HomeMy Public PortalAbout101 North Beacon_Master_Public Comments as of 10 July 2019_201907111356320929 Adams,Andrea
From: Schreiber,Gideon
Sent: Wednesday,July 10, 2019 3:59 PM
To: Nancy Kay Demick
Cc: Lisa Feltner,Councillor; Lisa Feltner;Adams,Andrea;Marchesano, Ingrid;Civetti, Louise; Magoon,
Steven
Subject: RE:101 No Beacon Street Project
Thank you for the comments. We will be sure to distribute to the Board.
Thanks,
Gideon
Gideon Schreiber,AICP
617.972.6417 x12164
FPhen responding,please be aware that the Massachusetts Seaetaoy of State has determined that most email is public retard and therefbie cannot be kept canfidential.
From: Nancy Kay Demick<nakay@comcast.net>
Sent:Wednesday,July 10, 2019 3:20 PM
To: Schreiber, Gideon<gschreiber@watertown-ma.gov>
Cc: Lisa Feltner, Councillor<councillorfeltner@gmail.com>; Lisa Feltner<Ifeltner@watertown-ma.gov>
Subject: 101 No Beacon Street Project
Hi Gideon -
My name is Nancy Kay and I live at 9 Irving Park. We've owned our home for over 23 years and love
our neighbors and neighborhood. Although our neighborhood is comprised of a diverse medley of
home owners, two-families and rentals, we are very family-oriented and have a strong sense of
community. Our children have grown up on these streets and new families with small children are
moving in at a fast pace. And although it may seem trivial, we have an amazing dog friendly
community as well. All-in-all a great neighborhood to be a part of.
Although we can appreciate the benefits of the recent development surge in Watertown, it also has
created some concerns for the state of the town. Most recently is the new proposed condo
development on the corners of North Beacon, Irving Street and Ladd Street. The community
development meetings have been helpful but as a neighborhood we are concerned about the size of
the project and the impact it might have.
Prior to the second community meeting I compiled a summary of comments collected from the
neighborhood, many of us email and talk frequently, as it relates to some of the concerns about the
project. At the the second meeting, the developers did discuss many of the items listed but did not
necessarily alleviate all of the concerns. Overall, the biggest issue is that this development will
overwhelm the neighborhood with traffic, congestion and noise. We do understand that these land
parcels on No. Beacon and Irving are zoned for this type of development but we sincerely hope'we
are able to co-exist in such manner as to maintain the special qualities of our neighborhood.
Please see the list of comments/concerns below. I do want to point out that I am not a spokesperson
for the neighborhood and there any many residents who have very specific and differing
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concerns. This is just a general list of items that people have talked about. I hope this might help
inform on some of the issues regarding this development.
Thank you for your attention to this matter. If I can be of any help, or if you have any questions,
please let me know.
Best,
Nancy
9 Irving Park
Watertown,MA 02472
617-694-1740
nakavlalcom cast,net
101 No. Beacon Development
Summary of Comments/Sus¢estions
General design of the development is not in keeping with the style of the neighborhood with too many units.
