HomeMy Public PortalAboutStaff Report_Arsenal Yards_Phase 5_FINAL_2019_07TOWN OF WATERTOWN
Department of
Community Development and Planning
PLANNING BOARD
Administration Building
149 Main Street
Watertown, MA 02472
Phone: 617-972.6417
Fax: 617-972-6484
www.watertown-ma.gov
Board Members:
Jeffrey W. Brown, Chairman
Janet Buck
Jason Cohen
Gary Shaw
Payson R. Whitney. III
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 #:
Subject Property:
Parcel ID:
Zoning District:
Petitioner(s):
Zoning Relief Sought:
Special Permit Granting Authority:
Site Plan Review Meeting(s):
Staff Recommendation:
Planning Board Hearing:
PB-2019-03 - Master Plan Modification and Final Site Plan
Review Approval under Master Plan PB-2016-03
485 (& 615) Arsenal Street, Arsenal Yards
1301 2 1; 1301 2 1A; 1302 2A 1; 1302 2D 2; 1301 2D 2A,
2B, 2C and 2D
Regional Mixed Use District (RMUD)
BP Watertown Retail LLC, 800 Boylston Street, Suite 1390,
Boston, MA 02199
§5.18, RMUD (Regional Mixed Use District)
Modification/Amendment to Master Plan Permit PB-2016-03 —
to convert Building G from Residential to Lab/R&D office with
Final Site Plan Review Approval.
Planning Board
March 26, 2019
July 5, 2019 - Conditional Approval
Scheduled July 10, 2019
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485-615 Arsenal Street/Arsenal Yards
P8-2019-03 Master Plan Site Plan Review — Phase 5
July 5, 2019
Staff Report
I. PUBLIC NOTICE (M.G.L. C. 40A, §11)
1. Procedural Summary
Petition PB-2019-03 (Site Plan Review) is scheduled to be heard by the Planning Board on
July 10, 2019. As required by M.G.L. c. 40A, sec.11 and the Watertown Zoning Ordinance,
notice is given as follows:
• Published in the Watertown Tab on July 21 and 28, 2019
• Posted at the Town Administration Building on June 26, 2019
• Mailed to Parties in Interest on June 26, 2019.
2. Legal Notice
"485 Arsenal Street - BP Watertown Retail LLC, 800 Boylston Street, Suite 1390, Boston, MA 02199,
requests the Planning Board grant an Amendment/Modification to Master Plan Special Permit and
Final Site Plan Review Approval (in -keeping with Master Plan PB-2016-03) in accordance with
Watertown Zoning Ordinance §5.18(h)(5) and 5.01.5(c & e), so as to modify Building G, from
residential use to use for Lab, Office, and R&D. The request also includes final approval of the
exterior facade and access to underground parking via Building F. RMUD (Regional Mixed Use
District) Zoning District. PB-2019-03"
11. DESCRIPTION
A. Site Characteristics
The subject property is a 23 -acre site fronting on Arsenal Street to the north and Arsenal Park
and 'Little' Greenough Boulevard to the south/southwest. The existing site had approximately
260,000± Gross Leased Area (GLA) of retail, which was comprised of the former enclosed mall
buildings and a portion of the (Home Depot) building along Arsenal Street. The site has a main
parking field facing Arsenal Street.
The western portion of the site, identified as 485 Arsenal Street, includes several original one to
two-story Arsenal structures (the Arsenal Mall and two office buildings comprising Harvard
Vanguard). The site does not include a portion of a condominium development (Home Depot
and its parking field to the south) but includes the portion of that building that was Golfsmith.
The Harvard Vanguard Medical Associates office buildings (53,000± GLA of medical office space)
and its parking is not included in the redevelopment, although it is part of the overall site.
