HomeMy Public PortalAbout1980 Urban Renewal Plan Amendment f1Ci 36 5U
WATERTOWN REDEVELOPMENT AUTHORITY
Certificate
I , Michael N. Matt, Executive Director and Secretary
of Watertown Redevelopment Authority, do hereby certify that
attached hereto is an accurate up-to-date copy of the Amended
Urban Renewal Plan, dated May, 1975 , including exhibits , for the
Watertown Arsenal Urban Renewal Project, as further amended
by the Amendment adopted by the Authority on August 4, 1980
and approved by the Board of Selectmen of the Town of Watertown
on August 25, 1980 and by the Executive Office of Communities
and Development of The Commonwealth of Massachusetts on
September 26 , 1980 .
WITNESS my hand and the seal of Watertown Redevelopment
Authority this 'G 7 AiL day of �C�Z01;1 1980 .
Michael N. Matt
Executive Director and Secretary
1980 AMENDMENT
TO THE Ocr 30 .9 so
AMENDED URBAN RENEWAL PLAN (MAY 1975)
The Urban Renewal Plan for the Watertown Arsenal Project, as
set forth in the Amended Urban Renewal Plan (clay 1975) , is hereby
further amended as follows :
(1) Section 402 , Definition 4a. ) , shall be amended to read
as follows :
"Plan
The Urban Renewal Plan for the Watertown Arsenal Project, as
amended. "
(2) Section 402 , Definition 7 . ) , shall be amended to read
as follows :
"Height
The height of buildings as defined in the Watertown Zoning
By-law as of July 31 , 1980 . "
(3) Section 402 , Definition 11 . ) shall be amended by amending
the last sentence of the third paragraph to read as follows :
"For housing for elderly and/or handicapped persons , one parking
space for every four dwelling units is a minimum requirement . "
(4) Section 402 , shall be amended by adding a new Definition
17 . ) to read as follows :
"Local Zoning By-law
The Zoning By-law of the Town of Watertown as of July 31,
1980 . "
(5) Section 403a shall be entitled:
"SPECIFIC SITE IMPROVEMENTS
PARCELS I AND II"
(6) ' Subsection A. ) of Section 403a shall be amended to read
as follows :
"A. ) PERMITTED USES
1) Public Use
2) Public Open Space
3) Outdoor Recreation with Public Access Road
4) Recreational Facilities
5) Quasi-Public/Cultural/Institutional,,- ,",
6) Mixed Commercial (Retail Stores , Personal Service ,
Eating Places , Banks) as set forth in Section
5 . 1-(3) of the Local Zoning By-law
7) Office as set forth in Section 5 . 1- (3) (b) -and
(5) (c) of the Local Zoning By-law, including
research and -testing laboratories and light fab-
rication accessory and subordinate to office use,
provided that not more than 25% of such space is
devoted to such accessory use
8) Motel/Hotel
9) Residential (Apartments , Condominiums and Housing
for the Elderly)
10) Parking Facilities (Surface and Structure) accessory
to the uses set forth above
11) Storage accessory to mixed commercial use , provided
that such storage is limited to merchandise for
retail sale on the premises . "
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(7) Subsection B . ) of Section 403a shall be amended by
amending the first sentence of the second paragraph to read as
follows :
"In 'addition, it is the intention of the Authority that the
character of the "Quadrangle" area be preserved and maintained
in development of Parcel I. "
(8) Subsection C. ) of Section 403a shall be amended to read
as follows :
"C. ) BUILDING REQUIREMENTS
1) Maximum Percent of Lot Coverage By Buildings
in Parcels I and II {
a. ) Shall not exceed 35% for uses in existing buildings
b . ) Shall not exceed 50% for uses in new construction
c . ) Aggregate coverage of Parcels I and II by buildings ,
roads , parking and other impervious surfaces in
the area outside of the area dedicated as Town
Park shall not exceed 60% of that area. Any
proposed increase in aggregate coverage by imper-
vious surface in excess of 60% of the site may be
permitted by the Authority provided that the
redeveloper provides a storm water management and
detention system which avoids soil erosion and
sedimentation at outlets and overflow points into
the 100-foot buffer area and which restricts
design outlet velocities to less than 4-feet per
second at the Charles River.
