HomeMy Public PortalAbout3_Staff Report_TAOTC_2016_0705_FINAL �1630 TOWN OF WATERTOWN
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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#: PB-2016-01 Campus Master Plan Special Permit
Subject Property: Arsenal on the Charles-311 Arsenal Street
ParcellD: 1301 1 1
Zoning District: Arsenal Overlay Development District
Owner/Petitioner(s): Athena Arsenal, LLC., 311 Arsenal Street, Watertown, MA
Zoning Relief Sought: §5.12: Campus Special Permit with Conceptual Site Plan
Review; to approve a Campus Master Plan Special Permit with
phased Site Plan Approvals§5.12(e)(4): Reduce the front
setback along a portion of Arsenal Street to maintain a
consistent building line with Building 311; And in accordance
with §9.05(b) and §9.03(c).
Special Permit Granting Authority: Planning Board
Site Plan Review Meeting(s): February 23, 2016
Date of Staff Report: July 5, 2016
Staff Recommendation: Conditional Approval
Planning Board Hearing: Scheduled June 8 and Continued to July 13, 2016 with an
additional meeting scheduled July 18, 2016
311 Arsenal Street—Arsenal on the Charles July 5, 2016
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I. PUBLIC NOTICE(M.G.L.c.40A,§11)
1. Procedural Summary
Petition ZBA-2016-01 (Campus Mater Plan Special Permit with Conceptual Site Plan Review)
is scheduled to be heard by the Planning Board on June 8, 2016. As required by M.G.L. c.
40A, sec.11 and the Watertown Zoning Ordinance, notice was given as follows:
• Published in the newspaper of record (Watertown Tab) on May 20 and May 27, 2016
• Posted at the Town Administration Building and Website on June 3, 2016
• Mailed to Parties in Interest on June 3, 2016.
2. Legal Notice
"Michael Crowley, athenahealth,311 Arsenal Street, Watertown, MA 02472 herein requests the Planning
Board grant a Special Permit in accordance with Watertown Zoning Ordinance§5.12: Campus Special
Permit with Conceptual Site Plan Review and with§5.12(e)(4)so as to reduce the front setback along a
portion of Arsenal Street to maintain a consistent building line with Building 311, all in accordance with
§9.05(b)and 9.03(c). AODD(Arsenal Street Overlay District)Zoning District. PB-2016-01
Athena Arsenal, LLC, requests an AODD Campus Special Permit with Conceptual Site Plan Review so as to
revitalize and redevelop the 29+/-acre Athena Campus property to include new uses and buildings,
additional structured parking, enhanced landscaping and an updated stormwater management program.
The new buildings, when completed, will total approximately 250,000 square feet of office, retail and
commercial/civic space, as well as site improvements, and a new parking garage with approximately 1,623
parking spaces. In addition,Athena Arsenal, LLC, has developed The Arsenal on the Charles Campus Plan
Design Guidelines that establish a palette of building materials and architectural and landscaping
elements that will guide the development of the campus revitalization."
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Arsenal St frontage looking east Arsenal St frontage looking west
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II. DESCRIPTION
A. Site Characteristics
The Arsenal on the Charles (TAOTC) is an approximately 29.5-acre commercial campus, which
was a part of the historic 131-acre Watertown Arsenal. The Watertown Arsenal was in use from
1816 for production and research of weapons, munitions, and related military materials and was
scaled-down in size in the 1960s and 1970s. The remaining area of the site was renamed the
Army Materials Technology Laboratory (AMTL) in the 1980s and was subsequently closed in
1995. The AODD Campus Master Plan encompasses the 30 acres that was the AMTL.
The Campus currently consists of eleven (11) buildings and a 1,130 car parking garage on the
south side of Arsenal Street in the southeastern part of the Town of Watertown.The site was
redeveloped to allow for a mix of uses with a focus on research and development and
commercial offices with a small amount of retail as a supporting use. Harvard University
purchased the site in 2001 and Athena Arsenal, LLC purchased it in 2013.
The historic arsenal buildings on campus are surrounded by a mix of landscaped areas and
surface parking lots. The original road network within the campus was primarily retained with
some roads converted into drive aisles within the parking lots. There are two larger open spaces
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on the Campus. A formal green (the piazza/north plaza) exists along Arsenal Street north of
Building 312; and an informal green faces onto North Beacon Street, south and west of the
existing garage and south of building 311 and west of Building 60. This area was designed and
intended to provide a vegetated buffer along the bluff adjacent to North Beacon Street that
would serve as a passive recreation area and provide a linear connection to the Town of
Watertown's Commander's Mansion site and the south gate (at Little Greenough Boulevard and
N. Beacon St.).
As a result of former military uses, portions of the site have Activity Use Limitation (AUL) areas,
and changes to the remaining 11 Arsenal buildings and the Olmsted-Brothers designed
landscape are subject to review by the Massachusetts Historic Commission through a Historic
Preservation Restriction imposed as part of the Quitclaim Deed when the property was sold by
the US Army. The historic Arsenal buildings are also subject to review by the Secretary of the
Interior because of they are on the National Register of Historic Places. Below is a summary of
the property's uses.
• 1816—Established by President James Madison
• 1817—Commander Talcott arrives
• 1830-1865—Complex expanded to accommodate Civil War
• 1914-1918—Complex expanded to accommodate World War I. More than 5,000 men
and women worked at the Arsenal
• 1939-1954—Complex expanded to accommodate World War II. Number of employees
increases to 10,000
• 1959-1960—Nuclear reactor constructed at the site
• 1960—Employees/staff at the Arsenal reduced to reflect post-war era
• 1968-55 acres of the Watertown Arsenal sold to the Town and redeveloped as the
Arsenal Park,Arsenal Mall, and residential buildings on Arsenal Court
• 1985 -Site is renamed the United States Army Materials Technology Laboratory(AMTL)
• 1988—Base Realignment and Closure (BRAC) Commission placed the AMTL on the base
closure list
• 1989—Arsenal Reuse Committee created by the Town. Charged with serving as a liaison
with the U.S. Government Agencies involved with base closure, and overseeing
environmental remediation work
• 1991-1992—The Government initiates environmental investigations on the site
• 1994—The AMTL is placed on the EPA's National Priorities List
• 1995 -All military use of the site ends
• 1996—Environmental remediation begins under EPA supervision
• 1997-Watertown Arsenal Development Corporation (WADC)formed to administer
redevelopment of the Arsenal
• 1997—Commander's Mansion site (7 acres) separated and conveyed to the Town
through the Federal Historic Monument Program
• 1998—Army sells 29.4 acres to the WADC and WADC selects O'Neil Properties as the
developer of the site
• 2000—Redevelopment of the site completed by O'Neil Properties
• 2001—Harvard University purchases the site from O'Neil Properties
• 2005—Squibnocket Park(11 acres) transferred to the Massachusetts Department of
Conservation and Recreation by the Army
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• 2006—Arsenal site removed from National Priorities List
• 2013 -Athena Arsenal, LLC purchases the site from Harvard University
• 2014—Minor site amendments are made as an interim measure prior to requesting a
Master Plan Approval (fountain demolition and approval for one season for temporary
'retail' sheds in Arsenal St Plaza)
• 2015—Approval for one temporary structure (shed) for another season
B. Surrounding Land Use
The Arsenal Street corridor has a mix of uses that include restaurant, retail/office, service, and
industrial/R&D to the north. There are two residential complexes and the Arsenal Park to the
east.The Commanders Mansion and the Charles River Reservation and Greenway are located to
the south of the site.
C. Nature of the Request
Athena Arsenal, LLC, requested an AODD Campus Special Permit with Conceptual Site Plan
Review to revitalize and redevelop the 29.4-acre Arsenal on the Charles Campus. The Master
Plan would provide an approval for the overall layout of the site, site circulation, and general
size and location of proposed buildings. With an approved Master Plan,the petitioner can apply
for Site Plan Approvals for phases of the Master Plan that would include specific building details
along with specific details for programmed open spaces and the adjacent landscapes within
each phase.
The proposed Master Plan includes a request for several new uses and buildings, additional
structured parking, enhanced landscaping and an updated stormwater management program.