The eastern portion of the site, identified as 617 Arsenal Street, is occupied by an existing two-
story commercial building which includes a parking garage. The building includes 64,000± GLA
of retail and office space, and also is not included in the requested Master Plan at this time, but
is part of the overall site. An approximately 100 -foot wide section of property located on the
southern end of the site connects the western and eastern portions of the site and is included in
the Master Plan. Under a separate permit, the Home Depot site was reviewed for adjusting the
parking lot and 'ring road'.
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P8-2019-03 Master Plan Site Plan Review — Phase 5
July 5, 2019
Staff Report
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 (Arsenal Condominiums and
the Arsenal Apartments, a senior housing development) and the Arsenal Park to the west. The
Commanders Mansion is located further to the west, and the Charles River Reservation and
Greenway are located to the south and east of the site.
C. Nature of the Request
Phase 5, the final phase of the Arsenal Yards Master Plan, is a request for a Final Site Plan
Review Approval in accordance with Watertown Zoning Ordinance §5.18(h)(5). The request
includes a modification of the approved Master Plan to allow the conversion of the use of
Building G from residential to a R&D/Lab/Office use. In addition to the change in use, the
request includes the final design of the building, final landscaping, and hardscape around the
building.
There will be one level of below grade parking connected to the Building F garage. The building
will have a first -floor lobby and common area facing south and back of house space for the uses
on the floors above. There are eight floors described as life science floor space with footprints
of 16,000 to 20,000 s.f. above the first floor. Above the ninth floor, the project has a mechanical
penthouse level and an additional inset level for screening. The celling/roof of the building
envelope is proposed at a height of 130'. The integrated mechanical penthouse has an
additional height of 19.5'and and the inset roof screen wall is another 8.5' for a total height of
158' with a small angled design element rising above that on the south facade.
D. Permitting History
The Arsenal Yards Master Plan Special Permit with Site Plan Review (PB-2016-03) was
approved January 11, 2017, for a master planned project with a proposed mix of uses such as
retail, restaurants, offices, indoor recreation, and a theater, all of which was to comprise
approximately 374,000 square feet in total, and a hotel and up to 424 residential units within 7
buildings. The project was approved to be reviewed and built in phases with review by the
Planning Board of each phase. The following is a summary of the project approvals:
1/11/2017- Phase 1 approved the facades and layout of Buildings A and E and the
landscape areas around these buildings.
7/12/2017 - Phase 2 (Building B) included the "conversion" or substitution of 79
proposed dwelling units into a 150 -room hotel. The change approved in Phase
2/Building B results in 424 residential dwelling units for the entire site, as determined
by the approval of Phase 2 as a Minor Modification to the Site Plan.
10/19/2017 - Phase 3 amended the Master Plan Special Permit to increase the height of
Building F from approximately 83' 6" to 89' 4" and increase the number of stories from 6
to 7. Phase 3 also allowed the number of units in Building F to be increased from the
initially proposed 58 to 81 units, but the total number of dwelling units (424) did not
change.
11/8/2017 - Sign Special Permit approved the overall sign program for the site.
6/13/2018 - Phase 4 approved Buildings C, D, and E2 with a total of 221 units of the 424
total units on the site and a mix of retail and a garage under Building D.
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July 5, 2019
Staff Report
9/12/2018 — Phase 1 Amendment approved to allow research, lab, and life science uses
in addition to commercial retail and office on the second floor and mezzanine of
Building A, as well as changes to facade and landscape within Phase 1.
The approved Master Plan had an extensive process with a number of meetings. Five separate
community meetings were held from May through August of 2016 and three meetings (part of
the Public Hearing) were held by the Planning Board (October 2016 through January 2017). The
final approval included numerous amenities and mitigation measures such as:
• Adding a passive park space between the new buildings proposed to the east and the
existing main Arsenal building with direct access to Arsenal Park (the Petitioner has also
offered to participate in and fund improvements within Arsenal Park)
• Provide onsite open/green space (over 3.2 acres) that is mostly open to the public and
provides substantial stormwater improvements for the site.
• Complete Streets measures that include traffic calming along Arsenal Street.
