HomeMy Public PortalAboutSite Plan Review CriteriaSITE PLAN REVIEW UNDER SECTION 9.03
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.
The proposed re -development will maintain the site which has been developed with the existing
building, parking lot and landscaping to remain. The proposed re -development will not increase
the footprint of the existing building. There will, however, be landscaping improvements by
cutting in additional landscape islands into the parking area thus reducing the impervious
surface by approximately 600 square feet, replacing the crushed stone courtyard surface with
loam and plantings and adding border plantings in currently barren planters.
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.
The proposed re -development of the existing building will not alter the footprint or the scale of
the existing building. The original use of the building was industrial, the current use is
commercial / institutional and the conversion will be residential. With this proposed re-
development, the architectural improvements made to the aesthetics of the complex such as
enlarging windows, additional windows, removal of the vinyl siding to be replaced with fiber
cement composite siding, additional trim details and new dormers. With the addition of
skylights within the existing roof line, the existing full height attic over the rear portion of the
building will become usable space. The proposed re -development is more consistent with the
surrounding residential neighborhood and the updated architectural elements will enhance the
residential character of street.
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.
The proposed re -development will include a landscaped courtyard with plantings and a secure
bike rack in a protected outdoor setting. The proposed landscaping plan increases both the size
of landscaped areas and the overall plantings to further enhance the exterior environment and
appeal of the complex. The courtyard is visually open to the public sidewalk.
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.
4
From a pedestrian standpoint, there will be two main entrances to the building and four at -
grade entrances directly into apartments. The existing entrances will be maintained at the
Morse Street courtyard, aligned with the 1st floor and the existing main entry lobby will be
maintained adjacent the parking / drop-off area at the side of the building, aligned with the
ground floor and accessible via a network of sidewalks within the site. There will be a new
stairway constructed from the public sidewalk adjacent to the vehicular ramp down to the
ground floor entry.
The site has frontage on Morse Street and will be easily accessible via mass transit through
major bus routes that originate in Watertown Sq. and service the following routes some
examples are: # 52 Galen Street -Dedham Mall via Winchester Street ; #59 Watertown Sq.,
Newtonville — Needham; #57 - Watertown Sq. via Brighton/Brookline - Kenmore Sq.; #70
Watertown Sq. - Harvard Sq. via Mt Auburn St.
#71 Watertown Sq. - Harvard Sq. via Belmont St. ;#70 Watertown Sq. - Cedarwood Waltham
via Main St.; #502 Express Watertown Sq. via Mass Mike - Copley Sq.; #504 Express Watertown
Sq. via Mass pike - Federal and Franklin Streets
Bicycle parking will provided on site and within the building. The existing site parking and
circulation will have only minor alterations to 4 parking spaces and the existing vehicular
circulation aisles will remain.
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.
The existing storm water management system was installed approximately eight years ago and
will remain. The drainage conditions on the site will be improved by the reduction of the
impervious surface and additional plantings.
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.
The existing utility services shall be utilized or improved for the redevelopment. The building is
served from a 10 -inch water main in Morse Street. The existing domestic water service enters
through 2 locations ( 1 1/2" dia. Copper line and a 2" steel service) along the front of the
building at Morse Street. Fire protection service (6" -inch line) connects from the water main
also along Morse Street. All copper water services will be maintained and the steel pipe will be
replaced with a copper pipe. The building has two - 6 -inch and 1-4" sewer service ties into the
5
municipal sewer main in Morse Street will be maintained. The sewer service connection shall be
inspected and if necessary repaired as part of the redevelopment.
The electrical service pole will be relocated and the overhead service wires moved to
underground.
7. Environmental Sustainability: Proposed developments shall seek to diminish the heat island effect;
employ energy conscious design with regard to orientation, building materials and shading; utilize
energy -efficient technology and renewable energy resources; and minimize water use.
The proposed project will reduce heat island effect by:
® replacing the existing building roofing with a lighter color roofing
® replacing some of the surface asphalt parking area with landscaped areas
• Additional shade trees will be provided.
The site where alterations occur will be remediated from former contaminants. A licensed soil
professional (LSP) , FSL Associates, has been monitoring the soils conditions and AUL as issued
by the DEP. ( see letter included in the application) The site work will be minimal and limited
with all soils removed being tested and properly disposed. A vapor mitigation system will be
installed at the perimeter of the building to alleviate the vapor issue and allow for the change of
use to residential as described within the FSL letter.
The proposed renovation will utilize energy -efficient systems wherever possible. This includes
energy recovery roof top HVAC units, energy efficient lighting, and automatic lighting controls.
All of the windows will be replaced with energy efficient windows. Low VOC paints and
adhesives, low flow plumbing fixtures, increased roof and wall insulation, added green open
space, and interior and exterior bike storage are sustainable features of the project.
Indigenous plant materials will be used to minimize irrigation requirements. Remaining
irrigation will be primarily provided by an underground cistern.
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.
The trash and recycling dumpsters will be located in the parking lot which is below the street
elevation and will be screened by plantings and fences from the residential neighbors.
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.
6
The proposed project will be designed in accordance with applicable Federal, State, and local
laws. This will include upgrades to the existing fire suppression sprinkler system, state-of-the-art
fire alarm system, and emergency lighting. There is a fire hydrant located adjacent to the
driveway at Morse Street and a Fire Alarm Call Box located at the building.
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.
The proposed re -development will improve the neighborhood by modifying the use to
residential and replacing the commercial/ institutional use which brought over 320 students,
faculty and staff to the site with 36 apartments or approximately 75 inhabitants. The overall
reduction in traffic both pedestrian and vehicular from the reduction in population will benefit
the neighborhood. The proposed use will bring "residents" to the neighborhood, who will
frequent the shops and restaurants of Watertown and have a vested interest in the community.
The improved streetscape, renovated building with improved architectural elements and facade
materials, increased planting buffers and islands will all significantly improve the appearance of
the existing building, which will increase the property values of the surrounding homes. The
vehicular traffic will be reduced on Morse Street and there will be fewer trucks accessing the
site due to the elimination of the commercial uses.
7