The new buildings, when completed, would total approximately 250,000 square feet of office,
retail, and commercial/civic space, and the open space would have various amenities
incorporated into a new diverse landscape. A new parking garage with approximately 1,623
parking spaces is proposed to replace the existing parking field in the western section of the
Campus.
In addition,Athena Arsenal, LLC, has developed the Arsenal on the Charles Campus Plan Design
Guidelines that establish a palette of building materials and architectural and landscaping
elements that will guide the development of the Campus revitalization.
D. Permitting Historif
Federal Requirements
At the time the 29.4 acres site was sold to the Town by the Federal Government/US Army,
restrictions were placed on the property, identified in the Quitclaim Deed. The restrictions
included a public access easement for the Commander's Mansion (conveyed separately to the
Town of Watertown), a preservation restriction on the remaining historic buildings and the
Olmsted Brothers designed landscape, and environmental restriction. The restrictions also
commit the site to Massachusetts Historical Commission review for any construction; alteration
and remodeling that affect the historic structures or landscape.
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Local/WADC-Derived Requirements and Conditions
The Watertown Arsenal Development Corporation (WADC)was created in 1997 and was
charged with aiding"private enterprise or public agencies in the speedy and orderly conversion
and redevelopment"of the property from the former military use of the site,which ended in
1995. The WADC had the authority to accept monies, enter into contracts, and buy and sell
property, with the preferred redevelopment strategy of R&D and related manufacturing.
1. Land Disposition Agreement(LDA) between WADC and Watertown Arsenal Associates,
LLC(6/19/1998 amended 6/30/1998, 7/15/1998, 7/24/1998, 9/28/1998)
The LDA set the parameters for the Town, through the WADC, to sell the Arsenal site (29.4
acres)to Watertown Arsenal Associates,which was the first private entity to own it for the
purpose of redevelopment. The LDA included Exhibits, such as the Deed,the Title Survey, and
Mortgage. It also included Exhibits that controlled development on the site:
• Design Review Process Agreement (H),
• Community Outreach Program (J),
• Affirmative Action Plan (L),
• Construction Mitigation Agreement (M),
• Traffic Management/TDM Program (N), and
• Land Use Restriction Agreement(0).
The Arsenal Overlay Development District (AODD) Zoning was created in March 1998 and is
incorporated by reference into the LDA.
2. Watertown Arsenal Development Corporation Project Approval Permit (11/1/1998,
6/21/1999, 7/19/2000, 9/7/2000)
The WADC Project Approval Permit was an Exhibit to the Land Use Restriction Agreement,which
itself was an Exhibit to the Land Disposition Agreement of 1998. The Project Approval Permit
(Exhibit C)was granted by the WADC in June 1998. It also includes Exhibits H-0 of the LDA. The
Project Approval Permit set specific Control Plans, and added the March 1998 AODD Zoning to
the site's land use controls.
The Project Approval Permit also gave the WADC authority for final approval of all site plans,
construction and building plans, architectural plans,transportation and access plans, and other
plans and documents related to redevelopment of the site.
3. First Amendment to the Land Use Restriction (11/5/2002)
After completion of the LDA and Project Approval Permit, 1998 O'Neil Properties was selected
as the developer. O'Neil Properties created a redevelopment entity, Charles River Business
Associates, LLC (CRBA), and redevelopment of the site began. By 2000,the redevelopment was
complete, and the land was in the process of being sold by CRBA to Harvard University.
The First Amendment changed the Use Restriction to allow colleges, universities and related
educational uses on the site. The First Amendment also created the legal framework to use the
Town's AODD Zoning to control the site, and to update, alter, add or subtract Permitted Uses to
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the site without further Land Use Restriction Amendments. The legal framework for zoning
control preceded the WADC dissolution in September 2005.
State Restrictions and Conditions
1. MEPA Review
The site is subject to review under the Massachusetts Environmental Policy Act(MEPA). The
project required the preparation of an Environmental Impact Report (EIR) because development
on the site triggered several MEPA thresholds, permits from other State agencies, and public
financing. MEPA jurisdiction extended to all aspects of the project that may have significant
environmental impacts. MEPA review began in December 1996 and was substantially complete
by December 1997 when a Certificate was issued for the Final EIR.
MEPA review continues, as site owners are required to file Notices of Project Change (NPC)
when development on the site differs from what was approved. Since the site has changed
ownership from the WADC to CRBA, LLC,then to Harvard University and now to athenahealth,
an Environmental Notification Form (ENF) is being filed relative to the Master Plan proposed.
Any conditions imposed by MEPA through the process and subsequent additional review will be
incorporated into the Phases which require Site Plan Review approval or an update of the
Campus Master Plan if necessary due to any substantive changes.
2. Historic Restrictions
As part of the MEPA process,the State Historical Commission has independent review of
development on the Campus, primarily to protect the historic character of existing buildings, as
well as the historic context of the site.
III. PUBLIC COMMENT
Several informal meetings with the neighborhoods were held over the last two years.The
Petitioner also held several required Informational/Community Meetings where public
comment was received.The required meetings held by the Petitioners included:
November 19, 2015 Petitioner held a Community Meeting (per WZO
§9.13with submitted meeting report)
January 14, 2016 Petitioner held an Informational Meeting at the
Campus
March 29, 2016 Petitioner held a Community Meeting (per WZO
§9.13with submitted meeting report)
May 16, 2016 Petitioner held an Informational Meeting focused on
transportation issues
A summary of the required Community Meetings were submitted to DCDP and those summary
documents are included in the record.
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IV. ANALYSIS AND FINDINGS
A. Plan Consistencv
1. Comprehensive Plan, 6/23/2015
The adopted Comprehensive Plan Land Use element envisions a dynamic mixed-use corridor for
Arsenal Street. The Element calls out "the redevelopment of the Arsenal on the Charles by
athenahealth into a campus with a mix of office and retail uses. The result will improve the
streetscape, activate the sidewalk, and provide opportunity sites for redevelopment."
The Economic Development element also prominently mentions athenahealth. It notes that
firms have migrated outward from Boston/Cambridge as they have grown. This has benefited
Watertown in that "...the Arsenal on the Charles has become a hotspot for digital
technology...athenahealth is expected to augment the tech sector presence along Arsenal Street
[and is] Watertown's largest software firm and Watertown's largest and fastest-growing
employer." The element notes the Campus redevelopment plans are considering "new office
space, accelerator space for health information startups, and related amenities such as a
theater, restaurants, beer garden, museum, parks,paths and other civic spaces."
2. Strategic Framework for Economic Development,08/02/2011
• Vision— "Watertown will be known as a desired address for innovative economic
clusters..."
• Key Findings— "The success of Watertown's economy...lies in the alignment of the
regional economy with local assets and challenges. Key clusters in Watertown are:
Information and Media—includes software development, computer systems design,
digital media, telecommunications and internet services."
• "Watertown is home to a significant Information and Media cluster—athenahealth
has about 500 local employees..."
• The Arsenal on the Charles "has become a highly desired location for Watertown's
digital technology firms. The Arsenal(in 2011) was home to four software
developers, 3 mobile telecommunications services providers, a provider of online
market intelligence, an animation production company, and a digital
communications agency."
The continued use and development of the Arsenal on the Charles was envisioned by the 2011
Strategic Framework for Economic Development,to allow Watertown to [c]apitalize on key
industry clusters: Position Watertown to attract similar and related firms that can benefit from
established networks and workforce already in the Town." The Arsenal on the Charles, with
athenahealth as its main anchor, is near the 'Union Market' area to the east, and the new
Regional Mixed Use District(RMUD). Both Union Market and the RMUD are planned for
residential and retail development, which can provide housing to support economic
development efforts along the Arsenal Street corridor.
3. Watertown Community Path I Linking Watertown's Past to its Future, 5/7/2010
This project is located at a critical crossroads that can play a key role in connecting the
Watertown Community Path, the Watertown-Cambridge Greenway, and the Charles River
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Greenway. The three paths are at their closest adjacent to the Arsenal on the Charles so the
Campus can provide north-south connections and there is also an opportunity to provide an
additional east-west connector through the center of the Campus that could connect the
Community Path near School Street to the Town of Watertown's Arsenal Park and the Arsenal
Project to the east.
