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HomeMy Public PortalAbout19 Coolidge_cover letter, attach A n � s � R 1 - n 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application Table of Contents 1. Cover Letter 2. Comprehensive Permit Standard 3. Comprehensive Permit Application/Permit Application Form Planning Board and Zoning Board of Appeals 4. Permission to Inspect Premises With Release, Indemnification, and Waiver for an Individual 5. Legal Notice Authorization Form 6. Project Narrative 7. Comprehensive Permit Plans and Documentation: Preliminary Site Development Plans (a) Existing Conditions Site Plan (b) Preliminary Site Plans (c) Pictures of property and surrounding neighborhood and property aerial view (d) Preliminary Utilities Plan (e) Preliminary, scaled architectural drawings (floor plans and building elevations) (f) Tabulation of Proposed Buildings (g) Documents showing the Applicant fulfills the jurisdictional requirements of 760 CMR 31.01: (i) The Applicant is a limited dividend organization i. Certificate of Organization (Limited Dividend Organization documentation) (ii) The project is fundable by a subsidizing agency under a low and moderate income housing subsidy program i. Massachusetts Housing Finance Agency Project Eligibility Letter; and, (iii) The Applicant controls the site. i. Project Deed (h) A list of requested exceptions to local requirements and regulations, including local codes, ordinances, by-laws or regulations. (i) A complete pro-forma, detailing the projected costs and revenues of the proposed project 0) A preliminary traffic report/study. (k) Filing fee (for Limited Dividend Organizations - $ 600. flat fee plus $9.00 per unit) 2526194.2 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application 1 Cover Letter R I E M E R IBRAUNSTEIN William J.Proia wproia@riemerlaw.com (617)880.3462 direct (617)692-3462 fax August 21, 2019 VIA HAND DELIVERY Ms. Melissa SantucciRozzi, Chairwoman Zoning Board of Appeals Town of Watertown Town Hall - 149 Main Street Watertown, Massachusetts 02472 Re: Comprehensive Permit Application/19 Coolidge Hill Road Housing Dear Chairwoman SantucciRozzi and Members of the Zoning Board of Appeals: This office and the undersigned represent 19 Coolidge Hill Owner, LLC ("Applicant") respecting the property located at 19 Coolidge Hill Road ("Premises"). On behalf of the Applicant, we are pleased to submit to the Zoning Board of Appeals, in its capacity as the Town's Comprehensive Permit granting authority under Massachusetts General Laws, Chapter 40B, Sections 20 through 23 and the regulations promulgated thereunder, an application for a Comprehensive Permit to authorize the construction and operation of a 113-unit rental housing project with associated structured parking and ancillary commercial space at the Premises. In this connection, please see enclosed the requisite Project Eligibility Letter from the Massachusetts Housing Finance Agency under the New England Fund Program. We look forward to working with the Board and the Town of Watertown generally throughout this process. If any additional information is needed, please do not hesitate to contact me. Very truly yours, R11 4 ., William J. Proia WJP:mmc Enclosures cc: Mr. John Flynn, Watertown Town Clerk (w/enclosure) 2524722.1 Riemer&Braunstein LLP 700 District Avenue • Burlington, MA 01803-5008 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application 2 Comprehensive Permit Standard Comprehensive Permit Standard 19 Coolidge Hill Road Housing Chapter 40B empowers the Zoning Board of Appeals (ZBA) to issue a Comprehensive Permit that exempts a proposed development from local requirements and regulations. M.G.L. c. 40B §20 provides definitions of the factors to be considered by a board of appeals in determining whether a Comprehensive Permit proposal is "consistent with local needs" or whether potential conditions would render the construction or operation of the proposed Comprehensive Permit project `uneconomic'. Conditions are "consistent with local needs" if they are reasonable in view of the regional need for low and moderate income housing balanced against health, safety, environmental, design, open space, and other permissible municipal considerations. Such potential conditions are also consistent with local needs where: 1. ten (10%) percent of the municipality's total housing units are subsidized low and moderate income housing units; 2. low and moderate income housing exists on sites comprising more than 1'/z percent of the total land area zoned for residential, commercial, or industrial use; or 3. the application would result in the commencement of construction of low or moderate income housing on sites comprising more than 0.3 of one percent of the municipality's land area or ten (10) acres, whichever is greater, in any one calendar year. Request For Findinqs of Fact The Applicant respectfully requests that the ZBA make the following findings in connection with this application, that the municipality has not met one or more of the following Statutory Minima in accordance with 760 CMR 56.03(3): a) the municipality has achieved one or more of the Statutory Minima, in accordance with 760 CMR 56.03(3); b) the Department has certified the municipality's compliance with the goals of its approved Housing Production Plan, in accordance with 760 CMR 56.03(4); c) the municipality has made recent progress toward the Statutory Minima, in accordance with 760 CMR 56.03(5); d) the project is a large project, as set forth in 760 CMR 56.03(6); or e) a related application has previously been received, as set forth in 760 CMR 56.03(7). f) Local Requirements and Regulations imposed on a Project are reasonable in view of the regional need for Low and Moderate Income Housing, considered with the number of Low Income Persons in the affected municipality and with Local Concerns, and if such Local Requirements and Regulations are applied as equally as possible to both subsidized and unsubsidized housing. The Applicant respectfully requests the ZBA, after complying with the procedural requirements as provided by law, issue to the Applicant a Comprehensive Permit for the development of the Project as described in the Application. 19 Coolidge Hill Owner, LLC By._ f Paul A. Ferreira, Authorized 2531224.1 2 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application 3 Comprehensive Permit Application/Permit Application Form Planning Board and Zoning Board of Appeals PERMIT APPLICATION FORM Planning Board and Zoning Board of Appeals 149 Main Street Watertown, MA 0247 (617)972-6427 w,ew.waterlown-rna.gov TO BE COMPLETED BY STAFF Case Number: Notice to Applicant: An application may be denied for outstanding taxes or charges to the Town (Iffaterlown Ordinance, Chapter ❑ Fees received: XV//). Upon deeming the submittal complete,the application will Tome Cleilk Stamp be stamped/filed at the Town Clerk's office by DCD&P Staff. Required ❑ Complete submittal: X Date: Town Treasurer's Approval(As required by Ch.40,Section 57) TO BE COMPLETED BY APPLICANT Site Address: 19 Coolidge Hill Road I List application requests below: Comprehensive Permit Special Permit(SP) Variance(V) e Site Plan Review(SR) SP/SR Parcel ID#s: 1511 1 B 0 Special Permit Finding(SPF) For an amendment to previous relief,provide case#s: Zoning District: I-2 Industrial 2 I SR(Site Plan Review)meeting date,if required: Petitioner(s): 19 Coolidge Hill Owner,LLC Phone: (617)663-5768 Address:Attn:Paft.Ferreira Blue Hawk Investments,LLC,Riverside Center, Email: paf r@bluehawkinvestments.com 2400.Nt,,vton.MA 02,16A y` Signature(s): aul A.Ferreira,Authorized Date: y. �3, (I Owner(s): 19 Coolidge Hill O.vner, LC Phone:(617)663-5768 Attn:Paul A.Ferreira Blue Hawk Investments,LLC,Riverside Center, Address: 275 Grove St,Ste 2400,Newton,MA 02466 Email: pafQbluehawkinvvestments.com Signature(s) Paul A.Ferreira,Authorized Date: QQ /3 . 7,017 Willia tuna e�squire iemer&Braunstein LLP,700 District Ave, (617)880-3462 Agent: 111h Floor.Burl ineton.MA 01803 Phone/Email: Other Contacts: Phone/Email: The Petitioner most be the fee simple owner or hold sgfcient"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(Specter Seclion(s)of the ZONING ORDINANCE,(•om which relief is sought): The petitioner seeks Zoning Board of Appeals approval of a Comprehensive Permit pursuant to M.G.L.Chapter 40B§20-23 and 760 CMR 56.00 Brier description of the project as it relates to the zoning relief requested—Include existing dimensions,proposed dimensions, and any non-conformities that exist: The Petitioner proposed the demolition of the existing industrial building and the construction of a 113 unit nmlli-family residential building with integrated structured parking and ancillary relail/conunercial space.25%of the units will be designated as"affordable"at 80%orlhe AM[.A list ofrenuested exceptions to the local ordinances,codes,regulations,etc:have been identified and made part of this application. THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE The ZONING ORDINANCE can be found online al:„„w eahrruandmr eo, SUBMITTAL REQUIREMENTS ❑ Signed Applications(3 original& 17 copies) ❑ Full Set of Plans,collated(20 Copies and PDF version) El Written Supporting Statement(20 Copies) I. Certified Plot Plan(for all appi ications) 2. Architectural Drawings(Floor,Elevations,etc. if applicable) ❑ Release/Indemnification Waiver(I copy signed) 3. Grading/Drainage Plan(if applicable) 4. Roof Plan(if applicable) ❑ Newspaper Bitting Authorization Form(I 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) 8. 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) (�� - See A B. Dwelling Units ( Attachment"A" C. Lot Size D. Front Yard Setback I - E. Rear Yard Setback F. Side Yard Setback(left) G. Side Yard Setback(right) 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 I - - 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 mn be found aline at wm"etcrtmm-nm ea, 2 Written Supporting Statement Petition for Special Permit Finding(s) Sec.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?YESNO, Explain why. N/A Petition for Special Perm it(s)/Amendment Sec. 9.05(b) (project must meet all of the following criteria) I. Is the subject site an appropriate location for such use,structure,and/or condition? YESNO, Explain. N/A 2. Will the proposed use/structures adversely affect the neighborhood? YESNO, Explain. 3. Is there potential for nuisance or serious hazards to vehicle or pedestrians?YESNO, Explain. 4. Will adequate and appropriate facilities be provided for the proper operation of the proposed use? YESNO, Explain. Petition for Variance(s)/Amendment Sec. 9.14(b) (project must meet all of the following criteria fora 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? YESNO, Explain. N/A 2. Would enforcement of the Zoning Ordinance involve substantial hardship,financial or other? YESNO, Explain. 3. Would granting of the desired relief be a substantial detriment to the public good? YESNO, Explain. 4. Would granting the desired relief nullify or substantially derogate from the intent of this Zoning Ordinance? YESNO, Explain. IF NEEDED, ATTACH ADDITIONAL SHEETS OF PAPER TO THIS APPLICATION 3 ADDITIONAL SPACE FOR SUBMITTAL Please see cover letter. THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE ON THE 2ND FLOOR OF THE TOWN ADMINISTRATION BUILDING, The ZONING ORDINANCE mn he found online ol ,w l¢ueLLmel-nu eu 4 Attachment"A" Data Required Existing Proposed Staff Comments A.Use(Article V,WZO) Commercial/Warehouse 113 unit multi-level,multi-family housing development(including administrative offices,clubrooms, and common laundry room reserved for occupant's use)with integrated parking garage and ancillary retail/commercial uses on main floor of the building. B.Dwelling Units N/A N/A 113 C.Lot Size N/A 39,134 39,134 sf D.Front Yard Setback 10 ft Max.30 0'Coolidge Hill(.76') North(Coolidge Hill Road)-10 feet (Footnote s) 2-5'Arlington West(Arlington Street)-Varies E.Rear Yard Setback 30 feet 0 Property is a"Corner Lot"and has two side yards/no rear yard F.Side Yard Setback(East) East Side—50ft 71+/- East Side Setback 30'-4" G.Side Yard Setback(South) South Side—50ft 0 South Side Setback 5'-1" H.Building Coverage 50%(Footnote x) 49.7% 75%(29,183 sf) I.Impervious Coverage 90%(Footnote x) 88% 81%(31,678 sf) J.Height/#of Stories 55 feet/5 stories(25' 18+/-/2 stories 83 fit/6 stories plus mezzanine setback to residential Footnote k) 24 feet(Footnote n) K.Lot Area per Unit N/A 346+/-sf L.Gross Floor Area 19,452 sf 125,280 sf M.Floor Area Ratio(FAR) 1.0/2.0 special .50 3.2(125,280 sf) permit(Footnote i) N.Open Space 10%/20% 12.80% 49%(19,079 sf) O.Parking Spaces Multi-Family 10+/- The Project shall include 108 Studio.75-1.00/unit parking spaces within a structured 1 bed— garage(.96/unit). 1.00/1.25/unit 2 bed 1.50/-1.75/unit On-street parking in also available. 3 bed 2.00-2.25/unit Mixed—Use(The sum of commercial and residential requirements consistent with this Ordinance;except in CB district,1 space per dwelling unit and commercial uses consistent with section 6.01(f)may be reduced by SP. Attachment"A" Other data: Max Contiguous Fagade(ft) 150 ft/250 ft(with 236'+/- 242'-7" special permit) Min Fagade Offsets(ft) 50 feet wide by 25 Nonconforming Varied as per Project Plans feet depth Max Linear Dimension of a Less than 300' 236'+/- 242'-7" Building Min Corner Clearance(ft) 25 ft 16.5+/-feet 31'-2" Min.Lot Size(sf) 39,134 sf Min.Frontage(ft) 50 ft(f)/100 ft 484.11 feet total 484.11 feet total 364.64 feet Coolidge 364.64 feet Coolidge Hill Road Hill Road 119.47 feet Arlington Street 119.47 feet Arlington Each of the two separate frontage Street dimensions include one-half of the Each of the two separate length of the curved property line at frontage dimensions the intersection. include one-half of the length of the curved property line at the intersection. Loading Retail—1 3 Loading and staging for all uses Residential-0 will occur in the Loading/Staging area on the First Floor.The layout and design of this area will be reviewed with the Town. On-street parking is also available. Bike As provided in 0 Retail—6 Article VI Residential—25 2 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application 4 Permission to Inspect Premises With Release, Indemnification, and Waiver for an Individual Permission to Inspect Premises With RELEASE, INDEMNIFICATION, AND WAIVER For An Individual I Paul Ferreira,Manager of 19 Coolidge Hill Owner,LLC and my successors and assigns, give and extend to the Zoning Board of Appeals of Watertown and to the Town of Watertown, a municipality in the County of Middlesex and the Commonwealth of Massachusetts, my express permission to come onto the premises owned by, occupied by or under the control of the above named individual, to any member or agent of the Zoning Board of Appeals, Planning Board or respective staff members of Watertown for the purpose of conducting an inspection of the premises which has been brought to the attention of the Zoning Board of Appeals or Planning Board of Watertown as a result of the petition that I have placed before it. The permission to conduct an inspection shall extend for the full time period during which the petition before the respective Boards of Watertown is pending and any related period of decision. I hereby forever discharge and release and will at all times, defend and save and hold harmless the Town of Watertown, the members of the Zoning Board of Appeals and Planning Board, and any of the officers, employees, and agents of either who direct or conduct said inspections from any and all claims, demands, civil action, suits, liabilities, judgments, or damages of any kind, including but not limited to those for alleged trespass, invasion of privacy or warrantless search, an any way arising out of any inspection by the Respective Board members or their agents or the Town's agents, and hereby waive any and all claims that I may now have or may ever have against the Town or any of its officers, employees or agents for such inspections except for such matters arising from gross negligence or willful misconduct of such parties, which matters are not discharged, released or waived. I further state that I carefully read the foregoing Permission with Release, Indemnification, and Waiver and know the contents thereof, and I sign the same as my own free act. In s whereof, have hereunto set my hand this 13 day of 2019 —i Paul Ferreira, Manager- 275 Grove Street Suite 2-400 Newton, MA 02466 Signa ure I Petitioner's Printed Name and Address COMMONWEALTH OF MASSACHUSETTS - County of Middlesex, ss. On this the 13 day of RUW)US} 20 CI ,before me, V%ez tCA-FAAAC1 0A 0 TtbQ(C i O Day tvfonth Year Name of Notary Public Personally appeared: 90-Ok FOi e tr a. )AGAC,� Names)of Signer(s) ' Proved to me through satisfactory evidence of identity,which was/were: D(0(2X'n UCONS2. Description of Evidence of Identity To be the person(s)whose name(s)was/were signed on the preceding or attached document in my presence, and who swore or affirmed to me that the contents of the document are truthful and accurate to the best of his/her/their knowledge and belief. Signature of Notary Public VNe-tAa Fnunrta+o Tim(ca o Printed Name of Notary 5ur�e 6 .