Traffic-- Is one of the most stated issues
• Traffic pattern will add to neighborhood congestion on both Irving and Ladd Street
Current Ingress only on Irving is better but most be enforced by structural impediments
• Ingress/Egress on No. Beacon is preferred
• Fewer parking spaces-Based on current Town transportation survey,the number of actual parking spaces being
utilized by new Developments is much less than required
• Traffic Control such as speed bumps on both Ladd and Irving are crucial (bump outs are not currently approved
by town)
• Visitor Parking—Parking from development will overflow onto side streets, specifically Ladd
Lighting—Also a top concern
• General lighting of the development—Intended,specific areas only
• Lights for parking area shining directly into abutters housing
• Roof Deck Lighting—Must have privacy shields to prevent lights shining at night into neighborhood
• Controls on lighting so general lighting is not on throughout the entire night, either on the sides or back of
building
Noise/Trash
• Nosie from the Roof Deck will travel throughout the neighborhood—evenings are quiet now with many young
families—Enforceable curfews on use of deck and sound panels to buffer the noise from social gatherings
• Daily building maintenance to ensure trash is picked up and sidewalks cleaned
• HVAC units on top of the building should be closer to No. Beacon Street as to alleviate the constant noise and
unsightliness
Landscaping
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• Use of trees/planting should be installed on both Ladd and Irving as a buffer to the neighborhood—Help
harmonize the multistory building with the current residences
• Direct abutters (especially along back) should have privacy fences and additional trees to limit intrusive lighting
and visibility
• Upgraded/increased storm water management to alleviate flooding issues
Construction
• Construction/Building schedules that are adhered to regarding early morning and weekend work
• No construction workers parking in the adjacent neighborhood streets/No heavy equipment parked on streets
during evenings or weekends
• Irving Park green space/Ladd Street green space should not be used for storage of materials
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Adams,Andrea ! d AG�E, ICED
From: Patrice ONeill<oneill.patrice@gmail.com>
Sent: Tuesday,July 09, 2019 12:04 PM ��
To: Schreiber,Gideon; Magoon,Steven; Lisa Feltner;Adams, ea
Cc: Jimmy Jazz
Subject: Fwd: PLANNING BOARD
WAFERTOWN, MA
My name is Patrice O'Neill and I own and reside at 8-10 Ladd Street, which directly abuts the 101
North Beacon Street property. As I may not be able to attend the upcoming Planning Board
meeting on July 10, please find enclosed questions and concerns that I would like to raise to Andrea
Adams and all other involved parties.
hi my opinion, it is incomprehensible that any developer would consider constructing such a large
project adjacent to a lovely and quiet neighborhood, such as Ladd Street. While the proposed 101
North Beacon Street project may look fairly small on paper, once it is approved and built, the
immense structure will overshadow the entire aesthetic and tranquil atmosphere of the Ladd Street
neighborhood. For the reasons outlined above and below, I do not agree with the construction of the
North Beacon Street property and believe that the Town of Watertown should curb the
development of this new building, or at a minimum, implement measures to protect the rights of the
abutting residents on Ladd and Irving Streets who have spent years investing in ownership and
quality home improvements that have contributed to the refinement and character of the
neighborhood.
My primary concerns and questions are as follows:
- I have always had a beautiful view of North Beacon Street from my property. However,
I fear that this view will now completely vanish, along with my privacy. There are no
cement walls, attractive fences or beautiful trees that can ease the pain of losing this view.
- While I find it concerning that the town would approve the building of such a large
structure where the abutting streets have no curb appeal, I also question the reason behind
the change in "use" from a Limited Business to a predominantly residential, dual "use"
structure.
Was this due to the fact that this is the quickest and most efficient way for the developer to
receive a return on its investment?
- The numerous new residents, outdoor amenities and machinery (generators) will surely
produce much more noise that will severely affect the current quiet, peaceful atmosphere of
Ladd Street. How does the Town of Watertown plan to address this busy increase in noise
for abutters and non-abutters, alike?
1
Will the developer be offering complimentary radon testing before and after
construction?
Will the developer be setting up any future "shadow and wind" study?
With the proposed addition of a roof deck, elevator shafts with fencing, and generators,
the new construction will be well over 40 feet tall appearing as. As such, it will appear to
look like a four-story industrial size building, as opposed to a three-story building. How does
that generosity adhere to the Limited Business Zoning requirements for the Town
of Watertown? Wouldn't a two-story building with underground parking be a good
resolution for many of these issues?
- Will there be a specific study done on the Ladd Street traffic and parking situation? I
have attended prior meetings regarding the development of the North Beacon Street property
in which discussions have focused on the issues and concerns raised for the North Beacon
Street and Irving Street neighborhoods, rather than those for Ladd Street. I note this for the
following reasons:
o There are as many, if not more, children residing on Ladd Street than on Irving or
North Beacon. In addition, there is a great deal more traffic on Ladd Street, as Ladd is
often used as a cut-through to avoid the traffic light on Irving and North Beacon. As a
result, the concerns of the residents of Ladd Street deserve to be heard and considered
when discussing the construction of the new North Beacon Street property.
o The residents of Ladd Street hardly have enough parking for themselves or their
guests. I am very concerned about the guests of this 28 unit complex causing a
compound parking problem in our neighborhood. I am also concerned that there are
not enough parking spots for the 28 residential units and to argue that many will use
public transportation or ride their bicycles is mere guess work.