• A Transportation Demand Management Program that aims to reduce site vehicle trips
and requires monitoring and remedies to limit offsite parking.
• Pedestrian and Bicycle safety and connectivity — The site is improving north -south
connections through the site and there is a central corridor designed to prioritize
pedestrian and bicycles over vehicles and facilitate off -road access through the site and
into Arsenal Park and beyond.
• Limiting offsite light pollution and glare with a condition for lighting of each phase.
• Offsite construction monitoring (ensuring that construction does not damage
surrounding structures).
• Existing and proposed buildings/structures are to the north and east of residential and
public parklands, which limits any shadows created by taller structures.
The approved offsite transportation mitigation includes a contribution of $2,059,000 for items
addressed in the mitigation package including but not limited to traffic signal upgrades with new
equipment, pavement striping, and widening, signal retiming, and mill/overlay work on Arsenal
Street. Utility peer review confirmed that the sewer capacity is adequate and the Petitioner
agrees to contribute $810,000 toward sewer line repairs, inspections, and Town -wide study.
The site meets its storm water requirements on -site.
III. PUBLIC COMMENT
Two Informational community meetings were held to discuss the conversion, building design
and the site on February 1 and March 22, 2019. Comments at the community meetings focused
on:
• Landscape - tree retention, new landscape, interface with Arsenal Park, light trespass,
public access on site
• Traffic and Access — impact of the change in use, traffic patterns, design of the space
between the building, overall site development plans; through access and park
interface/design; shuttle service, parking logistics
• Access - public access to the building, first floor interaction, community engagement,
education opportunities
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• Building Design and Use — Lab use, mix of uses with lab, loss of condos, overall use on
site (retail), mixing for tenants, trash, F garage design, third floor roof design,
materials, water use
IV. ANALYSIS AND FINDINGS
A. Plan Consistency
As identified in the approved Master Plan decision, this project is in keeping with the 2015
Watertown Comprehensive Plan and the Regional Mixed Use District (RMUD) Zoning District.
This Phase of the project implements a new multi -use connection consistent with the suggested
Arsenal Park Connector identified in the 2014 Charles River Basin - Pedestrian and Bicycle
Connectivity Study. A key suggestion identified creating a north -south connection between the
Watertown -Cambridge Greenway across the Arsenal Mall Site and through Arsenal Park to the
Charles River Greenway. Subsequent meetings suggested multiple connections would be
desirable, when feasible.
The approved Master Plan identifies the commitment to support improvements to the Park.
The developer has committed to working with the Town and is contributing $500,000 toward
Arsenal Park. This will be used to improve Phase I, which is the eastern most portion of the Park.
This will also involve a public private partnership with the Town, as it will pay a portion of the
overall cost. The Town is pursuing special legislation as well as an accelerated design working
with our design consultant and the Conservation Commission to make this all possible.
B. Master Plan Special Permit §5.18 (h)
Projects of 2 acres or more in the Regional Mixed Use District (RMUD) with an approved Master
Plan Special Permit must also obtain a Site Plan Review Approvals for each phase of
development, subject to the review procedures under §9.03 Site Plan Review of the WZO, in
which the ten criteria listed in §9.03(c) must be evaluated along with design review.
Modification to the Master Plan may be considered as part of a Site Plan Review approval.
Phase 5 - Amendment/Modification and Final Site Plan:
Building
Proposed Use
Square Footage/Units
Master Plan Building G
Residential
188,000 s.f. / 142 units (129 feet/12 stories)
Phase 3 Modification
Residential
172,980 s.f. / 119 units (130 feet/12 stories)
Proposed Building G
Office/R&D/Lab
156,500 s.f. (130 ft/9 stories) & mechanical
penthouse/screening
Site Plan Review Criteria §9.03(c)
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.
