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Home My Public Portal AboutTraffic MemoTo: Mouhab Rizkallah From: David Black C.E. Senior Project Manager 2 Date: July 9, 2019 Project #: 14644.00 Re: Traffic and Transportation Analysis Proposed Residential Development 101 — 1013 Morse Street, Watertown, MA Memorandum On behalf of the Proponent, Mouhab Rizkallah, VHB has performed a transportation and functional analysis of the proposed redevelopment of 101 — 103 Morse Street in Watertown, MA for residential use (the Project). The Project is the subject of a Special Permit Finding application to the Town of Watertown, which is required to determine if the project is "significantly more detrimental" than the current nonconforming uses. The existing buildings on the parcels contain approximately 37,000 SF of various commercial/ office uses supported by an adjacent surface parking lot. The redevelopment will create 37 residential units supported by the existing surface parking. The analysis confirms that the change of use to 37 residential units (in terms of traffic and parking) is less detrimental than the current uses. Existing Project Site The Project site is located on the north side of Morse Street just west of, but not abutting, Union Street. Morse Street is a two-way residential street connecting Watertown Street (Route 16) to the northwest with Galen Street to the east. All land uses on Morse Street are residential, with the exception of the commercial uses on the Project site itself and recreational/open space nearby at Boyd Park. The Project site also abuts Casey Park at its rear. There is a single curb -cut on the site frontage between the 101 and 103 building structures, but this access point is used for pedestrian access only. All vehicle and service access is accommodated via the curb -cut serving the abutting parking lot which provides loading access for the 101-103 Morse Street buildings along with 55 parking spaces. There is an easement at the rear of the parking lot preserving Public use of 15 parking spaces between the hours of 6 PM and 7 AM and during Snow Emergencies (which are included in the 55 available spaces). Therefore, there are 40 unshared spaces, and 15 shared spaces at the site. The existing and proposed site plans for the Project are included in Attachment A. Zoning Analysis - Vehicular Parking The Proponent's analysis of zoning requirements for vehicle parking is included in Attachment B. As shown, the parking requirements are satisfied as follows: 1. Under Multifamily Development Standards (6.01f), the required 49 spaces are reduced to 37 (40 spaces plus 1 shadow space are provided). 2. The current use requires 96 spaces and the proposed use requires 49 (or 37) spaces. Therefore, no zoning relief is required. \\vhb\gbl\proj\Boston\14644.00 Morse Street Residential\docs\memos\Transportation Review Memo 20190709.docx 99 High Street 10th Floor Boston, MA 02110-2354 P 617.728.7777 Ref: 14644.00 Mouhab Rizkallah Page 2 3. Pursuant to 6.01j, the proposed Project does not require parking due to no increase greater than 40% in parking requirement from current use. While the Zoning Analysis redundantly demonstrates that the proponent does not require relief for parking, the Proponent requested that VHB perform additional analysis to demonstrate that the project's transportation (Trip Generation and Vehicular Parking) needs are less detrimental than the existing use. Project Trip Generation Analysis VHB understands that the current/latest uses on the Project site comprise approximately 37,000 SF, including, approximately 18,500 SF Educational use approximately 13,350 SF Office use, approximately 2,850 SF Fitness and 2,300 SF Catering use. With the proposed Project, these uses would be extinguished and replaced by 37 residential rental apartments. VHB performed a trip generation analysis of the existing and proposed land