�A25 My Commission Expires KUTA FAVARATO TIBURCIO Place Notary Seal above .� Notary ►ubik Commenwoahh of Massachusetts My Cammirsion L*ros June 6, 2023 Rev 2/15 Icivetti zba 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application 5 Legal Notice Authorization Form 1630 TOWN OF WATERTOWN Department of Community Development & Planning : . 149 Main Street I -� Watertown, MA 02472 i www.watertown-ma.gov i Authorization Form To: Legal Advertising Department Community Newspapers (Watertown Tab) From: Louise Civetti, Clerk 617-972-6427 Watertown Zoning Board of Appeals RE: Billing Authorization Form In accordance with Massachusetts General Laws (MGL), c. 40A, §11, which reads in part, "Notice shall be given by publication in a newspaper of general circulation in the city or town once in each of two successive weeks,the first publication to be not less than fourteen days before the day of the hearing...". I hereby authorize Communitv NewsDaper Companv/Gatehouse Media New Enaland to bill me directly for the attached Legal Notice(s) to be published for two successive weeks in the Watertown Tab on the following dates: and for the property located at: 19 Coolidee Hill Road Watertown, MA. I understand that Gatehouse Media may require Prepavment for this ad. Please print legibly Bill To: Paul A. Ferreira, Authorized Address: c/o Blue Hawk Tnvestments, LLC Riverside Center, City/State/Zip: Newton. MA 02466 275 Grove Street, Suite 2400 Telephone: (617) 663-5768 Email: nafnabluehawkinvestments.com F- 13 . " t q Signature Date 3106 Icivelti/applications/newspaper auth(revised 4-19-17) 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application 6 Project Narrative 19 Coolidge Hill Road Housinq, Zoninq Board of Appeals Comprehensive Permit Application Proiect Narrative DEVELOPER Paul Ferreira 19 Coolidge Hill Owner, LLC c/o Blue Hawk Investments, LLC 275 Grove Street Suite 2400 Newton, MA 2466 ATTORNEY William J. Proia, Esquire Riemer & Braunstein LLP 700 District Avenue, 1111 Floor Burlington, MA 01803 ARCHITECT Dan Skolski, Managing Principal DMS Design LLC 100 Cummings Center, Suite 339C Beverly, MA 01915 CIVIL ENGINEER Donald J. Provencher, P.E. Charles Scott Doty, RLA, Managing Principal CROWE - John G. Crowe Associates, Inc. Landscape Architecture, Civil Engineering, Land-use Planning, Design, and Permitting 39 Holton Street Winchester, Massachusetts 01890 TRAFFIC ENGINEER Robert Michaud, P.E. MDM Transportation Consultants, Inc. 28 Lord Road, Suite 280 Marlborough, MA 01752 Overview The Project Site, 19 Coolidge Hill Road, is improved with a low-rise industrial structure, but currently sits vacant. Located at the corner of Arlington Street and Coolidge Hill Road, it was formerly the Atlantic Plant Maintenance facility and has been an industrial building site for many decades. As a legacy industrial site, not surprisingly, the Project Site is nestled within a residential district. The nearly 1-acre site enjoys direct access to the Filippello (Domenick) Park, and is located within an 8-minute walk to public transportation directly serving Boston and Cambridge. The Project Site is also an 8-minute walk to Arsenal Yards, a substantial mixed-use retail, office, restaurant, and residential destination in Watertown offering the neighborhood a number of amenities. As further evidenced by the Project Eligibility Letter, the locus is ideally suited for adaptive residential re-use given that as the "As-of-Right" uses including Auto Repair, Industrial, Parking and Hotel are all infeasible and inconsistent with the adjacent and nearby uses. Surrounding Land Use While the Project Site directly abuts residential land, there are a number of nearby complementary uses, all within walking distance, including office, retail, industrial, hotel, restaurant, hospital/medical facilities. It also is adjacent to Filippello (Domenick) Park, a perfect amenity for the Project. Existing Neighborhood Context The Project Site is located at the intersection of Arlington Street and Coolidge Hill Road proximate to Arsenal Yards. The Site features approximately 22 feet of grade change along Coolidge Hill Road, climbing in elevation from Arlington Street up Coolidge Hill Road. This grade change is also present on that portion of the Site adjacent to Filippello (Domenick) Park. Arlington Street features a variety of scales, setbacks and uses ranging from single-story retail and warehouses to three-story apartments. Coolidge Hill Road features a more residential scale of two and three-story apartment buildings. The Project design addresses the varying contexts by varying its massing and setbacks, and by employing the Site's topographical characteristics to minimize effects on abutting lots and to create a subgrade parking facility. Currently the site is occupied by warehouse-style buildings that encroach upon Coolidge Hill Road. Loading docks are located intrusively along Arlington Street and adjacent to Filippello (Domenick) Park. Given the historical Industrial use, the building has no windows and does not interact with the public realm. Zoning District The Project Site is within the Industrial 2 (1-2) Zoning District according to the Town of Watertown's Zoning Map provided by the Town. The Project 2 19 Coolidge Hill Road Housing is envisioned to be an upscale multi-family rental housing community featuring a distinctively designed building appropriately situated in a transitional area between existing commercial development, residential housing and a municipal park. The proposed 113 units will offer varying square footage and layouts (see enclosed architectural plans) as follows: 28 studio units 526 s.f. to 650 s.f. 47 - one bedroom units 758 s.f. to 991 s.f. 24 - two bedroom units 1,005 s.f. to 1,149 s.f. 14 - three bedroom units 1,457 s.f. to 1,563 s.f. Chapter 40B Qualifications The Project qualifies as providing "low and moderate income housing" within the meaning of MGL Chapter 4013, Sections 20 through 23. The Project will be developed under the guidelines of the New England Fund Program, as administered by Massachusetts Housing Finance Agency (MassHousing), and pursuant to the Project Eligibility Letter duly issued by MassHousing. Of the 113 units, 29 (25%) will be made available to families earning no more than 80% of the Area Median Income, as required by the Department of Housing and Community Development in accordance with MGL. c.4013 §20-23. Building Design Concept and Development The Project Site comprises 39,194 square feet with a 22-foot change in elevation along the roughly 300-foot boundary with Coolidge Hill Road and Filippello (Domenick) Park. Viewing the Site characteristics as an opportunity, the design team has capitalized on the unique topography in its design and Site layout. The primary mass of the building is located along Arlington Street and Coolidge Hill Road. Given the noted grade change, the building is approximately 85 feet high at Arlington Street and diminishes to approximately 62 feet in height to respect the existing residences on Coolidge Hill Road. Along Arlington Street, the building is set back to create a generous plaza while maintaining a strong urban edge. Along Coolidge Hill Road, setbacks in the building's massing allow landscaped relief along the street edge, while a latticework of balconies provide a playful architectural canvas. The parking garage is concealed from view along both Arlington Street and Coolidge Hill Road by utilizing the Site grade to construct the garage sub-grade. The garage also blends into the hillside along the boundary of Filippello (Domenick) Park and creates an opportunity to provide a retail outlet recognizing but sensitive to the Park. The building is setback furthest from the Park creating a stepped transition to the primary building mass. The building extends closest to the Park at the Arlington Street end of the site. This provides a transition from the soft edge of the Park to the urban edge of the building and for "eyes on the Park" creating a stronger sense of community and security within the Park. The parking garage will be entered from Arlington Street avoiding the need for a curb cut on Coolidge Hill Road and limiting traffic on that residential way. 3 The main residential lobby, flexible community space and retail space is located at grade along Arlington Street. The active uses along the street help to enhance the pedestrian experience. By setting the first floor back, the Project creates a generous plaza; a unique feature which utilizes artful landscaping and seating to create an extension of the indoor space. The Project will be built utilizing an environmentally sensitive approach to maximize the green design elements and site location. Strategies will maximize energy efficiency, water conservation, minimize waste during construction, and ensure good indoor air quality. Parking The Applicant proposes that the automated parking system provides 100% compliant parking within the proposed garage. The vehicle drop-off and pick up area will provide universal accessibility (handicap, disabled, abled)which will exceed Watertown Handicapped Parking accessibility requirements for every arriving and departing passenger vehicle. Parking for this Project will be managed through the use of a robotic, automated parking system which will park and deliver cars for both the residents and guests. Through the use of specialized equipment, software and controls these systems are both safe and efficient. In general: • a user will drop off their vehicle in a secure staging area where they will can safely unload occupants and packages • when the user leaves the secure area, the robotic system will confirm that the vehicle is empty. • through a system of horizontal and vertical shuttle devices the car will be moved to an available space in the parking "nest". • to access their vehicle a user simply notifies the robotic system (through a keypad, smartphone or internet) and the car will be returned to the secure staging area. • the robotic system learns the parking patterns of the users and can schedule and prepare cars for efficient delivery This same premise applies to users with disabilities. The secure staging area has the required clearances to allow a disabled user to exit the car and access all sides of the vehicle prior to having it robotically parked. Height and Massing Strategy As viewed from Arlington Street, the building is articulated as two adjacent six-story elements, approximately 85 feet in height, and articulated as five stories of residential over a ground floor of lobby, flexible community space and retail space. Due to the grade of the Site, as previously noted, the Project appears as a four-story building when viewed from Coolidge Hill Road. At Filippello (Domenick) Park the building mass is set back to create a buffer with an amenity deck that further defines the transition from outdoors to indoors. The building facades are designed as a series of layers to further refine the scale and fabric. Character and Exterior Materials 4 The general approach combines a palette of durable exterior materials and colors including various composite panels, fiber cement and glass. The ground floor components of the lobby, flexible community space and retail space feature tall, transparent storefronts. Flat metal canopies, artful landscaped plazas, continuous glazing and signage along the ground floor enhance the public realm and create a vibrant neighborhood experience. Locations for art installations around the building are integrated into the design including a large mural marking the building at the corner of Arlington Street and Coolidge Hill Road and facing Filippello (Domenick) Park. Narrative Description of Design Approach This narrative describes the existing urban context of the Project Site, and discusses the planning principles, design approach and design goals for this Project, including the proposed urban design characteristics (i.e., height and massing), the public realm improvements and architectural character. Summary of Key Findings and Benefits: The Project is designed and scaled to enhance the surrounding neighborhood by complementing the variety of contextual scales that exist, engaging the urban scale along Arlington Street, setting back to a residential scale along Coolidge Hill Road, and creating a buffer along Filippello (Domenick) Park that respects the nature of the Park while also providing "eyes" on the Park. • The Project will create a new plaza along Arlington Street featuring an artful landscape design inclusive of plantings and street furniture. • The Project will enliven the public realm with generous sidewalks and an active ground floor featuring a kind of flexible gallery/community space. The space will host periodic art receptions and community gatherings that will be open to the community at large. • The Project will create opportunities to display art around the perimeter of the Project Site, celebrating the local artisan culture and history of Watertown. Installations are designed to showcase art at no cost to the artist. • The Project will promote alternative transportation options through an emphasis on bicycles, ride share programs and a Transportation Demand Management plan. • The Project screens all parking from view with a garage built into the slope of the Site that is not visible along Arlington Street or Coolidge Hill Road and will be blended into the landscaped edge of Filippello (Domenick) Park. Planning Principles and Design Goals: The following are key goals and objectives of the Project: • Create an artful, iconic building expression that responds to the varied context. • Celebrate the local community by providing an opportunity to congregate and exhibit the rich diversity of Watertown. 