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PB-2019-03 Master Plan Site Plan Review — Phase 5
July 5, 2019
Staff Report
Conditionally Met:
The final landscaping plan for this phase is in keeping with the approved Master Plan Special
Permit and adds to the approved landscaping of Phase I, II, II I and IV. The project provides a
total of 23.9% open space where 20% is required. Overall, there is also 16.2% pervious area
throughout the site.
This landscape design includes the final design for key connections to Arsenal Park from the east
and south. The design is coordinated with the Town's design plans for Arsenal Park and are also
coordinated to the south with the DCR greenway.
As requested by staff, this phase includes a final landscape plan for the entire site to ensure site
wide consistency. As part of this, based on staff site visits, the plans include minor modifications
to the landscape and access point of the main Arsenal Park entrance to ensure the multi -use
path is successful. There is also further refinement of the landscape to the rear of Building A, as
required as part of the Arsenal Park/project interface. Final plantings will be determined based
on the final park design.
The civil and landscape plans identify an updated interim connector from the Arsenal Yards
property into the park. This will provide a safe access into the park for pedestrian and bicycle
users until the phase with the final layout for the park is ready to be built.
The petitioner has committed to providing $500,000 to Phase 1 of the Arsenal Park renovation.
Phase 1 of the park is for the eastern portion of the Arsenal Park that includes a knoll,
substantial plantings, lighting, and pathways up to the proposed community garden location.
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:
A previous phase of the project included the Arsenal Yards Tenant Design Standards (which was
adopted by the Planning Board) that addresses the design of the buildings and what can and
cannot be altered as part of each fagade for tenant fit -out. The Design Standards provide
detailed requirements for storefronts, types of tenants, new construction, and historic facades.
There is also an adopted Sign Master Plan that provides guidance on location and design of
signage within the overall site.
The inclusion of more R&D/Lab Uses provides for a diverse mix of uses on the site. With lab use,
the office environment creates synergy between the retail uses and these supporting uses.
Clustering of lab uses also is positive for supporting this industry within the community.
Because the site is mixed -use with residential and hotel uses the level of lab use should be
restricted by limiting the operation of the light industrial aspects of the proposed lab use. The
design and layout of the building provides restrictions, and a condition to restrict the level of lab
provides further restrictions on the type of use allowed, discussed as part of the Site Plan
Review section.
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Staff Report
As designed Building G has glass curtain walls systems on three sides with semi -reflective glazing
on the majority of the facades. There are sets of horizontal fins with spandrel glazing between
each floor. Other portions of the facades are clear glazing with vertical and horizontal fins as
well as glass guardrails and metal panels. To the north facing the residential and wrapped
around the west facade is a metal panel faced with more limited glazing. The mechanical
penthouse is integrated into the design and uses a seamless wall of glass or a corrugated metal
panel meant to recede into the background.
This design is in -keeping with the envisioned Master Plan for an iconic building that also
transitions and supports the other buildings and site. Because of the location along the Charles
River corridor, staff identified concerns in regard to potential bird strike and limiting illumination
of the office space when not occupied. A condition in regard to minimizing bird strike and
limiting internal lighting is included as part of the requirements for this building.
Further, consistent with the approval for lab use in Building A, the site should be restricted to
biosafety use type BSL-2 or lower. Any required hazardous materials shall be stored in
dedicated areas following MA State Building Code. Industrial gases shall be contained in
designated secure and screened areas with DCDP coordinating review and approval by the
Town. Regularly scheduled deliveries/loading shall be restricted to 7 AM to 10 AM and be from
designated spaces only.
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: Since the initial submittal, a more refined access route has been developed
to provide access from Arsenal Park and the 'River Green' to Greenough Boulevard. This design
and the dog park were reviewed and approved by the Conservation Commission, as required.
The design was modified to ensure access is provided to the 'Home Depot' parking lot with
additional handicap spaces added near the main building entrance and the dog park.
The redesign with a publicly accessible dog park has been reviewed by staff, as required, and
satisfies the previous condition to accommodate passive recreation such as benches and
consider the accommodation for dogs.
