HomeMy Public PortalAbout311_SP Amendment_Garage Lease_Application at o PERMIT APPLICATION FORM
r g Planning Board and Zoning Board of Appeals
f 4n . "✓a � � 149 Main Street
Watertown, MA 0247
�< i,_<i (617) 972-6427
-_- - www.watenown-ma.gov
TO BE COMPLETED BY STAFF
Case Number: Notice to ADDlicant: An application may be denied for outstanding
taxes or charges to the Town(Watertown Ordinance, Chapter
❑ Fees received: XVII). Upon deeming the submittal complete,the application will I m n C 1,rd. ,t.0 111,
be stamped/filed at the Town Clerk's office by DCD&P Staff.
❑ Complete submittal: X Date:
Town Treasurer's Approval(As required by Ch.40,Section 57)
TO BE COMPLETED BY APPLICANT
Site Address: 311 Arsenal Street I List application requests below:
Watertown,Massachusetts 02472 I Special Permit(SP) X Variance(V) e
Site Plan Review(SR) .SP/SR
Parcel ID its: 1301 1 1 Special Permit Finding(SPF) AODD Campus Special Permit
For an amendment to previous relief,provide case#s:
oning District:Arsenal Overlay Development District SR(Site Plan Review)meeting date,if required:
I,titionev(s):Athena Arsenal LLC Phone:617-402-8540
Address: 311 Arsenal Street,Watertown,Massachusetts 02472 Email:mblair@athenahealth.com
Signature(s): 1f°'�_�-''-- Date: September-10,2019
Owner(s): Athena Arsenal LLC Phone:617-402-8540
Address: 311 Arsenal Street,Watertown,Massachusetts 02472 Email mblair@athenahealth.com
Signature(s): Date: September 0,2019
Agent: Stantec Consulting Services,Inc. Phone/Email: 617-654-6018
Other Contacts: Phone/Email:bob.corning@stantec.com
The Petitioner must be the fee simple owner or hold sufficient "interest"in the subject property(in which case evidence must be pro-
vided as to the nature of the property interest and the fee owner shall co-sign this application. For legal entities such as corporations,
LLC, etc, list the type and legal status of ownership, the name of trustees/officer members, their affiliation and contact information..
NATURE OF REQUEST
Applicable Sections of Zoning Ordinance(SpecifySection(s)ofthe ZONING ORDINANCEfrom which reliefis songht):
Under the Town of Watertown Zoning By-Law, Section 5.12 Arsenal Overlay Development District(AODD),section(d)—
Permitted Uses,the By-Law states"Any principal uses permitted or permitted by Special Permit under Article V in an Industrial or
Business district which are not specifically prohibited but which are not listed as a permitted use in(d)may be allowed by Special
Permit by the Planning Board." Section 5.01—Table of Use Regulations, Section 3(c)-Commercial Parking,Parking for Gain,is
permitted in Business and Industrial districts by Special Permit(more than 50 spaces).
Brief description of the project as it relates to the zoning relief requested-
I
athenahealth is requesting a special permit to allow the campus to lease up to 500 surplus parking spaces(up to 150,000 sf)in their
existing garages. See attached narrative and supporting documentation.
THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE
The ZONING ORDINANCE can be found online at www%vatertown-ma zov
SUBMITTAL REQUIREMENTS
13 Signed Applications(3 original& 17 copies) ❑ Full Set of Plans,collated(20 Copies and PDF version)
1. Certified Plot Plan(for all applications)
IN Written Supporting Statement(20 Copies) 2, Architectural Drawings(Floor,Elevations,etc.if applicable)
® Release/Indemnification Waiver(1 copy signed) 3. Grading/Drainage Plan(if applicable)
4. Roof Plan(if applicable)
C Newspaper Billing Authorization Form(1 copy signed) 5. Parking/Circulation Plan(if applicable)
Any additional information relevant for review 6. Landscape Plan(if applicable)
7. Site Utility Plan(if applicable)
S. Lighting Plan(if applicable)
NOTE: THE APPLICATION WILL NOT BE CONSIDERED"COMPLETE" UNLESS ALL NECESSARY DOCUMENTS
ARE SUBMITTED.
FILL IN THE APPLICABLE PROJECT DATA BELOW
Data Required Existing Proposed Staff Comments
A. Use(Article V,WZO) I�
B. Dwelling Units
C. Lot Size
D. Front Yard Setback
E. Rear Yard Setback
F. Side Yard Setback(left)
G. Side Yard Setback(right) I /
H. Building Coverage
1. Impervious Coverage
J. Height/#of Stories
K. Lot Area per Unit
L. Gross Floor Area
M.Floor Area Ratio(FAR)
N.Open Space
O.Parking Spaces
Other data:
THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE ON THE 2ND FLOOR
OF THE TOWN ADMINISTRATION BUILDING.