5 • Replace the existing warehouse building facade with an active ground floor that contributes a meaningful enhancement to the public realm. • Create a vibrant pedestrian experience along the existing street by widening sidewalks and adding opportunities for landscaping, seating, art display and bicycle parking. • Screen all parking from public view by constructing the parking garage into the existing grade. • Maintain a sustainable approach to the building envelope including energy efficient windows and wall construction, mechanical systems, daylighting, water efficiency and construction related management. The Project Team strongly believes that the proposed development will complement the community, addressing the Town's need for additional housing with exceptional proximity to public facilities. Public Realm Improvements: The following principles guide the design of the public realm. • Create opportunities for local artists to display their art around the Project Site (at no cost). • Create a generous plaza along Arlington Street featuring landscaping and street furniture that connects to the building creating indoor/outdoor rooms. • Widen the existing sidewalk along Arlington Street. • Widen the landscaped area along Coolidge Hill Road. • Improve the existing streetscape by adding new landscaping and street trees. • Add bicycle parking for visitors near the building entrance. Site Landscaping The landscape is designed to support the Project's role as a transitional element from the urban to the residential and pastoral. Large scale shade trees will be planted along Arlington Street. More compact tree species and shrubs will be planted along Coolidge Hill Road to accommodate the narrower walks. Tree species will be selected from the Watertown Parks Department's list of recommended street trees. In collaboration with the Watertown Park Department appropriate trees groundcovers and vines will be planted along Filippello (Domenick) Park to restore and soften this edge. To minimize susceptibility to drought conditions, the landscape design will incorporate native and adaptive plantings. Additional landscape areas are intended for resident seating, gathering and/or dog-walking, and will be detailed upon final programming of the Project. Wildlife and Wetlands Resources 6 A review of the Massachusetts Natural Heritage and Endangered Species Program Natural Heritage Atlas indicates that there are no certified vernal pools, Estimated Habitat of Rare Wetland Wildlife and/or Priority Habitats of Rare Species within the Project area. No wetlands resource areas were identified on the Project Site or within the immediate vicinity. Historical/Archaeological Resources The Applicant has requested that the Zoning Board of Appeals issue all findings and permits necessary related to the Demolition Delay Ordinance. The building has no historic significance. Stormwater Management Stormwater discharges to the Watertown municipal drainage system from on-site exterior vehicular pavements will receive pre-treatment equal to or exceeding that which is attained by deep sump catch basins with hooded outlets. Stormwater discharges to the ground will receive pre-treatment equal or exceeding that recommended by MassDEP guidelines for stormwater infiltration. The Project will achieve design goals typical to development projects for stormwater quantity management Post-construction peak rates of run-off leaving the property for the 100-year and more frequent 24-hour storm events, will be equal to or less than the pre-construction peak rates of run-off. The Project will comply with regulations regarding the use of municipal standards for the materials and design and construction of pipes, manholes, catch basins and other storm drain equipment. An Operations and Management Plan for long-term stormwater pollution prevention will be prepared. Traffic Traffic impacts anticipated from the Project are addressed in a report entitled "Preliminary Traffic Assessment", dated July 15, 2019 prepared by MDM Transportation Consultants, Inc. which report is annexed to this Application under separate cover, and in the requested exceptions. In summary, the report concludes the following: • The project trip generation represents an immaterial impact to area roadways, with peak hour trips that represent less than one new trip every 2 minutes entering or exiting the Site. • The proposed driveway meets applicable safety-based sight line requirements based on measured travel speeds on Arlington Street. • Implementation of a Transportation Demand Management (TDM) program by the Proponent will establish a framework of minimizing Site traffic impacts by encouraging non-motorized travel modes and pedestrian accommodation that is compatible with 7 other projects in the area. The TDM program will be developed for compliance with the Town's recently adopted Ordinance No. 3. Construction Impacts Noise The most noticeable change in ambient noise levels will occur during the Project construction period and would be generated by construction vehicles and equipment, building construction activities, and deliveries. These activities will take place during normal working hours consistent with local ordinances. Dust Temporary generation of dust from construction of the Project is expected to be minor. The Applicant shall comply with all direct abatement regulations and guidelines of the Massachusetts Department of Environmental Protection. Any excessive dust produced during construction will be controlled by standard methodologies such as watering. The Site will be stabilized in these areas once initial disturbance is complete. Erosion and Siltation Control The Project will be designed to be in compliance with federal stormwater management requirements and the National Pollutant Discharge Elimination System (NPDES) permit program. An individual project NPDES E.P.A. Notice of Intent (NOI) will be filed and a Stormwater Pollution Prevention Plan (SWPPP) will be prepared which will address compliance with the E.P.A. 2017 Comprehensive General Permit (CGP) requirements for management of construction stormwater including erosion and sediment control. Blasting No blasting is anticipated to be required for the Project. If blasting conditions are encountered they will be conducted in accordance with applicable state laws and state regulations including 454 CMR 10.202 - 10.216, in coordination with applicable Town agencies. Municipal Services Public Safety The Project Site has been designed to provide adequate emergency services to all residents of the Project. The Applicant will provide a review of this Project with Town emergency personnel to address any outstanding issues. Sewer/Wastewater Disposal A wastewater flow of 110 gallons per bedroom/day is anticipated will be used to estimate sanitary sewage flows from the residential units based upon recommended design flows promulgated by the Departmental of Environmental Protection pursuant to the Sewer System Extension and Connection Permit Program (314 CMR 7.00). 310 CMR 7.00 will also be used 8 to estimate flows from non-residential uses proposed. The Project will comply with regulations regarding the use of municipal standards for the materials and design and construction of pipes, manholes and other sanitary sewer equipment. Water Supply The Project is intended to be connected to the Watertown Municipal Water System. The Project will comply with regulations regarding the use of municipal standards for the materials and design and construction of pipes, valves, and other equipment. Water consumption for any development is generally anticipated is expected to be about 10% more than that110 percent of the estimated sewerage generation. Refuse Removal It is anticipated that the refuse generated by the Project will be collected and disposed of by a private disposal company. 2524628.3 9 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application 7 Comprehensive Permit Plans and Documentation: Preliminary Site Development Plans (a) Existing Conditions Site Plan (b) Preliminary Site Plans (c) Pictures of property and surrounding neighborhood and property aerial view (d) Preliminary Utilities Plan (e) Preliminary, scaled architectural drawings (floor plans and building elevations) (f) Tabulation of Proposed Buildings (g) Documents showing the Applicant fulfills the jurisdictional requirements of 760 CMR 31.01: (i) The Applicant is a limited dividend organization i. Certificate of Organization (Limited Dividend Organization documentation) (i i) The project is fundable by a subsidizing agency under a low and moderate income housing subsidy program i. Massachusetts Housing Finance Agency Project Eligibility Letter; and, (iii) The Applicant controls the site. i. Project Deed (h) A list of requested exceptions to local requirements and regulations, including local codes, ordinances, by-laws or regulations. (i) A complete pro-forma, detailing the projected costs and revenues of the proposed project (j) A preliminary traffic report/study. (k) Filing fee (for Limited Dividend Organizations - $ 600. flat fee plus $9.00 per unit) 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application 7(f) Tabulation of Proposed Buildings 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application Tabulation of Proposed Buildings Name of Proposed Project: 19 Coolidge Hill Road Housing Project Type (mark both if applicable): New Construction (X) Rehabilitation Both Total Number of Dwelling Units: 113 Total Number of Affordable Units: 29 Number of 50% AMI Affordable Units: 0 Number of 80% AMI Affordable Units: 29 Number of Market Rate Units: 84 Unit Mix: Affordable Units Unit Type Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Number of Units 7 12 6 4 0 NumberofBathrooms 1 1 2 2.5 N/A Square Feet/Unit 558 776 1,083 1,503 N /A Unit Mix: Market Rate Unit Type Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Number of Units 21 35 18 10 0 Number of Bathrooms 1 1 2 2.5 N/A Square Feet/Unit 556 784 1,094 1,501 N/A Percentage of Units with 3 or More Bedrooms: 12.4% Number of Handicapped Accessible Units: 4 Market Rate: 3 Affordable: 1 Gross Density (units per acre): 129 Net Density (units per buildable acre): 129 Will all features and amenities available to market unit residents also be available to affordable unit residents? If not, explain the differences. Yes Residential Building Information Building Type and Style Construction or Number Height GFA Number Bldgs. (single family detached,townhouse,multi-family) Rehabilitation of Stories of this type Multi Family Construction 6+M 62'-85' 143,973sf 1 Non-Residential Building Information Building Type and Style Construction or Number Height GFA Number Bldgs. Rehabilitation of Stories of this type Retail (Within the Building)/Ground Floor Construction 1,600sf Parking Total Parking Spaces Provided: 108 Ratio of Parking Spaces to Housing Units: .96/1 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application 7(g) Documents showing the Applicant fulfills the jurisdictional requirements of 760 CMR 31.01 (i) Certificate of Organization (Limited Dividend Organization documentation) (ii) Massachusetts Housing Finance Agency Project Eligibility Letter (iii) Project Deed MA SOC Filing Number: 201919629300 Date: 8/12/2019 2:11:00 PM 8/12/2019 2:09:09 PM From: To: 6176243891( 2/3 ) CERTIFICATE OF AMENDMENT OF FOREIGN LIMITED LIABILITY COMPANY REGISTRATION OF 19 COOLIDGE HILL OWNER,LLC It is hereby certified: 1. The name of the limited liability company (the "Company") is 19 Coolidge Hill Owner, LLC. 2. The jurisdiction where the Company was organized is Delaware and the date of organization in that jurisdiction was December 5,2017. 3. The date the Company registered to do business with the Secretary of the Commonwealth of Massachusetts is December 7,2017. 4. The name and business address of the Company's sole Manager is: Watertown Storage Members,LLC 275 Grove Street, Suite 2400 Newton,MA 02466 5. The name and business address of each person authorized to execute, acknowledge, deliver and record any recordable instrument purporting to affect an interest in real property whether to be filed with the registry of deeds or a district office of the land court is: Paul A. Ferreira 275 Grove Street, Suite 2400 Newton,MA 02466 6. The amendment to the certificate is the change to the general character of the Company's business as set forth in Article 4,which is changed to be and read as follows: "4. The purpose of the Company shall be to acquire, own, construct, improve, maintain, operate, lease, finance and otherwise deal with a multi-family residential development in Watertown, Massachusetts (the "Project"). The Company shall be a limited dividend organization within the meaning of Massachusetts General Laws, Chapter 40B and its implementing regulations. The Project shall be governed by the terms of the comprehensive permit for the Project and a regulatory agreement to be entered into with the subsidizing agency for the Project in accordance with the requirements of such subsidizing agency and applicable law." 8/12/2019 2:09:09 PM From: To: 6176243891( 3/3 ) 7. The effective date of this amendment is upon filing. 