uses based on the Institution of Civil Engineers (ITE) Trip Generation Manual (10th Editions). The analysis yields estimates of daily (24 -hour) and weekday peak hour (AM and PM) trips for each land use, which are then adjusted based on mode share data (auto, transit, bike and walk) from the US Census National Household Travel Survey data for the Census Tract in which the Project is located as well as local average vehicle occupancy (AVO), the number of people in autos. The analysis is included in Attachment C, and the vehicle trip generation is summarized in Table 1. Table 1: Vehicle Trip Generation Comparison Land Use Square Feet/ Number of Units ITE Land Use Code Vehicle Trips Daily (24 -hour) Weekday Peak Hour AM Peak PM Peak Existing Site Commercial/Office 13,750 710 98 12 18500 540 273 28 2,845 492 72 3 2,300 110 8 1 12 25 7 1 Educational Fitness/Health Club Catering Total Existing Site 37,000 SF - 457 44 45 Proposed Project Residential 37 220 197 13 15 \\vhb\gbl\proMoston\14644.00 Morse Street Residential\docs\memos\Transportation Review Memo 20190709.docx Page 2 of 6 Ref: 14644.00 Mouhab Rizkallah Page 3 As shown, the current uses on the site are estimated to generate approximately 457 daily vehicle trips, of which 44 occur during the weekday morning peak hour and 45 occur during the weekday evening peak hour. By comparison, the proposed Project is expected to generate approximately 197 daily vehicle trips, of which 13 would occur during the weekday morning peak hour and 15 occur during the weekday evening peak hour. As expected, the trip generation analysis demonstrates that the proposed Project is expected to generate substantially fewer trips than the current uses on the site. Daily vehicle trips are projected to decrease by approximately 230 percent from 457 to 197 trips and weekday peak hour vehicle trips are projected to decrease by approximately 340 percent from 44 to 13 trips during the morning peak hour by approximately 300 percent from 45 to 15 trips during the evening peak hour. As a result, the proposed Project is expected to reflect a significant net reduction in vehicle trips over the course of the entire day, including weekday peak periods, with associated benefit to neighborhood streets. Based on this analysis, VHB concludes that the trip generation of the Project is significantly less detrimental than the existing uses. Public Transportation Analysis The project site is within an approximately 3 -minute walk to Watertown Yard (where multiple MBTA local and express bus routes are available), a 5 -minute walk to Watertown Square (where several MBTA local bus routes are available) and a 10 -minute walk to Newton Corner (where multiple MBTA local and express bus routes are also available). The bus routes and their weekday peak hour headways (scheduled minutes between each bus) are presented in Table 2. \\vhb\gbl\proj\Boston\14644.00 Morse Street Residential\docs\memos\Transportation Review Memo 20190709.docx Page 3 of 6 Ref: 14644.00 Mouhab Rizkallah Page 4 Table 2: MBTA Bus Service Route No. Service Nearest Stop Weekday Peak Hour Headway (Minutes) 52 Dedham Mall — Watertown Yard Watertown Yard/Galen Street 30 57 Watertown Yard — Kenmore Watertown Yard/Galen Street 11 59 Needham Junction Sta. — Watertown Square Watertown Street/Watertown Square 35 70 Waltham — Central Square Watertown Square 16 70A North Waltham — Central Square Watertown Square 30 71 Waltham Square — Harvard Station Watertown Square 8 501 Brighton Center — Downtown Newton Corner 7 502 Waltham Yard — Copley Square Watertown Yard/Galen Street 9 503 Brighton Square — Copley Square Newton Corner 20 504 Watertown Yard — Downtown Watertown Yard/Galen Street 10 553 Roberts — Downtown Newton Corner 60 554 Waverley Square Station - Downtown Newton Corner 60 556 Waltham Highlands — Downtown Newton Corner 30 558 Riverside Station — Downtown Newton Corner 65 Source: MBTA