HomeMy Public PortalAbout18068_101_North Beacon_Site Plan Review Narrative_070219rev_201907031553015633EMBARC
Date: Updated July 2, 2019
To: Department of Community Development & Planning
From: Project Team
Re:
cc:
Narrative per §9.03(c) Site Plan Review Criteria
101 North Beacon Street
file
PART 1: PROJECT DESCRIPTION
MEMO
P:\18068_101 North Beacon \documents\narrative\18068 101 North Beacon Site Plan Review Narrative.docx
The project is located on a 31,662 square feet lot, bound by North Beacon, Ladd and Irving Streets. The
proposed development will have a new 3 -story, residential building consisting of (28) for -sale dwelling units,
four of which will be affordable units, and associated resident amenities. (40) Off-street parking (including 1
shadow parking), (34) secured bicycle storage and bicycle fix -it station, enclosed trash room and storage are
located at the rear and underneath the building overhang.
PART 2: SITE PLAN REVIEW NARRATIVE UNDER § 9.03
1. Landscape: The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree
and soil removal, and any grade changes and 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.
There are four primary goals for the landscape design that meet the objectives described in the Site Plan
Review Guidelines.
1. Developing a pleasing streetscape: The project proposes to:
• A planting strip and additional street trees are proposed along North Beacon Street, combined
with the tree and shrub plantings within the raised planter along the building will create a
dramatically increased "green edge" providing shade and benefit to pedestrians.
• Provide a public seating space at the corner with Irving Street at the entry court to the residences.
2. Mitigate the impact of the new residential building on the abutting houses and houses across Ladd
and Irving Streets:
• A large stormwater planter is proposed along the south edge of the project, including 10 trees,
shrubs and habitat plantings tolerant of inundation. These plantings along with the 6' fence will
screen the parking lot and mitigate views of the building.
• A solid wood fence will be provided at the southern edge where abuts residential neighbors to
contain light spill -off and create a sound barrier.
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• Street tree plantings and shrub plantings along Ladd Street and Irving Street will shade the
sidewalk and mitigate the views of the residential building.
3. Provide a welcoming and pleasing landscape for the residents:
• A large outdoor patio space along and set back from the Irving Street sidewalk will provide an
outdoor living room space for residents to socialize, enhanced with perennial and flowering
shrubs and an evergreen hedge for privacy.
• Ground floor units facing North Beacon Street and Ladd Street will each have their own entry
garden space for outdoor seating and gardening.
4. Sustainable Design:
• The project utilizes a large stormwater quality planter along south edge of the project.
• Project plantings will primarily use native plants and habitat sustaining flowering plants (for
pollinators). Species proposed for the stormwater planters will be water and salt tolerant along
North Beacon Street and will be native water tolerant plantings along the south edge planter.
• Drought tolerant plantings will be used as appropriate and irrigation water will be limited to
sustaining plantings during droughty weather periods.
2. Relation of Buildings to Environment: Proposed development shall be integrated in to 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 district or on public open space.
The proposed project will transform the site from an empty parking lot and vacant commercial -warehouse
building with little green space into a quality residential development with significant landscaping on all
sides which will greatly enhance the streetscape and residential neighborhood. The building forms an
appropriately scale urban feature shielding the neighborhood to the south from busy North Beacon Street.
Parking is located along the rear of the site and will be hidden from view from North Beacon Street. Half
of the parking is tucked under the building to further minimize visibility. A stormwater planter and fencing
at the southern edge of site is part of the stormwater mitigation strategy and serves as a layered green
buffer to abutting houses. There will be minimal impact in terms of daylight, views and shadow for the
neighbors because the new building occupies the northern half of the site adjacent to North Beacon Street
and as far away from the direct abutters as possible.
3. Open Space: All open space required by this Zoning Ordinance shall be so designed as to maximize its
visibility for persons passing the site, encourage social interaction, maximize its utility, and facilitate its
maintenance.
The proposed site design aims to provide a safe pedestrian friendly streetscape. The private garden front
yard of all the ground floor units and proposed street trees help to activate this block of North Beacon
Street. Ground floor units with windows at street level help address concerns for pedestrians walking along
North Beacon after business hours. With the eastern half of the building angled back, we are able to
create extra open space with sitting and tree shading for social interaction and stopping at the Irving Street
entry court. In addition, the building is held back about 20 feet on the Irving Street side to allow for an
outdoor Living room for residents and opportunity for more landscape buffer that will enhance pedestrian
experience. The project will provide nearly 23% open space, compared to 3% existing. Building coverage
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is just over half of what is allowed by Watertown Zoning Ordinance for this site so that light, air and
privacy for both the new residents and the existing neighbors will be maximized.
