie Engineering Group
150 Longwater Drive, Suite 101 Norwell,
MA 02061
LANDSCAPE ARCHITECT
Verdant Landscape Architecture
318 Harvard Street, Suite 25 Brookline,
MA 02446
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REVISIONS
# NAME
DATE
A Watertown Comments
06/09/2017
B Community Meeting #2 07/13/2017
C Planning
Board
10/04/2017
D . Planning Board
12/21/2017
E Planning
Board
03/05/2018
.F
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ISSUE:
PLANNING BOARD
SUBMISSION
DATE
MARCH 5, 2017
PROJECT
15109
SCALE
1 " = 40'-0"
DRAWING TITLE
SITE PLAN
DRAWING NUMBER
A06
copyright: Embarc Studio
ARCHITECT
EMBARCt;
R C H I T E C T U R E+❑ E 5 1 G N
RED = REQUIRED BUILDING SETBACK
RED = REQUIRED PARKING SETBACK
60 K STREET, 3RD FLOOR
BOSTON, MA 02127
O: 617.766.8330
F: 617.766.8331
www.embarcstudio.com
OWNER
Amstel Heritage Watertown, LLC
28 Brooks St, Brighton MA 02135
CIVIL ENGINEER
McKenzie Engineering Group
150 Longwater Drive, Suite 101 Norwell,
MA 02061
LANDSCAPE ARCHITECT
Verdant Landscape Architecture
318 Harvard Street, Suite 25 Brookline,
MA 02446
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REVISIONS
# NAME
DATE
A Planning Board
12/21/2017
B Planning Board
03/05/2018
F
DRAWING INFORMATION
ISSUE: PLANNING BOARD
SUBMISSION
DATE MARCH 5, 2017
PROJECT 15109
SCALE 1 " = 20'-0"
DRAWING TITLE
ENLARGED SITE PLAN -
EASTERN
DRAWING NUMBER
A06. I
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BOSTON, MA 02127
O: 617.766.8330
F: 617.766.8331
www.embarcstudio.com
OWNER
Amstel Heritage Watertown, LLC
28 Brooks St, Brighton MA 02135
CIVIL ENGINEER
McKenzie Engineering Group
150 Longwater Drive, Suite 101 Norwell,
MA 02061
LANDSCAPE ARCHITECT
Verdant Landscape Architecture
318 Harvard Street, Suite 25 Brookline,
MA 02446
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# NAME
DATE
A Community Meeting #2 07/13/2017
F
DRAWING INFORMATION
ISSUE: PLANNING BOARD
SUBMISSION
DATE MARCH 5, 2017
PROJECT 15109
SCALE
DRAWING TITLE
RENDERING FROM
BUILDING A LOOKING
WEST
DRAWING NUMBER
A10
copyright: Embarc Studio
ARCHITECT
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GRAPHIC SCALE 1 /8" = 1'-0"
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60 K STREET, 3RD FLOOR
BOSTON, MA 02127
O: 617.766.8330 F:
44 eAPgtbdio.com
OWNER
Amstel Heritage Watertown, LLC
28 Brooks St, Brighton MA 02135
CIVIL ENGINEER
McKenzie Engineering Group
150 Longwater Drive, Suite 101 Norwell,
MA 02061
LANDSCAPE ARCHITECT
Verdant Landscape Architecture
318 Harvard Street, Suite 25 Brookline,
MA 02446
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REVISIONS
# NAME
DATE
A Watertown Comments
06/09/2017
B Planning Board
10/04/2017
C Planning Board
12/21/2017
D Planning Board
03/05/2018
F
DRAWING INFORMATION
ISSUE: PLANNING BOARD
SUBMISSION
DATE DECEMBER21,2017
PROJECT 15109
SCALE 1/8" = 1'-0"
DRAWING TITLE
BUILDING A - FLOOR
PLANS
DRAWING NUMBER
A14
copyright: Embarc Studio
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1/8" = 1'-0"
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FIBER CEMENT F
HORIZONTAL TF
MASONRY BASE
4 EAST ELEVATION PLEASANT STREET ELEVATION
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ARCHITECT
EMBARCt;
R C H I T E C T U R E+❑ E 5 1 G N
60 K STREET, 3RD FLOOR
BOSTON, MA 02127
O: 617.766.8330 F:
447,4b§r,qtbdio.com
OWNER
Amstel Heritage Watertown, LLC
28 Brooks St, Brighton MA 02135
