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HomeMy Public PortalAbout85 Walnut Street - ZBA March Updates (2020.03.10)10-85 WALNUT OWNER, L.L.C. 7121 Fairway Drive, Suite 410, Palm Beach Gardens, Florida 33418 March 10, 2020 Ms. Louise Civetti Zoning Assistant — Zoning, Board of Appeals Town of Watertown 149 Main Street Watertown, MA 02472 Mr. Michael Mena Zoning Enforcement Officer — Zoning, Enforcement Town of Watertown 149 Main Street Watertown, MA 02472 Re: 85 Walnut Street — Presentation Materials & Plan Updates Dear Louise and Michael: 10-85 Walnut Owner, LLC ("Owner") is pleased to submit this letter describing changes made to the plans for the redevelopment of 85 Walnut Street (the "Projece,) in response to feedback received during Owner's presentation to the Zoning Board of Appeals on December 19, 2019 (the "December Heating' . Revisions to the Projeces control plans reflecting these changes are attached as Exhibit A, while a draft of the presentation materials prepared for the upcoming Zoning Board of Appeals hearing on March 25, 2020 is attached as Exhibit B. In response to feedback from the community and members of the Zoning Board of Appeals at the December Heating, Owner has permanently removed parking spaces from the previously proposed shadow parking area to augment the landscape buffer in front of the proposed parking garage. This will allow for planting of additional trees and other landscape elements to create a more pronounced green space at this portion of the parking garage, enhancing the buffering of the garage from Birch Road. These changes are reflected on PDF pages 4-10 of this document with the revised area on each plan being outlined. In addition, Owner has increased the number of green screens affixed along the North and West elevations of the parking garage, further improving buffering of the structured garage from Walnut Street and Birch Road. These changes are reflected on PDF page 9 of this document with the revised area on each plan being outlined. All changes are reflected throughout Exhibit B. We look forward to presenting these updates on March 25, 2020. ego Rico Vice President 10-85 Walnut Owner, LLC Exhibit A V 0 0 q) c 3 0 a o Q� CD O N dj O a c rn0 c 3 -0 o L � 0 SITE LANFORR DVLO M NT OF 85 WALNUT STREET - WATERTOWN, MA DRAWING INDEX DRAWING DATE LAST REVISION DRAWING DRAWING DESCRIPTION 09/10/2019 01/16/2020 - COVER SHEET - 4/11/2019 C-1 EXISTING CONDITIONS PLAN (BY J.K. HOLMGREN ENGINEERING, INC.) 09/10/2019 11/12/2019 EC-2 EXISTING CONDITIONS PLAN 09/10/2019 11/12/2019 EC-3 EXISTING CONDITIONS PLAN 09/10/2019 11/12/2019 EC-4 EXISTING CONDITIONS PLAN 09/10/2019 11/12/2019 N-1 ABBREVIATION, NOTES AND LEGENDS 09/10/2019 01/16/2020 OS-1 OVERALL SITE PLAN 09/10/2019 11/12/2019 C-1 DEMOLITION AND EROSION CONTROL PLAN 09/10/2019 01/16/2020 C-2 GRADING AND DRAINAGE PLAN 09/10/2019 11/12/2019 C-3 UTILITY PLAN 09/10/2019 01/16/2020 C-4A PARKING AND TRAFFIC CONTROL PLAN 09/10/2019 11/12/2019 C-413 PARKING AND TRAFFIC CONTROL PLAN 09/10/2019 11/12/2019 C-5 DEMOLITION AND EROSION CONTROL DETAILS 09/10/2019 11/12/2019 C-6 GRADING AND DRAINAGE DETAILS 1 09/10/2019 11/12/2019 C-7 GRADING AND DRAINAGE DETAILS 11 09/10/2019 11/12/2019 C-8 UTILITY DETAILS 09/10/2019 11/12/2019 C-9 SITE, PARKING AND TRAFFIC CONTROL DETAILS 1 09/10/2019 11/12/2019 C-10 SITE, PARKING AND TRAFFIC CONTROL DETAILS 11 09/10/2019 01/16/2020 C-11 TRUCK TURNING PLAN 09/10/2019 01/16/2020 L1 LANDSCAPE PLAN - PREPARED BY VERDANT LANDSCAPE ARCHITECTURE (VLA) 09/10/2019 11/12/2019 