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 participate in a Transit Management Associations.
The proposed site circulation has been designed to facilitate an accessible and safe experience for users
of the property and befitting the residential nature of the neighborhood. The vehicular circulation and
parking area consists of a 20 feet wide, one-way driveway that will provide access to (40) parking spaces
including two accessible, two shadow and two electric vehicle (EV) parking spaces. All aspects of the
parking layout and vehicular demand have been designed in accordance with Watertown Zoning
Ordinance. Transportation Demand Management measures will be implemented as part of the site
development. (34) Bicycle parking are proposed with (6) visitors bicycle spaces at the building entrances
and the remainder located adjacent to the parking lot and underneath the building overhang to facilitate
the resident's access to the rack. The bicycle fix -it station is located next to the Ladd Street building
entrance and it is available for community use.
Consideration for pedestrian movement throughout the site is provided by sidewalk connections from the
parking and building entrances to adjacent street sidewalks located on Irving Street, North Beacon Street,
and Ladd Streets. New curbs will be added at Ladd and Irving Street sides of the site where none exist
now. Additional improvements proposed under this Project include the construction of benches and
landscaped green spaces. Existing curb cut on North Beacon will be closed and will be replaced with one
new street parking space.
The nearest bus stop or transit point is one block north at the intersection of Arsenal and Irving Streets.
Watertown Square is one quarter mile or 5 minutes' walk from this Project.
5. Surface Water Drainage: Special attention shall be given to proper site surface drainage so that removal
of surface waters will not adversely affect neighboring properties or the public storm drainage system.
Proposed developments shall seek to retain storm water runoff on site to the maximum extent possible,
incorporating best practices in stormwater management and Low Impact Design techniques. In cases
where storm water cannot be retained on site, stormwater shall be removed from all roofs, canopies and
paved areas and carried away in an underground drainage system.
The proposed site design will be a vast improvement over existing site conditions because there are
currently minimal stormwater management controls at the site. The existing stormwater management
includes two catch basins which convey untreated stormwater directly into the municipal closed drainage
system located on North Beacon Street. The remainder of the site sheet flows onto the adjacent roadways.
The proposed stormwater management design will fully comply with the Massachusetts DEP Stormwater
Management Regulations and the Watertown Rules and Regulations for Stormwater Management and
Erosion Control. The proposed site will feature subsurface infiltration systems and bioretention gardens
that will attenuate peak rates of runoff generated by the 100 -year storm event for the entire site.
Stormwater runoff emanating from the western half of the parking area and the proposed building roof
will be captured and infiltrated via the subsurface infiltration system. Runoff from the eastern half of the
parking area and landscaped buffer will be captured and infiltrated by the proposed bioretention garden
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at the rear of the site. Overall, stormwater management will be a substantial improvement over the pre -
development condition as the site will produce minimal runoff onto adjacent streets.
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.
All proposed utility connections for the project will be underground. The electric, telephone, and cable
connections will be made via a riser to the existing utility pole located on Irving Street. An electric
transformer is proposed on the Irving Street side of the site; this will be pending review and approval by
electric company. The proposed sanitary sewer and water connections will be made to existing mains
located within the Irving Street Right -of -Way. The proposed gas connection will be made to the existing
main located within the Ladd Street Right -of -Way. Gas meters will be hidden behind building screening.
Trash and recycling will be stored in receptacles in a dedicated trash room within the proposed building
and the receptacles will be collected on site by a private waste management company.
7. Environmental Sustainability: 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 new Developments requiring Site Plan Review in the NB, LB, CB, 1-1, 1-2, 1-3, RMUB and PSCD
Districts must meet LEED Silver 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 provide 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 limed to a project narrative describing how the project design intends to achieve selected LEED
credits, and a LEED checklist with criteria (or points) which shown the project will achieve a minimum of
50 points.
The proposal site design strives to contain all stormwater runoff on site. New landscape will include native,
non-invasive and drought resistant species of plantings which will help to reduce irrigation demand.