The ZONING ORDINANCE can be found online at:emiv watenami-ma eov
2
Written Supporting Statement
Petition for Special Permit Finding(s) See.4.06 (a) (project must meet the following criterion)
1. Is the proposed change substantially more detrimental than the existing non-conforming use,structure,or building to the
neighborhood?YES/NO, Explain why.
Petition for Special Permit(s)/Amendment Sec. 9.05(b) (project must meet all of the following criteria)
1. Is the subject site an appropriate location for such use,structure,and/or condition? (ONO, Explain.
SEE ATTACHED NARRATIVE AND SUPPORTING DOCUMENTATION
2. Will the proposed use/structures adversely affect the neighborhood? YESe Explain.
SEE ATTACHED NARRATIVE AND SUPPORTING DOCUMENTATION
3. Is there potential for nuisance or serious hazards to vehicle or pedestrians?YES(B Explain.
SEE ATTACHED NARRATIVE AND SUPPORTING DOCUMENTATION
4. Will adequate and appropriate facilities be provided for the proper operation of the proposed use?(E 'NO, Explain.
SEE ATTACHED NARRATIVE AND SUPPORTING DOCUMENTATION
Petition for Variance(s)/Amendment See.9.14(b)(project must meet all of the following criteria for a variance)
1. Is the variance being sought due to circumstances related to the soil conditions,shape,or topography of such land or structures,
and especially affecting such land or structures but not affecting generally the zoning district in which it is located? YE
Explain.
2. Would enforcement of the Zoning Ordinance involve substantial hardship, financial or other? YES Explain.
3. Would granting of the desired relief be a substantial detriment to the public good? YES, 10 Explain.
4. Would granting the desired relief nullify or substantially derogate from the intent of this Zoning Ordinance? YES®O Explain.
IF NEEDED, ATTACH ADDITIONAL SHEETS OF PAPER TO THIS APPLICATION
3
ADDITIONAL SPACE FOR SUBMITTAL
On a conceptual level, then ten criteria listed in section 9.03(c) have been addressed in the Project Narrative in
Support of AODD Campus Plan Special Permit Application.
THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE ON THE 2ND FLOOR
OF THE TOWN ADMINISTRATION BUILDING.
The ZONING OHD/NANCF,can be found online at: ,, v jwe imgy is ym
4
k'iathenahealth
311 Arsenal Street
Watertown, MA 02472
September 10, 2019
Mr.Steven Magoon
Director
Office of Community Development and Planning
Town of Watertown
149 Main Street
Watertown, MA 02472
Re: The Arsenal on the Charles-athenahealth
Request for Special Permit-Commercial Parking, Parking Lot for Gain
Dear Steve:
This letter with supporting documentation will serve as our formal request for a
Special Permit to allow athenahealth to lease surplus parking spaces at The Arsenal
on the Charles campus in Watertown,MA.
Under the Town of Watertown Zoning By-Law,'Section 5.12 Arsenal Over]av
Development District fAODDI.section (d) -Permitted Uses,the By-Law states "Any
principal uses permitted or permitted by Special Permit under Article V in an
Industrial or Business district which are not specifically prohibited but which are
not listed as a permitted use in (d) may be allowed by Special Permit by the
Planning Board." Section 5.01 -Table of Use Regulations.Section 3(c) - Commercial
Parking,Parking for Gain,is permitted in Business and Industrial districts by Special
Permit(more than 50 spaces).
Athenahealth is requesting a Special Permit to lease up to 500 parking spaces total
in both garages (up to 150,OOOsf total) at the Arsenal on the Charles campus in
Watertown,MA. We are currently proposing that the leased spaces would start in
the next to top level of the east garage,then use the next to top level of the west
garage should be there be a demand. We are requesting that this special permit
would expire in two years from the date of receipt of the special permit,with an
opportunity to review in one-year increments after.
This request is initiated by some of our neighbors that need short-term parking due
to repairs and/or,construction activities in their existing parking facilities.
I
September 10,2019 Vath ena hea Ith
Mr.Steven Magoon,Director OCDP
Page 2 of 5
311 Arsenal Street
Reference: The Arsenal on the Charles-athenahealth Watertown, MA 02472
Request for Special Permit
Recent Camnus History
athenhealth received unanimous approval of a Campus Master Plan Special Permit
with Site Plan Review for the Arsenal on the Charles Campus from the Town of
Watertown Planning Board on July 18, 2016 (decision recorded August 1, 2016).
The first project to come out of the approved master plan was the new West Garage,
Building 2 and Associated Site Improvements Project(Phase 1). This project was
unanimously approved by the Town of Watertown Planning Board through the Site
Plan Review process on October 13, 2016.This project commenced with
construction for Phase I in the Fall of 2016 and was substantially completed in the
Fall of 2018. The garage is fully operational, although the top two floors are closed
as there is not demand. The pocket park along North Beacon Street provides a
passive open space for the public and campus users, upper level garage planters for
screening is thriving,and important north-south bicycle and pedestrian connections
from Arsenal Street to North beacon Street and the Charles River have been
implemented and are being used. The substantial integrated stormwater
management system is functioning as designed. The North Beacon Street/School
Street and Arsenal Street/Wooley Ave intersections have been substantially
implemented.