L2 EXISTING TREE PROTECTION & REMOVAL PLAN - PREPARED BY VERDANT LANDSCAPE ARCHITECTURE (VLA) 09/10/2019 11/12/2019 L3 PARK PLAN - PREPARED BY VERDANT LANDSCAPE ARCHITECTURE (VLA) 09/10/2019 11/12/2019 L4 PARK SECTION - PREPARED BY VERDANT LANDSCAPE ARCHITECTURE (VLA) 09/10/2019 11/12/2019 L5 PLANTING PLAN - PREPARED BY VERDANT LANDSCAPE ARCHITECTURE (VLA) DESIGN TEAM CIVIL ENGINEERING: RJ O'CONNELL & ASSOCIATES, INC. 80 MONTVALE AVENUE SUITE 201 STONEHAM, MA 02180 ATTN: PHONE: (781) 279-0180 TRAFFIC: VANASSE & ASSOCIATES, INC. 35 NEW ENGLAND BUSINESS CENTER DRIVE SUITE 140 ANDOVER, MA 01810 PHONE: (978) 474-8800 SURVFY: J.K. HOLMGREN ENGINEERING, INC. 1024 PEARL STREET BROCKTON, MA 02301 PHONE: (508) 583-2595 GEOTECHNICAL: McPHAIL ASSOCIATES, LLC. 2269 MASSACHUSETTS AVENUE CAMBRIDGE, MA 02140 PHONE: (617) 868-1420 ARCHITECT: SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) 200 HIGH STREET BOSTON, MA 02110 PHONE: (857) 300-2610 LANDSCAPE ARCHITECT: VERDANT LANDSCAPE ARCHITECTURE (VLA) 318 HARVARD STREET, SUITE 25 BROOKLINE, MA 02446 PHONE: (617) 735-1180 LOCUS MAP (NOT TO SCALE) MISCELLANEOUS PARKING REVISIONS 01/16/2020 RJO'CONNELL & ASSOCIATES, INC. CIVIL ENGINEERS, SURVEYORS & LAND PLANNERS 80 MONTVALE AVENUE, SUITE 201 STONEHAM, MA 02180 PHONE: 781.279.0180 RJOCONNELL.COM PREPARED FOR: OWNER: WESTBROOK PARTNERS 211 CONGRESS ST. BOSTON, MA 02110 COMMUNITY DEVELOPMENT AND PLANNING: 149 MAIN STREET WATERTOWN, MA 02472 ATTN.: STEVE MAGOON, PLANNING DIRECTOR GIDEON SCHREIBER, SENIOR PLANNER ANDREA ADAMS, SENIOR PLANNER INGRID MARCHESNNO, HEAD CLERK PHONE: (617) 972-6417 POLICE DEPARTMENT: 552 MAIN STREET WATERTOWN, MA 02472 ATTN.: MICHAEL LAWN, CHIEF OF POLICE PHONE: (617) 972-6500 PUBLIC WORKS DEPARTMENT: 10-85 WALNUT OWNER LLC 7121 FAIRWAY DRIVE, SUITE 410 PALM BEACH GARDENS, FL 33418 DRAWING INDEX (CONTINUED) DRAWING DATE LAST REVISION DRAWING DRAWING DESCRIPTION 09/10/2019 11/12/2019 AG-101 GARAGE LEVEL 1 PLAN - PREPARED BY SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) 09/10/2019 11/12/2019 AG-102 GARAGE LEVEL 2 PLAN - PREPARED BY SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) 09/10/2019 11/12/2019 AG-103 GARAGE LEVEL 3-4 PLAN - PREPARED BY SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) 09/10/2019 11/12/2019 AG-104 GARAGE LEVEL 5 PLAN - PREPARED BY SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) 09/10/2019 01/16/2020 AG-201 GARAGE ELEVATIONS - PREPARED BY SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) 09/10/2019 11/12/2019 A-101 LEVEL 1 PLAN - PREPARED BY SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) 09/10/2019 11/12/2019 A-102 LEVEL 2 PLAN - PREPARED BY SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) 09/10/2019 11/12/2019 A-103 LEVEL 3 PLAN - PREPARED BY SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) 09/10/2019 11/12/2019 A-104 LEVEL 4 PLAN - PREPARED BY SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) 09/10/2019 11/12/2019 A-105 ROOF PLAN - PREPARED BY SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) 09/10/2019 11/12/2019 A-201 NORTH AND SOUTH ELEVATIONS - PREPARED BY SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) 09/10/2019 11/12/2019 A-202 EAST AND WEST ELEVATIONS - PREPARED BY SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) 09/10/2019 01/16/2020 A-300 SITE SECTION - PREPARED BY SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) - 11/12/2019 RENDERINGS - PREPARED BY SPAGNOLO GISNESS & ASSOCIATES, INC. (SGA) 09/10/2019 11/12/2019 SL-1 PHOTOMETRIC SITE LIGHTING PLAN - PREPARED BY LAM - 11/12/2019 PV-1 PHOTOVOLTAIC SITE PLAN - PREPARED BY ECA SOLAR GOVERNMENT/UTILITY CONTACTS 124 ORCHARD STREET WATERTOWN, MA 02472 ATTN: GERALD S. MEE, JR., SUPERINTENDENT MATTHEW SHUMAN, TOWN ENGINEER JAY PELLETIER, ASSISTANT SUPERINTENDENT, UTILITIES ED BAPTISTA, HIGHWAY SUPERVISOR PHONE: (617) 972-6420 FIRE DEPARTMENT: 99 MAIN STREET WATERTOWN, MA 02472 ATTN.: ROBERT J. QUINN, FIRE CHIEF PHONE: (617) 972-6512 BUILDING DEPARTMENT AND ZONING ENFORCEMENT: 149 MAIN STREET WATERTOWN, MA 02472 ATTN.: PETER MCLAUGHLIN, INSPECTOR OF BUILDINGS ATTN.: MICHAEL MENAN, ZONING ENFORCEMENT OFFICER PHONE: (617) 972-6472 ; (617) 972-6480 ELECTRIC: EVERSOURCE ONE NSTAR WAY WESTWOOD, MA 02090 PHONE: (617) 424-2000 TELEPHONE: VERIZON 275 WILDWOOD AVENUE WOBURN, MA 01801 ATTN: PHONE: (781) 376-8172 HEALTH DEPARTMENT: 149 MAIN STREET WATERTOWN, MA 02472 ATTN: LARRY RAMDIN, DIRECTOR PHONE: (617) 972-6446 GAS: KEYSPAN 201 RIVERMOOR STREET WEST ROXBURY, MA 02132 PHONE: (617) 323-9210 .]:T_vlvinIts no�a 3AS PROJECT NUMBER: r� 18166 CD CD 00 cc m m Q. O a 0 0 C 0 cc Qcc (D N O C N CDL �o cc a) LL W F Q 0 Z O w O Z o rn rn N _rn O O O O III Cfl N f� O Q ` N 0 O O O W U Z O w D t- a w w o LL O� ZO ILI c� a U iu Y ¢ > U Z W O a a. nw. W O cn > 0 0 > > W LL a W Z 0 aw o ow w LLLL U 0 U O V ai N Z PREPARED BY: RJOTONNELL & ASSOCIATES, INC. CIVIL ENGINEERS, SURVEYORS & LAND PLANNERS 80 MONTVALE AVENUE, SUITE 201 STONEHAM, MA 02180 PHONE:781.279.0180 RJOCONNELL.COM PREPARED FOR: 211 CONGRESS STREET BOSTON, MA 02110 617-532-7150 PROJECT NAME: 85 WALNUT STREET WATERTOWN, MA SEAL: _° g o�c�P JOHN J. G �. Sl OYmi a CIVIL v Na. 42797 v� '°90 �c/STE�^QG FS5/0NN- DESIGNED BY: CNM/RWS DRAWN BY: WJH REVIEWED BY: CNM SCALE: 1" = 40' DATE: 09/10/2019 DRAWING NAME: OVERALL SITE PLAN DRAWING NUMBER: OS-1 PROJECT NUMBER: 18166 Copyright© 2019 by R.J. O'Connell & Associates, Inc. CD CD 00 c Cu U) a) a) O O O L U) a) C a� Cu Q m O' _ r C0 � O M N N C Lfj �o ou- W Q 0 Z O W O Z O O N O O O W (fl N O Q 0 O � O W U Z Z O W � ~ w > W W Z W � a o Z J Q Q W a g U) o U) w 0 0 > W LL. W w gw = O J W In LL U U 0 U) U) PREPARED BY: RJO'CONNELL & ASSOCIATES, INC. CIVIL ENGINEERS, SURVEYORS & LAND PLANNERS 80 MONTVALE AVENUE, SUITE 201 STONEHAM, MA 02180 PHONE: 781.279.0180 RJOCONNELL.COM PREPARED FOR: WESTBROOK PARTNERS 211 CONGRESS STREET BOSTON, MA 02110 617-532-7150 PROJECT NAME: 85 WALNUT STREET SEAL: WATERTOWN, MA A44o JOHN J. yG STOY u' m CIVIL y No. 42797 S10NALL �N�' DESIGNED BY: CNM DRAWN BY: WJH REVIEWED BY: JJS SCALE: 1" = 30' DATE: 09/10/2019 DRAWING NAME: .EMN i . oil ; DRAWING NUMBER: C=2 PROJECT NUMBER: 18166 Copyright© 2019 by R.J. O'Connell & Associates, Inc. Cu IL L O U U cts H c Cu m C CU a. ®; 00 C Cu Cn O fU CL O a. O .0 Cn O r- a) Cu QCu � N O N O C N M,6 ,= o CU LL. w F- 0 z O w 0 z O O N w N N N CO N O Q O a- O W O Z O W ~ w w W Z O a Z J ¢ C/) � U a Cn � w =) � O W w L w Z g D O U U 0 � Z PREPARED BY: RJO'CONNELL & ASSOCIATES, INC. CIVIL ENGINEERS, SURVEYORS & LAND PLANNERS 80 MONTVALE AVENUE, SUITE 201 STONEHAM, MA 02180 PHONE: 781.279.0180 RJOCONNELL.COM PREPARED FOR: PARTNERS 211 CONGRESS STREET BOSTON, MA 02110 617-532-7150 PROJECT NAME: 85 WALNUT STREET LT mawafou SEAL: OF M4ss9c p JOHN J. yG STOY ram', ' ® CIVIL v No.42797 O OMti��'�� ® I�p 20 DESIGNED BY: CNM/RWS DRAWN BY: WJH REVIEWED BY: JJS SCALE: 1" = 30' DATE: 09/10/2019 DRAWING NAME: PARKING AND TRAFFIC CONTROL PLAN DRAWING NUMBER: C=4A PROJECT NUMBER: 18166 Copyright © 2019 by R.J. O'Connell & Associates, Inc oo N a) CL 2 A 0 a 1 ai C E