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112) Maximum Floor Area Ratio in Parcels I and II
a. ) Shall not exceed 1 . 0 for uses in existing
buildings
b . ) Shall not exceed 2 . 0 for uses in new con-
struction
c . ) Shall not exceed 1 . 0 for all buildings on
Parcels I and II combined . (See also special
provisions further in this section. )
113) Maximum Building Height in Parcels I and 11
a. ) In Parcel I , the maximum building height
shall be 45 feet . This limit maybe exceeded
for Housing for the Elderly with the approval
of the Authority, provided that such additional
height does not unduly impose shadows on
adjacent residential uses , either for solar
access to other residential buildings or for .
the enjoyment of the exterior open spaces
accessory to the residential uses . Approval
shall also be based on the determination that
a building exceeding 45 feet in height does
not impose an unduly dominant or incompatible
scale in relation to the existing "Quadrangle"
buildings proposed to remain. In no case,
shall a building for Housing for the Elderly
exceed 100 feet in height .
b. ) In Parcel I1 , no maximum building height is speci-
fied ; however, any building proposed to exceed 45
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feet in height shall be subject to the approval of
the Authority provided that such additional height
fulfills conditions relative to adjacent residential
uses comparable to those set forth in a. ) above.
114) Setbacks in Parcels I and II
Setbacks for new construction in Parcels I and II
shall comply with applicable provisions contained
in the Local Zoning By-law, with the standards and
controls set forth in Definition 13 . ) of Section
402 , and with the special provisions of the Plan
set forth in paragraph 10 -below.
"5) Parking Space Requirements for Parcels I and II
Shall be in conformance with the standards and
controls set forth in Definition 11 . ) of Section
402 and with Article VI of the Local Zoning By-law,
as they apply, with the following additional
requirement :
The ratio of off-street parking for Mixed Commercial
Use shall not be less than 5 parking spaces for
each 1 ,000 square feet of gross leasable floor
area less accessory storage,
"6) Vehicular Access to Parcels I and II
Vehicular access to Parcels I and II shall be as
established by the Authority and coordinated with
surrounding conditions and requirements on and
off-site . Vehicular access to Parcels I and II
from Greenough Boulevard shall not be permitted.
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Permanent vehicular access to the Town Park from
Arsenal Street shall be provided in the Site De-
velopment Plan.
Specific Dimensional Controls for Residential Uses
in Parcels I and II
a) Allowable Number of Units
Shall not exceed 600 for Market Rate Apartment
or Condominium Units
Shall not exceed 180 Elderly Housing Units
Note: Bonus provisions contained in Section 5 . 3 of
the Local Zoning By-law shall no apply to
this Project.
b) Minimum Area of Residential Use
The minimum area of contiguous land to be
used for residential purposes shall be not
less than 2 acres (87 ,120 gross square feet.) .
c) Density
Shall not exceed 60 dwelling units per gross
acre of land to be used for residential
purposes . A residential lot or lots shall be
identified for the purpose of calculating the
residential density.
d) Maximum Lot Coverage
Building coverage shall not exceed 20% of
land to be used for residential purposes as
set forth in Section 5 . 3 of the Local Zoning
By-law. A residential lot or lots shall be
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identified for the purpose of calculating the
residential building coverage .
e) Minimum Area of Residential Land Per Dwelling
Unit
Not less than 725 square feet for Apartments
or Condominiums . Not less than 480 square
feet for Housing for the Elderly.
f) Minimum Open Space
Usable open space equivalent to 10% of the
gross floor area of residential uses shall be
required_, in conformance with the standards
set forth in Definition 9 . )B. ) of Section 402
of this Plan. In addition to the above
usable open space, landscaped open space
equivalent to 10% of the gross floor area of
residential uses shall also be required, in. .
conformance with the standards set forth in
Definition 9 . )A. ) of Section 402 of this
Plan . Landscaped open space equivalent to
10% of the gross floor area of all other
permitted uses other than residential shall
be required, in conformance with the standards
set forth in Definition 9 . )A. ) of Section 402
of this Plan .
g) Open Space/Parking-
All off-street parking required for apartment ,
condominium or elderly residences shall be so
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located and designed as to minimize its
imposition on residential open spaces . The
area of surface parking spaces shall not
exceed 20% of the area of quadrangles or
courtyards bounded by residential buildings
in any case where it is necessary for surface
parking to be so located. Resident parking
shall be located within 200 feet of the
residential building that the parking is
intended to serve.