The only portion of the project that has not been fully implemented is Building 2 on
the north side of the new garage facing Arsenal Street. This project has been put on
hold and has an unknown schedule for completion. Foundations have been
substantially installed.
Parkins Demand Analvsis
On behalf of athenahealth,Vanasse&Associates (VAI) prepared an updated Parking
Demand Analysis for the campus. Please see attached report dated July 31, 2019.
This is an update to the February 2, 2016 parking demand analysis that was
completed in support of the Campus Plan for the Arsenal on the Charles special
permit. This updated analysis has been prepared in order to determine the parking
demands associated with the current uses that occupy the Arsenal on the Charles
Campus and to ascertain the quantity of parking within the Campus that would be
available for lease to off-Campus uses.
September 10,2019 Vath ena hea lth
Mr.Steven Magoon,Director OCDP
Page 3 of 5
311 Arsenal Street
Reference: The Arsenal on the Charles-athenahealth Watertown, MA 02472
Request for Special Permit
Consistent with the February 2, 2016 parking demand analysis,this updated
analysis was performed following the methodologies outlined in the Urban Land
Institute's (ULI's) Shared Parking manuall and adjusted to account for: i)the
interaction of uses located within the Campus; and ii) the availability of alternative
modes of transportation (i.e.,public transportation use,pedestrians and bicycles).
Based on the updated analysis,it has been determined through accepted Traffic
Engineering and Transportation Planning methodologies that the existing uses that
occupy the Campus have a peak parking demand of approximately 2,301 spaces
which is expected to occur at 2:00 PM on a weekday during peak December
conditions (defined as the peak customer period for retail uses).
Given that parking is currently provided within the Campus for 3,031 vehicles,
sufficient parking will be available within the Campus to accommodate the
projected parking demand during the peak parking demand period,with
approximately 730 parking spaces available for lease to off-Campus uses. Note that
additional parking would be available for lease within the Campus during the
balance of the year (i.e.,non-December) when parking demands for the existing uses
are lower than during the peak demand period.
It should also be noted that the number of employees at the campus is down
significantly and, as such,the actual parking demands within the campus are lower
than those predicted by VAI as a part of the updated shared parking analysis.
Traffic
The.Arsenal on the Charles Transportation Impact Assessment(TIA) and the
accompanying Transportation Improvement Program and Transportation Demand
Management Program (TDM) submitted as part of the approved Campus Master
Plan Special Permit assumed full-build of the campus as outlined in the approved
master plan. As the campus is substantially less developed than the full-build
scenario,the traffic volumes and associated impacts are less than what they would
be in the full-build condition.
Traffic Demand Management fTDM) and Transn_ ortation Manae_ement Association
TMA
September 10,2019 Vath ena h ea Ith
Mr.Steven Magoon,Director OCDP
Page 4 of 5
311 Arsenal Street
Reference: The Arsenal on the Charles-athenahealth Watertown, MA 02472
Request for Special Permit
As part of the approved Campus Master Plan Special permit, athenahealth proposed
an aggressive and robust Transportation Demand Management(TDM) program to
accompany the full growth of the campus. Athenahealth has been actively
implementing most parts of the plan. Attached please find an update and current
status of all proposed components of the plan. Following are a few highlights of the
plan to note:
• Shuttle Service-athenahealth continues to operate an expansive shuttle bus
program that currently runs routes to Harvard Square, Back Bay Station,
Brighton Center, Boston Landing, North Station and South Boston. In an
effort to support the Town of Watertown's congestion and pollution
reduction measures, athena has entered into a new partnership with Tufts
Health Plan and VHB to allow additional commuters from these sites to use
athena's shuttles.athenahealth is committed to operating this service as
demand and ridership evolves. All buses have bike racks and we encourage
commuters to try riding to work as well as using our shuttles.
• Bicycle Parking-A substantial covered bike room was constructed as part of
the west garage project and has the capacity of storing 76 bicycle's. 6 exterior
bike racks were also installed as part of the project. These supplement over
100 existing covered and exterior bicycle storage spaces on the campus.
• Transportation Management Association (TMA) -an important partof the
athenahealth's TDM program was participation in the Town's TMA. Bridger
McGaw,from athena, currently serves as the President of the TMA and is
working closely with the DCDP Office team to achieve the Town's vision for a
unified employer-run shuttle programs serving other permit holders in
Watertown. Athena has taken a lead role in sharing our knowledge of
transportation systems, policies, and behaviors to shape the future of shuttle
support in the town.
• athena's focus on our TDM plans have earned it two national distinctions in
2018 and 2019 as a Best Workplace for Commuters through our holistic
approach to advocating multiple options for commuters.We are proud of this
accomplishment.