The petitioner, because of previous requirements, considered the landscape design along the
ring road and an option for pedestrian access along the road. The petitioner strongly advocated
that it was not necessary to include this pathway/sidewalk to the Conservation Commission and
it was determined that, at this time, the upper pathway that would connect to Arsenal at
Arlington (within the 200' riverfront area) would not be required by the Conservation
Commission. Staff suggests that an appropriate condition be included to ensure that this
pedestrian connection be installed, if allowed by the Conservation Commission, in the future, as
it appears to be a desire line for pedestrian access from the public way into and through the site.
It also creates more of a complete street with pedestrian facilities, which is more consistent with
the Town's road requirements.
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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: Onsite parking and pedestrian access was reviewed by the Town and several
requests were made to alter the parking layout and access for the proposed building and its use
as office/lab rather than residential. The changes include the addition of three handicap parking
spaces in the adjacent parking lot with two crosswalks to access the main building entrance and
the dog park. The sidewalk was also extended from the dog park to the front entrance. In
addition, the Frontage of Building F was modified to better define the driveway access points
into the garage and separate the loading dock drive areas as more of a pedestrian zone. Staff
also suggests that the access between the buildings have a change in materials to ensure that
looks like a pedestrian zone and clearly define the driveways versus this loading only area under
the building overhang. The drive aisle should remain asphalt and this should have a clear
change in material to show it is not part of the standard roadways.
There are also an additional 55 parking spaces provided below the building with access from the
adjacent Building F garage. The access and circulation is appropriate. The layout has three
handicap spaces, but the preference of the Commission on Disabilities is for these spaces to be
near the elevator when feasible. The current layout has them near the entrance and across a
drive aisle from the elevator. The petitioner should consider options for locating the handicap
spaces adjacent to the elevator access.
The entire site has a parking management plan that has been updated as part of each phase to
ensure the mix of uses is being served by the parking program. A memorandum was submitted
indicating that the total parking of 1,697 spaces is in excess of the overall demand of 1,612
spaces. If necessary, an updated study should be submitted.
The overall transportation mitigation was addressed as part of the Master Plan Approval and is
not affected by this change in use. The petitioner submitted traffic information which was
reviewed by the Town and its Consultant which confirmed that the conversion from residential
did not impact the road network more. The review included looking at the pattern of trips made
for the proposed use versus the previous analysis and the initial mitigation package continues to
satisfy the overall Master Plan with this modification.
5. Surface Water Drainage:
Met: No changes are proposed to the previously approved stormwater system for the entire
site. Implementation and ongoing reporting shall be as required by DPW.
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.
Met: All utilities to the site, including electric, telephone, cable TV and other such lines are now
and shall continue to be underground. All water mains, service lines and hydrants will be
reviewed and approved by DPW prior to installation. Sewer mains installed in the access drives
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Staff Report
and connected in Arsenal Street were reviewed with final approval by DPW. Mitigation will be
required to be provided on a proportional basis as the phases are approved.
A single loading door and access door are included on the north facade under the overhang of
the second/third-floor extension with 15' of clear height. This area is designed for trash and
loading. Adjacent to this is the chemical storage room. Within this northern area are the
transformers for this building and Build F. All utilities were previously reviewed and adequate,
as reviewed by DPW and mitigation previously approved satisfy the change in use.
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 Development in the RMUD must meet LEED Certifiable
requirements as outlined by the United States Green Building Council's Leadership in Energy and
Environmental Design (current addition as applicable) at the Silver Level.
Conditionally Met: The initial LEED checklist was submitted showing that this building would
have a total of 55 points met, another possible 27 points, and 28 not met. This is more than the
required 50 points to be LEED Silver certifiable. Staff suggests that the project should attempt
to become LEED certified rather than meet the minimum requirement. The LEED review must
be updated prior to the Building Permit and additional documentation will be submitted to
show compliance with the requirement that this building achieve LEED Silver Certifiability.