4. Arsenal on the Charles Signage Guidelines, Sasaki -9/2000
• Reinforce the setting and context of the site that are characteristics of the
military and manufacturing history and unique historic character of the Arsenal
site.
The Campus Master Plan envisions new uses and buildings, which will require an update to the
adopted Signage Guidelines. In addition, a critical aspect of the Campus is its context with a
specific focus on wayfinding and historical reference to its role in Watertown and the Country.
The updated Guidelines should incorporate an innovative wayfinding program for all users of
the site and an interpretive program for identifying the long history and unique features that
this site has.
B. Economic Redevelopment
The Arsenal on the Charles has been an important economic center within Watertown for
almost two centuries. As far back as the Civil War, a decision was made to create an economic
and employment hub. This history culminated in 1997, with the creation of the WADC by the
Town to administer redevelopment of the Arsenal and in March 1998 with the selection of
O'Neil Properties as the developer of 29.5 acres of land purchased from the Army.
The property's economic importance to the Town was highlighted in the purchase
compensation O'Neil agreed to as site developer, including an "Agency Fee" that is paid to
Watertown when the property is sold, and the following from O'Neil:
• $20 million to purchase
• $1 million for Watertown charitable uses
• $1 million for an educational fund
• $1 million to construct an arts center
• $955,000 contribution to renovation of the Commander's Mansion
This arrangement was honored in 2001, when O'Neil Properties sold the Arsenal on the Charles
to Harvard University. Harvard agreed to compensate Watertown for lost property taxes
through a Payment In Lieu of Taxes (PILOT). In 2013,the site was sold to athenahealth. The
athenahealth purchase of the site returned the Arsenal on the Charles to the Town's commercial
tax base.
C. Special Permit with Site Plan Review§5.12: Campus Special Permit with Conceptual Site
Plan Review
Projects in the AODD seeking a Special Permit with Conceptual Site Plan Review must meet the
four conditions of approval for a Special Permit set forth in §9.05(b) of the WZO. In addition,
the project is subject to the review procedures under§9.03 Site Plan Review of the WZO, in
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which the ten criteria listed in §9.03(c) must be evaluated. The project is also subject to the
nine Design Review categories.
Special Permit Criteria§9.05(b)
1. The specific site is an appropriate location for such a use, structure,or condition.
Conditionally Met:The site is appropriate for the continued use as a commercial campus
with supporting retail uses. The site is located in the Arsenal Overlay Development District
(AODD)that allows for a Campus Master Plan. The expanded use meets zoning
requirements, supports the vision and goals of all adopted planning documents, and
furthers the overall goals for long-term economic development. The requested increased
intensity on the site is proposed in appropriate locations and can provide a complimentary
design (as envisioned within the design guidelines)to the historic buildings and landscape of
the site, so long as final design is in keeping with the suggested aspirations of the proposed
Design Guidelines for the site. The proposed site layout creates new open spaces
(approximately 3.25 acres) where surface parking was located and suggests an appropriate
mix of passive and active open space opportunities in keeping with and expanding the
original vision for the site as a campus open to the public. To support this,the following
provides additional findings.
For background, in 1997, as initially identified in the adopted WADC Economic Development
Plan, the Arsenal site was identified as an important economic development site for the
community. The Town had a desire to support the continued use of the site for research
and development. The subsequent approvals by the WADC created the Arsenal on the
Charles campus, which has supported a diverse mix of business and supporting services.
The initial development allowed for a flexible plan with options for a mix of small and larger
scale employers. The subsequent purchase by Harvard continued to allow for a diverse mix
of business and economic development within identify industry clusters. Since the original
approval,the campus has migrated toward employers working within the knowledge
economy, which is appropriate.
The proposed Campus Master Plan supports a key industry cluster identified in the
Comprehensive Plan and Economic Development Plan—Information and Media—by
providing the necessary additional office space and additional parking required to support
the viability of the Campus as an economic node within the community. The proposed mix
of office space and amenity space is in keeping with the previously approved Site Plan and
proposes additional passive and active recreational amenities. In addition, the proposed
Campus Plan suggests the addition of more retail spaces to strengthen the initial plan for a
core retail and arts area within the Campus. Subsequent master planning included Sign
Guidelines with a clearly identified Retail/Public Zone along Kingsbury Avenue.
The project was reviewed for zoning compliance and the Campus Master Plan meets the
AODD zoning parameters. The Site Development Plan (L-1.0) provides a summary of the
existing buildings and proposed buildings, including the current and requested gross square
footage, building coverage, number of floors, use, and heights. In addition, the Overall
Vehicular Circulation and Parking Plan (L-3.0) provide the total parking proposed on the site.
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The following provides a summary of some key aspects of the proposed changes to the site:
Existing Proposed Difference
Land Area 1,281,839 sf 1,281,839 sf No Change
Gross Building 904,542 sf 1,154,348 sf +249,806 sf
Square Footage
Building Coverage 354,217 sf 424,659 sf +70,442 sf
Garage Coverage 57,775 sf 130,395 sf +72,620 sf
Open Space 23% (6.6 acres) 32% (9.4 acres) +2.8 acres
Parking Existing Proposed Difference
East Garage 1,130 spaces 1,118 spaces -12 spaces
Surface 828 spaces 143 spaces -685 spaces
West Garage NA 1,623 spaces NA
Building 6 Garage NA 283 spaces NA
Total 1,958 spaces 3,167 spaces +1209 spaces
For parking,the Campus layout provides for a western half and an eastern half. At this time,
the site has one central parking garage that primarily serves the eastern half of the Campus
and a substantial parking field on the western side that serves a portion of Building 311 and
most of Building 39. The eastern side includes Buildings 37,43,60, 117, 118, 312, 313, 131
with new Buildings 3,4, 5, and 6 and the western side which includes Buildings 311, 39, and
97 plus new Buildings 1 and 2.
During the review of the project is the placement of the new garage raise some public
comments that most employees might prefer access to the east garage. Although an
athenahealth employee may park at either garage, a review of the parking numbers shows
that the western side of campus (Buildings 311, 39, 1, and 2) have about 663,174 sf of gross
floor area while the east side has a total of 491,174 square feet. This ratio is similar to the
ratio of parking being proposed and supports the location of a second garage to serve the
western side of the campus. The distribution of the parking is appropriate and with smart
parking techniques the distribution can be fine-tuned to ensure that employee parking will
maximize the use of the west garage. This is particularly important since a substantial
portion of Building 311 is in such proximity to the east garage
The Campus Master Plan proposes to strengthen the core retail corridor with additional
uses and space. The plan indicates that there will be some shorter-term parking within the
campus street network (53 spaces) and that a small portion (40 spaces) will be allocated for
shorter-term parking within the east garage. Staff review shows that there are a substantial
number of public and retail uses that require peak hour parking. Since there is little on-
street parking proposed on the site in the vicinity of the retail corridor, staff recommends
that additional short-term parking(80 spaces minimum)will need to be allocated in the
eastern garage. In addition, monitoring of this parking should be completed and if there is
consistently little parking available (less than 5%),then additional parking should be made
available for shorter-term parking within the garage.Also, if it is not utilized, (more than
15% unoccupied)then it can be reduced in size.
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2. The use as developed will not adversely affect the neighborhood.
Conditionally Met: The Campus Master Plan is designed to minimize adverse impacts on
the neighborhood. The proposal will contribute to the neighborhood by updating and
creating an attractive development that can activate the streetscape, enhance safety in the
neighborhood, improve or develop new and enhanced bicycle and pedestrian access and
paths through the Campus and into the adjacent neighborhoods, and increase landscaped
areas and public amenities on the site.
The Arsenal on the Charles Campus has a long industrial history within the community and
has had many impacts to the neighborhood. The first approvals to redevelop the site
include offsite improvements to substantially mitigate traffic, integrate new structures into
the design of the campus as a whole, and substantially decrease the environmental impacts
of the site to the surrounding community. The updated Master Plan request further
mitigates the impacts to the surrounding community with a number of on and offsite
components. Specifically,the project is proposing:
• Adding a passive park space for the neighborhood south of the new garage that will
also provide a buffer to the neighborhood (final design will have neighborhood
input)
• Addition of more onsite green space (3.25 acres)that is open to the public and
provides substantial stormwater improvements for the site.