September 10,2019 9ath e na h ea lth
Mr.Steven Magoon,Director OCDP
Page 5 of 5
311 Arsenal Street
Reference: The Arsenal on the Charles-athenahealth Watertown, MA 02472
Request for Special Permit
We hope that this information provides the Planning Board with the information
necessary for them to grant a special permit for this use on the Campus. Please let
us know if there is additional information that you feel would useful for the Board.
Best Regards
Mark Blair
Director,athenaEnvironment
Cc: Gideon Schrieber-Watertown CCDP
Bridger McGaw-athenaEnviroment
Jeffrey Dirk-Vanasse&Associates, Inc
Robert Corning-Stantec
Att: Updated Parking Demand Analysis-July 31, 2019
Athenahealth TDM program Requirements-Updated September 1,2019
Vathenahealth
TDM Program Requirements
Based on the July 1",2016 TDM Program Outline; and the July 2016 final Planning Board Decision
UPDATED AS OF 9/1/2019
TDM Required Deliverables Completion Notes
Date or
Status
1. Employ a Full Time mplete Shawn Kelly is the Full Time TDM
Transportation Demand Coordinator;also planning on hiring
Management Coordinator(132) additional staffer in 2019 as Shawn has
- Implement Quality Control recently been promoted.
Procedures
- Post Email/Phone for
TDMC all over campus and
on websites(ath/taotc)
- Compiles and distributes
info on programs
2. Transportation "welcome Complete Complete. We have an
packet"thatincludes(P2): "athenaCommutes"intranet
sharepoint site in place now for 3
-MBTA maps,schedules and fare years.We run all shuttle scheduling
information and notifications through our app
-Athenahealth and TMA shuttle TRIPSHOT. Push Notifications enabled
service routes, stops and hours of in App.TripShot App rolled out in Q3
operation 2018 with better scheduling/GPS
- Location of bicycle parking areas features. New Campus Branded
and showers and locker room presentations and TripShot 1-pagers
facilities within the campus created for dissemination to Tenants.
-Map of local and regional bicycle All new athena staff are provided oral
and pedestrian routes(134) briefing of commuting alternatives to
-Commuter options available ` driving in New Hire Orientation.
through MassRIDES'and their
NuRide program which rewards
individuals that choose to walk, GOAL:A digital Handout that links to all
bicycle,carpool,vanpool or that relevant source material by the
use public transportation to travel vendors themselves as well as an easily
to and from work (P4) distributable document that can be
-Location and contact information provided in Watertown New Hire
for car sharing services(ZipCar) Orientations.-COMPLETED
- Details of the Emergency Ride
Home(ERH) program - Map of Bike services
(Complete)
- Copy of All Handouts in a folder
(Complete)
- MBTA bus schedules on
athenaCommutes-and posted
within TRANSITSCREEN
- Maps of Local Bike Routes on
athenaCommutes website and
promoted annually in Bike
Month.
3. Become a MassRides Partner We are a partner already and have
(P2) been for years. Athenahealth was
awarded a Platinum ECO Award as well
as the 2017 Spotlight award for our
athenaCommutes program.Also
named 2018 and 2019 Best Workplace
for Commuters.
Q4 2016—Joined Watertown TMA.
Bridger McGaw is the Current
President(2019).
4. Transportation information 4—2017 TRANSIT SCREENS are now deployed in
posted in a centrally-located 201'' all campus buildings;athenaCommutes
area of each building(P2) le Intranet Page is up; Posters in all
athena spaces as well.
5. Hold an"Annual employee Q4 201 Held annually at our company Benefits
transportation event"(132) Fair.This is now an annual November
event.We encourage tenants to do the
same with their employees.
6. Create a Non-SOV Commuter 20 RideAmigos was not viable tool.
Monitoring Program-Ride Joined the TMA and will be using E-
Amigos* COMMUTER system.
7. Participate in trip reduction I Joined TMA and will continue to focus
training programs offered by on opportunities.
the Town,the TMA,and/or
MassRIDES (132)
8. MBTA advocacy and awareness Installed TRANSIT SCREENS that
promote MBTA options. Charlie Card
distribution is not viable. MBTA will be
moving to NextGen cards and will make
this obsolete. Recummenu rernuving
this requirement
9. Participate in the MBTA Co Currently(2018) $100/mo contribution
Corporate Pass Program(P3) to employees who participate to cover
"All athenahealth employees cost of monthly Link Pass of$85/mo
that commute by a non-SOV
mode for a minimum.of three
(3)days per week and that
register with the TDMC will
receive a monthly
transportation benefit capped
at the cost of an unlimited
bus/subway pass(Monthly
LinkPass).The cost of this pass
is currently$75,and this cap
will increase with each fare
increase that is initiated by the
MBTA to ensure that the
benefit will allow employees to .
purchase an unlimited
bus/subway pass each
month."(P4)
10. "Employees will have the SHOULD BE REMOVED.We offer free
freedom to spend the monthly ULD BE bike tuneups at various times of the
transportation benefit in any EMOVED year. Athenahealth's employee health
way that they prefer—on care program includes options for
transit fares, bicycle wellness ideas like bikes. Not shoes.