19 COOLIDGE HILL OWNER,LLC By: Watertown Storage Members,LLC, its Manager I r, By: Printed Name: Paul A. Ferreira Title: Manager Dated: July 31, 2019 2 63467276 v1 MA SOC Filing Number: 201919629300 Date: 8/12/2019 2:11:00 PM THE COMMONWEALTH OF MASSACHUSETTS I hereby certify that, upon examination of this document, duly submitted to me, it appears that the provisions of the General Laws relative to corporations have been complied with, and I hereby approve said articles; and the filing fee having been paid, said articles are deemed to have been filed with me on: August 12, 2019 02:11 PM Ir WILLIAM FRANCIS GALVIN Secretary of the Commonwealth MA SOC Filing Number: 201767602320 Date: 12/7/2017 10:47:00 AM 12/06/2017 22:41 6174280921 CT CORP PAGE 02/05 TO CommonWtalth of Maooatbuomo William Francis Galvin Secretary of the Commonwealth. One Ashburton Place, Room 1717, Boston, Massachusetts 02108-1512 Foreign Limited Liability Company Application for Registration (General Laws Chapter 156C,Section 48) Federal Identification No,: {1 a)The exact name of the limited liability company: 19 Coolidge Hill Owner,LLC (lb)If different,the name under which it proposes to do business in the Commonwealth of Massachusetts: (2) The jurisdiction*where the limited liability company was organized: Delaware (3) The date of organization in that jurisdiction: December 5,2017 (4) The general character of the business the limited liability company proposes to do in the Commonwealth: Real estate investment and management (5) The business address of its principal office: 275 Grove Street,Suite 2400 Newton,MA 02466 (6) The business address of its principal office in the Commonwealth,if any: 275 Grove Street,Suite 2400 Newton,MA 02466 (7) The name and business address,if different from principal office location,of each manager: Watertown Storage Members,LLC 275 Grove Street,Suite 2400 Newton,MA 02466 12/06/2017 22:41 6174280921 CT CORP PAGE 03/05 (8) The name and business address of each person authorized to execute,acknowledge,deliver and record any recordable instrument purporting to affect an interest in real property recorded with a registry of deeds or district office of the land court: NAME ADDRESS Paul A,Ferreira 275 Grove Street,Suite 2400 Newton,MA 02466 (9) "The name and street address of the resident agent in the Commonwealth: Paul A.Ferreira 275 Grove Street,Suite 2400 Newton,MA 02466 (10)`The latest date of dissolution,if specified; (i I)Additional matters: ,r Aft#w` Signed by(by at least one authorized signatory); ., Paul A,Ferreira,Authorized Person 1 Pau1 A.Ferreira resident agent of the above limited liability company,consent to my appointment as resident agent pursuant to G.L.cl56C§48 (or attach resident agent's consent hereto). *Attach a certificate of existence or good standing issued by an of cer or agency properly autlsorizcd in home state. 12/06/2017 22:41 6174280921 CT CORP PAGE 04/05 Delaware Pagel The First State I, JEFFREY W. BULLOCK, SECRETARY OF STATE OF THE STATE OF DELAWARE, DO HEREBY CERTIFY 1119 COOLIDGE HILL OWNER, LLC" IS DULY FORMED UNDER THE LAWS OF THE STATE OF DELAWARE AND IS IN GOOD STANDING AND HAS A LEGAL EXISTENCE SO FAR AS THE RECORDS OF THIS OFFICE SHOW, AS OF THE SIXTH DAY OF DECEMBER, A.D. 2017. AND I DO HEREBY FURTHER CERTIFY THAT THE ANNUAL TAXES HAVE BEEN ASSESSED TO DATE. TAA1"S hk' pk` - .tillYty" .luil 6wI�al,ltM, ,� . Q 6647758 8300 @ Authentication:203694634 SR#120177406879 �' Date:12-06-17 You may verify this certificate online at corp.delaware.gov/authver.shtml MA SOC Filing Number: 201767602320 Date: 12/7/2017 10:47:00 AM THE COMMONWEALTH OF MASSACHUSETTS I hereby certify that, upon examination of this document, duly submitted to me, it appears that the provisions of the General Laws relative to corporations have been complied with, and I hereby approve said articles; and the filing fee having been paid, said articles are deemed to have been filed with me on: December 07, 2017 10:47 AM Ir WILLIAM FRANCIS GALVIN Secretary of the Commonwealth MA SOC Filing Number: 201963798430 Date: 1/29/2019 2:38:00 PM The Commonwealth of Massachusetts Minimum Fee:$500.00 William Francis Galvin Secretary of the Commonwealth, Corporations Division One Ashburton Place, 17th floor Boston,MA 02108-1512 Telephone: (617) 727-9640 Identification Number: 001302245 Annual Report Filing Year: 2019 1.a. Exact name of the limited liability company: 19 COOLIDGE HILL OWNER,LLC 1.b. If different,the name under which it does business in the Commonwealth: 2. The Limited Liability Company is organized under the laws of: State: DE Country: USA The date of its organization is: 12/05/2017 3. The general character of business, and if the limited liability company is organized to render professional service, the service to be rendered: REAL ESTATE 4. Location of its principal office: No. and Street: 275 GROVE ST., SUITE 2400 City or Town: NEWTON State: MA Zip: 02466 Country: USA 5. The business address of its principal office in the Commonwealth, if any: No. and Street: 275 GROVE ST., SUITE 2400 City or Town: NEWTON State: MA Zip: 02466 Country: USA 6. The name and business address of each manager, if any: Title Individual Name Address (no Po Box) First,Middle,Last,Suffix Address,City or Town,State,Zip Code MANAGER WATERTOWN STORAGE MEMBERS, LLC 275 GROVE ST„SUITE 2400 NEWTON,MA 02466 USA 7. The name and business address of the person(s) authorized to execute, acknowledge, deliver and record any recordable instrument purporting to affect an interest in real property: Title Individual Name Address(no PO Box) First,Middle,Last,Suffix Address,City or Town,State,Zip Code REAL PROPERTY PAUL A.FERREIRA 275 GROVE ST.,SUITE 2400 NEWTON,MA 02466 USA i 8. Name and address of the Resident Agent: Name: PAUL A. FERREIRA No. and Street: 275 GROVE ST., SUITE 2400 City or Town: NEWTON State: MA Zip: 02466 Country: USA 9. If the foreign limited liability company has a specific date of dissolution,the latest date on which the limited liability company is to dissolve: 10.Additional matters: SIGNED UNDER THE PENALTIES OF PERJURY,this 29 Day of January,2019, PAUL FERREIRA,Signature of Authorized Signatory. ©2001 -2019 Commonwealth of Massachusetts All Rights Reserved MA SOC Filing Number: 201963798430 Date: 1/29/2019 2:38:00 PM THE COMMONWEALTH OF MASSACHUSETTS I hereby certify that, upon examination of this document, duly submitted to me, it appears that the provisions of the General Laws relative to corporations have been complied with, and I hereby approve said articles; and the filing fee having been paid, said articles are deemed to have been filed with me on: January 29, 2019 02:38 PM WILLIAM FRANCIS GALVIN Secretary of the Commonwealth A/IASSHOUSING Massachusetts Housing Finance Agency One Beacon Street,Boston,MA 02108 TEc.617.854.1000 FAx:617.854.1091 www.masshousing.com Videophone:857.366.4157 or Relay.711 August 13, 2019 Paul Ferreira, Manager 19 Coolidge Hill Owner, LLC 275 Grove Street, Suite 2-400 Newton, MA 02466 RE: 19 Coolidge Hill Road Housing Project Eligibility/Site Approval MH ID No. 1033 Dear Mr. Ferreira: This letter is in response to your application as "Applicant" for a determination of Project Eligibility (Site Approval) pursuant to Massachusetts General Laws Chapter 40B ("Chapter 4013"), 760 CMR 56.00 (the "Regulations") and the Comprehensive Permit Guidelines issued by the Department of Housing and Community Development("DHCD") (the "Guidelines" and, collectively with Chapter 40B and the Regulations, the"Comprehensive Permit Rules"), under the New England Fund ("NEF") Program ("the Program") of the Federal Home Loan Bank of Boston ("FHLBank Boston"). 19 Coolidge Hill Owner, LLC has submitted an application with MassHousing pursuant to Chapter 40B. You have proposed to build 113 units of rental housing (the "Project") on approximately 0.90 acres of land located on Coolidge Hill Road (the"Site")in Watertown (the "Municipality"). In accordance with the Comprehensive Permit Rules, this letter is intended to be a written determination of Project Eligibility ("Site Approval") by MassHousing acting as Subsidizing Agency under the Guidelines, including Part V thereof, "Housing Programs In Which Funding Is Provided By Other Than A State Agency." MassHousing has performed an on-site inspection of the Site, which local boards and officials were invited to attend, and has reviewed the pertinent information for the Project submitted by the Applicant, the Municipality and others in accordance with the Comprehensive Permit Rules. Municipal Comments The Municipality was given a thirty(30) day period in which to review the Site Approval application and submit comments to MassHousing. Watertown's Department of Community Planning and Development submitted a letter regarding the Application dated July 11, 2019 Charles D.Baker,Governor Michael J.Dirrane,Chairman Chrystal Kornegay,Executive Director Karyn E.Polito,Lt.Governor Ping Yin Chai,Vice Chair summarizing comments from municipal staff and officials. A letter from Town Councilor Angeline B. Kounelis was attached to the Municipality's letter, providing additional comment. In summary, the Municipality opposes the use of the Site for residential purposes. The Municipality expressed a general preference for commercial or industrial uses on the Site. The Municipality further noted that this is one of a few properties in town that does not allow residential development and is important to retain for economic development purposes. Municipal comments also identified a variety of technical and programmatic issues that the Applicant would be required to address should they apply for comprehensive permit: • The Municipality questioned the Applicant's intent to develop housing on the Site given previous engagements regarding a proposal for a self-storage facility. • The Municipality is concerned about Site constraints related to fire apparatus access, particularly along the Site's southern boundary with Filippello Park. • The Municipality expressed concern that additional traffic generated by the Project would result in increased congestion on area roadways and requests that a traffic study be completed to determine potential impacts,particularly at the intersection of Arlington Street and Coolidge Hill Road. In addition to direct impacts from the proposed Project, the Municipality expressed concerns for collective traffic impacts from other recent and proposed development in the area. • The Municipality would like additional information regarding vehicular Site access and egress for residents and visitors, particularly as it relates to its proximity to the Arlington Street and Coolidge Hill Road intersection. • The Municipality requested additional information regarding utilities for the proposed Project. In particular the Municipality noted that they would require onsite stormwater infiltration for an 100 year storm event and were not sure whether the proposed plan adequately met this requirement. Community Comments In addition to comments from town staff and officials, MassHousing received a petition with 42 signatures from area residents expressing support for development of the previously contemplated self-storage facility. Petitioners are concerned that the proposed residential use and alternative higher-intensity uses are not compatible with the neighborhood, particularly in connection with traffic impacts, and believe that the self-storage proposal will have the greatest benefit to the community by mitigating traffic and generating tax revenue. MassHousing Determination and Recommendations MassHousing staff has determined that the Project appears generally eligible under the requirements of the Program, subject to final review of eligibility and to Final Approval under the Comprehensive Permit Rules. As a result of our review, we have made the findings as required pursuant to 760 CMR 56.04(I) and (4). Each such finding, with supporting reasoning, is set forth in further detail on Attachment I hereto. It is important to note that Comprehensive Permit Rules limit MassHousing to these specific findings in order to determine Project Eligibility. If, as here, MassHousing issues a determination of Project Eligibility, the Developer may apply to the Zoning Board of Appeals of the Municipality for a Comprehensive Permit. At that time, local boards, officials and members of the public are provided the opportunity to further review the Project to ensure compliance with applicable state and local standards and regulations. Based on MassHousing's consideration of comments received from the Municipality, and its site and design review, the following issues should be addressed in your application to the ZBA for a Comprehensive Permit and fully explored in the public hearing process prior to submission of your application for final approval under the Program: • The Applicant should be prepared to discuss their reasoning for pursuing the proposed Project as opposed to the previously contemplated self-storage proposal. Discussion should include but is not limited to municipal concerns and requirements related to the self-storage proposal that would have rendered the plan infeasible, and market considerations for the proposed housing program and the Site. • Development of this Site will require compliance with all state and federal environmental laws, regulations and standards applicable to existing conditions and to the proposed use related to building construction, stormwater management, wastewater collection and treatment, and hazardous waste safety. The Applicant should expect that the Municipality will require evidence of such compliance prior to the issuance of a building permit for the Project. • The Applicant should engage with local fire officials to review the plans, demonstrate adequate emergency vehicle access, and address any other relevant public safety concerns. • The Applicant should be prepared to provide sufficient data to assess potential traffic impacts on area roadways and intersections,particularly as it relates to the Arlington Street and Coolidge Hill Road intersection. • Compliance with applicable safety and accessibility requirements related to the proposed robotic parking system should be confirmed by the Applicant. In particular,pedestrian safety across the designated vehicular access should be reviewed, including provisions for an alert beacon at the garage entry given the close location of the public park and proposed retail space. • The Applicant should consider incorporating bike storage facilities and ride share spaces given the Site's proximity to a mix of uses and the Charles River bike path. • The proposed Project should be studied further in section and elevation to refine the success of the design's relationship to surrounding properties and neighboring development. Section studies should be further used to establish whether a retaining wall will be needed at the rear of the Site where loading zone and/or mechanical space is proposed. MassHousing has also reviewed the application for compliance within the requirements of 760 CMR 56.04(2)relative to Application requirements and has determined that the material provided by the Applicant is sufficient to show compliance. This Site Approval is expressly limited to the development of no more than one hundred thirteen (113)rental units under the terms of the Program, of which not less than twenty-nine (29) of such units shall be restricted as affordable for low or moderate-income persons or families as required under the terms of the Guidelines. It is not a commitment or guarantee of financing and does not constitute a site plan or building design approval. Should you consider, prior to obtaining a Comprehensive Permit, the use of any other housing subsidy program, the construction of additional units or a reduction in the size of the Site, you may be required to submit a new Site Approval application for review by MassHousing. Should you consider a change in tenure type or a change in building type or height, you may be required to submit a new site approval application for review by MassHousing. For guidance on the Comprehensive Permit review process, you are advised to consult the Guidelines. Further, we urge you to review carefully with legal counsel the M.G.L. c.40B Comprehensive Permit Regulations at 760 CMR 56.00. This approval will be effective for a period of two (2) years from the date of this letter. Should the Applicant not apply for a Comprehensive Permit