8. Screening: 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: As required in the Master Plan, the project shall be required to provide
appropriate screening for all storage areas, exposed machinery, service areas, loading areas,
utilities, and rooftop equipment. Further, appropriately screened HVAC plans shall be
submitted and reviewed as part of the final Site Plan submittals for each building or phase. The
rooftop ventilation has proposed screening, as necessary. The transformers and switch have a
screen wall facing the park.
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.
Conditionally Met: The change in use as lab and site modifications were reviewed by the Fire
Department and no further conditions are required at this time. They indicated that the access
between the buildings was satisfactory and there are no site access issues.
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.
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Conditionally Met: The design and mix of materials provides an iconic building integrated into
the site and designed to allow pedestrian flow through the site and into the park. From the
south, it will be visible from multiple location along the Charles River and the DCR greenway.
The location of the building is outside of the 200 foot riverfront area and the lighter feeling glass
facades face the open space lands of the river corridor and Arsenal Park. This will allow some
reflection of the adjacent green spaces during the day. At night, and because of the glass, the
building will be a much more visible icon when lights are on. It is important that interior lights
and rooms have occupancy sensors so the amount of light is minimized as much as possible.
This will reduce the building's visibility at night from Arsenal Park which will reduce impacts of
light trespass for wildlife and the park's natural areas. Also, as previously indicated, because of
the location adjacent to the river corridor and Arsenal Park, it is important to ensure the design
minimizes impacts to birds that use the corridor and open space. Prior to Building Permit, this
should be reviewed with DCDP staff.
The submittal also included an analysis for the use of the building as lab/life science space. Prior
to final tenant fit outs, final reports, as required by the Town, will be required as part of the
Building Permit process.
David Gamble, the Town's Design peer review consultant, reviewed Phase 5, in a report dated
July 2, 2019. He also participated in the developer's conference and one community meeting.
His review concludes that this building adds value by being different from the fabric of the more
historic site and buildings. The building's glass curtain walls add transparency and the metal
cladding is responsive to the site as a whole. The building will, "forge a signature landmark
along the river."
V. Staff Recommendation:
DCDP staff recommends that the request for Arsenal Yards Master Plan Phase 5 to modify the
Master Plan to allow the conversion of Building G from residential to R&D/Lab/Life
Science/Office be granted with conditions based on the findings that this Phase is in accordance
with Watertown Zoning Ordinance §5.18 (RMUD).
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VI. CONDITIONS OF APPROVAL:
#
Condition
Timeframe
for
Compliance
To be
Verified
by
1.
Control Documents: This approval is based upon the application materials and
documents titled Arsenal Yards Watertown, MA, prepared by RJO'Connell &
Associates, Inc. for Boylston Properties and The Wilder Companies dated 6/11/2019
as modified by these conditions
A. Cover Sheet
B. Existing Condition of Land, Feldman, 2 sheets (3/30/2017)
C. OS -1, Overall Site Plan (updated)
D. N-1, General Notes
E. C -1A & C -1B, Demolition and Erosion Control Plans
F. C -2A & C -2B, Grading and Drainage Plans
G. C -3A & C -3B, Utility Plans
H. C -4A & C -4B, Parking and Traffic Control Plan
I. C-5, Erosion Control Details
J. C -6A & C -6B, Drainage Details
K. C-7, Utility Details
L. C-8 & C-9, Site, Parking and Traffic Control Details
M. C-10 Zoning Exhibit Plan
N. C-11 Truck Turning Exhibit Plan
0. L100, Overall Site Plan, Carol Johnson Associates, Inc.
P. L303-305, Site Materials Plans, Carol Johnson Associates, Inc.
Q. L306-310, L403-405, 405, 408-410, Site Planting Plans, Carol Johnson
Associates, Inc.