maintenance,gas for carpools, This is an confused statement in our
vanpool fees,walking shoes, TDM and should be removed.
etc."(P4)
11. MBTA schedule and fare COMPLETE Transit Screens are deployed and
information will be provided in athenaCommutes website launched.
a Central Location,Welcome
Packets,and corporate
Website(P3)
12. Athenahealth employees will COMPLETE Already policy of the company up to
be allowed to"set aside pre- the federal limit and adjusted annually.
tax funds as allowable under
the Commuter Choice
Provisions of the Federal Tax
Code." (P3)
BUS PROGRAM
13. "Expand shuttle routes to ONGOING WeDriveU Contract.
support additional MBTA and Expanded Back Bay(May 2017)
Commuter rail stations" (133) Expanded South Boston (May 2017)
Shuttle bus service"will be Expanded Cleveland Circle(Jan 2017)
offered as a benefit to campus Expanded Boston Landing/Brighton
employees and will be Center(May 2017)
marketed to all Campus Tested Waverly Square (ended april 17)
employees by the TDMC."(P3) Expanded North Station (9/1/18)
14. Bus Schedule Timing: "For at COMPLETE Where feasible all schedules are set
least the 2-hour period during this way. However,we will operate our
both the weekday morning and shuttle buses to be effective in meeting
evening peak periods,the ridership demand.
shuttle bus will operate on
headways of less than 15
minutes;during off-peak hours,
the shuttle may operate on-
demand. (P3)
1S. Support other Developments: Athena is currently partnered with VHB
"To the extent feasible and and Tufts Health Plan to provide their
subject to insurance sites shuttle services and is in active
requirements,the shuttle discussions with the town over how
service may be expanded to TMA requirements can be better
serve other nearby defined so that this can be financially
developments,with a viable for other permitted sites.
participants contributing to the
overall cost to operate the
shuttle service." (P3)
16. Install Bike racks on COMPLET Apex brand S-bike rack/per bus
shuttles(P3)
17. athenaLLC will "participate in Town still TMA and the Town are discussing how
the shuttle program as an developing all permit holders can cost effectively
adjunct to or in place of the this partner.
current shuttled service to the
extent that the service
provides a similar level of
benefit."(P4)
EMPLOYEE BENEFIT CHANGES
18. Transportation benefits equal Included in athena Benefits—BUT
to monthly LINKPASS* questions continue about whether the
town can require this.
19. Add a new Transportation "Employees will have the freedom to
benefit for ALL non-SOV driver spend the monthly transportation
employees benefit in any way that they prefer—on
transit fares,bicycle maintenance,gas
for carpools,vanpool fees,walking
shoes,etc."
20. Monthly mobility contests*for C11-2017 • We periodically use contests
non-SOV commuters(p4) and where we see the most value
,each athenahealth employee annually as such as getting participation in
that commutes by a non-SOV needed taking surveys.
mode for a minimum of three
(3)days per week and that
register with the TDMC will be
entered into a monthly raffle
for gift cards to area
merchants, a free lunch at an
on-site restaurant,or tickets to
a sporting or cultural event.
The raffle will be promoted
and managed by the TDMC."
21. Coordinate with the MBTA to This is not going to happen per the
locate a Charlie Card MBTA.This should be removed.
purchase/recharge kiosk within
the Campus at an appropriate
location that is convenient to
the MBTA bus stop along
Arsenal Street or at an
alternate location that is
defined in consultation with
the MBTA that meets their
customer service standards.
(P4)
22. Encourage the same mobility We share the transportation kit and
benefits to the campus tenants provide appropriate non-athena
- Encourage tenants to allow specific information to all tenants;
FSA programs(P3) Transit Screen URL
23. Organize Ridesharing Ecommuter promotion to begin
(carpool/vanpools) through the TMA. Carpool spots have
been designated.
24. Preferential parking program Q1-2018 We have spots in place on campus
for car and van pools
25. Bicycle& Pedestrian awareness COMPLETE Bike parking,free reflective vests
and advocacy program &bike repair will continue to
be organized on campus during
- A minimum of 80 weather appropriate months (May/Sept);Two
protected bicycle parking bike repair stations have been installed
spaces will be provided and Building 39/West Garage)and showers
distributed between the are available to employees.
east and west garages.
- A minimum of 60 exterior
bicycle parking spaces will
be provided and
distributed throughout the
Campus.
- All athenahealth
employees that walk or
bicycle to work will have
access to a shower,
changing area and locker
within the Campus.
- To encourage safety,
reflective vests will be — -
offered at no cost to all .
Campus employees that
walk or bicycle to work.