• Complete street measures that include traffic calming adjacent to neighborhood
streets (in particular along North Beacon Street).
• Existing condition and future design of offsite road network that discourages use of
residential street for cut-through.
• A Transportation Demand Management Program that requires monitoring and
remedies to limit offsite on-street parking by Campus users.
• Pedestrian and Bicycle safety and connectivity—The site is improving north-south
connections through the site and there is an east-west central corridor designed to
prioritize pedestrian and bicycles over vehicles and facilitate off-road access through
the site and into Arsenal Park.
• Limiting offsite light pollution and glare with a condition for follow-up once lighting
is installed for each phase.
• Offsite construction monitoring(ensuring that construction does not damage
surrounding structures).
• Existing and proposed buildings/structures are to the north of the residential
neighborhood and DCR Parklands, which limits any shadows created by taller
structures.
As noted above,further design details will be developed and specific conditions included as
part of each phase. There will also be requirements for appropriately screened HVAC that
will be reviewed as part of Site Plan submittals. Screening will be required to ensure sound
and visual impacts are minimized for the neighborhoods and public.
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3. There will be no nuisance or serious hazard to vehicles and pedestrians.
Conditionally Met: The Master Plan proposes numerous onsite and offsite changes with
identified impacts and suggested improvements and mitigation to eliminate nuisance and
serious hazard to vehicles and pedestrians. The review was completed in coordination
between the Department of Community Development and Planning, Public Works, Public
Safety(Police and Fire),WorldTech (Transportation Peer Reviewer for the Town), and
Gamble Associates (Urban Design Peer Reviewer for the Town).
In completing the review,the Town prioritized consideration for Complete Streets within
the development and on the public Rights of Way(ROW). The Petitioner and the Town
acknowledge that this project is part of the Arsenal Street Corridor and that the proposed
improvements, on and off site, should provide for better and safer pedestrian and bicycle
access, consider transit, and ensure that vehicles can be accommodated. The project
proposes offsite improvement to the corridor that provides a continuation of upgrades
consistent with the recently approved redevelopment of the street ROW from Irving Street
to Louise Street.
The final engineering plans will be developed after the Master Plan is approved and those
plans should consider the MassDOT Arsenal Street Corridor study, which is in process at this
time. Coordination is necessary to ensure that the recommendations from that study are
incorporated into the offsite mitigation proposed. Based on these facts,the Town
recommends that specific offsite road improvements have enough flexibility to allow the
results of the MassDOT study to be integrated.
Based on the Town's review, key locations identified for mitigation and Complete Streets
improvements to ensure the project provides safe pedestrian and vehicular circulation
include:
Offsite:
• North Beacon Street Corridor (pedestrian safety and traffic-calming)
• Arsenal Street Corridor (complete streets, pedestrian, bicycle, and transit)
• Neighborhood Streets
• Arsenal at School/Walnut St
• N. Beacon St at Charles River Rd
• Louise St
• Watertown Square
• Separated off-street multi-use path connections (between the site and the
Community Path and Watertown-Cambridge Greenway)
Onsite:
• Arsenal Street Plaza in front of ACA and Pedro's Restaurant
• Access along Kingsbury Avenue adjacent to the retail corridor
• Handicap Access and Safety throughout the site
• Shared St layout and viability for vehicular circulation
• Access from N. Beacon,Arsenal at Talcott, and at new East Garage
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A final agreement for offsite transportation improvements and mitigation has been agreed
to by the Petitioner and the Town as outlined in the Transportation Improvement Program
and as conditioned.
4. Adequate and appropriate facilities will be provided for the proper operation of the
proposed use.
Conditionally Met: The Petitioner met with DPW with DCDP and identified water, sewer, and
stormwater system updates needed throughout the site. The plans are conceptual in nature
and final plans for all on and off site work for each phase will be required to be submitted prior
to approval of each Phase of the Master Plan,to be coordinated with construction plans.
The Petitioner's Sewer Generation Analysis(done by Stantec) submitted for initial review by
DPW was based upon water consumption data from December 2015 to March 2016 for the
eleven existing buildings on Campus. The Analysis assumed that of all of the water used, except
for irrigation flows (separately metered), is discharged to Watertown's municipal sewers. Six
flow meters were also installed along the Town's sewer main located within North Beacon
Street and were monitored from March 23, 2016 through April 7, 2016. The monitoring
indicates there are spikes in the flow, which suggests that infiltration/inflow is contributing to
increased flows in the sewer line.
Overall, Stantec concluded that "the results of the analysis suggest that the municipal sewer
system in North Beacon Street and Greenough Boulevard have adequate capacity to convey both
existing flows and the projected additional flows from the proposed Campus improvements."
Stantec also highlights that "infiltration/inflow appear to be causing surcharging issues in the
section of sewer"along Greenough Boulevard "and that improvements to remove
infiltration/inflow could reduce or potentially eliminate those surcharging issues."
To resolve these issues,the Petitioner has proposed the following actions:
A. Replace (or repair)the segment of the Town's sewer main located within Greenough
Boulevard between Manhole 13 and Manhole 5.
B. Replace (or repair)the segment of Municipal sewer main between Manhole 20 and
Manhole 17.
Based on the initial review, DCDP staff notes that the DPW will require that the Petitioner shall
remove four gallons of inflow/infiltration from the sanitary sewer system for each one gallon of
new wastewater generated at the site. The final flow estimate shall be mutually agreed upon
after review by the Town's sanitary sewer peer review consultant.
In addition to sewer flows,the Campus, once redeveloped,will generate a significant amount of
stormwater flows. Stormwater management is discussed in more detail under Site Plan Review
Criteria §9.03 (c)(5) below.
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Site Plan Review Criteria§9.03(c)
A Developer's Conference of the Site Plan Review Committee was held on 2/23/16. Present at
the meeting were members of the Site Plan Review Committee (consisting of Town Staff and
committees) and the Petitioner, who presented the proposal, after which members of the
Committee responded with questions, comments, and suggestions. Planning Staff has reviewed
the ten criteria for Site Plan Review provided in §9.03(c) of the WZO and have incorporated
Committee comments where appropriate. The following are the findings as identified through
analysis of the updated project and the committee review:
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.
Conditionally Met: The site has several Activity Use Limitation (AUL) areas because of past
civilian and military activities on the property prior to purchase by athenahealth. To
accommodate concerns raised at the conceptual Site Plan Review meeting of the overall
Campus, the Control Plans include notations of those AULs.
According to the AODD Master Plan Campus Special Permit application,the Petitioner's goal is
to preserve the landscape "in its natural state, insofar as practicable, by minimizing tree and soil
removal." The Campus Design Guidelines reinforce this goal with Sustainable Design guidance to
expand the mature tree canopy and reestablishing a vegetated buffer to the Charles River. In
addition,the application states the Petitioner will provide a landscape plan that protects the
most significant existing trees, and will provide significant screening of adjacent residential
areas, incorporates significant trees along internal streets and green spaces and a robust buffer
along the street frontage. This is in keeping with prior approvals, such as the Watertown
Arsenal Development Corporation Project Approval Decision (111111998, 612111999, 711912000,
91712000)which stipulates that "the lawn areas on the Piazza and Central Common (defined as
the area between the parking garage and Building 97)shall have a permanent, sub-surface
irrigation system"and that "the Petitioner or its successors or assigns shall continuously
maintain the landscaping shown in the Control Plans."
This level of detail and commitment at the AODD Campus Special Permit stage is sufficient to
determine that the overall landscaping program will provide a diverse mix of deciduous and
evergreen understory, screening, and over story plants and trees. Staff recommends the
Campus Master Plan Special Permit be conditioned to require the Petitioner:
A. Submit detailed landscaping plans for each Phase(s) of development at the time of Site
Plan Review for that Phase(s), and
B. Landscape Plans shall be subject to review and approval by DCDP staff and Watertown's
Tree Warden/Conservation Agent and DCPD staff for species appropriateness, mix, size,
quantity, and spacing.