o There are snore two additional Ladd Street residences (S units in total) that are non-
abutters, but whom are closer in proximity to 101 North Beacon Street than any non-
abutting residence on Irving Street. As such, why will traffic flow be shoveled
onto Ladd Street from the 101 North Beacon Street Development? This will have a
severely negative affect on those Ladd Street automobiles parked adjacent to 101
North Beacon Street.
o I am more concerned about "bump outs" affecting automobile traffic flow than
affecting bicycle traffic flow, as there are many more cars than bicycles on the
roads. Not only can bicycles can interfere with traffic flow, they also pose safety risks
to the driving public, the handicapped and blind, the elderly, the adult pedestrian, the
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child pedestrian, as I have seen many bicyclists in the area not adhere to the rules of
the road.
o Tenant off-street parking creates no relief from snow shoveling due to the existing
lack of sidewalks. I see no resolution for the snow and water issues that presently
exist on Ladd Street without the addition of sidewalks to direct melting snow, ice, and
water to the proper drainage areas. What can be done to lessen this snow shoveling
burden? Further discussion on this topic would be very helpful to the residents
of both Ladd Street and Irving Street.
Thank you for your time and consideration. I look forward to your response.
Regards,
Patrice O'Neill
3
Adams,Andrea
From: Schreiber, Gideon
Sent: Monday,July 08, 2019 3:30 PM
To: Mark Kraczkiewicz; Magoon,Steven; Marchesano, Ingrid; Lisa Feltner
Cc: Civetti, Louise;Adams,Andrea
Subject: RE:Comments on 101 North Beacon Street
Thank you,we will be sure to submit this into the record for the Planning Board and the ZBA.
Gideon Schreiber,AICP
617.972.6417 x12164
When responding,please be aware that the Massachusetts Secretag ofState has determined that mast email is public record nud llrerefore cannot be kept coufideirtial.
From: Mark Kraczl<iewicz <mkracz@gmail.com>
Sent: Monday,July 08, 2019 3:27 PM
To: Magoon, Steven <smagoon@watertown-ma.gov>; Schreiber, Gideon <gschreiber@watertown-ma.gov>;
Marchesa no, Ingrid <iarchesano@watertown-ma.gov>; Lisa Feltner<Ifeltner@watertown-ma.gov>
Subject: Comments on 101 North Beacon Street
My wife and I cannot attend Wednesday's Planning Board meeting on 101 North Beacon and thus
offer these written comments. We have reviewed the successive iterations of the plans for 101 North
Beacon and welcome such changes as the replacement of two surface parking places with shadow
spaces and an apparent improved masking of the gas meters on the Ladd Street
side. The proposed bump-out on the corners of Ladd and Irving on North Beacon were a much
desired amenity and it is very regrettable that the DPW has opposed these curb alterations. We hope
the Planning Board can overide the DPW's objections and approve the bump outs.,
We still do feel that the rear of the building has too much asphalt cover and insufficient
landscaping. We would suggest freeing up space for more landscaping. We would argue that
Watertown should require less on-site parking from this development, given its proximity to bus
service and nearby bike lanes. Of particular concern is the visibility of the parking under the
building. The current design shows that the opening for parking under the building extends to the
floor of the second floor, perhaps 10-12 feet in height?. It would be far better to have some sort of
siding extend below the floor of the second floor in order to hide more of the visible parking. There
should be no need for more than, say, 7 feet 6 inches in height for parking cars.under the building
Note that four large caliper trees now grow inside the fencing of 101 North Beacon on the Ladd
Street side (we have not counted the ailanthus or tree of heaven as that could be considered an
invasive junk tree). The current landscape plan appears to call for four London Plane trees to be
located on the Ladd Street side of the building. Their caliper is quite small (2.5-3 inches) and we
would urge that larger caliper trees be planted.