(P5)
26. Offer Flexible work schedules: COMPLETE Requirement to allow for WFH and
"In addition,to the extent flexible hours is currently in place
permitted by corporate through Human Resources
policies, athenahealth
employees will be offered the
opportunity to work from
home as a way to eliminate
vehicle trips to the Campus.A
similar benefit will be
encouraged to be offered by
tenants of the Campus to their
employees." P5)
27. Emergency Ride Home(ERH)s COMPLE TMA is now running this program.The
program: TMA"will allow for a minimum of four
"An Emergency Ride Home ERH per year." This will also be a key
program will be provided to all part of the TMA in Watertown.
Campus employees that
commute to work by a non-
SOV mode at least three (3)
days per week.The ERH
program will be coordinated by
the TDMC and administered
through MassRIDES,the Route
128 Business Council or the
Watertown TMA(when
established), and will allow for
a minimum of four ERH per
year." (PS)
28. Add a "minimum of one Required to install a Hubway station
Hubway bike sharing station on though the vendor is not ready to do so
campus"(P5) and may not actually deploy their
services to Watertown.Athena actively
supports the LIMEBIKE effort with 5
signed locations on campus.SUGGEST
THIS BE REMOVED.
29. Per July 18, 2016 Decision: We have stated our support for this.
"...commitment to supporting a Town and actively opened our site to
public bicycle share LIMEBIKE
station."(P16)
30. "Provide 243 Bicycle Parking Completed when garage opened.
spaces with the allocation to
short and long-term to be
determined by demand."(p28)
31. Car-Sharing:"Provide a 4 Zip-Car spots in place in East Garage
minimum of 5 electric Car 4 charging spots in East Garage
charging stations and three car 4 charging spots are active in West
share spaces distributed within Garage
the site and reviewed by DCDP
Staff)"(p28)
32. Publish an Off-Campus Parking Two off-site lots procured. Commons
Policy: postings sent.This portion of the
"The policy will included, {G program is completed and shut down
among other components,a D} as of 2/8.
provision that prohibits off- .
campus,on-street parking in
the immediate neighborhood
areas.This policy shall include
corrective measures to enforce
prohibition of off-campus,on-
street parking for all campus
employees." (PS)
I'P,ost onstruction parking and,
traffiq m nitorin prog ram
33. Baseline-Traffic and parking Baseline completed—Q3 2016;Q2
survey&annual employee 2017 is the next survey; 2019 survey
survey program: has been completed.
"For vehicle-dependent data,the
2016 traffic counts recorded at the
Campus driveways and reported in
the April 2016 Amended
Transportation Impact Assessment
prepared by Vanasse&Associates,
Inc.shall be used as a baseline.The
baseline data and all subsequent
traffic counts that form the basis of
the monitoring program shall be
normalized to reflect a trip-rate per
person based on the occupancy of
the Campus at the time that the
traffic counts are completed. (P6)
July 18"'Planning Board Decision
(p27):
1. a traffic monitoring
program shall commence
immediately after issuance
of the Certificate of
Occupancy for the new
parking garage and will
continue on an annual
basis for a minimum of five
years....
2. A baseline survey of the
commuting modes of all
employees of the campus
within the 1 month of the
issuance of the Campus
Master Plan Special Permit.
34. 80 Short Term Parking Spots Complete
will be allocated in the East
Garage first floor
35. Permanent vehicle count TBD
equipment:
"To assist in the collection of
traffic count data,Athena
Arsenal, LLC(or subsequent
owner)shall install permanent
vehicle count equipment at
each access to the Campus that
shall record the number of
vehicles entering and exiting
the Campus on a continuous
basis." (136)
36. Deploy smart parking 77M.6 Park Assist deployed.App and website
technology in parking garages t Garage) widget developed and deployed. New
(136) 018 Garage system to be completed on Q2
Garage) 2018
PLETED
37. Annual parking and traffic Annual Information continues to be provided
report to the Director of DCDP Carting to Steve Magoon as requested as we
2017 after await Certificate of Occupancy.
CO
1/anasse &Associates, /OCR 35 New England Business Center Drive
Suite
Andover,MA 01810-1066
Office 978-474.8800
Fax 978-688-6508
Ref: 8355
July 31,2019
Mr.Mark Blair
Executive Director,athenaEnvironment
athenahealth
311 Arsenal Street
Watertown,MA 02472
Re: Updated Parking Demand Analysis
The Arsenal on the Charles
Watertown,Massachusetts
Dear Mark:
Vanasse&Associates,Inc.(VAI)has prepared an update to the February 2,2016 parking demand analysis
that was completed in support of the Campus Plan for the Arsenal on the Charles mixed-use commercial,
recreational and cultural development located off Arsenal Street and North Beacon Street in
Watertown,Massachusetts. This updated analysis has been prepared in order to determine the parking
demands associated with the current uses that occupy the Arsenal on the Charles Campus(hereafter referred
to as the"Campus")and to ascertain the quantity of parking within the Campus that would be available for
lease to off-Campus uses.