within this period this letter shall be considered to be expired and no longer in effect unless MassHousing extends the effective period of this letter in writing. In addition, the Applicant is required to notify MassHousing at the following times throughout the two-year period: (1) when the Applicant applies to the local ZBA for a Comprehensive Permit, (2) when the ZBA issues a decision and (3) if applicable, when any appeals are filed. Should a Comprehensive Permit be issued, please note that prior to (i) commencement of construction of the Project or(ii) issuance of a building permit, the Applicant is required to submit to MassHousing a request for Final Approval of the Project(as it may have been amended) in accordance with the Comprehensive Permit Rules (see especially 760 CMR 56.04(07) and the Guidelines including, without limitation,Part III thereof concerning Affirmative Fair Housing Marketing and Resident Selection). Final Approval will not be issued unless MassHousing is able to make the same findings at the time of issuing Final Approval as required at Site Approval. Please note that MassHousing may not issue Final Approval if the Comprehensive Permit contains any conditions that are inconsistent with the regulatory requirements of the New England Fund Program of the FHLBank Boston, for which MassHousing serves as Subsidizing Agency, as reflected in the applicable regulatory documents. In the interest of providing for an efficient review process and in order to avoid the potential lapse of certain appeal rights, the Applicant may wish to submit a "final draft" of the Comprehensive Permit to MassHousing for review.Applicants who avail themselves of this opportunity may avoid significant procedural delays that can result from the need to seek modification of the Comprehensive Permit after its initial issuance. If you have any questions concerning this letter,please contact Katherine Miller at (617) 854- 1116. Sincerely, l Chrystal 1Kmegay Executive Director cc: Janelle Chan, Undersecretary, DHCD The Honorable William N. Brownsberger The Honorable Jonathan Hecht Mark Sideris, President, Town Council Melissa Santucci Rozzi, Chair, Zoning Board of Appeals Steven Magoon, Director, Community Development and Planning Attachment 1 760 CMR 56.04 Project Eligibility: Other Responsibilities of Subsidizing Agency Section(4) Findings and Determinations 19 Coolidge Hill Road Housing Watertown, MA #1033 MassHousing hereby makes the following findings,based upon its review of the application, and taking into account information received during the site visit and from written comments: (a) that the proposed Project appears generally eligible under the requirements of the housing subsidy program, subject to final approval under 760 CMR 56.04(7); The Project is eligible under the NEF housing subsidy program and at least 25% of the units will be available to households earning at or below 80% of the Area Median Income, adjusted for household size, as published by the U.S. Department of Housing and Urban Development ("HUD"). The most recent HUD income limits indicate that 80% of the current median income for a four-person household in Watertown is $89,200. The 29 affordable units will have rent levels of$1,420 for the 7 studios, $1,623 for the 12 one- bedroom units, $1,825 for the 6 two-bedroom units, and $2,028 for the 4 three-bedroom units, less assumed utility costs of$80, $95, $114, and $140, respectively. MassHousing's Appraisal and Marketing Division(A&M)has reviewed proposed affordable rents and report that they are within current affordable rent levels for the Boston-Cambridge-Quincy HMFA under the NEF Program. The Applicant submitted a letter of financial interest from Harbor One Bank, a member bank of the FHLBank Boston under the NEF Program. (b) that the site of the proposed Project is generally appropriate for residential development, taking into consideration information provided by the Municipality or other parties regarding municipal actions previously taken to meet affordable housing needs, such as inclusionary zoning, multifamily districts adopted under c.40A, and overlay districts adopted under c.40R, (such finding, with supporting reasoning, to be set forth in reasonable detail); Section IV-A (3) (a) of the Guidelines provide guidance to Subsidizing Agencies for evaluating a municipality's actions intended to meet affordable housing needs. MassHousing carefully reviewed the information provided by the Municipality describing previous municipal actions intended to provide affordable housing. Specific examples cited by Town Councilor Angeline B. Kounelis include: • Adoption of a DHCD-approved Housing Production Plan(HPP) in 2014. According to DHCD, this plan recently expired, as of 2/5/19. • Amending Section 5.07: Inclusionary Zoning of Watertown's Zoning Ordinance to increase the set aside percentage from 12.5%to 15%. • Creation of an Annual Action Plan by the Watertown Housing Partnership. • Participant in the WestMetro HOME Consortium. • Adoption of the Community Preservation Act (CPA) in 2016. MassHousing recognizes Watertown's recent efforts as meaningful; however, municipal actions to date have not been of a character and scale that meets the municipality's need for affordable housing as measured by the Statutory Minima. According to DHCD's Chapter 40B Subsidized Housing Inventory(SHI), updated in June 2019, Watertown has 1,102 Subsidized Housing Inventory(SHI) units (7.10% of its housing inventory), which is 451 units short of the statutory minima requirement of 10%. The need for additional affordable housing is further supported by U.S. Census data from the 2013-2017 American Community Survey(ACS), which indicates that of the 15,160 households in the town of Watertown approximately 57.5% earned less than the HUD published 2019 AMI ($113,300), approximately 20.6% earned less than 50% of the 2019 AMI, approximately 36.3% earned less than 60% of the 2019 AMI and approximately 57.5% earned less than 80% of the 2018 AMI. Based on MassHousing staff s site inspection, internal discussions, and a thorough review of the application, MassHousing finds that the Site is suitable for residential use and development and that such use would be compatible with surrounding uses. (c) that the conceptual project design is generally appropriate for the site on which it is located, taking into consideration factors that may include proposed use, conceptual site plan and building massing, topography, environmental resources, and integration into existing development patterns (such finding, with supporting reasoning, to be set forth in reasonable detail); Relationship to Adjacent Building Typology(including building massing, site arrangement, and architectural details): Immediately surrounding the Site there are a range of single-family and multifamily housing types, including duplexes, townhouses, and small to medium scale garden-style buildings. While the property is primarily surrounded by residential structures, there are a mix of other uses and building types nearby, all within walking distance, including office, retail, industrial, and biomedical spaces in a mix of old or rehabilitated masonry buildings in addition to new construction. The Site also directly abuts approximately 9.5 acres of open space at Filippello Park to the south. The Project consists of one 6-story L-shaped multi-family apartment building with a total of 113 rental units. The mass and height of the proposed Project is substantial compared to adjacent development,however the proposed design uses architectural features and materials to reduce the scale, connect with the surrounding context and create a transition to the residential development along Coolidge Hill Road. Setbacks, balconies, overhangs and broad architectural features break up the building mass and articulate the fagades. Glazing is used at the ground level lobby and retail space to enhance the pedestrian experience. The building is set back on the southern boundary with Filippello Park,providing outdoor amenity space for residents, creating a blended edge with the park, and a stepped transition to the primary building mass. Relationship to adjacent streets/Integration into existing development patterns The Project is located at the corner of Arlington Street and Coolidge Hill Road, which is part of a larger five-way intersection with Nichols Avenue and Crawford Street. Arlington Street is a collector road with a mix of commercial and residential development that runs between Mt. Auburn and Arsenal Streets, Watertown's main arterials. Coolidge Hill Road is a local road that is primarily residential in nature. Vehicular access to the Site is on Arlington Street, via direct entry to the Project's two levels of below-grade parking, which will be operated by a robotic parking system. The proposed Project also encourages pedestrian circulation and interaction with the building by providing an expanded public sidewalk and plaza area, which connects with the ground level lobby and proposed retail space. Given its location in east Watertown, a mixed-use neighborhood with a range of residential, office, retail, industrial, and biomedical uses, including Aresenal Yards, the proposed Project is able to successfully integrate into existing development patterns. Density The Developer intends to build 113 homes on approximately 0.90 acres, all of which are buildable. The resulting density is 126 units per buildable acre, which is acceptable given the proposed housing type and the Project's location within an existing mixed-use neighborhood. Conceptual Site Plan The site plan consists of one L-shaped 6-story multi-family apartment building that frames the Site's northern and western boundaries to define the street edges at Arlington Street and Coolidge Hill Road. On the Site's southern boundary, the building is set back to create a blended edge with the adjacent Filippello Park and to provide an outdoor amenity space for residents. Site access and egress is from Arlington Street via a curb cut into a driveway that will be operated by a robotic parking system and lead directly into two levels of below-grade parking. 108 parking spaces are proposed for the Project, resulting in a parking ratio of 0.96 spaces per unit. The proposed Project also enhances pedestrian interaction by providing an expanded public sidewalk and plaza area. The plaza area provides access to the ground level lobby in addition to designated community space on Arlington Street and a retail space, which is located at the southwest corner of the Site, adjacent to the park. Environmental Resources Based on MassHousing's site inspection, and information provided by the Applicant, no significant natural or cultural resources, endangered species habitat, or areas prone to flooding have been identified on the Site. The absence of these potential constraints suggests that the Site is generally appropriate for residential development and use. Topography The Site slopes significantly upward from an approximate elevation of 37' at the front of the Site on Arlington Street to an approximate elevation of 60' at the rear of the Site bordering Coolidge Hill Road. According to information provided by the Applicant,the Site does not include any areas of ledge. The design makes effective use of this grade change by incorporating two levels of parking below the proposed building. (d) that the proposed Project appears financially feasible within the housing market in which it will be situated(based on comparable rentals or sales figures); The Applicant proposes 113 rental apartments to be financed under the NEF Program. There will be 84 market-rate units with proposed average rent levels of$2,500 for the studios; $2,938 for the one-bedroom units; $3,600 for the two-bedroom units; and $4,503 for the three-bedroom units. MassHousing's Appraisal and Marketing team (A&M)performed a Competitive Market Analysis and found that proposed market rents fall above the adjusted studio, one- and two-bedroom estimated rents,but below the adjusted three-bedroom rents They note further that based on the proposed amenities, the Project would fall into the lower end of the Class A property type. A&M recommends that a full market study be conducted prior to Final Approval in order to determine the preferences/demands of area renters and further evidence to support projected rent levels. (e) that an initial pro forma has been reviewed, including a land valuation determination consistent with the Department's Guidelines, and the Project appears financially feasible and consistent with the Department's Guidelines for Cost Examination and Limitations on Profits and Distributions (if applicable) on the basis of estimated development costs; MassHousing has commissioned an as "As-Is" appraisal which indicates a land valuation of $2,295,000. Based on a proposed investment of$12,414,156 in equity the development pro forma appears to be financially feasible and within the limitations on profits and distributions. (f) that the Applicant is a public agency, a non-profit organization, or a Limited Dividend Organization, and it meets the general eligibility standards of the housing program; and 19 Coolidge Hill Owner, LLC is a Limited Dividend Organization. The Applicant meets the general eligibility standards of the NEF housing subsidy program and has executed an Acknowledgment of Obligations to restrict their profits in accordance with the applicable limited dividend provisions. (g) that the Applicant controls the site, based on evidence that the Applicant or a related entity owns the site, or holds an option or contract to acquire such interest in the site, or has such other interest in the site as is deemed by the Subsidizing Agency to be sufficient to control the site. The Applicant controls the entire Site by virtue of a deed from Atlantic Plant Maintenance, Inc. to 19 Coolidge Hill Owner, LLC dated December 20, 2017and registered at the Southern Middlesex Registry of Deeds in Book 70445; Page 299. Southern Middlesex - 20/20 Perfect Vision i2 Document Detail Report Current datetime: 8/27/2018 3:59:20 PM Doc# Document Type Town Book/Page File Date Consideration 209938 DEED 70445/299 12/28/2017 3150000.00 Property-Street Address and/or Description 19 COOLIDGE HILL RD Grantors ATLANTIC PLANT MAINTENANCE INC Grantees 19 COOLIDGE HILL OWNER LLC References-Book/Pg Description Recorded Year Registered Land Certificate(s)-Cert# Book/Pg Bk: 70445 Pg: 299 IIII IIIII IIII III IIIIIII IIII III IIII III IIII 8 IIIII IIIIIII 0 IIIIIII z 17 poo: DEED ak:70445 Q9 2 2128l20i7 3 AM Page: i of 3 QUITCLAIM DEED N n N Atlantic Plant Maintenance, Inc., a Delaware corporation, with a principal place of business at 3225 Pasadena Boulevard, Pasadena, Texas 77503 for consideration of Three Million One Hundred Fifty Thousand and 00/100 dollars ($3,150,000.00) paid grants to 19 Coolidge Hill Owner,LLC,a Delaware limited liability company,with a principal place ofbusiness at 275 Grove Street, Suite 2400,Newton,MA 02466, with QUITCLAIM COVENANTS Property Address: 19 Coolidge Hill Road,Watertown,Massachusetts 3 The land with the buildings thereon situated at 