"8} Specific Dimensional Controls for Ptixed Commercial
Uses in Parcels I and II
a) Maximum Building Area
In structures used for nixed Commercial
purposes as defined in Section 403a, Sub-
section A. )6. ) , the maximum aggregated floor.,
area of gross leasable space less storage and
parking shall be 400,000 gross square feet.
Parking accessory to Mixed Commercial Use in
parking structure(s) may be in addition to
this maximum area .
b) Access
Parking and service area for Mixed Commercial
Use shall be so located that vehicular access
to these areas shall take place from Arsenal
Street and shall not have to traverse areas
assigned to residential or public open space
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uses . All truck loading areas shall be
off-street and shall be visually screened
from streets and customer parking areas by
buildings , walls, planting or appropriate
fencing as required in the Local Zoning
By-law. Pedestrian access to Mixed Commercial
Uses shall be separate from pedestrian access
to residential uses .
c) Open Space
Landscaped open space as defined in Definition
9 . )A. ) , of Section 402 shall be _required as
10% of the gross floor area of Mixed Commercial
Use .
119) Specific Requirements for Parcel I
a) Open Space in the Quadrangle Area
The area of the rectangle of land bounded by,
Buildings 71, 72 , 73 and 212 , the "Quadrangle"
area, shall contain not more than 20% of
surface area to be used for parking, service
and vehicular access , with the remainder of
such land to be usable or landscaped open
space. Through-access by vehicles within the
open space shall not be permitted; however,
walkways of heavy-duty construction allowing
for maintenance and emergency vehicles , and
occasional access by moving vans may be
permitted with the approval of the Authority .
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b) Any new building construction within or
contiguous to the Quadrangle area shall be
designed at a scale and character that is
compatible with the existing Quadrangle
buildings , at heights that do not impose a
visual dominance upon the Quadrangle open
space .
1110) Specific Requirements for Greenough Boulevard
Setback/Open Space Zone in Parcel II
a) No new buildings , structures or paved parking
areas may be constructed in an�open space
zone 100 feet in depth running parallel with
the north side curb line of Greenough Boulevard
as indicated on Exhibit III - Disposition
Plan.
b) The open space zone shall be planted and
maintained in a natural park-like condition
by the redeveloper(s) of land in Parcel II
adjacent to the open space zone, with such
planting being of sufficient scale and density
to substantially screen new construction from
the view as seen from Greenough Boulevard and
Parcel III . The Authority may permit limited
recreational use of the setback zone , provided
that such use does not alter the park-like
condition and visual screening intent described
above , and provided than such recreational
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use does not entail the need for other than
incidental equipment that can be blended into
the landscape.
c) The Authority may require that pathways be
provided and maintained through the open
space zone to allow for pedestrian access
between the development area of Parcel II and
the riverfront , and to allow for continuity
of pedestrian and bicycle circulation into
the Town Park. "
(9) Section 403b shall be amended by deleting Subsections
A. ) , B. ) and D. ) and by-'amending Subsection C. ) so that Section
403b shall read as follows :
"SECTION 403b : CONSTRUCTION PHASING REQUIREMENTS FOR
PARCELS I AND II
Developers are advised that the Authority will require
submission of a complete and detailed construction phasing
schedule based upon a substantiating market analysis in
accordance with Section 506 of this Plan. The land disposi-
tion agreement shall contain the provisions by which the
phasing of construction will proceed, including the period(s)
of time which the Authority fixes as being reasonable for
commencing and completing various elements of the development
program.
