Loading...
HomeMy Public PortalAbout3_Staff Report_TAOTC_2016_0705_FINAL �1630 TOWN OF WATERTOWN X . 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 PB-2016-01 Campus Master Plan Staff Report 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." Fill - i- Arsenal St frontage looking east Arsenal St frontage looking west Page 2 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report �fi 1111 _`. fi11111 r - { Kingsbury Avenue looking north to Arsenal St. North Plaza looking toward Pedro's RYA.. r � I I Kingsbury Avenue East Parking Garage Area proposed for covered Atrium/Glass 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 Page 3 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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 Page 4 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report • 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. Page 5 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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 Page 6 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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. Page 7 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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 Page 8 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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 Page 9 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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. Page 10 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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. Page 11 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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. Page 12 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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 Page 13 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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. Page 14 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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. Page 15 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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 Page 16 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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. Page 17 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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. Page 18 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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 Page 19 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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. Page 20 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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 Page 21 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report • 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) Page 22 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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) Page 23 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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 Page 24 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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 Page 25 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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. Page 26 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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. Page 27 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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. Page 28 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report 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. Page 29 of 30 311 Arsenal Street—Arsenal on the Charles July 5, 2016 PB-2016-01 Campus Master Plan Staff Report -�3_ aoa E o-s'� N �� 5 A4,m. a EM I z` 0 Q A, 1 Q co—� IL a a) LU-7 4D co�t�p� � n w w w I a) �U N 110 a dS w 1S 10 °H� z r x Ej o a co W f o J l:' D � a. x � ,dQ• a a 15 3SIf107 L°UISESTbQ vJ , u .�\ bGTT ST • `� g: Page 30 of 30