c` O C �CN 1) Lt �C �s Cu a 0 u o � / a / v i/ Vxx�Y � 14.33 18.41 4.833 WATERTOWN FIRE TRUCK OVERALL LENGTH 45.33 FT OVERALL WIDTH 8.0 FT OVERALL BODY HEIGHT 11.92 FT MIN BODY GROUND CLEARANCE 0.63 FT TRACK WIDTH 8.0 FT LOCK -TO -LOCK TIME 5.0 S MAX WHEEL ANGLE 45.00 SU-40 SINGLE UNIT TRUCK OVERALL LENGTH 39.5 FT OVERALL WIDTH 8.0 FT OVERALL BODY HEIGHT 13.5 FT MIN BODY GROUND CLEARANCE 1.4 FT TRACK WIDTH 8.0 FT LOCK -TO -LOCK TIME 5.0 S MAX WHEEL ANGLE 31.8° PROPOSED 4-STORY BUILDING 213,500 S.F. FFE=34.00 WATERTOWN FIRE TRUCK INGRESS I F E ... ._ ........ .. }_., w ... .......... ..;....`_-x E � : fE � e .y "°�jj � � 7._., W�.� _..z...,,,, _e .... JRS _IIIIIIIIIIIIIIIIIIIIIIIILEL TAIRS qQ QQ QQ - �rn�l-Tri� Ll r�rr1°�� I I I I I I I I U C I PARKING GARAGE a �I I I I I I II I I I I I I I I I I I F PROPOSED 4-STORY BUILDING 213,500 S.F. x, FFE=34.00 r SU-40 TRUCK INGRESS 80 0 40 80 160 GRAPHIC SCALE IN FEET 0 1 L .. L 80 0 40 80 160 GRAPHIC SCALE IN FEET 14.33 18.41 4.833 WATERTOWN FIRE TRUCK OVERALL LENGTH 45.33 FT OVERALL WIDTH 8.0 FT OVERALL BODY HEIGHT 11.92 FT MIN BODY GROUND CLEARANCE 0.63 FT TRACK WIDTH 8.0 FT LOCK -TO -LOCK TIME 5.0 S MAX WHEEL ANGLE 45.00 SU-40 SINGLE UNIT TRUCK OVERALL LENGTH 39.5 FT OVERALL WIDTH 8.0 FT OVERALL BODY HEIGHT 13.5 FT MIN BODY GROUND CLEARANCE 1.4 FT TRACK WIDTH 8.0 FT LOCK -TO -LOCK TIME 5.0 S MAX WHEEL ANGLE 31.80 PROPOSED 4STORY BUILDING 213,500 S.F. FFE=34.00 0 SH HYD WATERTOWN FIRE TRUCK EGRESS REFER TO VAI PLANS FOR CONTINUATION 80 0 40 80 160 GRAPHIC SCALE IN FEET i - E j 3 s r E i 3 Y a dRS J I I I I I I I I I I I I I I I I I I I I I I TAIRS I T lLl- - �HTH I- I-TLT �) C PARKING GARAGE IIIIIIIIIIIF SU-40 TRUCK EGRESS PROPOSED 4STORY BUILDING 213,500 S.F. FFE=34.00 80 0 40 80 160 GRAPHIC SCALE IN FEET w Q Z O w 0 Z O rn rn 0 0 0 w N N N f" t0 N O Q O e- O w U Z O w U ~ w w w w 0 Z J Q U w o 0_ U O > w 0 0 > w UL w 0 gw O J u w U � O (M N e- Z PREPARED BY: RJO'CONNELL & ASSOCIATES, INC. CIVIL ENGINEERS, SURVEYORS & LAND PLANNERS 80 MONTVALE AVENUE, SUITE 201 STONEHAM, MA 02180 PHONE: 781.279.0180 RJOCONNELL.COM PREPARED FOR: 211 CONGRESS STREET BOSTON, MA 02110 617-532-7150 PROJECT NAME: 85 WALNUT STREET WATERTOWN, MA SEAL: OF M yssg� p JOHN J. SG MY rn CIVIL y No.42797 Z4 S/OIVAt ff QQ DESIGNED BY: RWS DRAWN BY: WJH REVIEWED BY: JJS SCALE: AS SHOWN DATE: 09/10/2019 DRAWING NAME: TRUCK TURNING PLAN DRAWING NUMBER: CA 1 PROJECT NUMBER: 18166 Copyright © 2019 by R.J. O'Connell & Associates, Inc. r ex. 18" Planetree to remain seating at entry to park min. 5' wide- accessible posh lex. 18" silver maple to ex. 30" Norway maple to 0 C C ex. 12" Norway maple to remainl 'lAu Norway I.. a.. - [ax. 24 Norway maple No rein ice' ex. 18" Norway maple to remain ex, 12" Norway maple to remoin tree protection retaining wall tree protection retaining wall ex. 24" oak to remoin � PFnFgTRIAN1 C'C)NNF(-TIC)N A I I I I I i :r. min. 5' min. ring acts as a Id +/- 10' wide im for green Sports court �TBD, color -coated asphalt paving, i {Bench on concrete paving, ryp. 174k FA �) Awl 200 HIGH ST, BOSTON, MA, 02110 857.300.2610 1 SGA-ARCH.COM PROJECT TEAM: CLIENT WESTBROOK PROPERTIES 211 Congress Street Suite 920 Boston, MA 02110 617-537-7155 CONTRACTOR CRANSHAW CONSTRUCTION 2310 Washington Street Newton Lower Falls, MA 02462 617-965-7300 CIVIL RJ O'CONNELL & ASSOC. INC. 80 Montvale Avenue Stoneham, MA 02180 781-279-0180 LANDSCAPE ARCHITECTS VERDANTLANDSCAPE ARCHITECTURE 318 Harvard Street, Suite 25 Brookline, MA 02446 617-735-1180 STRUCTURAL MCNAMARA SALVIA 101 Federal