Consistent with the February 2, 2016 parking demand analysis, this updated analysis was performed
following the methodologies outlined in the.Urban Land Institute's (ULI's)Shared Parking manuals and
adjusted to account for: i) the interaction of uses located within the Campus; and ii) the availability of
alternative modes of transportation(i.e.,public transportation use,pedestrians and bicycles). Based on the
updated analysis,it has been determined through accepted Traffic Engineering and Transportation Planning
methodologies that the existing uses that occupy the Campus have a peak parking demand of approximately
2,301 spaces which is expected to occur at 2:00 PM on a weekday during peak December conditions
(defined as the peak customer period for retail uses). The approximate distribution of parking by use during
the peak parking demand period is as follows:
PEAK PARKING DEMAND PERIOD PARKING DISTRIBUTION
Use PatronNisitor Employee Total
Restaurants 46 23 69
Retail 4 2 6
Office 140 1,815 1,955
Health Club 198 15 213
Theater 0 10 10
Day Care 44 4 48
TOTAL: 432 1,869 2,301 I
t Shared Parking,Second Edition;Urban Land Institute;Washington,D.C.;2005.
Mr. Mark Blair
July 31,2019
Page 2 of 2
Given that parking is currently provided within the Campus for 3,031 vehicles, sufficient parking will be
available within the Campus to accommodate the projected parking demand during the peak parking
demand period, with approximately 730 parking spaces available for lease to off-Campus uses. Note that
additional parking would be available for lease within the Campus during the balance of the year(i.e.,non-
December)when parking demands for the existing uses are lower than during the peak demand period.
If you should have any questions regarding this updated assessment of the parking demands for the Campus,
please feel free to contact me.
Sincerely,
VANASSE&ASSOCIATES, INC.
2*yDiZE PTOE,FITE
Partner
Professional Engineer in CT, MA, ME, NH, PJ and VA
JSD/aja
Attachments
cc: File
6%355 Notenuwq MA\Potkmg Analysis\Shaved Puking Analysis Update 07 31.@does
Shared Parkine Analvsis Methodolo¢v
G58355 Natedonq MATuking AnalysisMiared Parking Analysis Update 07 31 I J doss
SHARED PARKING ANALYSIS
The updated shared parking analysis for the Arsenal on the Charles Campus (hereafter referred to as the
"Campus") was completed using the methodology and procedures defined in the Urban Land Institute's
(ULI's)Shared Parking manuals and refined to account for: i)the interaction of the uses located within the
Campus; and ii) the availability of alternative modes of transportation (i.e., public transportation use,
pedestrians and bicycles).
Methodoloev
The ULI has established a defined procedure for the completion of a parking demand analysis based on a
scientific method that incorporates data and research for mixed-use developments. The underlying methods
and data have been continuously updated and refined over the past 22-years. The ULI parking demand
analysis methodology is based on a general six(6)step approach that was applied to the Project as follows:
1. Data Collection and Project Review. The existing uses that are located within the Campus
were identified with respect to the specific land use category and size as follows:
— Restaurant: 16,432 sf
— Retail: 2,393 sf
— Office:697,970 sf
— Health Club: 52,713 sf
— Theater: 484 seats
— Day Care Center: 12,434 sf
2. Development of base parking demands for each land use. The base parking demand was
calculated using information obtained from ULI. Table I summarizes the base parking demand
ratios that were used for the Campus.
Table I
BASE PARKING DEMAND
Base Parking Demand Ratio
(Spaces Required for Patrons/Employees)
Land Use Weekday Weekend Independent Variable Project Component Size
Restaurant 9.00/1.50 12.75/2.25 per 1,000 sf 16,432 sf
Retail 2.90/0.70 3.20/0.80 per 1,000 sf 2,393 sf
Office 0.20/2.60 0.02/0.26 per 1,000 sf 697,970 sf
Health Club 6.60/0.40 5.50/0.25 per 1,000 sf 52,713 sf
Theater 0.30/0.07 0.33/0.07 per seat 484 seats
Day Care Center 3.50/0.30 0.35/0.03 per 1,000 sf 12,434 sf
'Shared Parking,Second Edition;Urban Land Institute;Washington,D.C.;2005.
G\9355 Waleaom.,M \Pwking MilysislShered Perking Malysss Update 07.31,19deea A-1 ��
3. Application of monthly adjustment factors to the base parking demand for each land use.
Monthly adjustment factors account for the variation in parking demand for specific land uses
that occurs over the course of a year on a monthly basis. By way of example, retail peak
parking demands occur in December (100 percent), with the demand for parking in January
approximately 50 percent of the December demand. The monthly adjustment factors are
applied to the calculated base parking demand and were obtained from the recommended
values contained in the ULI Shared Parking manual.
4. Application of time-of-day adjustment factors to the monthly adjusted parking demand.
Time of day adjustment factors account for the variation in parking demands that occur for a
specific land use over the course of the day. By way of example,for a residential use,the peak
parking demand(100 percent)occurs after 10 PM and before 6 AM when most residents are at
home,with the demand for parking at noon approximately 65 percent of the peak demand. The
time-of-day adjustment factors are applied to the monthly adjusted parking ratios and were also
obtained from the recommended values contained in the ULI Shared Parking manual.