Ladd Street lacks the attributes of a proper city street and does not conform to existing town
guidelines with regard to curbs, tree planting strips, and curb cuts for residential parking. Irving Street
suffers from some of the same lacks, though not as severely. Ladd Street is asphalted from the
property line of one side of the street to the property line on the opposite side of the street. In some
cases, the asphalt is laid directly across the entire frontage of a property up to the front entrances of
the residences. Attached are some photos of Ladd Street and one of Irving Street near the proposed
i
development. Note the vehicles parked randomly adjacent to residential property lines on what
should be sidewalks and planting strips. Regardless of how many parking spaces are provided by
the developer on site at 101 North Beacon Street, the 28 additional apartments in the neighborhood
will inevitably lead to more visitors, repair trucks, delivery trucks, and residents parking illegally on
areas intended for sidewalks and planting strips on Ladd and Irving Streets, degrading the
appearance of the street and its functionality for pedestrians and motorists alike. Proper curbs and
planting strips should be installed along the length of Ladd Street as well as Irving Street as a
condition for 101 North Beacon to proceed. Installation of curbs and planting strips would allow for
the planting of street trees along Ladd Street, Currently, the town has only one street tree on Ladd
Street (a honey locust planted a year or two ago). The planting of trees along Ladd, as well as
Irving, would help to harmonize the new modern, "edgier" multistory building with the residential
neighborhood of more traditional architecture behind it. More trees on Ladd and Irving, as well as
improved street scape, would invite residents of the new building into the neighborhood, increase the
attractiveness (and hence value) of the new building, and serve as an invitation to the new residents
to walk down proper sidewalks to enjoy the amenities of the nearby Charles River
parklands. Moreover, many neighbors have voiced concern about increased traffic, high vehicle
speeds, and flooding. Providing proper curbs and grass strips would force vehicles to be parked
where they belong, which, in turn, would have a decided traffic calming effect, thereby helping to
alleviate traffic and safety worries. Creation of planting strips would help to absorb runoff and
counter flooding.
As the Planning Board undertakes its site plan review, we hope it takes the above comments into
consideration.
Sincerely yours,
Mark and Ernesta Kraczkiewicz
77 Riverside Street
Watertown, MA 02472.
2
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Adams,Andrea
From: Patrice ONeill <oneill.patrice@gmail.com>
Sent: Friday,July 05, 2019 12:24 PM 11111111
To: Dpwdept
Cc: Adams,Andrea; Ifeltner@watertwon-ma.gov;Schreiber,Gideon;Sideris, Mark
Subject: Re: 101 North Beacon Street project Inquiry
To whom this may concern:
My name is Patrice O'Neill (abutter) and would like to know if the new 101 North Beacon Street
project ever applied for an underground parking development?
If so, were they approved or denied by Engineering / Public Works Departments or the Town of
Watertown?
Thanks you for your attention to this matter.
Patrice O'Neill
10 Ladd Street
Watertown, Ma 02472
1
Adams,Andrea
From: Jimmy Muise<jimmyjazzmuse@gmail.com>
Sent: Friday,July 05,2019 6:09 PM v
To: Adams,Andrea;Schreiber, Gideon; Magoon,Steven; Lisa Feltner
Cc: 'Patrice ONeill'
Subject: Abutters concerns for 101 N. Beacon St
Hello all
My name is Jim Muise. I live at 10 Ladd St and directly abut the property at 101 N. Beacon St. Andrea asked that all
affected parties reach out with their concerns prior to the Planning Board meeting. I'd like to list several of my issues:
Although it is situated at the northern side of the lot,this is a very large building and I feel as though it's going to be
looming over my property. Does it aesthetically and physically"fit"the neighborhood?
Why do the entrance and exits have to be on Ladd and Irving streets?AA Rental access was from North Beacon as well
as almost all other properties on that street.
What will happen when residents ignore the enter on Irving/exit on Ladd traffic flow?
This neighborhood is a training area for Perkins.The entrances as situated will bring more cut through traffic to what
has been a "quiet" neighborhood.
Street parking in the neighborhood is already an issue. 28 units brings that many more visitors to the area.The current
plan only has a couple of visitor parking spots.
Snow removal will also be an issue. Many of the adjacent properties have nowhere to put snow.AA Rental was kind
enough to let people put snow against their fence and in the rear driveway.
Drainage is an issue. Large puddles already form at the bottom of Ladd. In winter I have to shovel a channel just so
water can drain from the top of the street down to the storm drains.The developers say their site will drain all water
accumulated on the site.That's all well and good for them, but what about the additional stress the site itself places on
the current Ladd St drainage issues?
We were told at the neighborhood meeting that underground parking was not an option because of water table issues.
Is this true?We inquired with the town and the developers never applied for that option.
On the Irving St side there is a 20 foot"green" buffer before the parking lot starts. Both the building and lot curve as
they approach the Ladd St side. Parking spots will directly face my house and be right at the 5 foot variance.
