HomeMy Public PortalAboutStaff Report_600 Pleasant St_FINAL_201304051040094240 Town of Watertown
1630 Department of
Community Development and Planning
Y
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#: PB-2013-04 SP/SR
Subject Property: 600 Pleasant Street
Parcel ID#: 81078
Zoning District: PSCD (Pleasant Street Corridor District)
Petitioner: Todd Horowitz,40 Cordwood Lane,East Hampton,NY
Owner: Kezerian Family LLC,PO Box 117,Watertown,MA
Zoning Relief Sought: Special Permit with Site Plan Review in accordance with:
• §5.01.5 (h) Wholesale Business/Warehouse
• §5.02(f)Accessory Business Truck Parking
Special Permit Granting Authority: Planning Board
Site Plan Review Meeting: Waived,interior renovations with existing parking
Staff Report: April 4,2013
Staff Recommendation: Conditional Approval of Special Permit with Site Plan Review
Date of Planning Board Hearing: Scheduled: April 10,2013
600 Pleasant Street 41412013
PB-2013-04 SP/SR Staff Report
I. Public Notice(M.G.L. c.40A, �t 0
A. Procedural Summary
Case PB-2013-02 SP/SR is scheduled to be heard by the Planning Board April 10,2013. As required
by M.G.L. c. 40A, sec.11 and the Watertown Zoning Ordinance,notice was given as follows:
• Published in the Watertown Tab on 3/22/2013 &3/29/2013;
• Posted at the Town Administration Building and on the Town Website on 3/27/2013; and,
• Mailed to Parties in Interest on 3/29/2013.
B. Legal Notice
"600 Pleasant Street, Todd Horowitz, 40 Cordwood Lane, East Hampton, NY 11937 herein
requests a Special Permit with Site Plan Review in accordance with WZO §5.01(h), Wholesale
Business/Warehouse Use and §5.02(f) Accessory Business Truck Parking so as to convert a
nonconforming existing warehouse%ffice space into a conforming wholesale frozen food
distribution use with a walk-in freezer and truck parking, located in the PSCD (Pleasant Street
Corridor District)Zoning District. PB-2013-04"
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West faVade with main entrance to office Entrance to rear parking area from Pleasant St.
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Front landscape and parking area Rear parking area with overhead door access
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II. Descrivtion
A. Site Characteristics
The site contains 41,855 s.f. and is situated on Pleasant St and a Private Way with a brick&block office
building and attached one-story warehouse style space to the rear. The site also has a smaller Bank of
America ATM drive-through. There are several small landscape strips in front of the building and along
Pleasant St. but the majority of the site is paved with little striping. The east side of the building has the
main entrance to the proposed use and has undefined parking along the full length with two garage
bay/loading areas near the rear of the building where a narrow access to the rear paved yard/lot is located.
The rear yard has a chain link fence and a gate that provides access from the Private Way. There are two
curb cuts along Pleasant St.with one entrance to access the bank parking/drive-through and one
entrance/exit for all uses on the site. The building currently has front yard parking with a narrow
alternative exit onto the Private Way.
The existing use is non-conforming in regard to use(heating oil distribution),however,the proposed use
is conforming. The site is non-conforming in regard to parking lot setbacks from front, side and rear
yards as well as pervious area.
B. Surrounding Land Use
The project site is located in the southwest area of Town known as the Pleasant Street Corridor,which, in
2008,was rezoned from an 1-3 (Industrial)Zone to the Pleasant Street Corridor District(PSCD Mixed
Use Zone). Current uses in the area reflect historic and current development with Russo's Market to the
east,industrial along the Charles River to the south,mixed-use industrial to the west, and Repton Place to
the north.
C. Nature of the Request
The petitioner requests a Special Permit with Site Plan Review to renovate and occupy a 2,191 s.f. tenant
space in an existing office/industrial building. Within the tenant space, a 10' by 20' free-standing freezer
would be placed in the rear portion and an office space would be maintained in the north portion of the
space. The use would require a portion of the parking for the mixed-use site which,using the highest
parking requirement of one space per 350 s.f. for the first floor and one per 400 s.f. for floors above,
would be a total of 35 parking spaces(including the secondary bank parking). In addition to this parking,
the petitioner requests parking for work trucks which would be located in the rear lot.