The Authority reserves the right to revise the approved
schedule if it can be proved to the satisfaction of the
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Authority by substantiating data submitted by the redeveloper
that existing market conditions warrant revision of the
approved phasing schedule. However, failure on the part of
the 'redeveloper to adhere to the requirements of the approved
schedule shall entitle the Authority or its successor agency
to exercise its reversionary interest over the property. "
(10) Subsection A. ) of Section 403c shall be amended by
adding a new subparagraph 2. ) as follows :
112 . ) Open space, transportation and recreation uses by the
Town of Watertown. "
(11) Section 502 shall be amended by making the existing
paragraphs into a new subsection "A, } URBAN RENEWAL PLAN & OTHER
CODES , BYLAWS & REGULATIONS , " and by adding a new subsection "B. )
SITE DEVELOPMENT PLAN, " as follows :
"B . ) SITE DEVELOPMENT PLAN
The Authority shall require that the redeveloper prepare,
for the approval of the Authority, a Site Development
Plan, to include an overall plan of the redevelopment
site, building plans , sections , elevations and details ,
and supporting studies relative to traffic , utilities ,
economics , phasing and other elements as necessary to
convey the intended physical plan for the redevelopment
of the site . The scope and level of detail of the Plan
shall be as set forth by the Authority.
I
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The Authority may append the approved Site Development
Plan to the land disposition agreement, setting forth
i
such conditions and criteria by which the Site Development
Plan must be adhered to in the redevelopment of the
site with respect to :
1) The disposition of elements on the site and treatment
of the features .
2) The architectural design of buildings , including
massing, materials and details . .
3) The accommodation of traffic and parking.
4) The provision of site utilities and drainage
facilities .
S) The intensity of development for any and all parts
of the site .
6) The phasing of development and the protection of
existing uses as additional phases are developed.
7 ) Any other elements controlling the physical quality
and dimension of the proposed redevelopment. "
(12) Subsection D. ) of Section 604 shall be amended by
adding a new subparagraph 2 • ) as follows :
"2 . ) Buildings proposed to be restored or rehabilitated
under the terms of this Section may be physically
integrated or connected with new construction with the
approval of the Authority , provided that :
(a. ) It can be demonstrated by the redeveloper that the
proposed physical integration is necessary and
desirable to strengthen the economic viability of
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the restored building(s) as components of the
proposed redevelopment plan.
(b . ) It can be demonstrated by the redeveloper that the
proposed physical integration can be made compatible
with the restored buildings with regard to bulk,
massing, materials and spatial framework.
(c . ) In no case shall the physical connection to new
construction obscure from exterior view more than
one face, or 25% of the total facade area of the
building(s) to be restored, and in no case shall
the roof form of the restored buildings) be
altered by new construction.
(d. ) Facades not affected by connection to new con-
struction shall be restored and rehabilitated in
accordance with the specific controls set forth
below. "
(13) Subsection E. ) of Section 604 shall be amended by
amending the second paragraph of subparagraph 2 . ) (g) to read as
follows :
"No additions to or projections from the building will be
allowed beyond the building line of facades to be restored,
except where the Authority may permit physical integration
or connection with new construction, as set forth in Section
604 D. )2 . ) (a . )- (e . ) of this Plan. This includes air condi-
tioning units which must be set flush with the walls of the
building. "
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(14) Chapter VII shall be amended by adding a new Section
702 as follows :
"SECTION 702 : REFERENCE TO APPLICABLE ZONING
Whenever a requirement, restriction, standard or control set
forth in this Plan (other than the statement of Permitted
Uses) is the same as , or is stated to be as , set forth in a
provision of the Local Zoning By-law or is stated in this
Plan by a reference to a provision of the Local Zoning
By-law, the Authority may in its discretion, unless_ the
Department of Community Affairs objects thereto within
thirty days after the receipt of written notification from
the Authority, permit such requirement, restriction, standard
or control to be varied or changed to the same extent as
such provision of the Local Zoning By-law is varied or
changed by variance, permit or amendment; provided, however,
that no such variance or change made by the Authority after _
the disposition of any part of the Project Area shall be
applicable to such part without the consent of the developer
of such part or its successor . "
(15) Section 11010 . ) shall be amended to read as follows :
"DISPOSITION BY DONATION
The Authority may donate parcel(s) and/or building(s) to the
Town for Town use in conformance with the objectives and .
controls of this Plan . "
(16) Section 1.102 shall be amended by deleting paragraph 1 . )
and by deleting the caption "2 . )" .
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No amendment of the restrictions or controls applicable to
any parcel of the Watertown Arsenal Urban Renewal Project Area
shall apply to such portion of the Project Area as heretofore
conveyed 'by the Watertown Redevelopment Authority to the Town of
Watertown.
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