Pervious pavement, shading from new trees and light colored roofing on the building address site heat
island effect. With proximity to Watertown Square, walking and biking to public transportation and
surrounding essential businesses will be encouraged.
The building envelope, roof and windows will be suitably insulated and selected to meet the requirements
of the Stretch Energy Code. Each dwelling units will have independent, energy -efficient heating and
cooling systems, Energy Star appliances, LED lighting, and water -efficient plumbing fixtures. Individual
metering for energy and water use allow occupants to know and adjust their consumption rate. Low VOC
paint and building material along with good air filters will be part of the strategy for improved indoor air
quality. There will be no smoking permitted inside and near entrances to the building.
We comply with requirements for fifty percentage of the open roof area to be covered by photovoltaic
solar panels to generate electricity for the development. There will be two electric vehicle charging stations
for residents.
8. Screening: Screening, such as screen plantings, shall be provided for exposed storage areas, exposed
machinery installations, service area, truck loading areas, utility buildings and structures, and similar
accessory areas and structures in order to prevent their being incongruous with the existing and
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EMBARC 1 60 K Street - 3'd Floor - Boston MA 02127 1 617.766.8330 1 www.embarcstudio.com
contemplated environment and the surround properties.
The building is set back from the property lines on all sides where landscaping is designed to enhance the
open space for residents, neighbors and pedestrians. On North Beacon Street, each ground floor units
have their own private entry and garden. On Irving Street, the building is set back 20 feet to provide
tenants with an outdoor patio and substantial landscaped zone which serve as privacy screening. At the
south property line, the proposed stormwater garden area range in depth from 5 to 15 feet and provides
substantial screening for abutting houses as well as help filter and retain stormwater. The Ladd Street
elevation includes entry to the corner unit private garden/entry and building entrance for other residents.
New trees and landscaping will help to shade the building and will enhance the sidewalk.
Gas meters are hidden under the building and behind screening.
Electric transformer is set back from the sidewalk and heavily screened by landscape on the southern side
of the site.
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.
The proposed project will be designed in accordance with all relevant building codes. This will include
new fire suppression sprinkler system, state-of-the-art fire alarm system, emergency lighting, and stretcher
compliant elevator. Site lighting is designed for safe access in and around the building. Ground floor units
facing North Beacon helps activate the street.
The entrance and exit driveway and access aisle are 20 feet wide and will allow emergency vehicles and
trash truck to traverse the site without needing to back into the public way. All sides of the building
therefore will be accessible for fire department vehicles.
There is currently no curbs or clearly demarcated sidewalk along parts of Ladd and Irving Street. This
Project will upgrade the sidewalk at the perimeter of the site to address this unsafe pedestrian condition.
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, duct vibration, lights or visually offensive structures or site features.
The strategic placement of the building will improve the North Beacon Street edge and maximizes buffers
to abutting properties with particular attention to pedestrian safety. The stormwater management plan will
captured the majority of the runoff from the site, therefore alleviating adjacent area from taking on
excessive levels of runoff. The improved streetscape, increased green landscaped area will significantly
improve the appearance and character of this property. Site Lighting has been carefully designed to shield
neighbors from light pollution. Site light fixtures are dark sky compliant.
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PART 3: DESIGN GUIDELINES REVIEW
1. Public Realm Interface
• The proposed project will transform a vacant, underutilized lot into a strong urban buffer between
North Beacon Street and the residential neighborhood to the south.
• New planting area and trees on North Beacon, Ladd and Irving Streets provide shade for
pedestrians as well as privacy for the new residents.
• Upgrading sidewalk around the perimeter of the site benefits residents, pedestrians and abutters.
• The landscaped entry court at the corner of North Beacon and Irving Street serves as a gracious
entrance for residents and bonus open space, providing planting and seating at a key intersection.
• All ground floor units have private garden and entry from street. Transparency at the resident
lobby and at the ground floor units allow greater connection and visibility between indoor and
outdoor.
• Wherever possible, 2nd and 3rd floor units have private balconies that connects the residents to the
exterior. Acoustical screening has been added at the south side of corner balconies and roof deck
to address neighbor's concern regarding noise.
2. Parking and Access
• Parking is at the rear of the site with a one-way entrance on Irving Street and exit on Ladd Street.