D. Relevant Permitting History
ZBA#03-08 approved March 12,2003,permitted a drive-up ATM window and renovation of an existing
building at 602 Pleasant St. Part of the project required landscaping along the front(6' wide bed between
the curb-cuts)and western side(2.5' along the entire side widening around the drive aisle in the rear) of
the leased property with continuously maintained landscaping. This was delayed due to the construction
of Pleasant Street,but is now being addressed with the property owner.
III. PUBLIC COMMENT
No written comments were received at the time this report was written.
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IV. FINDINGS
Within the PSCD Zoning District,the Planning Board is the Special Permit Granting Authority for a
Special Permit with Site Plan Review. The request must meet four conditions of approval for a Special
Permit as set forth in §9.05(b) of the WZO as well as consider the ten criteria for Site Plan Review as set
forth in §9.03(c)of the WZO.
A. Plan Consistencv
The proposed development will support several goals and implementation strategies as highlighted in the
excerpts from the following plans:
1. Watertown Community Development Plan,07/2004
• The plan expresses that a mix of uses should be planned along the Pleasant Street Corridor
2. Pleasant Street Corridor-Concept Plan and Implementation Study, 11/2007
• Create a mix of uses and construct appropriate development
3. Strategic Framework for Economic Development, 08/2011
• The vision identifies key aspirations such as a thriving business community in strategic
locations in former industrial sites, owner-occupied business, and pedestrian friendly streets
The intent of these plans,while not specifically indentifying this site, speaks to this type of use as a part
of the mixed-use redevelopment of the Pleasant Street Corridor District.
B. Special Permit under$5.01.5 (h) Wholesale Business/Warehouse and$5.02(f)Accessory
Business Truck Parkins:
1. The specific site is an appropriate location for such a use, structure,or condition.
Met: The existing building and site was used for a mix of industrial uses, some of which were non-
conforming with noise and visual impacts to the surrounding neighborhood. The original conversion of
the building and site into a mixed-use industrial/commercial site with shared parking is appropriate. The
change from non-conforming industrial to indoor warehouse use is appropriate and is conforming to the
current zoning district requirements.
2. The use as developed will not adversely affect the neighborhood.
Met: The use will be indoors and there will be little noise or change to the exterior of the site. There is
adequate parking provided on-site. No on-street parking will be needed and the main entrance is
convenient from the parking area. The parking area will be repainted and landscaping options will be
considered along Pleasant St.
3. There will be no nuisance or serious hazard to vehicles and pedestrians.
Conditionally Met: No hazards or nuisances appear to be created with this change in use. The site has an
existing parking area to the east of the building with overhead doors to access the interior with a
secondary access to the rear along the side of the building. The rear parking area will be restriped in the
next 6 months which will provide clear wayfinding and direction for parking for all uses within the site.
The project will be required to appropriately stripe the existing handicap parking space near the main
entrance of the proposed use. Further,two inverted U shaped bicycle racks will be installed near
entrances to accommodate employees and visitors to the site. The previous approval for 602 Pleasant St
identified landscape beds which still need to be installed. Hazards will be minimized once these beds are
installed.
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4. Adequate and appropriate facilities will be provided for the proper operation of the
proposed use.
Met with conditions: The existing building will have minor upgrades for interior retrofitting to
accommodate the walk-in freezer. Parking to accommodate the 6 commercial vehicles will be located in
the rear yard,where there is excess parking currently. To encourage alternative trip modes and reduce the
amount of parking demand,the site should provide accommodations for bicycle parking. Parking for over
15 vehicles requires bicycle racks so the proposal should include a minimum of four bicycle parking
spaces (two racks)that comply with WZO §6.07 installed near the entrance to businesses.
C. 0.03 (c). Site Plan Review
A preliminary site plan review meeting for the proposal was waived as the use is for renovation of the
interior of an existing structure and is using an existing parking/storage lot for required parking. Relevant
findings for the ten criteria for Site Plan Review provided in§9.03(c)of the WZO include:
1. Preservation of 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"
Conditionallv Met: Current conditions have little landscaping or open space on the site with buildings,
parking, and asphalt across the majority of the lot. Areas should be identified along Pleasant St.to
accommodate trees as specified by the Tree Warden. The proposed landscaped beds at 602 Pleasant St.
should also be installed by the Bank as previously required.(ZEO will follow-up).