Street, 11 th Floor Boston, MA 02110 617-737-0040 MEP AHA CONSULTING ENGINEERS 700 Technology Square, Suite 402 Cambridge, MA 02139 781-402-6002 SEAL / SIGNATURE r• .. �- .t4 154 �:r9-zll,R f ©SPa9 ' "4A- , uWW nc. 10/08/20'1 y PROJECT: 85 Walnut Watertown, MA 02472 1 0-85 Walnut Owner, LLC REVISIONS: No. Date Description SUBMISSIONS: Date Issued For: Site Plan Submission 09/10/2019 Developer's Conference 11/12/2019 Special Permit 1 /16/2020 SCALE AS NOTED DATE ISSUED 11/12/2019 PROJECT NO 4714.01 DRAWN BY BH CHECKED BY BH SHEET TITLE: TITLE AA I F NOT TO SCALE DENOTES LEVEL 5 SHADOW PARKING HEIGHT z East Elevation 3/32" = V-0" -North Elevation 3/32" = V-0" DECORATIVE SCREEN Level 4 33' - 0" Level 3 22,_0� _ Level2 11'-0" South Elevation 3/32 = 1 -0 60' - 0° =L 5 <ING r U W DECORATIVE SCREEN DENOTES LEVEL 5 SHAD( PARKING HEIGHT 60' - 0" r — —— — — — — —- _ �AY 0 5 11 16 21 32 (ft) R2rlVALAI 200 HIGH ST, BOSTON, MA, 02110 85T300.2610 j SGA-ARCH.COM PROJECT TEAM: CLIENT WESTBROOK PROPERTIES 211 Congress Street Suite 920 Boston, MA 02110 617-537-7155 CONTRACTOR CRANSHAW CONSTRUCTION 2310 Washington Street Newton Lower Falls, MA 02462 617-965-7300 CIVIL RJ O'CONNELL & ASSOC. INC. 80 Montvale Avenue Stoneham, MA 02180 781-279-0180 LANDSCAPE ARCHITECTS VERDANT L.A. 318 Havard Street, Suite 25 Brookline, MA 02446 617-735-1180 STRUCTURAL MCNAMARA SALVIA 101 Federal Street, 11th Floor Boston, MA 02110 617-737-0040 MEP AHA CONSULTING ENGINEERS 700 Technology Square, Suite 402 Cambridge, MA 02139 781-402-6002 SEAL / SIGNATURE C.� Spagnolo Gisness & Associates, Inc. 11/12/2019 PROJECT: 85 Walnut Parking Garage 85 Walnut Ave. Watertown, MA 10-85 Walnut Owner, LLC REVISIONS: No. Date Description SUBMISSIONS: Date Site Plan Submission 9911012019_Developer"s Conference_ 11/1212019 Special Permit SCALE 3/32" = 1'-0" DATE ISSUED 01116/2020 PROJECT NO 4714.01 DRAWN BY EZ CHECKED BY KO SHEET TITLE: Elevations AG201 I 71 W 67-69 W PROPERTY LINE PROPOSED PARK SHADOW PARKING ADDITIONAL LEVEL oil 10 0, 0, 0, 01 1_ -J TOP DECK 4' ABOVE WALNUT STREET AVERAGE ELEVATION ROOF APPROXIMATELY 31' FEET ABOVE WALNUT STREET AVERAGE ELEVATION JG FOOTPRINT -VA 200 HIGH ST, BOSTON, MA, 02110 857.300.2610 1 SGA-ARCH.COM PROJECT TEAM: CLIENT WESTBROOK PROPERTIES 211 Congress Street Suite 920 Boston, MA 02110 617-537-7155 CONTRACTOR CRANSHAW CONSTRUCTION 2310 Washington Street Newton Lower Falls, MA 02462 617-965-7300 CIVIL RJ O'CONNELL & ASSOC. INC. 80 Montvale Avenue Stoneham, MA 02180 781-279-0180 LANDSCAPE ARCHITECTS VERDANT LANDSCAPE 318 Havard Street, Suite 25 Brookline, MA 02446 617-735-1180 STRUCTURAL MCNAMARA SALVIA 101 Federal Street, 11th Floor Boston, MA 02110 617-737-0040 MEP AHA CONSULTING ENGINEERS 700 Technology Square, Suite 402 Cambridge, MA 02139 781-402-6002 SEAL / SIGNATURE O Spagnolo Gisness & Associates, Inc. 10/08/2019 PROJECT: 85 Walnut Watertown, MA 02472 10-85 Walnut Owner, LLC REVISIONS: No. Date Description SUBMISSIONS: Date Site Plan Submission 09/10/2019 Developer's Conference 10/08/2019 Special Permit SCALE DATE ISSUED 01/16/2020 PROJECT NO 4714.01 DRAWN BY KMO CHECKED BY KMO SHEET TITLE: Site Section A300 Exhibit B 85 WALNUT STREET WATERTOWN, MA ZONING BOARD OF APPEALS 03/25/2020 PROJECT OVERVIEW COMMERCIAL BUILDING PLANNED FOR R+D LAB AND/OR OFFICE USE APPROXIMATELY 213,500 SQUARE FEET, IN COMPLIANCE WITH 1.0 FAR FOUR STORIES PARKING SPACES: 562 SPACES MAXIMUM 398 SPACES MINIMUM THROUGH REDUCTION/SHADOW PARKING OF UPTO 164 SPACES 96 INTERIOR AND EXTERIOR BICYCLE PARKING SPACES (EXCEEDING REQUIREMENT BY 2X) GREATERTHAN 30% OPEN SPACE SITE SECTION DIAGRAM PROPERTY LINE 185'+ LARGE PARK AMENITY Y' WALNUT 71 W 67-69 W 14-16 10-126 &18-20 SHADOW PARKING 450'+ SHADOW PARKING ADDITIONAL LEVEL TOP DECK 4' ABOVE WALNUT STREET AVERAGE ELEVATION DISTANCE FROM ARSENAL 68'+ 1 ...... ..... .............i....... +3' TOP OF PENTHOUSE .................. i....... 15' AO R !.........................