Based on the proximity of the Project to public transportation, VHB concludes that the use of public transportation on the site will be significant, consistent with US Census data for the area. Vehicle Parking Analysis As noted previously, the existing parking lot provides 55 parking spaces (including 2 accessible HP spaces), of which 15 spaces are available for public use between 6 PM and 7 AM and during snow emergencies. As part of the Project, improvements to the parking lot will be made to enhance circulation and pedestrian access and add an additional accessible (HP) parking space. As requested by the Town, the 15 -space easement area will be reconfigured to include 1 HP space and 13 standard parking spaces for a total of 14 easement spaces. The existing and proposed parking counts are summarized in Table 3. \\vhb\gbl\proj\Boston\14644.00 Morse Street Residentialdocs\memos\Transportation Review Memo 20190709.docx Page 4 of 6 Ref: 14644.00 Mouhab Rizkallah Page 5 Table 3: Vehicle Parking Parking Space Allocation Existing Proposed Project Non -Easement Parking Standard Spaces 37 38* HP Spaces 2 2 Sub -Total 40 40* Easement Parking Standard Spaces 15 13 HP Spaces 0 1 Sub -Total 15 14 All Parking Standard Spaces 50 51* HP Spaces 2 3 TOTAL 55 54* * Note: There is an additional "Shadow" Space Available, bringing the grand total to 55 parking spaces. As shown, the parking analysis demonstrates that 40 spaces (not including the shadow space) are available for 37 residential units, yielding a ratio of 1.08 spaces per unit. This ratio is consistent with the excellent transit accessibility enjoyed by the Project site and is appropriate for the proposed use compared to the more demanding parking needs of the previous use on the site. Bicycle Accommodations The Project site benefits from its proximity to the Charles River Greenway and its connections with the Watertown Riverfront Park and Braille Trail, making biking an attractive mode of transportation for residents. A total of 41 bicycle parking spaces will be provided on site, including 18 indoor spaces and 23 outdoor spaces. The indoor bike room will be accessed through the street level main lobby with a maximum of one internal door, and from the lower level/parking lot via an elevator. \\vhb\gbl\proj\Boston\14644.00 Morse Street Residential\docs\memos\Transportation Review Memo 20190709.docx Page 5 of 6 Ref: 14644.00 Mouhab Rizkallah Page 6 Transportation Demand Management (TDM) To improve mobility options and reduce vehicle trip generation by the Project, the Proponent will implement a program of Transportation Demand Management (TDM) strategies. The TDM plan will include the following: 1. Parking spaces will be rented separately from residential units to ensure that residents are aware that it is an additional cost of car ownership and to encourage non -car owners to lease apartments. 2. New adult residents will be provided with $50 MBTA Charlie Card as an incentive to become familiar with public transportation. 3. Subject to approval, make available 1 carshare parking space for a vehicle -sharing company such as Zipcar (for the benefit of the community). 4. New residents will be provided with a Welcome package which will include information on public transit services in the area, including MBTA schedules and routes. 5. Install Way -finding signage in lobby areas to promote public transportation, biking, and walking (which will include information on bus stops, bicycle accommodations, trails and pathways in the area). 