HomeMy Public PortalAboutREV_1A_AODD Submission Revisions Memo 2016-07-01 FINALMemo
To: Steve Magoon–Watertown DCDP,
Gideon Schreiber–Watertown DCDP
From: Robert Corning - Stantec
File: TAOTC – AODD Master Plan Special
Permit Application – Revisions
Date: July 1, 2016
Reference: TAOTC – AODD Special Permit Application – Revisions
This Memorandum summarizes changes outlined in the revised information included in the attached
drawings. These changes are a result of continued discussions with Town Departments and their
Peer Review Consultants and the Community. The drawings attached reflect only the sheets that
have information that has changed significantly since the May 6, 2016 AODD Special Permit
Application submission.
Attachments Include:
AODD Campus Plan Application – The Arsenal on the Charles Revisions, Dated June 27, 2016
The Arsenal on the Charles – Project Narrative in Support of AODD Campus Plan Special
Permit Application Revisions, Dated June 27, 2016
Transportation Demand Management Program – The Arsenal on the Charles, Dated July 1,
2016
Transportation Improvement Program – The Arsenal on the Charles, Dated July 1, 2016
Internal Circulation and Parking
Changes have been made to the proposed internal circulation and parking strategy for the
campus as noted on the revised “Proposed Vehicular Circulation” diagram and revised drawing L-
3.0 of the drawing submission and summarized as follows:
Shared Street between Bldg. 312 and the arsenal green has been changed to be restricted
to emergency access only.
Wooley Avenue between buildings 312 and 43 has been changed to two-way.
o Sidewalk on north side remains
o Parallel parking added to north side
Two handicapped parking spaces added
Designated Service/ Delivery for restaurant use
Remaining parking spaces would be reserved
o South side will have a flush walkway
Existing (East) garage - Existing north exit will remain, accommodating both left and right
turns onto the shared street along the south edge of Building 311. (Previous plans proposed
closing this exit).
A centralized dedicated valet/ drop-off zone has been added along Kingsbury Ave west of
building 312 (8 spaces +/-).
Parallel Parking has been added to the west side of the landscape island along Talcott Ave.
Kingsbury/ Talcott Avenue intersection geometry has been modified to facilitate traffic flow
and provide more clarity for circulation.
July 1, 2016
Steve Magoon–Watertown DCDP, Gideon Schreiber–Watertown DCDP
Page 2 of 5
Reference: TAOTC – AODD Special Permit Application – Revisions
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Short-Term Parking – 40 spaces in the east garage and 53 surface spaces in the east campus
have been designated as short-term parking. (93 Total). Drawing L-3.0.
Handicapped Parking has been identified on Drawing L-3.0, and summarized in the
accompanying chart.
Proposed West Garage – The preliminary Arsenal Street level floor plan has been included for
reference.
Building 2
Building 2, the proposed retail/ commercial building along Arsenal Street on the north side of the
proposed west garage, has been revised to provide more efficient and usable floor plates. In
addition, the Proponent has determined that the existing switch gear and generators along the
Arsenal Street frontage will be moved from this location, providing more flexibility for the Building 2
footprint and a better pedestrian environment and presence on Arsenal Street. The Proponent is
currently evaluating options for locations for this equipment. It should be noted that the plans for
Building 2 in the May 6, 2016 submission did not reflect the proposed square footage as proposed.
The revised plans bring the square footage closer to what was submitted.
May 6, 2016 June 24, 2016
Total Square Footage (GSF) 30,925 gsf 30,677 gsf
Building Coverage (footprint) (GSF) 8,906 gsf 9,392 gsf
The revised footprint has been indicated on the drawings, the “Proposed West Garage and
Commercial/Retail – Arsenal Street” rendering has been updated and the Building elevations have
been revised and included in the attached revisions. Also included is the “Proposed West Garage
Section” that updates the section to reflect changes to proposed building 2.
Tree Removals Plan
A tree removals plan has been prepared that outlines all existing trees over 8” caliper to remain or to
be removed.
The landscape and planting palette is an important component of the long term comprehensive
redevelopment of the campus. The project team carefully balanced proposed building, site
development and circulation improvements with existing tree locations. The project team walked
the site with Bartlett Tree Experts, who offered their opinions on what the most ‘valuable’ trees are of
the existing tree inventory. This positively influenced the proposed design.
The following highlights key goals of the tree removal and replacement strategy:
The proposed plan preserves and protects many of the significant existing trees on the
campus.
Plant diversity – Currently, there are several monocultures of tree plantings, mostly along the
existing roads and parking areas. A key goal of the landscape design is to develop a diverse
and more naturalistic and native plant palette that improves the campus aesthetic and
July 1, 2016
Steve Magoon–Watertown DCDP, Gideon Schreiber–Watertown DCDP
Page 3 of 5
Reference: TAOTC – AODD Special Permit Application – Revisions
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capitalizes on some of the key natural areas, particularly the bluff planting along North
Beacon Street.
Habitat – It was also important to create opportunities for improved habitat. The campus
has an important proximity to the Charles River corridor ecosystem. Developing a landscape
that encourages and promotes different habitats was an important goal of the plan.
Seasonal Interest – The plant palette also provides 4-season interest for the landscape, by
selecting plants that have unique foliage, bark, form, flowers and fall color.