+5'TOP OF ROOF i.................. i....... 55' AOR i i DROP OFF PROPOSED GARAGE r"'-- --------- ---- -- FOOTPRINT 1 1 1 1 1 1 ENTRY 1 1 1 1 1 r^, r———— — — — — —— Lu Z I 1 Q i i--� 1 1 J Lu ce i I LL. i 24 26 /3'0� � i 1 ------------------- - LOADING _ XISTING BUILDING FOOTPRINT =04 ROPOSED BUILDING FOOTPRINT SGA COMMUNICATING. COLLABORATING. CREATING. 13 SITE CIRCULATION DIAGRAM (4) BIKE PARKING SPACES @ WALNUT STREET VftH1 iT STRE��&RK 101 WALNUT STREET Z (64) BIKE PARKING SPACES INSIDE GARAGE [LEVEL 1 + LEVEL 2 WITH DIRECT ACCESSTO EXTERIOR (4) BIKE PARKING SPACES @TENANT ENTRY 0 GARAGE ENTRY COURTS OFFICE / R+D SURFACE PARKING PEDESTRIAN CIRCULATION; VEHICULAR + BIKETRAVELLOADI G (24) INTERIOR BIKE PARKING BIRCH ROAD CONNECTOR SPACES FOR TENANT USE w' z w w w J Q z w 0 Q SGA COMMUNICATING. COLLABORATING. CREATING. 14 STORMWATER STORMWATER MANAGEMENT SUMMARY OF IMPROVEMENTS 101 WALNUT STREET RAIN GARDEN �. r------------� 1 JURFACE PARKING 16----------- ..\-. r - - - - - - - - - - - - 1 PEDESTRIAN CONNECTION TO COVERED WALK /DRO OFF r------------, LOADING SUB SURFACE INFILTRATION SYSTEMS EXISTING CULVERT (POA-1) w Q J W af LL NOT TO SCAT SGA COMMUNICATING. COLLABORATING. CREATING. 16 STORMWATER MANAGEMENT SUMMARY OF IMPROVEMENTS The stormwater management system for the proposed redevelopment includes measures for collecting, controlling and treating stormwater runoff from the site and represents a significant improvement over the existing conditions. • SIGINIFICANT INCREASETO OPEN SPACE - "SOURCE REDUCTION" • USE OF LOW IMPACT DEVELOPMENT - "RAIN GARDEN" • SIGNIFICANTLY REDUCES STORMWATER RUNOFF PEAK FLOW RATES AND VOLUMES LEAVING THE SITE. • SIGNIFICANT INCREASETO GROUNDWATER RECHARGE • SIGNIFICANT IMPROVEMENTTOTHE WATER QUALITY OF STORMWATER RUNOFF LEAVINGTHE SITE The proposed measures comply with the Massachusetts Stormwater Policy Standards and the Town of Watertown Is Requirements for Stormwater Management and Erosion Control for a redeveloped site. Stormwater Summary Comparison (Existing vs. Proposed) Peak Flows (Percent Reduction) 2-year 10-year 25-year 100-year POA-1 -100% -80% -70% -59% Volumes (Percent Reduction) 2-year 10-year 25-year 100-year POA-1 -100% -74% -61% -46% SGA COMMUNICATING. COLLABORATING. CREATING. LANDSCAPE LANDSCAPE PLAN 12.18.2019 101 WALNUT STREET SGA COMMUNICATING. COLLABORATING. CREATING. 19 PARK PLAN ENTRANCE AT WALNUT DESIGN GOAL: Aesthetically pleasing transition area from residential neighborhood to park setting, including seating area for passers-by, and bicycle parking and fix -it station for neighborhood residents visiting park. =y� SGA COMMUNICATING. COLLABORATING. CREATING. PARK PLAN CENTRAL GREEN SPACE DESIGN GOAL: Surrounded by native plantings and tree canopy, central open green space (slightly larger than a tennis court) will serve as multi -functional space to accommodate outdoor sports or provide a peaceful place for reading or enjoying the outdoors. SGA COMMUNICATING. COLLABORATING. CREATING. PARK PLAN AM PH ITH EATE R DESIGN GOAL: Outdoor seating area offering a place to eat lunch, chat with a friend or host an outdoor meeting. SGA COMMUNICATING. COLLABORATING. CREATING. 