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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 overall scheme for new structures on the site is focused on creating a
contrast to the historic structures. This has been determined to be an acceptable way to
celebrate the existing historic building fabric within the site. Larger structures are proposed
toward the interior of the site and the proposed building mass steps down to better relate to
adjacent residential areas and the Charles River. The existing and proposed garages have
additional lower scaled additions proposed to help provide variation in the facades and provide
a change in materials and articulation. These retail and community spaces also help screen the
larger garages and activate the streets. The site also is located north of the residential and
public open space, which will reduce or eliminate most shadowing impacts.
The 1988 Watertown Arsenal Development Guidelines, Historic Restrictions, Historic
Preservation Restriction in the Quitclaim Deed, National Register of Historic Places designation,
and §5.12 all play a role in controlling the relationship of existing and proposed new buildings to
the environment. In addition,the new west garage and parking at Building 6 are proposed to
include below grade parking to reduce the overall mass of these structures.
The criteria outlined in the Campus Design Guidelines and adherence to the height and massing
requirements of previous approvals at the AODD Campus Special Permit stage is sufficient to
determine that the overall development scheme will ensure that new buildings and additions to
existing buildings fit within the proposed Design Guidance and the Arsenal's context. Staff
recommends the Campus AODD Special Permit be conditioned to require the Petitioner submit
the information articulated in §5.12(i)(1), at the time of Site Plan Review for each Phase(s),
including how development in the Phase(s) conforms to the Campus Design Guidelines and the
Design Guidelines of§9.03(d).
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.
Conditionally Met:The Site Plan has had a substantial focus on pedestrians and how to improve
the access to existing and proposed open spaces throughout the Campus.The site proposes an
inviting and flexible environment that encourages social interaction.The entire Campus is
considered as a community space that is highly visible so as to encourage increased use by
public users and Campus employees.The plan includes significant upgrades to the interior
streetscapes including new sidewalks, lighting, landscaping, signage and paving to allow easier
access to internal open spaces. The "shared street" concept proposed for key areas of the
Campus can facilitate safer pedestrian-oriented areas that become an extension of the public
open space. The petitioner continues to support a mix of opportunities to enliven the open
spaces within the Campus with uses such as food trucks,farmers markets and other public
activities.The existing and new open space areas include a number of gathering spaces for
active and passive activities for use by the community and employees on site. Also, a new
passive park space is being developed along North Beacon Street adjacent to the West Garage
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with multiple access points for better access by the community. The Petitioner has agreed to
plan the new park space with participation from the surrounding community.
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 updated Campus circulation system is meant to provide for the safety
of vehicular, bicycle, and pedestrian movement within the Campus and in relation to adjacent
streets while ensuring that the site can continue to provide sufficient access to the existing and
proposed garage parking.The petitioner has provided infrastructure and design that will
enhance public transit, such as on-site transportation demand management measures, and
participation in a Transportation Management Association and a commitment to supporting a
public bicycle share station.
The internal streets fronting Building 311 and a segment of the retail corridor are proposed to
be developed as "shared streets" to enhance the pedestrian experience while providing access
to the major parking structures within the campus.These shared streets will be two-way or one-
way and will be managed to provide flexible circulation options during special events.
The four main vehicular access points to the site will be kept and the internal road network will
be modified to provide better pedestrian access to the retail areas and from the garage parking.
Vehicles will be able to access the new West garage from North Beacon Street and a new
signalized intersection on Arsenal Street. Access to the existing garage will be from the existing
one-way entrance from Kingsbury Avenue and Talcott Avenue entrance or from the two-way
shared street south of Building 311.
Through the staff review,the site has been modified to allow vehicles leaving the East garage to
exit the site at Talcott Avenue or by using the proposed shared street adjacent to Building 311
to the existing North Beacon Street exit at Charles River Road.
The garages will be equipped with "smart park" technology to ensure real time information
about parking wayfinding and space availability. The parking technology will also allow for
flexible short-term parking during events to minimize excessive hunting for parking.
The availability of parking on Campus will accommodate the variety of users planned for the
Campus and further minimize off-campus parking. A car sharing program and electric vehicle
charging stations will be located in appropriate locations.
Enhanced bicycle and pedestrian access to the Campus is proposed on the west side of the site
to provide a safe and separate access point between North Beacon Street and Arsenal Street
and provides signalized bicycle access to the Watertown Cambridge Greenway. Bicycle access
through the site will benefit from the shared street concept as well as enhanced internal bike
paths and access points that promote east-west routes, as well.
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An appropriate mix of covered and uncovered bicycle storage facilities is proposed throughout
the site with 243 bicycle parking spaces total, 188 of which are covered. 143 space will be
provided as long term (employee) parking, secure and protected from the elements, and 100
will be provided as short term (customer or visitor) parking, visible and near building entrances.
All site access is intended to be built using universal design principals to allow an inclusive and
accessible environment and will be ADA/ MAAB compliant.The Petitioner says that parking for
the retail component of the project and the other public elements of the site will be available to
visitors during peak periods through managed on-street parking and dedicated spaces in the
lower level of the east garage. The shorter-term street parking is proposed along the shared
streets, Kingsbury Avenue,Talcott Avenue and Wooley Avenue. Event parking and non-peak
hour parking will also be available in the East garage for non-athenahealth visitors to the
campus.
The placement and number of short-term parking spaces will be required to be monitored and
modified if DCDP Staff determines that it is not satisfactorily meeting the demand. This can
reduce the time vehicles are driving which will limit pedestrian conflicts and will reduce
environmental impacts.
S.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 developed a comprehensive and integrated stormwater
management plan for the campus that has been submitted and initially reviewed and
conceptually found to be satisfactory by DPW. The proposed stormwater management system
is designed to meet the Massachusetts Department of Environmental Protection's (DEP's)
Stormwater Management Standards and the Chapter 98:Stormwater Management and Erosion
Control of the Town of Watertown's Code of Ordinances and the corresponding Rules and
Regulations to the extent practicable.
Based on the initial submittal and review, it is found that, to the extent that rules and
regulations change over time,the Petitioner shall meet the requirements and technical
standards in place at the time of the submittal for each project phase, at the time of application.
To the extent that other utility or stormwater permits are required for each Phase, these Special
Conditions do not supersede any condition that might be necessary to comply with said permit
requirements.
The Petitioner did provide in depth exploration of options to maximize onsite stormwater
retention and the Town found that because of substantial constraints, particularly along Arsenal
Street, off site mitigation, including drainage improvements at the Commander's Mansion and
within Talcott Avenue would be a more effective and beneficial outcome for the petitioner and
the municipal stormwater system. This plan has been initially agreed to by the Town.
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The Campus system has been designed to be implemented in phases as individual building sites
are developed on the Campus so each phase will require further Site Plan review as they are
submitted.The proposed design will retain stormwater on site where practicable for more than
90%of annual storm events and includes a multi-faceted approach that includes Best
Management Practices and Low Impact Development design techniques, including:
• Permeable pavement
• Green roofs
• Rainwater harvesting
• Water quality swales
• Rain gardens
• Subsurface detention and infiltration
One goal of the Campus Master Plan is to create a stormwater system that is integrated into the
landscape-visible and interactive-so campus users experience the rain gardens, pervious
pavement, and other stormwater features of the site. The proposed landscape integrates
boardwalks to cross stormwater rain gardens that are integrated into the site. The largest
stormwater feature will also serve as an outdoor amphitheater.The project proposes cisterns to
collect roof water(over 40,000 gallons of storage) adjacent to the building to be a visible part of
the campus landscape. These cisterns will also provide irrigation to the site to help reduce
demand on the treated public water system.To reduce irrigation, native and drought tolerant
landscape materials are proposed. To help with public understanding of the system,they also
propose to collect data from the stormwater management system and provide interpretive
displays throughout the campus.