R. L500-501 Planting & Materials Schedule, Carol Johnson Associates, Inc
S. L506, Site Details, Carol Johnson Associates, Inc
T. Site Lighting Photometric Plan (missing)
U. A-001 3D Rendering, ASG Architects
V. A-002 Floor Plan — Parking Level, ASG Architects
W. A-003-110, Floor Plans, Level 1-9, ASG Architects
X. A-111 Floor Plan — Mechanical Penthouse, ASG Architects
Y. A-112 Floor Plan — Roof, ASG Architects
Z. A-400 Exterior Building Elevations, ASG Architects
AA. Phase V: Building G Planning Board Filing, submitted by Boylston Properties,
June 11, 2019 which includes the following as well as other referenced
documents: LEED checklist, Vanesse Traffic Memo, Walker Parking Memo,
Public Access for lobby of Building G, Building Air Quality Report.
Perpetual
ZEO/
ISD
2
Plan Modifications and Amendments: Changes to the approved project shall follow
the procedure outlined in Section 5.18(h)(6) of the Watertown Zoning Ordinance.
Perpetual
p
ZEO/
DCDP
3.
Recordation: Prior to issuance of the first Building Permit, the Petitioner shall
provide a copy of this entire decision, showing that it has been filed and recorded
with the Registry of Deeds.
Building
Permit (BP)
ZEO
4.
Codes/Regulation Compliance: The Petitioners shall comply with the requirements
of the Master Plan Special Permit, and all other applicable local, State, and Federal
requirements, ordinances, and statutes.
Perpetual
ZEO/
ISD
5.
Prior Approvals:
This approval shall be subject the Decision and Conditions of Master Plan Special
Permit 2016-03 as modified by this approval, where applicable.
Perpetual
ZEO
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#
Condition
Timeframe
for
Compliance
To be
Verified
by
6'
Landscape:
A. Final design of any tenant designated areas within the external open space shall
be in -keeping with the approved Tenant Design Standards and shall require
DCDP staff approval.
B. Final review of the plans and implementation of the connector path from the
site into Arsenal Park at the main entrance shall be reviewed and approved by
DCDP.
C. The south side of Building A shall have a staff review for plantings and other
landscape features. Areas not required to be asphalt shall be landscaped. The
layout should be coordinated with the Arsenal Park design.
D. Access Corridor. Change the material of the service entrance curb opening to
clearly separate it from the main access points into the garage. Options could
include using the decorative concrete used in the rest of the loading
zone/pedestrian zone between Building F and G.
E. Arsenal Park Connector. Plans indicate a pathway extending into Arsenal park.
This extension will be an interim measure (reviewed and approved by DCDP) to
ensure a safe and accessible route into the park once the other part of the bike
path is completed on the site.
A — CO of
Tenant
B — BP of
Phase
C— Final CO
of Phase
D — BP
E —
Coordinate
with Phase
1 & 2
DCDP/
DPW
7.
Arsenal Park Phase! Construction. The petitioner has committed to working with
the Town in completing Phase I of the Arsenal Park construction, and contributing
$500,000 to Phase 1 of the Arsenal Park renovation. This phase is for the eastern
portion of the Arsenal Park that includes a knoll, substantial plantings, lighting, and
pathways up to the proposed community garden location.
CO
DCDP
8.
Lab Use:
A. Based on the addition of the lab space, the site shall be restricted to biosafety
use type BSL-2 or lower.
B. Any required hazardous materials shall be stored in dedicated areas following
MA State Building Code.
C. Industrial gases shall be contained in designated secure and screened areas
with Town review and approval.
D. Regularly scheduled deliveries/loading shall be restricted to 7 AM to 10 AM and
be from designated spaces only.
E. Rooftop HVAC shall be appropriately screened with sound attenuation panels
installed, if necessary, with review by DCDP.
Building
Permit for
this Phase
DCDP
9.
Exhaust Dispersion. Any permit application for a laboratory/research occupancy
which includes the use of chemical fume hoods, shall include an "Exhaust Air
Dispersion Report" which includes appropriately -detailed exhaust dispersion
analysis demonstrating to the Town's satisfaction, that each fume hood exhaust
"plume" is directed upward sufficient to ensure that prevailing winds will not carry
the exhaust plume into fresh air intakes, open windows or into a pedestrian
environment.