112 LANDSCAPE PLAN 02.26.2020 67-69 VV / SHADOW PARKING 101 WALNUT STREET SGA COMMUNICATING. COLLABORATING. CREATING. 113 LANDSCAPE PLAN PEDESTRIAN PATH I SURF) -A- �l SGA COMMUNICATING. COLLABORATING. CREATING. Awi m Apr, I ti f � • lr d �4. Y } _ ar LANDSCAPE PLAN ENTRY COURT ibike rack seatwa II Roof Overhang Above if 1 / LP I / I I 1 / 1 1 1 I I 1 ' u rcv r. �� Bollards with accent lighting Bench i BiRc lack i '"' ' T-6 III ui �TM:. SGA COMMUNICATING. COLLABORATING. CREATING. 116 GARAGE DESIGN - - - -- - - - - - - - - - - -- -- - - - - - - - - - - A NINE In I on oil ITO ol 1�0 All■ 1 71 oll ML N - J 71 .5t . V_li ilk own wk- 1 4 Win" 14 74 wK MM BIRCH ROAD ABUTTER'S EXPERIENCE SITE PLAN VIEWS 67-69 W i 101 WALNUT STREET SGA COMMUNICATING. COLLABORATING. CREATING. 121 . �� a; �} �,�_ '�; ' ���' S'�r°�y�''y�, �� \ ,�,✓ �_�,� .raa� �'-- y s� ray � -= h '". .r"_"^„a pt. -� •Lza'"`:� `two y y�wg rl ;, - 4a, •��, jj ,Y�'`•?vu a� \ �,, '�.-a ka . �i.� �� I,� � � yP. . -Leta-sL '' s ,, ,. ;. t <`� - _ _ _. 'k�s^;�, , • , �. ?�t, ,..; s� ---, - �. .. :_ ,: ape .. ..-:-�.r_ �.z.�.- vg!x•' -�, ..� :.:, r\,,; � .. y$4 - � - W - �b eye •• r, • �, �� _ :, , i'� x'� -� , - '�' �. ems. - _ y. • y �'., _ cr ' a a _ !' ,• .x y:,. .. tit � -, .ya .� �'.�, - j � �� 6 �.7 -ate. ,'::+�, ��, �. . ,.>� : , , : �� �� �•; ,ram �: , I .. -J rn:-: r' .. ., �� tip..,, .,,:.: .u,..:-�-.,� .;.. --" -. -,.• �• � .. �, '•' �'`"'. -.-::L •w'.y ... f %�., :�v�c�� ..-.r� , , � �: ,., ,. �� +� , ,:� � ,,.e . ; �. � •. : '^. •��" F„'!c , ���: arm . ':i + • �l. , � ry , :�� ,4 �t ,�, a• �f,:. ,� ' pt w�Mx"r'! � �l'iC`, S "�`. �� i�1'-!�`' _ �b. w. •eti- t �'a , ;...a � � .. e.e,. ,. , 4 , ... I�• �Y ,'lrr �r a^Y''F � �xxh i Yl wh �+ _ i' ' Z�.n ���' _ ,�.. :`� iArni•„ OLWw'+;�: ^+a t r t � + ,;i:' '.' � rl�.�+hl di ��4�'��I'� h415 �.` �lY•fnPYn ,- h,i, i � � �%Q4�G bp11: i i ��''S� 1 ►, ION Ow � - r; ft 7 , yk� � � �j�., x• 3 �4. i'Y+.ryt � f � ` L4 ..'�'y,.'yt".<rj�y, � ' ��. �* �.'hC'.�r .\'j'- ��{ •,<XF t, ••i, x �r y g �■■ ., -`ems -_- - - �. ;� ..- i "��...:_::.-_ •�-. �yw f w• w- Now- .'.r 1+��. .� y� , �t• - , .. � Y� � tii. �j® t..e a- �-�-. _.-s fie."f. {.i�•. .�.► �'w��.S' � iv y4i Rol T- All m k ; J i ice- - ,. r.-./ •..-� i t i ' '.xtdrl Gi - - - "- s. Y SITE SECTION DIAGRAM WALNUT PARK ;:71 W 67-69 W 158' 10 12 90' 14-16 PROPOSED GARAGE FOOTPRINT r------ - - - - - - I I 116' 18-20 146' 24 SHADOW PARKING ;-------- 26 30 STING BUILDING FOOTPRINT DROP OFF w Z Q J w u- F ROPOSED BUILDING FOOTPRINT SGA COMMUNICATING. COLLABORATING. CREATING. 124 SECTION STUDIES 156' 33' 123' -69 �W 90' 39' 51 ' As- 24 BIRCH ROAD li a 116' 39' 77' VAAL 26 BIRCH ROADIT 0. a 146' 33' 113' od 30 BIRCH ROAD40 W h --------------------------- RAMP n u SGA COMMUNICATING. COLLABORATING. CREATING. ABUTTER LOCATION 1 14-16/18-20 BIRCH ROAD �-IVVALNUT' j PARK 1 I trr 24 26 KEY PLAN '4 SURFACE PARKING `.� TJ..} z'... RENDERING Layer 1: Garage Screening, Proximate Plantings & Installations SGA COMMUNICATING. COLLABORATING. CREATING. 126 ABUTTER LOCATION 1 14-16/18-20 BIRCH ROAD �JVVALNUT PARK 1 �J�.Ii � l i ._ SURFACE PARKING J.. 1E.20} # J 1 J 24 26 KEY PLAN RENDERING Layer 1: Garage Screening, Proximate Plantings & Installations Layer 2: Plantings Set Away From Garage SGA COMMUNICATING. COLLABORATING. CREATING. 127 ABUTTER LOCATION 1 14-16/18-20 BIRCH ROAD �JVVALNUT r. PARK' '4 I f I 1 I� ♦ �� SURFACE PARKING I 1E.20} # J 1 JJ 24 26 KEY PLAN RENDERING Layer 1: Garage Screening, Proximate Plantings & Installations Layer 2: Plantings Set Away From Garage Layer 3: Plantings Along Residential Property Line SGA COMMUNICATING. COLLABORATING. CREATING. 