Thank you for hearing my concerns
Jim Muise
10 Ladd St
1
OFFICE OF THE TOWN
MANAGER
RECEIVED
o APR 2
9 2019
cos for Watie��
TOWN OF WATERTOWN
PO Box 392 WATERTOWN,MASSACHUSEM
Watertown, Massachusetts 02471
April 28, 2019
Steven Magoon,Director
Watertown Community Development&Planning
Watertown,Massachusetts 02472
RE: New multi-family project for 101 North Beacon Street
Dear Sir:
In reviewing the documents regarding this project, I noticed a particular issue.
This project appears to be eliminating a good number of existing trees,
including a good number along Ladd Street. (The documents do not
indicate which trees are existing and to be removed or are new trees.)
There does not seem to be any effort in the design to accommodate
existing trees.
It seems that this building could be moved more to the East and an
electrical transformer could perhaps be relocated,to accommodate the
existing trees along Ladd Street.
In Watertown's criteria for Site Plan review, it states under item#1,
Landscaping: "...minimizing tree removal." This does not seem to be
happening.
It seems that since multi-family housing is only permitted with SP/SR Approval,the
town should only grant this approval if the SR criteria are met. It seems reasonable for
the developer to modify his design to accommodate this minimal requirement.
ASincel ,
Robert Lauricella, Board Member
Trees for Watertown
cc: Planning Board, Town Council, Town Manager,Trees for Watertown
t
Adams,Andrea
From: beth rochefort<beth.rochefort@gmail.com>
Sent: Thursday, May 23,201910:03 AM
To: Adams,Andrea
Cc: Town Councilors; Patrice CNeill;JimmyJazzMuse@gmail.com
Subject: Development at 101 N. Beacon
Ms. Adams,
My landlords, Jim Muise, and Patrice O'Neil, gave me your contact information, and I wanted to write to you
about the development at 101 N. Beacon St. in Watertown,MA.
i
I am a renter at 8 Ladd St,next door to 101 North Beacon St. property, and will be directly impacted by the
construction, and building once completed and occupied. I attended the meeting on 4/30. It was difficult to
separate the general concerns of residents of what seems to be (according to many residents)unchecked
development in Watertown, versus this project, My takeaway is that the proposed traffic flow, closeness to
abutters, size, appearance, and safety were prime concerns.
In my opinion, developers at 101 N. Beacon could do a lot more for the community than the sidewalks
surrounding the building and improved drainage (especially considering the increase in traffic,people, and
noise that they will be introducing to the neighborhood). I would say that the items they highlighted(sidewalks,
improved greenery/surface permeability) are the absolute minimum requirements Watertown should have for
any development.
As both a resident and a parent of a school age (7) child,here are my concerns about this specific development.
I think these questions/requests should be(if not in place) goals that guide any development in Watertown. I
would hope the town would be working towards creating standard,published requirements,that are easily found
and outlined on a town website if they don't exist at this time. For example, I see many"Aspirations" in this
document on the Watertown site- I think some of them should be requirements not just aspirational goals.
Here is a list of concerns and requests specifically related to 101 N. Beacon St
Protection of abutters and neighborhood residents:
•NOISE: As a parent of an elementary student, I'm concerned about noise and safety. The noise of
construction, and then the potential noise of residents on the proposed roof deck and the outside
private area patio, cars, HVAC, etc. is going to directly impact me and I would like to know the plans
for mitigation the noise.
•SAFETY: Could the developers be required to what about extending the sidewalks or create some on
Ladd (fairly non-existent on Ladd)to improve the safety of all residences given more traffic and less
"safe space" to walk. Drivers already whip around the comer onto Ladd St.
•SAFETY: Developments need to plan on the impact of ride-sharing services on traffic flow and parking
for development and abutter's residences.
•Shadow Study: should be required. Since we are on the side of the lot that currently has no obstruction
the daylight in our whole building will be impacted, as well as the potential to grow
grass/vegetables/plants in the side and back yards
•Construction impact: mandatory photography(inside and out) of abutter's properties and clearly
defined escalation process to replace/repair/rectify any damage is done during and because of
construction(in a timely fashion with the Town acting to protect current resident's interests)
1
•Construction impact: day time noise/vibration related to excavation, construction, etc. This will make
it difficult for me and other neighbors to work from home. I'd also expect quite a bit of dust
oWhere will construction workers park? -the impact on residents will be significant.