Perpetual
DCDP/
Health
10.
Licensing and Rules. The Petitioner agrees that any entities occupying this site
engaged in research shall comply with all Local, State and Federal guidelines,
including NIH GUIDELINES FOR RESEARCH INVOLVING RECOMBINANT OR
SYNTHETIC NUCLEIC ACID MOLECULES (NIH GUILDILINES) April 2016 or as updated.
They shall also adhere to any current or future licensing, rules, or regulations
required by the Town.
Perpetual
DCDP/
Health
11.
Transportation Demand Management (TDM). Petitioner shall update the
"Transportation Demand Management Program, The Arsenal Project", dated
Prior to any
Certificate
DCDP
Page 12 of 13
485-615 Arsenal Street/Arsenal Yards
P8-2019-03 Master Plan Site Plan Review — Phase 5
July 5, 2019
Staff Report
#
Condition
Timeframe
for
Compliance
To be
Verified
by
December 9, 2016 and prepared by Vanasse and Associates, as necessary. Updated
information shall include description of all uses and sizes, parking provided for each
use, plan for shuttle service and shared parking, bicycle parking counts and
locations.
of
Occupancy
/Perpetual
12.
Transportation Management Association (TMA). The Petitioner agrees to become a
member of the Watertown Transportation Management Association (WTMA) or its
successor organization, or other entity as designated by DCDP. The Petitioner shall
participate in a shared shuttle serving the area, through the WTMA, or by other
means if the WTMA is not providing shuttle service. If WTMA shared shuttle service
in the area is available, the Petitioner shall make that service available to its tenants
and employees, and pay a proportionate share for the service. The Town
discourages multiple shuttle systems in town.
Prior to any
Certificate
of
Occupancy
/Perpetual
DCDP
13.
Solar Energy System. A solar assessment and installation plan, as identified in WZO
Section 8.05, Solar Energy Systems shall be approved by DCDP prior to Building
Permit for Building F. Further, as indicated in a letter submitted February 22, 2019,
the requirements for Phase 4 and 5 (Buildings C, D, E.2, and F) will be shifted to the
Building B.2 garage roof with a system that covers approximately 47,200 s.f.
BP and
install by CO
DCDP
14.
Dog Park Maintenance Plan. Provide a maintenance program to ensure the dog
park meets best practices for dog parks including health and safety.
15.
Public Access. The petitioner shall provide a public access agreement for all areas
indicated as publicly accessible, which includes sidewalks, dog park, plazas (accept
areas indicated for tenant use only)
Perpetual
DCDP
16.
Site Circulation.
A. Consider options for locating the handicap spaces below the building adjacent
to the elevator access.
B. Submit options for changing the material design of the access drive/loading
zone between Building F & G. This area should have a change in materials to
ensure that it looks like a pedestrian zone and is clearly different from the main
drive aisles (asphalt).
C. The upper ring road pedestrian connection should be considered, if allowed by
the Conservation Commission, in the future, as it appears to be a desire line for
pedestrian access from the public way into and through the site. This would
create more of a complete street with pedestrian facilities, to be more
consistent with the Town's road network.
A — BP
B — BP
C— DCPD to
determine,
if necessary
DCDP
17
LEED. At a minimum, this Phase shall be LEED Silver certifiable. The project shall
submit necessary documentation during the construction process to show the
requirement that this building achieve LEED Silver Certifiability.
BP and CO
DCDP
18.
Building Lighting. Interior lighting shall be eliminated or reduced to the greatest
extent feasible at night. Interior lighting/facilities shall be designed with occupancy
sensors to ensure interior lighting is only on when necessary. The intent is to
reduce the illumination of the building visible from the open space to the west and
south of the site.
BP & CO
DCDP
Page 13 of 13