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: Given the nature of the site, including the various historic protections on the
Campus and the existing buildings, the existing electric,telephone, cable TV and other such lines
are now and will continue to be underground. The Petitioner has committed to repair or
replace electric and communication duct banks, conduits, wires and cables as buildings and
Phases are developed, as necessary. Sanitary sewerage management is addressed in detail by
Special Permit Criteria §9.05(b)(4), above, but will also be repaired or replaced as the project is
developed in phases.
As part of the Petitioner's own corporate goals, the LEED system will be used to gauge their
sustainability measures. Two measures the Petitioner has stated in the Narrative is to "strive to
reduce the amount of building waste directed to landfills by supporting recycling efforts"and to
"divert construction and demolition debris from landfills through the use of a construction waste
management plan." The Narrative also states a central recyclables collection area will be
provided on site.
Given the scale of the proposed development, both in terms of square footage and employees
and visitors to the Campus, staff recommends the level of commitment to solid waste and
recycling must be strengthened. Staff recommend the Campus AODD Special Permit be
conditioned to require the Petitioner provide at the time of submission for Site Plan Review of
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the first Phase of development a narrative that describes the method of solid waste disposal and
recycling from all proposed buildings. This narrative must include, at a minimum, methods to
handle solid waste, MA DEP Waste Ban materials, and Universal Wastes(computer monitors,
television monitors, mercury and NiCd batteries, mercury-containing thermostats, and
fluorescent lamps).
7. Environmental Sustainabilitv: 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, 1-1, 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.
Conditional Met: The Petitioner has committed to a number of environmental sustainability
measures on the site including solar photovoltaic system, farmer's market, shuttle, bike share,
stormwater, construction waste reduction and many other action items.
They have also commuted to use the LEED rating system to measure their sustainability efforts
but have not identified how many points they plan to achieve on the site. Based on the
requirements of the Zoning Ordinance (which is for mixed-use development) and the aspirations
of the Campus Plan, Staff recommends that they be consistent with the Zoning requirements for
other larger mixed-use development by providing documentation that new buildings within the
Campus achieve LEED Silver certifiability and achieves a minimum of 40 points.
8.Screenine: 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 Master Plan proposes a green screen on the south side of the parking
garage and also proposes a substantial open space with landscaping to buffer the neighborhood
to the south. Other details have not been submitted for screening at this conceptual Master
Plan level. All aspects of the project shall be required to provide appropriate screening for all
storage areas, exposed machinery, service areas, loading areas, utilities. Further, appropriately
screened HVAC plans shall be submitted and reviewed as part of Site Plan submittals. Screening
will be required to ensure sound and visual impacts are minimized for the neighborhoods and
public.
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.
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Conditionally Met: The Campus layout and circulation has been reviewed in detail in other
sections of this document. The site will provide a safe and secure environment and allow for
appropriate egress in case of an emergency. Final lighting plans will be required to be reviewed
to ensure limited light pollution, while ensuring for safety within the Campus, and consistency
with Article VII of the WZO. The Town will also review final circulation plans to ensure that all
safety requirements have been met.
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: As proposed,the design is intended to minimize impacts to abutting
properties.The proposed transportation demand management plan and energy efficient
building design minimizes impacts on air quality. Screening and buffering will minimize noise,
odor, heat,vibration and dust impacts. Initial design of structures should enhance and blend
into the existing campus fabric. Exterior lighting will be required for parking and pedestrian
areas of the campus to be dark sky compliant and to minimize impacts on abutting properties.
New construction will be reviewed to ensure that it fits with the defining historic and natural
features including building and structure exteriors,fenestration, scale, color, use of material,
mass, and views to,from and across the Olmsted-designed landscape.The design will also need
to be consistent with the requirements of Secretary of the Interior's Standards for Rehabilitation
and Guidelines for Rehabilitating Historic Structures and certain changes to the Campus will
require Massachusetts Historical Commission review.
The Town also engaged Gamble Associates to complete the required Design Review on the
Campus Master Plan submittal. Overall the review was very positive for the conceptual level
Master Plan and submitted Campus specific Design Guidelines submitted, and there were
several comments. Key comment from the Peer Review include:
Generally:
• Positive balance of new and old and is a model of redevelopment that is contextual and
preservation minded
• New development is delicately added to historic campus setting with siting designed to
not overwhelm existing historic structures
• Proposed garage location enhances the overall campus setting and minimizes adverse
effects
• The character of the campus is reinforced by further delineating formal green spaces
and quads
• Effective use of structure and language of the Watertown's Design Guidelines.
Areas of Concern:
• Pedestrian focus prioritized, but adequate accommodation for vehicles is still necessary
(shared streets may be too restricting)
• As a destination and employment center, connections from multiple directions would
allow the campus to function more efficiently—considering options for access on
Greenough Boulevard
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• To reduce the potential of new structures appearing monolithic,the new buildings
should consider some more durable and natural materials (such as wood cladding) at
strategic locations along the bases of the buildings which can also provide for a more
human scale at the lower floors.
• The success of the covered open space will depend on final design and detailing
• The existing signage program works well and could be expanded to the new buildings
and the campus as a whole
As a condition of the approval,the Kingsbury Avenues corridor along the length of the east
garage should be designed to be flexible and allow for two-way traffic in the future if necessary.
V. Staff Recommendation:
Based on the finding that the Campus Master Plan requested by Athena Arsenal, LLC meets the
criteria set forth in Section 5.12, 9.05(b) and 9.03(c) of the Watertown Zoning Ordinance,the
DCDP staff recommends that the proposed Campus Master Plan Special Permit with Site Plan
Review be granted, including a reduction in the front setback along a portion of Arsenal Street
to maintain a consistent building line with Building 311, with the following conditions:
VI. Condition of Approval:
1. Special Permit Documents. This approval is based upon the application materials and the
AODD Campus Special Permit Documents titled "AODD Campus Plan Application the Arsenal
on the Charles", 311 Arsenal Street, Watertown, MA II, LLC, dated, May 6, 2016, with
supplemental materials submitted June 27, 2016, as modified by these conditions:
A. Cover Sheet
B. Context Plan (C-0.0)
C. Existing Conditions Plan (V1 to V6)
D. Certified Plot Plan
E. Site Development Plan (L-1.0) (amended 6/27/16)
F. Overall Layout and Materials Plan (L-2.0) (amended 6/27/16)
G. Layout and Materials Plan (L-2.1, L-2.2, L-2.3) (L-2.1, L-2.2 amended 6/27/16)
H. Overall Circulation and Parking Plan (L-3.0) (amended 6/27/16)
I. Vehicular Circulation & Parking Plan (L-3.1, L-3.2, L-3.3) (L-3.2, L-3.3 amended 6/27/16)
J. Overall Grading Plan (L-4.0)
K. Grading Plan (L-4.1, L-4.2, L-4.3)
L. Overall Drainage and Stormwater Plan (L-5.0)
M. Drainage and Stormwater Plan (On Site) (L-5.1, L-5.2, L-5.3)
N. Drainage and Stormwater Plan (Off Site) (L-5.4)
O. Overall Utilities Plan (L-6.0)
P. Utilities Plan (L-6.1, L-6.2, L-6.3)
Q. Overall Planting Plan (L-7.0) (amended 6/27/16)
R. Planting Plan (L-7.1, L-7.2, L-7.3) (amended 6/27/16)
S. Bicycle Circulation and Parking (L-8.0)
T. Phasing Plan (L-9.0)
U. Building 1 Elevations (A-1.0)
V. West Garage Elevations (A-2.0,A-3.0)
W. Building 3 &4 Elevations (A-4.0)
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X. Building 5 Elevations (A-5.0)
Y. Building 6A and 6B Elevations (A-6.0)
And the following submitted documents:
1. The Arsenal on the Charles Campus Design Guidelines, Charles Rose Architects, Inc,
dated 5/6/16
2. The Arsenal on the Charles Project Narrative in Support of AODD Campus Plan, dated
2/8/2016 and as revised 6/27/2016
3. Transportation Impact Assessment,Arsenal on the Charles Campus Plan including 2
Technical Appendices, by Vanasse &Associates, dated 5/3/16,
4. Transportation Demand Management Program, Arsenal on the Charles Campus Plan
Arsenal Street Watertown, Massachusetts, by Vanasse &Associates, dated 7/1/16 (as
updated by these conditions)
5. Parking Demand Analysis, by Vanasse &Associates, dated 2/2/16
6. Technical Memorandum, Sewer Flow Generation Analysis, Sewer Flow Monitoring
Program, and Proposed Infililtration/Inflow Mitigation, Stantec, dated 6/6/16
7. Stormwater Report and Stormwater Report Summary,AODD Campus Master Plan
Application/The Arsenal on the Charles, Stantec, 6/6/16
8. Transportation Improvement Program,The Arsenal on the Charles,July 1, 2016 (as
updated by these conditions)
2. Plan Modifications and Amendments-Changes to an approved AODD Campus Special
Permit Conceptual Site Plan shall follow the procedure outlined in Section 5.12(i)(6) of the
Watertown Zoning Ordinance.