128 -e , ♦ X. 4 T ' �,, `�; i .Y; " �:,.�. sue, l�.ai� ✓Y w � ^ 9 . � : � ;,� � � � .�� fit r# �� '` _ 14 lk� .<.�'. +i►.—:.,sir '"P�e � F4 bi � - - ""^`rs .� .. .� _ VIT ■ AW - .. .: ,:A+,. . � _ :.s:M1� ;.., '� '- •.'::-�- f :: ♦..9�%'-V, :fir 1 _ - y Y , , � �r:. ., .""'W��'�� .,;.: ,:.°e - :,.w: ,,. ,.,. lily. <' - "fib. 4 r -;ei r� �.. fit`- �.Mv' y _ ,-i: �'�r • ��� :i -- - , � .. ,. • .., rt ,.: ; .,,,;;., .- , . • ., :� L ill +�', �• ( << rL : � •' R tt �` _ -, ;, �'"�RW.'.,,,,: ,. . �x �^:,. 'fit -'fin. • .. .>' L ::., � � '.J� � ��:.:a�' - . r . •�., t _ :..., :•.�, 7..:� ` ., y _ .. .;�,'� ,.�v�`�'i ;«>.: , � f'4-0 . '-r:t . '. ,, �. � _: t'�,,, w+v�. ,;,, s:_ •� :Y: "` T,.i' It,. Y'rn ,, �,:; "^t",rr ,.,�ag¢,.. ,+M"N�i., 6��g�f�:.. ..,�,.,mR ,, ..a „'. ,. �.�: •.: .�- 'kR: `.'.i��.., �7V /'�' d'.gr�'E:3 rt:i ,: � ., .- �.�. .. ,.. .;,t;,, a ., +.•,.r, '...a. ,: :� ',:, �,i y'�y. �,:. .,A!:',..,, rik� 1 C 'h,,... S: �i�Tt. '�'' 3 �• x f � •• "' "&vti. ,4 rt .. ;w no,:, ,�,:, ktte , . :� � i!Y , �t� a«w.dw't""!, `.. �l�'^ S� "R'��_.. y�11.>, 1►'�`.•9[r. OR 'Su +7 I � r „ ' ',,- � vtf'y:fel di u+4Y �,�qnt ''• �EnPYn. x��� � ndn � ex. , '" �, �•� � ` I �'��. d� ,. I ' ' � ���� ` � � I ` � n+�'��'b , � . ,. � I , 1i �,4 � � f = i'x ti. f � irt�- .�'C. a�(w'1 .. _ - - _. -. ..Lr_ L ,. �pe.]_L. hre a ,� ..,aiit t., s.1 l tNn. �, 1_r,�i :. A.I ::.. •�r,�1.id-hAi,1n.YL, a- .,. ,._ •::�.,.,f��,J:YS�L ��.. , .,f ,.. _ A !. '''[. � - , ..`+t:°. - _., ,.- �=•'�1. .. _�, � ... - �. ..N ._:. ABUTTER LOCATION 2 26 + 30 BIRCH ROAD r ALNUT " PARK 19-20 I:/:'d »_101 SURFACE PARKING 24 26 3A RENDERING Layer 1: Garage Screening, Proximate Plantings & Installations SGA COMMUNICATING. COLLABORATING. CREATING. 130 4 .4c aIlk { M . •�4� fir'-c° ='"'-` 1 L A; .eS Y4.4 ti,44 Syy 46, L ` 5 4.1 44 ��•. Y� ��S—, .. � _ �a�,..,r,' �� ` � y .rF _ v a � �' _ _ _ � ... ..• �.ci�' �l lay �' � r°� �•_. _ �`` Ka>.- � �{ i��vl1�s+41? �' n is .. •. ,may ��" _ .- v it ? t4. 7:i r +q• .� � I ,/R vim^.' ` r •iJ . �' y '' ten';: '1� •.�' �� d� All �- Lt t , Vlt y., e � a t 'P , s ice• - , -s3 x:p+' ram`` - ■��-�r;�Fk�'.�i fY 'j, <t". V p: s J� a ti� i a Y � a - i e -."iJ�' - • ;c., d. :y ��'.- `'.' Aye ✓��.. � �"> t± �� ham. +�~,s '�,; r(y y�1� t ,a'J aA. _ _ ,. _ 4���X �`_'' "v .`` ed T' tJEMM ry m P�r J i ice- - ,. r.-./ . '•-) i t � ' '.ild.I Gi - - - "- s. Y NEIGHBORHOOD EXPERIENCE S ly f Ar ,�/'(,F Aw- jo � � 4 �• f 2 Y i• l.. 1. - P - a w 4 fat I 3 -, rl sh.—.y - x7. SITE PLAN VIEWS 04 WALNUT PARK 101 WALNUT STREET I. DR014 . ..... OFF GARAGE - ------------- ENTRY COURT �rfrl� �"ll SURFACE PARKING J, OFFICE LAB Lu z Lu [L SGA COMMUNICATING. COLLABORATING. CREATING. 136 74_ L►ilt It 110 -13 Rw' VY 4t 1. vla 4F. �'JJ • _dK tTl 77- --Ws oll TIM -Ai V*51, M, RZ wj nu a, V"WAw, , rt row_ All ----- ------- goq Or Jim 0 ox. 4 -11, 250 Arsenal Drive 7 !A"k 260 11`, ... 1". �T 11 AIIIIII D��v t. 71 VII zr �V� V Yy • 01� !If FA EIJI— 14 TP s r Y ry r f r t 1 �I. �A. GIL fi* 91 TTI, Jill 1111 Ill If.di ill". [oil A�k is t' r �y IN Id ��yy�yy��' y T; ,? yS� - �'�� � r' � •� a i ; '� � 1tl i.8� ''` ,A � Y S +K '�� �,�, Es'k"� � '°�'`� #'�'�'Jy; 1•%�" "�C i�fYs`� i41. - � � :"'� rya '3?� z +W�X�' h � '�� .,n : _ {y� � � � � • :� ^ _ . ky /«I.,��,:P�! . Y` 1 " ' a , ye r lk 144 J rm p ��� 'tl1.e�A'if%Lei IY�� �R� • Y g, e t t t• t e s :a ate. 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