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."
Conditionallv Met: The building and parking area already exist but the parking lot is to be repaved.
When the site is repaved,pervious surfaces should be considered for areas not used for parking and
parking areas should be striped. The site should install at least four bicycle parking spaces near entrances
to the building.
3. Onen Snace: `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."
Met: Areas are proposed for tree planting along Pleasant St.
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."
Met: The site is already developed and this project will improve the circulation through stripping of the
parking areas.
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 storm water management and Low Impact Design
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techniques. In cases where storm water cannot be retained on site, storm water shall be removed from all
roofs, canopies and paved areas and carried away in an underground drainage system."
Met: With the addition of planting beds the existing site will be improved.
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: No changes are proposed to the site that would require a change in existing utilities.
7. Environmental Sustainabilitv: "Proposed developments shall seek to diminish the heat island
effect; employ energy conscious design with regard to orientation, building materials and shading; utilize
energy-efficient technology and renewable energy resources; and minimize water use."
Met: The renovation to the interior of the building will meet any stretch code requirements. There are no
other changes being proposed. The repaving of the parking lot will provide more green space and
plantings to offset the limited pervious areas on the existing site.
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."
Met: Work vehicles will be parked in the rear parking area and will be screened by the building.
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."
Met: Not Applicable.
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."
Met: Not Applicable.
V. STAFF RECOMMENDATIONS
Staff finds that the petition meets the criteria set forth under§ 9.03 & §9.05 (b), and satisfies the general
purpose of the Zoning Ordinance as outlined in§1.00. Therefore, staff recommends conditional
approval for a Special Permit with Site Plan Review in accordance with§5.01.5(h) Wholesale
Business/Warehouse and§5.02(f)Accessory Business Truck Parking,permitting the conversion of
2191 s.f. into commercial warehouse/office and permitting the use of parking for up to 6 business vehicles
within the rear parking lot.
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VI. CONDITIONS:
Timeframe To be
# Condition for Verified
Compliance by
Control Plans. These approvals are based upon the following
control plans: ZEO/
1 Plot Plan of Land 600-602 Pleasant St.,Watertown,MA, dated March Perpetual ISD
12,2013 prepared for Northeastern Beef Inc by Colonial Surveying Co,
Inc.
Plan Modifications. Neither the Petitioner nor any present or future
owner of any interest in the project shall change or modify either the
control plans referenced in this decision,or the project itself,without
first filing a formal request with the DCD&P,Zoning Enforcement
2. Officer,and Building Inspector, for an opinion as to whether or not Perpetual ZEO/ISD
such change or modification requires further review from the Granting
Authority. Minor modifications may be considered and approved by
DCD&P Director which are found to be consistent with the project
approval granted by the Granting Authority.
Recordation. Upon application for a Building Permit,the Petitioner
3. shall provide evidence to the Zoning Enforcement Officer that this BP ZEO
entire decision has been filed with the Registry of Deeds.
Codes/Regulations Compliance. The Petitioner shall comply with all
4. other applicable local, state, and federal requirements,ordinances, and CO/Perpetual ZEO/ISD
statutes.
Certificate of Occupancy/Final Inspection. A copy of the Building
Permit with final approval signatures from all relevant inspectors must
5' be submitted to the Zoning Enforcement Officer upon completion of CO ZEO
the project.
Parking.Overnight parking for up to six business vehicles shall be
6. located in the rear parking lot. Loading and unloading in front of the Perpetual ZEO
two overhead doors shall be allowed.
7 Screening. Dumpsters and other equipment shall be screened by Perpetual ZEO
opaque fencing and/or landscaping that is at least 5' in height
Bicycle Accommodations. At least two bicycle racks with space for
8. four bicycles shall be installed near the entrance to the businesses and BP DCDP
shall comply with the specifications as outlined in the WZO § 6.07.
Landscaping. With the assistance of the Tree Warden,identify viable
options for Town planted street/shade trees along the sidewalk and
9 within identified landscape areas within the parking lot.Already CO TW/ZEO/
approved landscaped beds at 602 Pleasant St. shall be installed by the DCDP
Bank/owner(ZEO to follow-up to ensure compliance with Control
Plans).
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