The driveway width is designed to accommodate one way travel (and emergency vehicles). Half of
the parking spaces are tucked underneath the proposed building.
• One curb cut on North Beacon Street will be eliminated and as a result we will gain one street
parking space.
• (6) Visitor bicycle parking and (28) secured resident bicycle parking are provided. The bicycle fix -it
station is located next to the Ladd Street entrance and available for community use.
• Trash room is located under the building and out of public view. Roll -out trash tots will be taken
out during scheduled pick-up.
• In addition to bus stop at the intersection of Irving and Arsenal Streets, the site is within '/2 mile or
10 minutes' walk from Watertown Square where public transportation is available.
3. Sustainable Design
• The proposal site design strives to contain stormwater runoff on site.
• New landscape will include native, non-invasive and drought resistant species of plantings which
will help to reduce irrigation demand.
• Ecologically conscious landscaping, pervious pavement and shading from trees and light colored
roofing on the buildings address site heat island effect.
• With proximity to Watertown Square, walking and biking to public transportation and surrounding
essential businesses will be encouraged.
• Each dwelling units will have independent, energy -efficient heating and cooling systems, Energy
Star appliances, energy -efficient lighting, and water -efficiency plumbing fixtures.
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EMBARC 1 60 K Street - 3'd Floor - Boston MA 02127 1 617.766.8330 1 www.embarcstudio.com
• Individual metering for energy and water use allow occupants to know and adjust their
consumption rate.
• Low VOC paint and building material along with good air filters will be part of the strategy for
improved indoor air quality.
• There will be no smoking permitted inside and near entrances to the buildings.
• Rooftop photovoltaic solar panels to generate electricity for the development.
4. Building Massing
• The proposed 3 -story tall building is below zoning criteria for height and is in keeping with height
of adjacent 1 and 2 -family houses which range from 1 to 3 stories tall.
• The eastern half of the building steps down at Irving Street to connect with the resident outdoor
patio and the main lobby entrance for the development. The rooftop trellis and deck also helps to
mark the importance of this corner of the site.
• Large windows reinforce indoor/outdoor connection and vertical bays along North Beacon Street
mimics residential volumes and scale.
• In addition to the main lobby entrance, each ground floor units has private entry garden from
North Beacon which reinforce the residential nature of the development.
• Balconies are designed to be outdoor rooms encouraging use and maintaining privacy for
residents.
5. Building Height
• Proposed building height is 39'-1 1", 3 stories tall.
• Rooftop mechanical equipment will be located at the center of the roof and screened.
6. Building Setbacks
• The lot has two front yards: North Beacon and Ladd Street.
• Irving Street is a side yard.
• South property line abutting residential houses is a side yard.
• Parking complies with required parking setback, and is further screened by landscaped zone that
has a variety of planting as well as site fence on the south property line. Half of the parking is
tucked underneath the building to reduce visibility impact.
7. Facade Treatment
• Ground floor units have private entry from North Beacon Street. Each entry is marked by natural
wood siding, canopy and appropriate lighting. Bays are created with articulating the siding
material and the depth of the siding to create a rhythm of individual bays along this facade. These
bays turn the corners to capture balconies.
• The glass bay at the center of the north elevation marks the point where the building bends back
to allow for the entry court at the Irving Street corner.
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• The use of different colors and textures of siding on the facade provide a varied feel and reinforce
the residential nature of the proposed project.
8. Material Selection
• High quality, durable building materials will be used inside and out to create modern, accessible
homes that are sustainable and will emphasize the scale and context of the neighborhood.
• Masonry base of about 2 to 4 feet anchors the building.
• The use of different textures of poly -ash based shiplap and channel bevel TruExterior Siding.
Natural wood siding with stained finish are featured at the main and private entrances along
North Beacon Street. These are low -maintenance and ecologically conscious exterior material that
also relate to surrounding houses that are built with a masonry base and wood siding.
• The inviting and transparent lobby is designed with large windows and has direct connection with
the tenant patio to the east.
• A combination of pervious and impervious paving varies the texture on the ground plane.
9. Signage
• Exterior signage will be limited to the two main entrances at Ladd Street and at the corner of North
Beacon and Irving Street and will be in keep with the scale of the architecture and the streetscape.
• The signage that is required will comply with Watertown Zoning Ordinances and will be attractive
and proportional to context.
End of Memo
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