5. Application of modal split and vehicle occupancy ratio adjustments to the adjusted parking .
demand. Mode split adjustment factors are used to account for the reduction in parking demand
that is associated with the use of alternative modes of transportation (vs. the use of single-
occupant vehicles) that may be available to a development including public transportation,
cadvanpools, and pedestrian/bicycle travel. Consistent with the February 2, 2016 parking
analysis, a mode-split adjustment of up to 5 percent was applied to the base parking demand
for the restaurant and retail uses, with an adjustment of up to 10 percent applied to the base
parking demand for the office and health club uses;a mode split adjustment was not applied to
the base parking demands for the theater or day care center given the nature of these uses and
their time of operation in relation to public transportation schedules. In addition,the mode split
adjustment,when applied,varied by time of day to reflect public transportation schedules.
6. Application of noncaptive adjustment factors to the adjusted parking demand. Noncaptive
adjustment factors are applied to the adjusted base parking demand in order to account for the
use of parking within a development for a single purpose or land use when multiple uses are
present,within a common site. By way of example,if a 90 percent noncaptive adjustment were
applied to the parking demand for a restaurant use within a mixed use development, it is
therefore assumed that 10 percent of the parking demands associated with the restaurant are
reflected in the parking demands for another use within the development, such as an office
building where the employees would walk to a nearby restaurant for lunch. In such an instance,
the remaining 10 percent of the parking demand for the restaurant would be accounted for in
the calculated parking demand for the office building. The noncaptive adjustment factors are
consistent with those used in the February 2, 2016 parking analysis. Table 2 summarizes the
noncaptive adjustment factors that were applied to the individual uses that are located within
the Campus, which vary by time of day. A noncaptive adjustment factor was not applied to
employee trips(i.e.,it was assumed that employees worked at only one use within the Campus).
GW55 Wamnmm,MAWatking AnelyaiMhased Parking Analysis Update 0731,19.doc A-2 - ��
Table 2
NONCAPTIVE PARKING
ADJUSTMENT FACTORS
Noncaptive Parking
Adjustment Factor
Land Use (Percent)
Restaurant 50-100
Retail 50-100
Office 100
Health Club 90-100
Theater too
Day Care Center 90-100
Using the above methodology, parking ratios and adjustment factors, a shared parking analysis was
completed in order to determine the parking demands associated with the current uses that occupy the
Campus and to ascertain the quantity of parking within the Campus that would be available for lease to off-
Campus uses.
Results
Pursuant to the ULI shared parking analysis methodology,the parking demands for the existing uses that
occupy the Campus were modeled over a continuous 19-hour period (6:00 AM to 12:00 AM) for both
weekdays and weekends over 12-months, as well as for "peak December" (defined as the peak customer
period for retail uses) and"late December"(defined as the period from December 25 through December
31)periods. Table 3 summarizes the identified peak parking demand for the Campus for each month of the
year and for the"peak December"and"late December"periods,with the detailed shared parking analysis
worksheets attached. For reference,the Campus currently provides 3,031 parking spaces.
01g)55 Waleda%M MATarking AnalysiMhare Pukig Analysis Update 07.31,19&cx A-3 ��
Table 3
PEAK PARKING DEMAND
No.of
Peak Parking Available
Demand (Unoccupied)
Analysis Period (No.of Spaces) Spaces'
l
January 2,295 736 2:00 PM on a Weekday
February 2,285 746 2:00 PM on a Weekday
March 2,267 764 2:00 PM on a Weekday
April 2,231 800 2:00 PM on a Weekday
May 2,221 810 2:00 PM on a Weekday
June 2,221 810 2:00 PM on a Weekday
July 2,123 908 2:00 PM on a Weekday
August 2,135 896 2:00 PM on a Weekday
September 2,254 777 2:00 PM on a Weekday
October 2,268 763 2:00 PM on a Weekday
November 2,267 764 2:00 PM on a Weekday
December 2,283 748 2:00 PM on a Weekday
Peak December 2,301 730 2:00 PM on a Weekday
Late December 1,894 1,137 2:00 PM on a Weekday
'Based on an available parking supply of 3,031 parking spaces.
As shown in Table 3, the overall peak parking demand for the existing uses that occupy the Campus is
expected to occur at 2:00 PM on a weekday in late December, with a projected parking demand of
2,301 spaces, leaving approximately 730 parking spaces(out of the 3,031 parking space supply)available
for lease to off-Campus uses. Table 3 also indicates that additional parking would be available for lease
within the Campus during the balance of the year (i.e., non-December) when parking demands for the
existing uses are lower than during the peak demand period.
G W55 WMw.,M MA\Parling Analysis\Shored P.U,Andysia OPdele 07.31 19 do.r A-4
Shared Parking Analvsis Worksheets
G\8355 Nalenosm,MA\Puk)ng Analysis\Shared Parking Analysis Update 0731.19.docs A-5 ��
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