6. A member of staff in the management office will coordinate information on residents interested in commuter car-pooling with other residents. Conclusion Based on the above Transportation, Traffic Generation and Parking analysis, VHB concludes that the conversion of 101-103 Morse Street to 37 residential units will be less detrimental from a transportation perspective than the current uses. \\vhb\gbl\proj\Boston\14644.00 Morse Street Residential\docs\memos\Transportation Review Memo 20190709.docx Page 6 of 6 irr C o Lo/6 N/F CHR ISTOP HER & NICOLE HIGG INS 46831/492 I1 5 DR/LL HOLE SET REFERENCES MIDDLESEX COUNTY REGISTRY OF DEEDS DEED BOOK 66871 PAGE 447 (LOCUS DEED) PLAN BOOK 17B PLAN 64 PLAN BOOK 259 PLAN 34 PLAN 205 OF 1945 PLAN 858 OF 1946 PLAN 74 OF 1950 PLAN 910 OF 1982 5 9y cONCRETE CURB BITUMINO US CONCRETE 6, O RON P/N SET ENURE LOT IS INCLUDED N AREA OF ACID/TI & USE LIMITATION 30.590± 57. AREA 30.590± S. F. (REC=31,219± S.F.) CONCRETE CU RB BITUMINOUS CON CRE TE C ON CRETE 8. 0 0 GRA NITE CURB N/F L/A M & KELL/E CONNELL Y 49129 /505 N/F TRUSTEE OF UNION STREET REALTY T RU ST 14854/58 3 N (1 GRAN/1E CURB MORSE STREET ATTACHMENT A-1 EXISTING SITE PLAN 1 HEREBY CERTIFY THAT: 1) THIS PLAN HAS BEEN PREPARED IN CONFORMITY WITH THE RULES AND REGULATIONS OF THE REGISTERS OF DEEDS OF THE COMMONWEALTH OF MASSACHUSETTS. 2) THIS PLAN SHOWS THE PROPERTY UNES THAT ARE THE UNES DIVIDING EXISTING OWNERSHIPS, AND THE UNES OF STREETS AND WAYS ARE THOSE OF PUBUC OR PRIVATE STREETS OR WAYS ALREADY ESTABLISHED AND THAT NO NEW ONES FOR DIVISION OF EXISTING OWNERSHIP OR FOR NEW WAYS ARE DATE CUFF OB6 E. ROBER, PLS NO . 33189 N/F CONSTAN CE KAR P/N SK7 & PA7RICK MERT EN S •�`�'„� 1481 6/2 86 CUR 0 N/ F WATE RTOW N HOUSING AUTHO R/TY OWNER: MORSE STREET, LLC DEED BOOK 32332 PAGE 124 EXISTING SITE PLAN IN WATERTOWN, MA (MIDDLESEX COUNTY) SCALE: 1"= 20' DATE: SEPTEMBER 1, 2016 0 20 40 60 80 ft ROBER SURVEY 1072A MASSACHUSETTS AVENUE ARLINGTON, MA 02476 (781) 648-5533 91 OAUL1.DWG ATTACHMENT A-2 PROPOSED SITE PLAN THIS SPACE FO R PUUSUU CCNNNNUSEE TIM UNN NNa CM ENO ENCIPS DALBY RESIDENT USE auLeIMMIRn1RNe PRECIS ON TOWING 617434)(400 C4 WNXMMM 14 2 \13- \\0\...\,... \\.\":\\\. \\\\\ PARKING EASEMENT -14 (Signage Identifyin g Hours of use) PROPOSED SITE PLAN 40 C AR PARKING -(1 SHADOW SPAC E) 41 BIKE PARKING - (23 Outdoor/ 18 Indoor) lrEr BER ACE0 N 0000 8 0 2 I YELLOW SP ACES FOR PUBLIC USE (I4PARKN O SPACES AT END OF LOT ONLY) DF VALENTE ARCHITECT 8 PL ANNER 571 MAIN STREET MEDFORD MA 02155 781-385 .0120 dfvolento ®c omco0n et OWNER IA COURT AFFORDABLE TRUST LLC c/ o Mouhab Rizkolloh 30 College Ave Somerville MA 02144 DALBY MILL RESIDENCES 101-103 Morse Street Watertown MA 02472 PROPOSED SITE PLAN omtt&o . DRAW N. 0e0NE0 804.e: n S..E Gr No .r. &NET -A w eei SITE PLAN VEHICULAR AND BIKE PARKING - 101-103 MORSE STREET PARKING ANALYSIS Based on CONCLUSIONS 1-3, No additional vehicle parking is required. 41 Vehicle Spaces for 37 Units 41 additional Bike Parking further supp orts project 14 Additional Easement Spaces Nu mber of Dwelling Units (37) Required Parking/Unit Required Pa rking /Unit Type 2. 25 10 Multifamily Zone Requ ired Parking (6. olf - 25V Reduction) ATTACHMENT B P ARKING ZONING ANALYSIS CONCLUSION 1: COMPLIES VIA "NEW CONSTRUCTION " ST ANDARD VEHICLES Standard Parking Req uirements - New C onstruction STUDIOS 1 BEDS 2 BEDS 3 BEDS REQUIRED PROPOSED 3 10 22 1.5 2 0.75 1 2 33 4 49 .25 36.94 41+14=55 _ (40 Actual/1 Sh adow Space=41 / Easement Spaces=14) CONCLUSIO N 1 Under Multifamily Development Standards (6 .01f) , the r equired 49.25 parking spaces is reduced to 37 (and 41 are pro vided) CONCLUSION 2 The Current Use requires 96 Parking spaces, and the prop osed use requires 49.25 (or 37) parking spaces. Ther efore, no zoning relief is required. CONCLUSION 3 Pursuant to 6.01j, this de velopme nt has no requirement for parking, due to no increase >40% in parking requirem ent from current use. CONCLUSION 2: COMPLIES VIA GRA NDFATHERING Total Grandfathered Parking (18000/350 + 18000/450)- Per Staff Report Total Existing Parking Gra ndfathered Relief For Site (Gre ater than required Parking of 49. 25) Therefore, Project does not need added parkin g u ntil New Non -Conforming Use requires > 96 Spaces 40 56 CONCLUSION 3: COMPLIES VIA 6.01j - NOT > 40% INCREASE Se ction 6. 