•Pest Control: The development should provide preemptive pest control
•Damage Remediation: Clearly defined responsibilities and actions for addressing the damage done to
city roads, sidewalks, or abutters'properties, etc. related to construction such as potholes -parking
issues, etc- developers should be responsible for the timely and regular repair of potholes and other
damage done to common ways (sidewalks) etc.
•Additional needs/requests:
oAesthetics this proposed building is more attractive than the Gables/Elon market, but it's not
beautiful or adding value to the landscape -it's just another large box.
oA fence to screen us from the structure should be high- I'd guess 8 feet?
oA responsive building management company that neighborhood residents and abutters can
contact with complaints, issues, etc.
oA clearer understanding of trash and recycling process - where will they put their bins for pick
up on trash day?
oSnow Removal Plan- where will snow go?
o Could we limit the height of the development? It seems like that should be a priority on the odd
side of N. Beacon since this location and Monique's/old AA towing directly back up to
residences?
•Zoning: Looking at this"aa ,how can we advocate for a change in the zone?
•Purchase of Land- How can residents advocate for the town to buy certain lots to create greenspace?
I'd suggest that this would be a good location for that.
•Fixture Growth: How will the size of this development impact (positively or negatively) other potential
developments on the 4 corners of Irving and N.Beacon? As one resident brought up at the meeting,
the old Watertown Towing is now vacant- if that space and Monique's Showroom gets redeveloped,
And then Super8 &the autobody/new home of Watertown Towing also end up flipping-that will
lead to 4 larger structures that will definitely further impact safety,traffic, and probably impact the
neighborhood negatively as well.
What is the Gain for Town/Residents/Businesses:
•Will you or can you require developers to source a% of their work with Watertown stores/vendors (such
as the many tile, lumber, and other stores) in the town?
•Will you require some kind of analysis around the potential benefits and impact of mixed-use and
residential properties to the residents (this includes regular, iterative impact studies on traffic,
pollution, safety, noise, etc. ? Along with this perhaps I should explicitly state what benefit do certain
types of developments provide to residents? Is it offering any housing to them FIRST before
outsiders? is it offering any services that may not exist(OR PRESERVE) yet in the town or in that
location (coffee shop,parking,playground, green space, wine bar, etc)
•Will this building provide any access to resources to the community(other than high-priced
housing)? For example could residents "Rent" for a low price the roof deck for events? Could the
enclosed patio be open to the community?
•Advocacy towards the improvement and frequency of MBTA services (ex. more ridership on express
busses- how about more frequency in the schedule or identify alternate routes that meet rider's needs
to prevent more traffic)
•Considering the impact of all these people, why not demand green or white rooves to offset the heat
effect and improve air quality? Since the federal government is lessening their regulations this is the
exact time the town should be upping theirs.
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T realize this is a long list,however, 1 hope you will review it and consider my questions and requests. Thanks
for your time and attention!
Regards,
Beth Rochefort Ed.D
3
6/24/19
To Whom it may Concern:
This is concerning the new development proposal for the old AAA rental Site. My name is Aram
Mouchlian and I am the owner of 12-14 Ladd Street, Watertown MA. As a resident I have few concerns
regarding the development of these units;
• Parking: in the winter we have parking issues with neighbors &visitors. I can't imagine the
parking situation on Ladd street getting any better after these units are built. Most visitors tend
to park on the street and therefore this caused more traffic log in a family-oriented
neighborhood with kids. Resident living on Ladd street have families with kids, so therefore I
would prefer the entrance to be on Irving side, this would eliminate some of the parking
dilemma which we currently have.
• Winter issues with Water&Snow: During the winter season water builds up in front of my
house (12-14 ladd) and does not flow well to the drain on 8-10 Ladd street and this creates a
massive snowbank in the back of AAA rentals... I would suggest either Department of public
works or the construction company to address this issue.
In conclusion please don't hesitate to let me know if you have any question or concerns regarding my
request, and feel free to contact me at (617)-895-9686.
Sincerely,
ARAM MOUCHUAN (owner)
12-14 Ladd Street
Watertown, MA 02472