3. Recordation—Prior to Site Plan Approval of the first phase of the Campus Master Plan, the
Petitioner shall provide a copy of this entire decision, showing that it has been filed and
recorded with the Registry of Deeds.
4. Codes/Regulation Compliance.The Petitioners shall comply with all other applicable local,
state, and federal requirements, ordinances, and statutes.
5. Prior Approvals—All Local,State and Federal requirements associated with prior approvals
shall remain in effect with this approval. All aspects of the 1998 Land Use Restriction
Agreement Specific conditions in regard to previous Site Plans shall be replaced with this
approved Campus Master Plan Special Permit with Site Plan Review.
1. The following local documents will remain in effect:
a. Land Disposition Agreement (LDA) between WADC and Watertown Arsenal
Associates, LLC (6/19/1998 amended 6/30/1998, 7/15/1998, 7/24/1998,
9/28/1998)
b. First Amendment to the Land Use Restriction (11/5/2002)
2. The following approvals will be superseded by this Approval:
a. Watertown Arsenal Development Corporation Project Approval Permit
(11/1/1998, 6/21/1999, 7/19/2000, 9/7/2000)
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6. Permit Expiration-The AODD Campus Special Permit must be implemented per§5.12 (i.7)
within one year of approval by beginning construction of a building or exterior use. The
Campus Master Plan will expire fifteen years from the grant of approval if construction of all
phases of the Campus Master Plan have not commenced, except for good cause. A
Petitioner may request extensions of the phasing plan and implementation through a
request to the SPGA not less than six(6) months prior to permit expiration, and if the SPGA
does not grant a request for extension, a Petitioner will be required to submit for an AODD
Campus Special Permit amendment or new permit.
7. As-Built(s). For each Site Plan Phase the Petitioners shall:
A. Submit certified "as-built" foundation plot plans showing all dimensional setbacks at the
time of foundation inspection for Building and Zoning for each phase.
B. As-built plans, showing site utilities, layout,topography and other pertinent
information,for each phase of the project shall be submitted to and approved by DPW
upon completion of construction activities and within 3 months of issuing a Final
Certificate of Occupancy for each phase.The petitioner shall specify how the completed
project/as-built plans differ from that shown on the Site Plan Approval.Two copies of
the final as-built plans shall be submitted, one Mylar and one paper copy, and shall be
on the same scale as the plan referenced in the Permit Conditions.
C. The Petitioner shall also maintain a master site plan denoting current underground and
surface conditions. The master site plan shall be updated at the completion of each
Phase.
8. General Contractor to Receive Permit Decisions- Prior to the issuance of a Building Permit
for any part of any Phase(s) in the AODD Campus Master Plan Special Permit,the Petitioner
shall provide written proof to the DCDP that a copy of the AODD Campus Master Plan
Special Permit and the relevant Site Plan Approval Decision has been provided to the
general contractor(s).
9. Municipal Clerk of the Works—Prior to issuance of the first Building Permit for each
Phase(s) of the Campus Master Plan Special Permit as it relates to mitigation,the Petitioner
shall fund a municipal Clerk of the Works to represent the Town during construction
involving municipal utilities and Arsenal Street transportation improvements within the
right-of-way.The Clerk shall be engaged by the Town on an as-needed basis. The Petitioner
shall fund the Clerk using an escrow account, with funds deposited by the Petitioner and
withdrawn by the Town as-needed. The budget shall be based on the schedule for the
respective Phase(s) provided by the Petitioner and approved by the DPW.
SITE DESIGN: BUILDINGS, LANDSCAPING, EXTERIOR LIGHTING, SIGNAGE,STORMWATER
MANAGEMENT
10. Site and Building Design—At the time of Site Plan Review of each Phase(s) of the Campus
Master Plan Special Permit,the Petitioner shall submit:
A. The information articulated in §5.12(e) and §5.12 (i)(1), including how development in
the Phase(s) conforms to the Dimensional Criteria and the Campus Design Guidelines
and the Design Guidelines of§9.03(d). This information shall also include a description
of how the proposed development in the Phase(s) differs from the information
submitted at the time the AODD Campus Master Plan Special Permit was granted. The
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Petitioner shall also provide details on roof-top screening of mechanical and other
equipment as part of this submission.
B. A Construction Management Plan for construction of the project for review and
approval by the DPW and DCDP.
C. Plans to the Health Department for approval for the control and mitigation of:
Accumulation of standing water for the prevention of vector borne diseases, on-site
noise, odors, dust, asbestos, and rodent abatement.
D. A plan that includes protection measures for existing trees on and around the site.
E. A plan for vehicle parking and traffic management during construction to minimize the
use of neighborhood streets for construction purposes. This plan may include reduced
parking, offsite parking, shuttle services, and other methods to allow construction to
occur.
F. Provide a narrative that describes the method of solid waste disposal and recycling for
all buildings. In addition, all trash and recycling shall be collected by a private waste
management company.
G. An Energy Assessment of the Campus Master Plan. This Assessment shall indicate, in
writing, what actions/outcomes will be taken.
11. Landscaping—The conceptual level landscaping plans within the AODD Campus Special
Permit shall be updated with final plans as part of the Site Plan Approval for each phase.
A. Detailed Landscaping Plan - Each Phase of the AODD Campus Master Plan Special
Permit are required to have detailed landscape plans at the time of Site Plan Review of
that Phase(s). Plans shall, at a minimum, identify changes from the conceptual level
plans submitted as part of the AODD Campus Special Permit. They shall also show
vegetation and trees to be removed as part of the Phase(s), as well as areas of open
space, areas of new landscaping, and provide a planting schedule, the location, quantity,
types, and size of all plant materials. Landscape Plans shall be subject to review and
approval and for species appropriateness, mix, size, quantity, and spacing by DCDP Staff
and all Public Shade Trees shall have a separate review and approval by the Tree
Warden.
B. Landscaping Maintenance—All landscaping installation shall be completed in each
Phase prior to issuance of the final Certificate of Occupancy in any Phase. A temporary
C of O may be issued in the event that a phase is completed "out of season". In
addition,the Petitioner shall provide for landscape maintenance of all landscaped areas
in a Phase for the life of the Master Plan Special Permit.
12. Historic Preservation- No construction, alteration, remodeling within the Campus shall be
undertaken or permitted to be undertaken on the Property which would affect the integrity
or the appearance of the attributes identified within the Historic Preservation
Memorandum of Understanding (MOA) without the express prior written permission of the
Massachusetts State Historical Commission, signed by a fully authorized representative,
with said authorization submitted to DCDP.
13. General Signage- No signs shall be permitted except those that meet the signage
requirements in Article VII of the WZO or as allowed through an approved AODD Sign Design
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Guidelines, as updated, and those sign permits shall be subject to a separate review and
permit process.
14. Wayfinding and Interpretation Plan—The Petitioner shall develop an updated signage and
wayfinding plan, with phased implementation if necessary, to allow for necessary signage
within the site for the varied uses and areas within the Campus. This plan should also
consider a site interpretation program focused on the historical significance and context of
the Watertown Arsenal. This would include wayfinding to off-site areas or destinations
within Watertown such as Watertown Square, Coolidge Square, and the multi-use
Greenways Path networks. This should specifically include pedestrian and bicycle scale
wayfinding.