01j — No structure constructed, or use instituted, prior to 1988 shall be required to meet the off-stre et parking req uirem ents per §6. 01(b) unless the re is a su bstan tia l chan ge in the structure or in the use of the structure or Iand.For purpose of this section, "change" mea ns any enlargement, conversion or alteration in structure or use. A "substantial change" means more than a fo rty percent (40%) difference between (a) and (b) as fo llow s: (a) the number of parking spaces require d under the current Zoning for the structure or use, as it e xiste d in 1988, and (b) the number of parking spaces requir ed under the current Zoning for the propo sed structure or use. [Substantial change: b - a = c, if c/a > .40 (40%)] 1. If the change is not a substantial change, no additio na l off-street parking is required. 2. If the change is a substantial change , the use must comply with the net increase in parking demand of the entire structure or use. BIKES ADDED INDOOR 18 OUTD OOR 23 TOTAL 41 COMPLIES COMPLIES COMPLIES 101 - 103 Mor se Stre et, Trip Generation Comparison Existing Us es and Propos ed R esid ential D evelopment ATT ACHMENT C TRIP GENER ATION ANALYSIS PROP OSED V ehi de L opl Proposed Size Trip Rate Unadjusted VOR Person trips Transit Walk/Bike Share Oth er VOR Tr ansit W alk/Bike Vehide Other Vehide Trips Daily He alth/Fitness Club Estimated 98 116 19 7 72 5 In 2.85 ksf Estimated 49 1 .18 58 16% 6% 73% 5% 1.18 9 4 36 3 Out Estimated 49 1.18 58 16% 6% 73 % 5% 1 .18 9 4 36 3 Daily Junio r/Co mmunity College 20.25 375 442 72 28 273 21 In 18. 5 ksf 10.13 187 1.18 221 16% 6% 73 % 5% 1 .18 36 14 137 10 Out 10.13 187 1 .18 221 16 % 6% 73% 5% 1.18 36 14 137 10 Daily General Light Industrial 4 .96 11 13 2 1 8 1 In 2.3 ksf 2,48 6 1 .18 7 16 % 6% 73% 5% 1,18 1 0 4 0 Out 2.48 6 1.18 7 16% 6% 73 % 5% 1.18 1 0 4 0 Daily General Office Building 9.74 134 158 26 10 98 7 In 13.75 ksf 4.87 67 1.18 79 16 % 6% 73% 5% 1 .18 13 5 49 4 Out 4. 87 67 1.18 79 16% 6% 73% 5% 1.18 13 5 49 4 Daily Residential 7.32 271 320 52 20 197 15 In 37 units 3.66 135 1.18 160 16 % 6% 73 % 5% 1.18 26 10 99 8 Out 3. 66 135 1.18 160 16% 6% 73% 5% 1.18 26 10 99 8 Total EXISTING Daily 618 729 120 46 451 34 In 309 365 60 23 225 17 O ut 309 365 60 23 225 17 AM Health/Fitness Club 1. 31 4 4 1 0 3 0 In 3 ksf 0.67 2 1.18 2 16% 6% 73% 5% 1.18 0 0 1 0 Out 0.64 2 1. 18 2 16% 6% 73 % 5% 1.18 0 0 1 0 AM Junior/Co mmunity Co llege 2.07 38 45 7 3 28 2 In 18.5 ksf 1.59 29 1.18 35 16% 6% 73 % 5% 1.18 6 2 21 2 Out 0.48 9 1.18 10 16% 6% 73 % 5% 1.18 2 1 6 0 AM General Light Industrial 0. 70 2 2 0 0 1 0 In 2.3 ksf 0.62 1 1.18 2 16% 6% 73% 5% 1.18 0 0 1 0 Out 0.08 0 1.18 0 16% 6% 73 % 5% 1.18 0 0 0 AM General Office Building 1.16 16 19 3 1 12 In 13. 75 ksf 1.00 14 1. 18 16 16% 6% 73% 5% 1.18 3 1 10 1 Out 0.16 2 1.18 3 16% 6% 73% 5% 1 .18 0 0 2 0 AM Residential 0. 46 17 20 3 1 12 1 In 37 units 0.11 4 1.18 5 16% 6% 73% 5% 1.18 1 0 3 0 Out 0.35 13 1.18 15 16% 6% 73% 5% 1.18 3 1 10 1 Total EXISTING AM Peak Ho ur In Ou t PM Health/Fitness Club' 3.45 10 12 2 1 7 1 In 3 ksf 1. 97 6 1.18 7 16% 6% 73% 5% 1.18 1 0 4 0 Out 1.48 4 1.18 5 16% 6% 73% 5% 1.18 1 0 3 0 PM Junior/Community Co llege 1.86 34 41 7 3 25 2 In 19 ksf 0.93 17 1. 18 -20 16% 6% 73% 5% 1.18 3 1 13 1 Out 0.93 17 1.18 20 16% 6% 73% 5% 1.18 3 1 13 1 PM General Light Industrial 0.63 1 2 0 0 1 0 In 23 ksf 0. 08 0 1.18 0 16% 6% 73% 5% 1. 18 0 0 0 0 O ut 0.55 1 1. 18 1 16% 6% 73% 5% 1. 18 0 0 1 0 PM General Office Building 1. 15 16 19 3 1 12 1 In 13.75 ksf 0.18 3 1. 18 3 16% 6% 73% 5% 1. 18 0 0 2 0 Out 0.97 13 1.18 16 16% 6% 73% 5% 1. 18 3 1 10 1 PM Residential 0.56 21 24 4 2 15 1 In 37 units 0.35 13 1, 18 15 16% 6% 73% 5% 1.18 3 1 10 1 Out 0,21 8 1.18 9 16% 6% 73% 5% 1.18 1 1 6 0 To tal EXISTIN G PM Peak Hou r 61 73 12 5 45 3 In 26 30 5 2 19 1 O ut 36 42 7 3 26 2 60 70 12 4 43 3 47 55 9 3 34 3 13 15 3 1 10 1