CIVIL ENGINEER
McKenzie Engineering Group
150 Longwater Drive, Suite 101 Norwell,
MA 02061
LANDSCAPE ARCHITECT
Verdant Landscape Architecture
318 Harvard Street, Suite 25 Brookline,
MA 02446
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REVISIONS
# NAME
DATE
A Watertown Comments
06/09/2017
12/21/2017
B Planning Board
C Planning Board
03/05/2018
L-
DRAWING INFORMATION
ISSUE: PLANNING BOARD
SUBMISSION
DATE DECEMBER21,2017
PROJECT 15109
SCALE 1/8" = 1'-0"
DRAWING TITLE
BUILDING A - ELEVATIONS
DRAWING NUMBER
A 14. 1
copyright: Embarc Studio
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EMBARCt;
R C H I T E C T U R E+❑ E 5 1 G N
60 K STREET, 3RD FLOOR
BOSTON, MA 02127
O: 617.766.8330 F:
44 e APgtbdio.com
OWNER
Amstel Heritage Watertown, LLC
28 Brooks St, Brighton MA 02135
CIVIL ENGINEER
McKenzie Engineering Group
150 Longwater Drive, Suite 101 Norwell,
MA 02061
LANDSCAPE ARCHITECT
Verdant Landscape Architecture
318 Harvard Street, Suite 25 Brookline,
MA 02446
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REVISIONS
# NAME
DATE
A Watertown Comments
06/09/2017
B Planning Board
10/04/2017
C Planning Board
03/05/2018
F
DRAWING INFORMATION
ISSUE: PLANNING BOARD
SUBMISSION
DATE DECEMBER21,2017
PROJECT 15109
SCALE 1/8" = 1'-0"
DRAWING TITLE
BUILDING B FLOOR PLANS
DRAWING NUMBER
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FIRST FLOOR PLAN
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ARCHITECT
EMBARCt;
R C H I T E C T U R E+❑ E 5 1 G N
60 K STREET, 3RD FLOOR
BOSTON, MA 02127
O: 617.766.8330 F:
447,4b§r,qtbdio.com
OWNER
Amstel Heritage Watertown, LLC
28 Brooks St, Brighton MA 02135
CIVIL ENGINEER
McKenzie Engineering Group
150 Longwater Drive, Suite 101 Norwell,
MA 02061
LANDSCAPE ARCHITECT
Verdant Landscape Architecture
318 Harvard Street, Suite 25 Brookline,
MA 02446
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REVISIONS
# NAME
DATE
A Watertown Comments
06/09/2017
12/21/2017
B Planning Board
C Planning Board
03/05/2018
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DRAWING INFORMATION
ISSUE: PLANNING BOARD
SUBMISSION
DATE DECEMBER21,2017
PROJECT 15109
SCALE 1/8" = 1'-0"
DRAWING TITLE
BUILDING B - ELEVATIONS
DRAWING
\N\/U^MBBER
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Mixed Evergreen and
Deciduous Screening
Plantings with Retaining
wall - see Elevation 2
Expanded Planters - typ.
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Expanded Pocket Park
with storm water planter
ARCHITECT
EMBARC:-'
,t p C H 1 7 F C 7 l! P. E- b E 5 f G N
60 K STREET, 3RD FLOOR
BOSTON, MA 02127
0:617.766.8330 F:617.766.8331
www.embarestudio.com
OWNER
Amstel Heritage Watertown, LLC
28 Brooks St, Brighton MA 02135
CIVIL ENGINEER
McKenzie Engineering Group
150 Longwater Drive, Suite 101
Norwell,MA 02061
LANDSCAPE
Verdant Landscape Architecture
318 Harvard Street, Suite 25
Brookline, MA 02446
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REVISIONS
A Watertown Comments 6/9/17
B Planning Board 10/4/17
C Planning Board 12/21/17
so
tom.
DRAWING INFORMATION
ISSUE: PLANNING
BOARD
SUBMISSION
DATE: June 9, 2017
PROJECT # 15109
SCALE:
DRAWING TITLE
LANDSCAPE
SITE PLAN
DRAWING
NUMBER
ref llled.Ule GYP. 3tormwater rianters encioseu witn curds
with ornamental wetland plantings
Permeable Accent Pavements - typ.
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copyright: Embarc Studio LLC