15. Exterior Lighting—Final exterior/site lighting shall comply with Article VII of the Zoning
Ordinance, and shall be reviewed and approved as part of Site Plan Approval. 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 screening
or shielding shall be installed to reduce off-site impacts. Of particular interest is any garage
mounted lighting and options for minimizing nighttime use of lighting on upper floors.
16. Utilities/Sewer/Stormwater Plans—At the time of Site Plan Review of each Phase(s) of the
Campus Master Plan Special Permit, the Petitioner shall submit the following for DPW
review and approval:
A. A utility plan showing all existing and proposed on and off-site infrastructure and
connections necessary to complete the Phase.
B. A grading and drainage plan showing all existing and proposed site grading, drainage,
and stormwater management devices.
C. Typical construction details for all utilities, including connections to municipal systems.
D. If the utility needs or characteristics of the proposed Phase deviate from the
assumptions used in developing the Campus Mater Plan Special Permit,then the
Petitioner shall submit a memorandum and associated documentation to describe the
deviations and any potential impacts.
E. At time of Building Permit, provide a Stormwater Pollution Prevention Plan and file the
required Notice of Intent with the EPA and DPW.
17. Utilities/Sewer/Stormwater Approvals -The Petitioner shall repair or replace the existing
water and sewer infrastructure, as needed,to ensure that all components are in good
working condition and meet all current and applicable federal, state, and local regulations,
to the satisfaction of the Town. Prior to receiving any phased Site Plan Review Approvals,
the Petitioner shall develop a detailed phasing plan showing how the various elements of
the water, sewer, and stormwater management systems will be constructed.
To the extent that rules and regulations change over time,the Petitioner shall meet the
current requirements and technical standards for each project phase, at the time of
application. To the extent that other utility or stormwater permits are required for each
Phase,these Special Conditions do not supercede any condition that might be necessary to
comply with said permit requirements.
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All utilities, including but not limited to water, sewer and stormwater management systems
for each Phase of the AODD Campus Master Plan Special Permit shall be complete prior to
issuance of a final Certificate of Occupancy for any building or structure in that Phase.
In addition,the Petitioner shall remove four gallons of inflow/infiltration from the sanitary
sewer system for each one gallon of new wastewater generated at the site. The final flow
estimate shall be mutually agreed upon after review by the Town's sanitary sewer peer
review consultant.
The Operations and Maintenance Plan shall be an on-going requirement of the Master Plan
Special Permit. The Petitioner shall keep copies of all post-construction stormwater
management inspection and maintenance records and invoices for a period of five (5) years,
and these reports and records shall be made available to DPW upon request.
PARKING, VEHICULAR CIRCULATION, TRANSPORTATION MANAGEMENT, TRANSPORTATION
MITIGATION
18. Internal Vehicular Circulation by Fire Department-The Petitioner shall ensure that there is
a review and approval of internal vehicular circulation plan by the Fire Department.
19. Offsite Pre-Construction Assessment—Ensure that offsite foundations/structures are
assessed within the impacted area, as determined by the Petitioner and DCDP,to document
pre and post conditions and rectify damage caused.
20. Short Term Parking—Adequate short and medium term parking shall be made available
within the garages and on surface streets within close proximity to the uses (ACA, retail,
public amenities) needing that parking. At a minimum, 80 short and medium-term parking
spaces will be required to be located within the first floor of the east parking garage, in
addition to designated surface parking within the retail corridor. Shorter-term parking shall
be monitored and if it is shown that less than 10%or more than 15%of the spaces are
available during peak hours on a regular basis,the Director of DCDP may adjust the number
of spaces be allocated to shorter-term use.
21. Parking Reduction or Adaptive Reuse—As part of the Site Plan Review that includes the
West Garage, provide details on how much and what types of adaptive reuse or parking
reduction could be implemented within the West Garage or other parts of the campus.
22. Smart Parking Technology:The garages will be equipped with "smart park" technology to
ensure real time information about parking wayfinding and space availability. The parking
technology will also allow for flexible short-term parking during events to minimize
excessive hunting for parking.
23. On-Street Parking Monitoring—Establish an Off-Campus Parking Policy that will be shared
with all Campus employees. The policy will included, among other components, a provision
that prohibits off-campus, on-street parking in the immediate neighborhood areas. This
policy shall include corrective measures to enforce prohibition of off-campus, on-street
parking for all campus employees.
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24. Offsite Road Improvements—Proposed improvements to the Arsenal Street Corridor must
be in keeping and coordinated with the results of the MassDOT Arsenal Street Corridor
Study, to the extent they are available.
25. ADA and Accessibility-All site circulation shall provide for an inclusive and accessible
environment. All internal circulation will be American with Disabilities Act/Massachusetts
Architectural Access Board compliant.
26. Off-Site Transportation Improvements—Design—The Petitioner has agreed to provide a
financial contribution of$6,471,500 for implementing off-site transportation improvements
as specified in Special Permit Documents (Condition 1.8). Prior to issuance of a Building
Permit for any Phase,the Petitioner shall provide funds to design the relevant
improvements and receive approval from all pertinent Town departments. The Petitioner
shall use a designer approved by the Town for all off-site transportation improvements
utilizing the right-of-way.
27. Off-Site Transportation Improvements—Completion— For each Phase, all associated off-
site transportation improvements, as agreed to in Condition 1.8, shall be completed to the
satisfaction of the Town prior to issuance of final Certificate of Occupancy.
28. Transportation Demand Management(TDM)—The TDM Program, as identified in the
Special Permit Documents (Condition 1), complies with the intent of the Zoning Ordinance
§2.82, with clear goals and measures, with review and approval by the Director of DCDP.
This TDM Program shall be implemented by athenahealth or its successors or assigns for the
life of the Campus Master Plan Special Permit. In addition, athenahealth shall comply with
the requirements imposed by the Massachusetts Environmental Policy Act review,
specifically those identified in the Secretary's Certificate on the FEIR, or as updated. It is:
A. TDM program components as outlined in Section 4.3 of the 11/12/97 FEIR
The TDM program shall be required to have a traffic monitoring program which will
commence immediately after issuance of the permanent Certificate of Occupancy for the
new parking garage and will continue on an annual basis for a minimum of two years, but
not to exceed 7 years,thereafter. A baseline survey of the commuting modes of all
employees of the Campus shall be completed within 1-month of the issuance of the Campus
Master Plan Special Permit. If the annual monitoring reports submitted show that the
Campus is or is not consistently meeting the goals of the TDM Program, then the
Department of Community Development and Planning (DCDP) may reduce or increase the
duration for which monitoring reports are required. The monitoring program report is to be
provided to DCDP within 2-months after the completion of the first data collection effort
and annually thereafter for the duration of the monitoring program.
The report will document the traffic volumes associated with the Campus as occupied at the
time that the traffic counts are completed, on and off-site parking, and use of public
transportation resources and alternative modes of transportation to single-occupant
vehicles.
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The Director of DCDP will be responsible for making a determination of compliance as to
implementation of the TDM measures.
29. Transportation Management Association (TMA)-The Petitioner agrees to participate in the
formation of and continued participation in the Watertown Transportation Management
Association (TMA), which will include shuttle service, including financial contributions in a
proportionate share.
30. Bicycle/Special Parking-The Petitioner shall:
A. Provide 243 bicycle parking spaces with the allocation to short and long-term to be
determined by demand. DCDP Staff shall provide a final review of the rack style and
allocation, if necessary.
B. Provide a minimum of five electric car charging stations and three car share spaces
distributed within the site and reviewed by DCDP Staff.
31. Screening:All aspects of the project shall be required to provide appropriate screening for
all storage areas, exposed machinery, service areas, loading areas, utilities. Further,
appropriately screened HVAC plans shall be submitted and reviewed as part of Site Plan
submittals. Screening will be required to ensure sound and visual impacts are minimized for
the neighborhoods and public.
32. LEED Certifiability—Provide documentation that new buildings within the Campus achieve
LEED Silver certifiability and achieves a minimum of 40 points, prior to final C of O.
33. Shared Street Design-The Kingsbury Avenue corridor along the length of the east garage
should be designed to be flexible and allow for two-way traffic in the future if necessary.
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