Integration with the comprehensive and robust stormwater management strategy - The
planting palette plays an important role in creating a strong character for the stormwater
facilities while also providing critical water treatment functions assisting in meeting the overall
stormwater water quality objectives.
It should be noted that the landscape will be phased with the rest of the project. As such, tree
removals will only occur when the site improvements associated with that phase of the campus
development are implemented.
Open Space Calculations
Graphics that represent the open space calculations were produced to provide a visual
representation and documentation of existing and proposed open space on the campus. Please
reference the “Existing Open Space” and “Proposed Open Space” diagrams included in the
attached. The Master Plan as proposed increases the open space for the campus by 122,800 sf or
more than 2.8 acres. It should also be noted that there is another ½ acre of permeable pavements
proposed for the project in the shared streets that are not included in the proposed open space
calculation.
Arsenal Green
The plan has been revised to keep the existing restaurant terrace at the Arsenal/312 Green
unchanged.
Snow Removal
East Garage – Snow from the roof of the east garage will be deposited over the west edge as it is
done currently. The design for the expanded stormwater feature on the west side of the garage has
been designed to accommodate snow storage.
West Garage – Snow from the roof of the proposed west garage will also be deposited over the
west edge. However as the area along the west edge is an emergency access, snow will not be
stored here and will be removed.
The surface roads, parking and pedestrian areas will be cleared from snow as they are today. Snow
will be stockpiled as there is sufficient room or removed from the site as needed.
July 1, 2016
Steve Magoon–Watertown DCDP, Gideon Schreiber–Watertown DCDP
Page 4 of 5
Reference: TAOTC – AODD Special Permit Application – Revisions
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Shuttle Bus and Maintenance Vehicle Parking
athenahealth commits to parking all athena shuttle bus and maintenance vehicles on campus after
occupancy of the west garage.
Transportation Demand Management (TDM)
The proposed TDM has been updated with significant changes and modifications attached and
summarized as follows:
Expands upon and updates existing TDM program for the Campus
Provides clear definition of the baseline condition and the methodology to be used to
measure attainment of the specified TDM goals
Establishes clear goals for Non-Single Occupancy Vehicle (SOV) Travel
o SOV reduction of a minimum of 15 % for Overall Campus over current conditions
o SOV reduction of a minimum of 20 % for athenahealth Employees over current
conditions
o No Off-Campus Parking on Neighborhood Streets
Employee Incentives
o Monthly Transportation Benefit (Cost of Monthly Link Pass)
o Monthly Raffle for Gift Cards, Free Lunch, Tickets to Sporting/Cultural Events
o Free Safety Vests for Bicycle Commuters
Infrastructure
o Maintain and enhance existing athenahealth/TMA Shuttle Service
o Provide an MBTA Charlie Card Kiosk
o Provide a Hubway Bike Sharing Station
o Provide 80 Weather Protected Bicycle Parking Spaces (Minimum)
o Provide 60 Exterior Bicycle Parking Spaces (Minimum)
o Maintain and supplement existing Shower, Changing Area and Locker Room Facility
Access
o Provide access to parking for a car sharing service
o Provide dedicated carpool/vanpool parking
Management and Implementation
o Full-Time On-Site Transportation Demand Management Coordinator
o Participate in Establishment of Watertown TMA
o Join Route 128 Business Council TMA in Interim
o Make Available Up to Date TDM Program Information, Transit/Shuttle Schedules and
Bike Routes in Print and Electronic Media
o Employee “Welcome Packet” Describing TDM Program
o Carpool/Vanpool Matching Through MassRIDES and TMA
o Participation in MassRIDES NuRide Reward Program
July 1, 2016
Steve Magoon–Watertown DCDP, Gideon Schreiber–Watertown DCDP
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Reference: TAOTC – AODD Special Permit Application – Revisions
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o Emergency Ride Home Program
o Participation in Commuter Choice Program
o Participation in MBTA Corporate Pass Program
o Flexible Work Schedules/Work From Home
Monitoring
o Installation of Permanent Count Stations at Campus Driveways
o Parking Occupancy Data within Campus (Garages and Surface Parking)
o Monitoring of Off-Campus Parking in Immediate Neighborhood Areas
o Annual Survey of Commuting Modes of Employees and Visitors
o Annual Report to be Submitted to DCDP
o Corrective Measures to be Implemented if Non-SOV Goals are Not Achieved or Off-
Campus Parking is Observed in Neighborhoods
Transportation Improvement Program (TIP)
Attached please find the revised Transportation Improvement Program (TIP) for the project. The
revised TIP is a result of on-going discussions and review by the Town and their Peer Review
Consultant and reflects necessary improvements for the transportation network and other
improvements to Town infrastructure that benefits both the Project and the Town. In addition, the
revisions specify that improvements along the Arsenal Street corridor are to be consistent with the
recommendations of the Arsenal Street Corridor Study to the extent that the recommendations are
available prior to the design and construction of the imporvements.
In addition to the above, any perspective images that have changed based on the above revisions
have been revised and included in the attached.
Please let us know if you have any questions or comments on this information
STANTEC CONSULTING SERVICES INC
Bob Corning
Senior Principal
Phone: (617) 226-9238
Bob.Corning@stantec.com
cc. Michael Crowley - athenhealth
Mark Blair - athenahealth
William York – GM&H
Jeffrey Dirk - VAI
Joe Geller - Stantec