19 Coolidge Hill Road, Watertown, Massachusetts 3 more fully described on Exhibit A attached hereto and made a part hereof 1 For Title,see deed dated January 9, 1981 and recorded with the Middlesex South Registry of Deeds in Book 14149, Page 255. x The undersigned certifies this conveyance is not a sale of all or substantially all of the assets of the grantor in the Commonwealth of Massachusetts. a i For Grantor's title, see a Deed dated September 18, 2015 and recorded on September 23, 2015 J U with the Suffolk County Registry of Deeds in Book 55097, Page 297. r, i (This space Intentionally Blank—Signatures Follow) MASSACHUSETTS CISE TAX Southern Mlddl x District aD 'i 001 Dale: 1212 01710: Ctrl#275 53 13 Doc1i 00209938 Fee: $14,364.00 Cons: $3,150,000.00 Please return to: Chicago Title Commonwealth Land Title 265 Franklin Street,8th Floor Boston,MA 02110 �Q L For J 69 Bk: 70446 Pg: 300 f� Executed as a sealed instrument this p day of December,2017. Atlantic Plant M ' ce, Inc. By. Name: Eric Distler Title: Designated Signatory DULY AUTHORIZED STATE OF MASSACHUSETTS COMMONWEALTH OF MASSACHUSETTS) SS: COUNTY OF SUFFOLK ) On this 2A day of December, 2017, before me, the undersigned Notary Public, personally appeared the above-named Eric Distler, Delegated Signatory, proved to me by satisfactory evidence of identification,being(check whichever applies): o driver's license or other state or federal governmental document bearing a photographic image, o oath of a credible witness known to me who knows the above signatory,or ❑ my own personal knowledge of the identity of the signatory, to be the person whose name is signed above, and acknowledged the foregoing to be signed by him/her voluntarily for its stated purpose,as the duly- authorized delegated signatory of Atlantic Plant Maintenance,Inc. i Notary Public My commission expires: 6 � 1 t 20 ANNA M. HORN Notary Public- Notary Seal STATE OF MISSOURI County of Cole My Commission Expires 8/11/201,5 I Commission# 15637251 Bk: 70445 Pg: 301 EXHIBIT A LEGAL DESCRIPTION A certain parcel of land with the buildings thereon situated at and now numbered 19 Coolidge Hill Road, Watertown, Middlesex County, Massachusetts and shown as Lot "B" containing 39.094 square feet on a plan entitled"Division Plan of Land in Watertown, Mass.,owned by E. H. Hinds Trucking Inc." dated December 17, 1957, by A. J. Canon, Surveyor & C.E. recorded with Middlesex South District Registry of Deeds as Plan No.265 of 1958 with deed of Edward H. Hinds to George Elbag et ux in Book 9114, Page 64,bounded according to said plan as follows: Northerly by Coolidge Hill Road, 298.01 feet; Easterly by Lot"A", 125.00 feet; Southerly by land of the Town of Watertown, 299.34 feet; Westerly by Arlington Street, 96.84 feet; and Northwesterly on a curved line having a radius of 25.00 feet by the junction of Arlington Street and Coolidge Hill Road, 45.26 feet. 62931402 vl 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application 7(h) A list of requested exceptions to local requirements and regulations, including local codes, ordinances, by-laws or regulations TABLE OF CONTENTS "7(h)" Exceptions Listing 19 Coolidge Hill Road Housing In accordance with M.G.L.c.40B§§20-23,generally,and 760 CMR 56.05(2)(h),a list of requested exceptions to the local requirements and regulations is provided herein to permit the development of a 113 unit multi-level,multi-family housing development(including administrative offices,clubrooms,and common laundry room reserved for occupant's use)with integrated parking garage and ancillary retail/commercial uses on main floor of the building("Project"). The Applicant's requested exceptions are based on the Site Development Plans(Cover Sheet,C-1;C-2;and C-3)and Architectural Plans(A-1;A-2;A-3;A-4;A-5;A-6 and A-7)compiled in the plan set entitled"19 Coolidge Hill Road Housing, 19 Coolidge Hill Road Watertown,MA 02472 Parcel ID 1511 1B 0"prepared by CROWE—John G.Crowe Associates,Inc.,et al,dated August 12,2019 comprising eleven(11)sheets including the cover page("Site Development Plans"and"Architectural Plans"collectively referred to as the,"Project Plans"). Subsequent amendments to the Project Plans may require different or additional exceptions,thus the Applicant respectfully reserves all of its rights to supplement or amend this list. The Applicant requests that all necessary local permits be integrated into the Comprehensive Permit decision issued by the Zoning Board of Appeals. The listing of exceptions below is based on the local Ordinances,Bylaws,Rules and Regulations made available in an electronic format on the Town of Watertown website, including,but not limited to The Town of Watertown,Massachusetts Code of Ordinances 2019 S-7 Supplement contains:Local legislation passed through 6-30-2019,including Ordinance 0-2019-7,passed 1-22-2019 and the Town of Watertown Zoning Ordinance Watertown Planning Board Watertown,Massachusetts Amended December 11,2018. Upon receipt of current versions of the Code of Ordinances,Zoning Ordinance or other local bylaws or regulations,as requested by the Applicant,the Applicant reserves all of its rights to supplement or amend this exceptions list. pr LOCAL ORDINANCE SECTION REQUIREMENT P CODE OF ORDINANCES TITLE VII -TRAFFIC REGULATIONS Chapter 71:Parking and Stopping Regulations: • Handicapped Parking-§§71.01-71.02 Spaces 3%(but not less than 4)and required A waiver is sought for this section to the extent it is determined Required and Signs signage that the proposed parking,as described in the Project Narrative and otherwise depicted on the Project Plans,does not so comply pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. TITLE IX:GENERAL REGULATIONS Chapter 92:Fire Prevention: • §92.02 Fee Schedule for the Keeping or Storage of All applicable fees The Applicant requests that the applicable fees related to the Hazardous Materials Project shall be those in effect as of date of filing of this Comprehensive Permit application. • §92.03 Permit,Inspection and Report Fees All applicable fees The Applicant requests that the applicable fees related to the Project shall be those in effect as of date of filing of this Comprehensive Permit application. • §92.06 Regulation of Fire Lanes (C) It shall be unlawful to obstruct or A waiver is sought for this section in its entirety to allow the park any vehicle in any fire lane,such Project and design as shown on the Project Plans pursuant to fire lane to be designated on private M.G.L.c 4013,§§20-23 and the regulations thereunder. property or ways by the Chief of the Emergency access to the property is currently provided from the Fire Department and the Traffic surrounding roadways and will continue under the proposed Commission,and marked as such by Project. the owner. The fire lane shall be at a minimum distance of 12 feet from the curbing at a sidewalk for a mall, shopping center,hotel,home for the elderly,hospital,nursing home,theater, school,or bowling alley. Where there are no sidewalks with curbing,said fire land shall be at a minimum distance of 18 feet from the building. Chapter 96:Streets and Sidewalks • §96.06 Opening or Obstruction of Public Way The Applicant requests that the applicable fees related to the Project shall be those in effect as of date of filing of this Comprehensive Permit application. The Watertown Ordinance for Chapter 97.00 Stormwater Regulations Stormwater Management and Erosion A waiver is sought for this section in its entirety pursuant to Control and the Watertown Rules and M.G.L.c 4013,§§20-23 and the regulations thereunder to allow Regulation of Discharges to the Municipal Storm Sewer System Regulations for Stormwater the Project and design as shown on the Project Plans which will Management and Erosion Control be in compliance with federal stormwater management require engineering design and requirements and the National Pollutant Discharge Elimination procedural review of a development System(NPDES)permit program. project's stormwater management system exceeding the requirements of The Project will connect to the Watertown municipal storm the federal and state requirements. drainage system which is subject to E.P.A.MS4 General Permit regulations and procedures. The Project is not adjacent to or near Watertown stormwater regulations wetlands or sensitive water resources. cover three main areas:construction stormwater management,post- s construction stormwater quality,and The Project site size and proposed area of land alteration is post-construction stormwater quantity. greater than the 5,000 square foot size threshold which would trigger application under the Watertown Rules and Regulations Watertown requirements for for Stormwater Management and Erosion Control. The Project construction stormwater management will likely exceed one-acre site construction disturbance which is for construction projects which would the threshold size requirement for an individual project NPDES alter 5,000 square feet or more of land Notice of Intent and procedural compliance with the U.S.E.P.A. are essentially duplicative of federal Construction General Permit. Therefore,the Project Proponent construction stormwater regulations for expects to register a E.P.A.Notice of Intent(NOI)and prepare a construction projects which would alter Stormwater Pollution Prevention Plan(SWPPP),address one-acre or more of land. compliance with the E.P.A.2017 Comprehensive General Permit (CGP)requirements for management of construction stormwater Watertown stormwater regulations including erosion and sediment control,and prepare an require stormwater quality management Operations and Management Plan for long-term stormwater (pretreatment before discharge)for all pollution prevention. In these areas the Project will comply with development projects which are equal Watertown Stormwater Regulations,Regulations of Discharges to to pretreatment levels that the federal the Municipal Storm Sewer System,and Rules and Regulations and state regulations require only for for Stormwater Management and Erosion Control. developments adjacent to or near wetlands and sensitive water resources. In the area of stormwater guaHty management,the project design will achieve design goals typical to development projects which Also,Watertown stormwater are not adjacent to or near wetlands and sensitive water resources. regulations require stormwater quantity Stormwater discharges to the Watertown municipal drainage management with the goal of system from on-site exterior vehicular pavements will receive eliminating all stormwater flow from a pretreatment equal to or exceeding that which is attained by deep development project to abutting public sump catch basins with hooded outlets. Stormwater discharges to and private properties. This the ground will receive pre-treatment equal or exceeding that requirement exceeds federal and state recommended by MassDEP guidelines for stormwater infiltration. requirements for any project of any type,size,and location.Federal and In the area of stormwater jaInti management,the project will state regulations only require that post- achieve design goals typical to development projects. Post- construction run-off rates match construction peak rates of run-off leaving the property for the existing run-off rates. 100-year and more frequent 24-hour storm events will be equal to or less than the pre-construction peak rates of run-off. Compliance with Stormwater Chapter 98.00 Stormwater Management and Erosion Control Management and Erosion Control A waiver is sought for this section in its entirety to allow the Requirements and obtain Permit,design Project and design as shown on the Project Plans pursuant to requirements,O&M plan and As-built M.G.L.c 4013,§§20-23 and the regulations thereunder. The proposed Stormwater Design and Erosion Control Plan are sufficient to address construction activities and drainage associated with the Project. All necessary permits shall be issued 3 by the Zoning Board of Appeals as part of the Comprehensive Permit decision which will be in compliance with federal stormwater management requirements and the National Pollutant Discharge Elimination System(NPDES)permit program. The Project will connect to the Watertown municipal storm drainage system which is subject to E.P.A.MS4 General Permit regulations and procedures. The Project is not adjacent to or near wetlands or sensitive water resources. The Project site size and proposed area of land alteration is greater than the 5,000 square foot size threshold which would trigger application under the Watertown Rules and Regulations for Stormwater Management and Erosion Control. The Project will likely exceed one-acre site construction disturbance which is the threshold size requirement for an individual project NPDES Notice of Intent and procedural compliance with the U.S.E.P.A. Construction General Permit. Therefore,the Project Proponent expects to register a E.P.A.Notice of Intent(NOI)and prepare a Stormwater Pollution Prevention Plan(SWPPP),address compliance with the E.P.A.2017 Comprehensive General Permit (CGP)requirements for management of construction stormwater including erosion and sediment control,and prepare an Operations and Management Plan for long-term stormwater pollution prevention. In these areas the Project will comply with Watertown Stormwater Regulations,Regulations of Discharges to the Municipal Storm Sewer System,and Rules and Regulations for Stormwater Management and Erosion Control. In the area of stormwater quality management,the project design will achieve design goals typical to development projects which are not adjacent to or near wetlands and sensitive water resources. Stormwater discharges to the Watertown municipal drainage system from on-site exterior vehicular pavements will receive pretreatment equal to or exceeding that which is attained by deep sump catch basins with hooded outlets. Stormwater discharges to the ground will receive pre-treatment equal or exceeding that recommended by MassDEP guidelines for stormwater infiltration. In the area of stormwater jaInti management,the project will achieve design goals typical to development projects. Post- construction peak rates of run-off leaving the property for the 100-year and more frequent 24-hour storm events will be equal to or less than the pre-construction peak rates of run-off. 4 TITLE XV:LAND USAGE Chapter 153:Demolition of Historic Buildings • §§ 153.01-153.99 Determination of historic significance A waiver is sought for this section in its entirety to allow the and permit issuance. Project as shown on the Project Plans pursuant to M.G.L.c 40B, §§20-23 and the regulations thereunder. All necessary decisions and findings require shall be issued by the Zoning Board of Appeals as part of the Comprehensive Permit decision. The existing building on the premises is 50+year old but is not historicallv significant. All necessary findings and permits related to Demolition Delay shall be issued by the Zoning Board of Appeals as part of the Comprehensive Permit, ZONING CODE Chapter 155:Zoning Code(Amended as of December 11,2018 Existing Zoning-(I-2)District (posted on Town webpage—plus series of amendments found on Community Development and Planning webpage) Article III—Establishment of Zoning Districts • Section 3.00 Division of the Town into Districts Section 3.00(c)Every parcel of land A waiver is sought for this section in its entirety to allow the and every building or other structure in Project as shown on the Project Plans pursuant to M.G.L.c 40B, the Town,except as otherwise provided §§20-23 and the regulations thereunder. by law or by this Zoning Ordinance shall be subject to the regulations, restrictions,and requirements specified for the District in which it is located. Article IV—General Use and Dimensional Regulations • Section 4.00 Applicability of Use Regulations Except as provided by law or in this A waiver is sought for this section in its entirety to allow the Zoning Ordinance,in each district no Project and design as shown on the Project Plans pursuant to building,structure or land shall be used M.G.L.c 40B,§§20-23 and the regulations thereunder. or occupied except for the purposes permitted in the district as listed in Article V. 5 • Section 4.01 Permitted Uses (c)A use listed in Article V which is A waiver is sought for this section in its entirety to allow the denoted by the letter"N"is not Project and design as shown on the Project Plans pursuant to permitted,except nonconforming uses M.G.L.c 40B,§§20-23 and the regulations thereunder. which may be continued under the provisions of§4.05. • Section 4.03 Accessory Uses General requirements pertaining to A waiver is sought for this section in its entirety to allow the Accessory Uses and Structures. Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. This request is applicable to the extent that any Project related use or structure is deemed Accessory. • Section 4.04 Prohibited Uses (c)any advertising sign or device, A waiver is sought for this section in its entirety to allow the except as permitted under Article VII Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. Signage shall be a depicted on the Project Plans. • Section 405 Continuance of Non-Conforming Use General requirements pertaining to non- A waiver is sought for this section in its entirety to allow the conforming use as it may apply to the Project and design as shown on the Project Plans pursuant to Project, M.G.L.c 40B,§§20-23 and the regulations thereunder. This request is applicable to the extent that it is deemed that the Project is determined to be a continuance of a Non-Conforming Use • Section 4.06 Alteration of Non-Conforming Uses and General requirements pertaining to the A waiver is sought for this section in its entirety to allow the Buildings/Structures alteration of non-conforming uses and Project as shown on the Project Plans pursuant to M.G.L.c 40B, buildings/structures §§20-23 and the regulations thereunder. This request is applicable to the extent that it is deemed that the Project is determined to be an alteration of Non-Conforming Use(s)and Buildings/Structures • Section 4.08 Applicability of Dimensional Regulations (a)The regulations for each district A waiver is sought for this section in its entirety to allow the pertaining to the size and dimensions of Project and design as shown on the Project Plans pursuant to the lot and of the buildings thereon and M.G.L.c 40B,§§20-23 and the regulations thereunder. to the placement of the buildings and of accessory uses on the lot shall be as specified in Article V,subject to further provisions of§4.08,4.09,4.10,4.11, and 4.12. (b)The lot or yard areas required for any building or use shall not include any part of a lot that is required by any other building or use to comply with 6 any requirements of the Zoning Ordinance. • Section 4.10 Exceptions to Height Regulations General requirements relating to height A waiver is sought for this section in its entirety to allow the limitations and Special Permit Project and design as shown on the Project Plans pursuant to authorizations to allow additional M.G.L.c 4013,§§20-23 and the regulations thereunder. All height. permits,including Special Permits required to modify these provisions and/or standards shall be granted as part of the Comprehensive Permit decision. • Section 4.11 Exceptions to Setback Requirements General requirements relating to the A waiver is sought for this section in its entirety to allow the building setback,design and Project and design as shown on the Project Plans pursuant to encroachments. M.G.L.c 4013,§§20-23 and the regulations thereunder. All permits,including Special Permits required to modify these provisions and/or standards shall be granted as part of the Comprehensive Permit decision. • Section 4.12 Required Comer Clearance for Visibility 25 feet A waiver is sought for this section in its entirety to allow the Project and design as shown on the Project Plans pursuant to M.G.L.c 4013,§§20-23 and the regulations thereunder. Proposed -31'2" • Section 4.13 Transition Requirements A waiver is sought for this section in its entirety to allow the Project and design as shown on the Project Plans pursuant to M.G.L.c 4013,§§20-23 and the regulations thereunder. All permits,including Special Permits required to modify these provisions and/or standards shall be granted as part of the Comprehensive Permit decision. Article V—Table of District Regulations,Sections 5.01-5.03 • Section 5.00 Interpretation Subsection(a),(b),(c)(d) A waiver is sought for this section in its entirety to allow the Project and design as shown on the Project Plans pursuant to "If designated in the Table by the letter M.G.L.c 4013,§§20-23 and the regulations thereunder. "N"(No),the use is not permitted in the district." • Section 5.01 Table of Use Regulations Designation of permitted Principal Uses A waiver is sought for this section in its entirety to allow the in all Zoning Districts. Multi-family 4+ Project and design as shown on the Project Plans pursuant to and Mixed-Use Developments are not M.G.L.c 4013,§§20-23 and the regulations thereunder. permitted in the 1-2 District 7 • Section 5.02 Table of Accessory Use Regulations and (c)Accessory Parking and garage as A waiver is sought for these sections in their entirety to allow the Section 5.03 Notes to Table of Use Regulations permitted in Article IV Project and design as shown on the Project Plans pursuant to (g)Administrative offices,clubrooms, M.G.L.c 40B,§§20-23 and the regulations thereunder. and common laundry room reserved for occupant's use.Accessory to multi -family dwellings. (h)Business accessory uses, usual,not to include outside service window or outdoor storage of merchandise. (i)Outside Service Window as a Business accessory use,usual,except for outdoor storage of merchandise. (7)All residential uses that are part of Vertical mixed-use developments shall be located only on floors above the ground floor,and in no instance shall more than 15%of any ground floor level that fronts on a public way be used for the purposes of gaining access to the residential uses. The surface area of the ground floor level fagade along the public way as measured vertically from ground floor to the underside of the above floor plate and horizontally along the total length of the building fronting the public way must be composed of a minimum fifty percent(50%)transparent materials allowing unobstructed views into the building.However,parking areas or parking structures shall be screened. Commercial pedestrian entrances into these spaces must be no more than fifty (50)feet apart from one another,or from the corner of the building. • Section 5.04 Table of Dimensional Regulations and A waiver is sought for these sections in their entirety to allow the Section 5.05 Notes to Table of Dimensional Project and design as shown on the Project Plans pursuant to Regulations M.G.L.c 40B,§§20-23 and the regulations thereunder. Proposed dimensional standards are provided below and on the Project Plans. 8 Minimum Lot Size(s.f.) N/A 39,134+/-sf 50 ft(f)/100 ft 484.11 feet total Minimum Frontage(ft) 364.64 feet Coolidge Hill Road 119.47 feet Arlington Street Each of the two separate frontage dimensions include one-half of the length of the curved property line at the intersection. 150 ft/250 ft(with special permit) 242'-7" Maximum Contiguous Fagade(5.04/5.05(f)) 50 ft width by 25 ft in deep Varied as per Project Plans Minimum Fagade Offsets(5.04/5.05(f)) 300 ft 242'.7" Maximum Linear Dimension(5.04/5.05(f)) 25 ft 31'-2" Minimum Comer Clearance Setbacks(ft)(Footnote p) Setback—Front 10 ft Max.30(Footnote s) North(Coolidge Hill Road)-10 feet West(Arlington Street)-Varies East Side—50ft East Side Setback 30'-4" Setback—Side South Side—50ft South Side Setback 5%1" 30 feet Property is a"Corner Lot"and has two side yards/no rear yard Setback—Rear 50%(x) 75%(29,183 sf) Max.Building Coverage 90%(x) 81%(31,678 sf) Max.Impervious Coverage 55 feet/5 stories(25'setback to 83 feet/6 stories plus mezzanine Max.Height residential Footnote k) 24 feet(Footnote n) 9 N/A 346+/-sf Minimum Lot Area Per Dwelling Unit 1.0/2.0 with Special Permit(Footnote i) 3.2(125,280 sf) Max.FAR 100/o/20% 49%(19,079sf) Min.Open Space • Section 5.07—Affordable Housing Requirements Requirements for affordable housing A waiver is sought for this section in its entirety to allow the Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder.The Project shall designate 25%of the units as affordable at 80%AMI as provided in the Comprehensive Permit application. • Section 5.17 Design Guidelines Applicability,regulations and A waiver is sought for this section in its entirety to allow the guidelines Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. All permits,including Special Permits required to modify these provisions and/or standards shall be granted as part of the Comprehensive Permit decision. Article VI -Automobile and Bicycle Parking Requirements • Section 6.01 Required Off-Street Parking Spaces (a)"...no land shall be used and no A waiver is sought for this section in its entirety to allow the building shall be erected,enlarged or Project and design as shown on the Project Plans pursuant to used unless off-street parking spaces M.G.L.c 40B,§§20-23 and the regulations thereunder. meeting the requirements of this Section are provided." The Project shall include 108 parking spaces within a structured garage(.96/unit). (b)Multi-Family Studio.75-1.00/unit On-street parking in also available. 1 bed—1.00/1.25/unit 2 bed 1.50/-1.75/unit 3 bed 2.00-2.25/unit Mixed—Use(The sum of commercial and residential requirements consistent with this Ordinance;except in CB district, 1 space per dwelling unit and commercial uses consistent with section 6.01 (f)may be reduced by SP. 10 • Section 6.02 Location and Design of Off-Street (a)—(n)as the requirements therein A waiver is sought for this section in its entirety to allow the Parking Spaces apply to the Project Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. Parking for this project will be managed through the use of a robotic,automated parking system which will park and deliver cars for both the residents and guests.Through the use of specialized equipment,software and controls these systems are both safe and efficient. • Section 6.03 Required Off-Street Loading Spaces Required number of Loading Spaces A waiver is sought for this section in its entirety to allow the Project and design as shown on the Project Plans pursuant to Retail—1 M.G.L.c 40B,§§20-23 and the regulations thereunder. Residential-0 Loading and staging for all uses will occur in the Loading/Staging area on the First Floor.The layout and design of this area will be reviewed with the Town. On-street parking is also available. • Section 6.04 Design and Layout of Off-Street Loading Design and location standards A waiver is sought for this section in its entirety to allow the Facilities Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. • Section 6.07 Bicycle Parking Bicycle Parking quantity and design A waiver is sought for this section in its entirety to allow the standards Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. Retail—6 Residential—25 Article VIII Other Regulations • Section 8.00 Regulation of Soil Removal Removal of soils related to the A waiver is sought for this section in its entirety to allow the construction of the proposed Project and design as shown on the Project Plans pursuant to development. M.G.L.c 40B,§§20-23 and the regulations thereunder. Any required permit related to the removal of soil shall be granted by the Zoning Board of Appeals as part of the Comprehensive Permit. • Section 8.05 Solar Energy Systems Requirement that the building include a A waiver is sought for this section in its entirety to allow the solar energy system Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. The roof of the building will house a solar panel array which will help to offset the energy consumption of the building and/or 11 contribute to the electrical grid. A Solar Energy System Assessment will be submitted prior to a Building Permit. Article IX Enforcement and Application Procedures • Section 9.00 Enforcement;Violations Requirements that the Zoning A waiver is sought for this section in its entirety to allow the Enforcement Officer Project comply Project and design as shown on the Project Plans pursuant to with Zoning M.G.L.c 40B,§§20-23 and the regulations thereunder. • Section 9.01—Building Permit(No Building Permit Building Permits in conformance with A waiver is sought for this section in its entirety to allow the issued unless project is in accordance with the Zoning Zoning Ordinance. Project and design as shown on the Project Plans pursuant to Ordinance) M.G.L.c 40B,§§20-23 and the regulations thereunder. • Section 9.02—Occupancy Permit(Not issued unless Occupancy Permit subject to project A waiver is sought for this section in its entirety to allow the the project complies with the Zoning Ordinance) compliance with Zoning Ordinance. Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. • Section 9.03-Site Plan Review of Certain Residential All requirements associated with this A waiver is sought for this section in its entirety to allow the and Non Residential Developments section including permitting, Project and design as shown on the Project Plans pursuant to submission materials(including but not M.G.L.c 40B,§§20-23 and the regulations thereunder. Any Site limited to Solar Energy System Plan Review required under this sections shall be granted by the Assessment),public information Zoning Board of Appeals. meetings,design standards(including LEED)and guidelines. The building will be constructed,wherever possible,with components that use recycled and environmentally sensitive and sustainable materials. Construction practices will adhere to the tenets of LEED by managing construction waste. The Project will strive to achieve LEED certification. The project will meet and will attempt to exceed Energy Star requirements. Appliances will be Energy Star rated. Lighting, cooling and heating systems will be selected that are energy efficient and endorsed by Energy Star,MassSave and MassCEC. Plumbing fixtures will be low flow/low consumption. Landscaping will be drought resistant to minimize irrigation demands. Solar Energy System Assessment Status will be submitted to the Building Department prior to a Building Permit. • Section 9.06 Special Permit Criterial for I-1 and 1-2 All requirements associated with this A waiver is sought for this section in its entirety to allow the Districts section including,but not limited to Project and design as shown on the Project Plans pursuant to Section 9.03,9.04 and 9.05 or increased M.G.L.c 40B,§§20-23 and the regulations thereunder. intensity of use above FAR of 1.0 12 Permit to be granted by the Zoning Board of Appeals. No additional criteria shall apply. • Section 9.09 Limited Approval of Special Permit All requirements associated with this A waiver is sought for this section in its entirety to allow the section. Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. Permit to be granted by the Zoning Board of Appeals. No additional criteria shall apply. REGULATIONS,STANDARDS AND GUIDELINES Watertown Massachusetts Design Guidelines All requirements associated with this A waiver is sought for this section in its entirety to allow the section. Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. Permit to be granted by the Zoning Board of Appeals. No additional criteria shall apply. Consolidation of all meetings into the public hearing process associated with the Comprehensive Permit review by the Zoning Board of Appeals. Town of Watertown Sanitary Sewer And Storm Drains A waiver is sought for this section in its entirety to allow the Regulations Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. Project will comply with regulations regarding the use of municipal standards for the materials and design and construction of pipes,manholes,catch basins and other sanitary sewer and storm drain equipment,but requests a waiver on design criteria which exceed state regulations and associated fees. Town of Watertown Water Regulations A waiver is sought for this section in its entirety to allow the Project and design as shown on the Project Plans and other applicable Application materials pursuant to M.G.L.c 40B,§§20- 23 and the regulations thereunder. Project will comply with regulations regarding the use of municipal standards for the materials and design and construction of pipes,manholes,catch basins and other sanitary sewer and storm drain equipment,but requests a waiver on design criteria which exceed state regulations and associated fees. DPW Site Plan Review On-Site Drainage Requirements A waiver is sought for this section in its entirety to allow the Project and design as shown on the Project Plans and other applicable Application materials pursuant to M.G.L.c 40B,§§20- 23 and the regulations thereunder. 13 Project will comply with regulations regarding the use of municipal standards for the materials and design and construction of pipes,manholes,catch basins and other on-site drainage equipment,but requests a waiver on design criteria which exceed state regulations and associated fees. DPW Site Plan Review of On-site Drainage to be granted as part of the Comprehensive Permit Application Decision. Town of Watertown Rules and Regulations for Stormwater A waiver is sought for this section in its entirety to allow the Management and Erosion Control Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. Permit to be granted as part of the Comprehensive Permit Application Decision Residential Driveway Regulations A waiver is sought for this section in its entirety to allow the Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. Board of Zoning Appeals Rules of Practice and Procedure Town Comprehensive Permit Rules of of Watertown,Date of Adoption:December 27, 1984,Date Last Practice and Procedure Adopted Edited:December 28,2011,Printed January 2012 September 24,2003 • Section 3.00:Filing,Time Limits,and Notice,Section Preliminary,scaled architectural 1/16"=1' 3.01(c) drawings at 1/4"=1'or 1/8"=1'. • 3.03 In order to allow review by local officials,the •30 copies of the application with one A waiver is sought for this section in its entirety related to the Applicant shall provide the Office of the Board of copy to the Town Clerk(with full number of full size plans to be submitted. The Applicant shall Appeals 30 copies with one copy to the Town Clerk of size plans) provide 30 copies of the completed application to the Board of the complete application...: .one unbound copy of the application Appeals with 26- I I'x17'size plans,four(4)full size plans and •five(5)-11x17 copies of all plans an unbound copy of the application and plans. One copy shall be •one unbound copy of all plans provided to the Town Clerk with full size plans. If additional full size plans are needed the Applicant will provide them to the Board of Appeals upon their request. Department of Community Development&Planning Affordable Housing Review A waiver is sought for these fees pursuant to M.G.L.c 40B,§§20- $250/New Development; 23 and the regulations thereunder. $1 000/Amendment to Existing Agreement Fees shall be paid in accordance with Board of Zoning Appeals Rules of Practice and Procedure Town of Watertown,Date of Adoption:December 27, 1984,Date Last Edited:December 28, 2011,Printed January 2012. No other application or review fees shall apply with the exception of Section 4.00 Review Fees for Project Review Fees related to outside consultants 14 Signage Design Booklets A waiver is sought for the Signage Design Booklet in its entirety to allow the Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. Transportation Demand Management Guide for Petitioners Comprehensive TDM for Larger A waiver is sought for these regulations in its entirety to allow the Projects Project and design as shown on the Project Plans pursuant to M.G.L.c 40B,§§20-23 and the regulations thereunder. Notwithstanding anything to the contrary contained herein the Applicant hereby requests relief from any other local rule,regulation,or ordinance or to the extent necessary to construct and operate the Project in accordance with the Project Plans submitted with this Application or that would prohibit the development of the Project or make such Project uneconomic. The Applicant reserves the right to supplement this Exceptions Listing based on modifications of the Site Development Plans and/or the Architectural Plan or clarification of any other applicable local rule,regulation or ordinance. 2518720.3 15 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application 7(i) A complete pro-forma, detailing the projected costs and revenues of the proposed project 19 Coolidge Hill Rd Watertown,MA 02472 Pro Forma Summary PROPERTYSUMMARY TIMINGCONTROL Property Name 19 Coolidge Hill Rd Construction Start From 3/1/20 Street Address 19 Coolidge Hill Rd Length of Construction(month end) 15 (C.0.Received) City/State/Zip Code Watertown,MA 02472 Lease Up Starts(month) 16th County Middlesex Lease-Up: HUD Metropolitan FMR Area HUD Boston-Cambridge-Quincy MA 21th month(End) Lease-up Year 0.5 End 60% 27th month(End) Lease-up Year 1.0 End 70% UNIT MIX SUMMARY 33th month(End) Lease-up Year 1.5 End 85% Gross Proposed SF(GSF) 143,973 39th month(End) Lease-up Year 2.0 End 95% Reach Stabilized 95%Occupancy Net Rentable SF(NRSF) 112,193 51th month(End) Lease-up Year 3.0 End 95% Stabilized Year Avg.SF/Unit 881 Net-to-gross SF Ratio 78% STABILIZED PRO FORMA All Rentable Resi.Units 113 Residential Income Percentage of Affordable Units(%) 25% Potential Income From Resi.Units $ 3,802,633 Affordable Units 28 Market Units 85 Otherincome Retail Monthly Rate Retail One $ 2,500 RATE SUMMARY Monthly Income From Retail $ 2,500 Avg.Mo.Rate/Unit Avg.Mo.Rent/SF Avg.SF/Unit Studio Parking Affordable Studio $ 1,420 $ 2.55 558 Monthly Rate/Space Spaces Market Studio $ 2,500 $ 4.50 556 Parking Total $ 73 108 One Bedroom Premium Spaces $ 100 50 Affordable One Bedroom $ 1,623 $ 2.09 776 Regular Spaces $ 50 58 Market One Bedroom $ 2,938 $ 3.75 784 Monthly Income From Parking $ 7,900 Two Bedroom Affordable Two Bedroom $ 1,825 $ 1.69 1,083 EGI Items Market Two Bedroom $ 3,643 $ 3.33 1,094 Stabilized Vacancy 5.00% Three Bedroom Write-offs 0.00% Affordable Three Bedroom $ 2,028 $ 1.35 1,503 Gross Effective Income $ 3,851,381 Market Three Bedroom $ 4,503 $ 3.00 1,501 Operating Expenses For All Rentable Residential Units $ 2,804 $ 3.18 881 Property Tax $2,000/unit Facility Management Fee 3.0% SOURCES Repair&Maintenance 0.2% Total Operating Expenses $ 1,081,434 Equity $ 12,414,156 30% Operating Expenses/Unit $ 9,570 Debt $ 28,965,754 70% Sources From Equity&Debt $ 41,379,911 100% Stabilized NO1 $ 2,769,947 Net Cash Flow Through Stabilization $ 1,303,018 Yield-to-cost 6.91% Total Sources $ 40,076,893 Construction Loan Interest Rate 5.00% Pro Forma Summary USES Items $ $/GSF $/NRSF 19 Coolidge Hill Rd Site Acquisition $ 3,250,000 $ 22.6 $ 29.0 Watertown,MA 02472 Hard Cost $ 33,113,790 $ 230.0 $ 295.2 Soft Cost $ 3,351,487 $ 23.3 $ 29.9 Financing&Closing Costs $ 600,000 $ 4.2 $ 5.3 Interest/Operating Reserve(Surplus) $ 1,064,634 $ 7.4 $ 9.5 Net Cash Flow Through Stabilization $ 1,303,018 $ 9.1 $ 11.6 Total Development Cost $ 40,076,893 $ 278.4 $ 357.2 Assumptions Architect&Engineering 2.5%of hard cost Project Management Fee 4.2% Construction Contingency 15.0% Lender Fee 0% Origination Fee 0.6% 19 Coolidge Hill Rd Watertown, MA 02472 Sources & Uses Sources&Uses Amount Percentage% $/GSF $/NRSF $/Unit 1.Sources Loan $ 28,965,754 70% $ 201.2 $ 258.2 $ 256,334 Equity $ 12,414,156 30% $ 86.2 $ 110.7 $ 109,860 Sources From Equity&Loan $ 41,379,911 100% $287.4 $368.8 $ 366,194 Net Cash Flow Through Stabilization $ 1,303,018 $ 9.1 $ 11.6 $ 11,531 Total Sources $ 40,076,893 $278.4 $357.2 $ 354,663 2.Uses Land Cost $ 3,250,000 8.1% $ 22.6 $ 29.0 $ 28,761 Hard Cost $ 33,113,790 82.6% $ 230.0 $ 295.2 $ 293,042 Soft Cost $ 3,351,487 8.4% $ 23.3 $ 29.9 $ 29,659 Financing&Closing Cost $ 600,000 1.5% $ 4.2 $ 5.3 $ 5,310 Interest Reserve $ 1,064,634 2.7% $ 7.4 $ 9.5 $ 9,422 Net Cash Flow Through Stabilization $ (1,303,018) -3.3% $ (9.1) $ (11.6) $ (11,531) Total Uses $ 40,076,893 100% $278.4 $357.2 $ 354,663 3.Yield to Cost Stabilized NOI $ 2,769,947 Project Cost $ 40,076,893 Yield To Cost 6.91% 4.Yield on Project Equity-Construction Loan Stabilized NOI $ 2,769,947 Projected Debt Service $ (1,448,288) Interest Only Net Cash Flow $ 1,303,018 Yield on Projected Equity 10.5% Equity Share 100% Sources &Uses 19 Coolidge Hill Rd Watertown, MA 02472 19 Coolidge Hill Rd Watertown, MA 02472 Development Budget Development Budget Amount $/GRSF $/NRSF $/Unit 1. Land Costs: Land $ 3,150,000 $ 21.9 $ 28.1 $ 27,876 Closing&Interim Pursuit Costs $ 100,000 $ 0.7 $ 0.9 $ 885 Subtotal $ 3,250,000 $ 22.6 $ 29.0 $ 28,761 2. Hard Costs Construction $ 33,113,790 $ 230.0 $ 295.2 $ 293,042 3. Soft Costs Appraisal $ 15,000 $ 0.1 $ 0.1 $ 133 Architect&Engineering 2.5%of hard cost $ 827,845 $ 5.8 $ 7.4 $ 7,326 Builder's Risk Insurance $ 15,000 $ 0.1 $ 0.1 $ 133 Building Permits $ 33,114 $ 0.2 $ 0.3 $ 293 Civil Engineer $ 50,000 $ 0.3 $ 0.4 $ 442 Entitlement/Permit Fees $ 35,000 $ 0.2 $ 0.3 $ 310 Environmental $ 15,000 $ 0.1 $ 0.1 $ 133 General Liability Insurance $ 25,000 $ 0.2 $ 0.2 $ 221 Borrower Legal-Entitlements $ 75,000 $ 0.5 $ 0.7 $ 664 Lender Inspections(Post Closing) $ 25,000 $ 0.2 $ 0.2 $ 221 Lender Legal and Other Closing $ 35,000 $ 0.2 $ 0.3 $ 310 Other Professionial-Legal Permitting $ 35,000 $ 0.2 $ 0.3 $ 310 Real Estate Taxes $ 65,378 $ 0.5 $ 0.6 $ 579 Survey $ 15,000 $ 0.1 $ 0.1 $ 133 Title,Recording Fees $ 25,000 $ 0.2 $ 0.2 $ 221 Data Collection Fee $ 3,000 $ 0.0 $ 0.0 $ 27 Manager Set Up Fee $ 10,000 $ 0.1 $ 0.1 $ 88 Operations Consultant $ 5,000 $ 0.0 $ 0.0 $ 44 Utilities Deposit $ 5,000 $ 0.0 $ 0.0 $ 44 Project Management 4.2% $ 1,600,000 $ 11.1 $ 14.3 $ 14,159 Contingency 15.0% $ 437,150 $ 3.0 $ 3.9 $ 3,869 Subtotal $ 3,351,487 $ 23.3 $ 29.9 $ 29,659 4. Financing&Closing Costs Operating Reserve $ 250,000 $ 1.7 $ 2.2 $ 2,212 Origination Fee 0.6% $ 175,000 $ 1.2 $ 1.6 $ 1,549 Other Loan Costs $ 175,000 $ 1.2 $ 1.6 $ 1,549 Subtotal $ 600,000 $ 4.2 $ 5.3 $ 5,310 5. Interest and Operating Deficit(Surplus) $ 1,064,634 $ 7.4 $ 9.5 $ 9,422 6.Net Cash Inflow Through Stabilization $ 1,303,018 $ 9.1 $ 11.6 $ 11,531 7. Total Development Costs $ 40,076,893 $ 278.4 $ 357.2 $ 354,663 Development Budget 19 Coolidge Hill Rd Watertown,MA 02472 19 Coolidge Hill Rd Watertown MA 02472 I Unit Mix I 1.All Rentable Units 0bl Floor3M Floor2 Floor3 FIa0r4 Flours Floor6 Unit Type SF/Unit NUoib % T IF % NUoirs IF Na- SF NUmb SF pUMs IF NUmb IF NUrdts SF 1.1.15rudi0 1 1 526 13 5 6,866 11 3 1,178 2 ],161 2 1,5:1 2 1,052 2 1,051 2 ],051 S2 561 6 5% 3,366 3% 1 561 1 s61 1 561 1 561 1 s61 1 sbl S3 650 4% 2,600 3% 65e 011 650 650 0 - 0 S4 0 1% D% 0 - 0 0 0 0 0 Ss 513 s 4% 2.765 W 0 111 553 1 513 1 s53 1 s53 Tobl Studio 556 28 25% 15,569 16% 5 2,789 5 2,816 5 2,836 5 2,816 9 2,166 4 2,166 1.1.2 Affordable-Studio 526 3 3% 1,578 2% 526 1,052 - - 0 - 0 - 12 561 2 2% 1,122 1% t 561 1 161 0 - 0 - - 53 6s0 1 1% 6s0 1% 1 650 0 D - 0 - 0 - s4 o D% o% 0 - 0 - a - o - 0 0 Is 1 13 1 1% 1 13 1% 0 0 0 - D - 1 ss3 0 - TotalAOordableSt9dr0 558 ] 6% 3,903 4% 2 1,08] 4 2,263 0 - 0 - 1 553 0 1.1.3 Markel-Sludro 51 526 10 9% 5,260 5% 2 1,052 0 - 2 1,U52 2 1,Os2 2 1,052 2 1,05l. 12 561 4 4% 2,244 2% 0 0 - 1 561 1 561 1 561 1 561 1 3 6s0 3 3% 1,9s0 2% 1 6S0 0 - 1 650 1 610 D - 0 - 54 0 4% o% 0 - o a o 0 - D Ss 113 4 4% 2.212 2% 0 1 1 13 1 553 1 113 0 1 153 Tmal11AH 110 556 21 11% 11,119 - 3 -1 1 553 5 2,116 5 2,816 3 1,166 4 2,166 Tobl/All Studio) 556 TB 25% 15.569 16% 5 T.789 5 2.816 5 2.836 5 2.816 9 2.166 4 2.166 1.20ne Betlroom 1111 bedroom) 7s8 5 34% 24,955 5% s 3,]90 1 5,306 ] 5,306 ] 5,'91 b 4,991 6 4,s48 18(]bedroom) 5 4% a,955 5% 0 IllIll - ]C(]bedroom) 964 0 0% D% 0 - 0 - 0 - D - 0 0 1 Df]bed ,1 745 4 4% 2.980 3% 0 - 0 - 0 - 0 - 2 1.490 2 1.490 Tobl doe Bedroom 78T 47 4T% 36,731 37% 5 3,790 8 6,297 8 6,217 8 6.297 9 7,0T9 9 7,029 1.2.1 Affordable One Betlroom 1A[t bedroom] 758 9% e% J58 J58 1,516 1,516 1,516 2 1,516 1B[t bedroom] 991 1%] 7991 1% 0 - 1 991 0 - 0 - 0 - 0 - 1G[lbedr0om) 964 1 0% 0% 0 - 0 - 0 - D - 0 - 0 1Dl!l bedroom] 745 1 1% 745 1% 0 - 0 - 0 - 0 - 0 - 11, 745 Total AU9rdab1,(lne Bedroom 776 12 11% 9,316 9% 1 758 2 1,749 2 1,516 2 1,516 2 1,s16 3 2,261 .2-]-One Bedroom 1A[t bedroom] Js8 28 21% 21,224 21% 4 3,032 fi 4,s48 5 3,790 5 3,791 4 3,032 4 3,032 1R(1 bedroom] 991 4 4% 3,164 4% 1 - 0 - 991 991 1 991 1 991 "[1 bedroom] 964 0 0% 0% 0 - 0 - 0 - 0 - 0 0 1D(l bedroom] 745 3 3% 2.235 2% 0 - 0 - 0 - 0 - 2 1.490 1 745 Total Marke[�ne Bedroom 764 35 31% 27,423 2- 4 3,032 6 4,548 b 4,781 6 4,781 7 5,513 6 4,768 Tobl(Al10ne Betlroom) 782 47 1% 36,739 37% 5 3.790 8 6,117 8 6.297 8 6,11 9 7,19 9 7,029I 131WO Bedroom 2A(26edraom) 1,128 1% 1,126 1% 1,128 0 0 0 0 0 2B(26edroom) 11005 5 4% 5,025 5% 0 - ] 1,005 1 1.- 1 1,005 1 1,ODI 1 1,005 2E(26edroom) 1,149 s 4% 1,745 6% 0 1 1149 1 1,141 1 1,149 1 1,149 1 1,149 2D(26edroom) 1,136 0 0% 0% 0 - 0 - - - 0 - 0 2E(26edroom) 1,260 1 1% 1,26D 1% 0 0 0 D 0 1 1,260 2F(2be ..) 1.086 12 11% 13.032 13% 2 2,171 2 2.172 2 1,172 2 2.172 2 2.172 2 2.172 Total Two Bedroom 1091 T4 21% T6,190 26% 3 3,300 4 4,3T6 4 4,326 4 4,326 4 4,3T6 5 5,586 TWOBBOROOM ra.B O. 1.3.1 Affordable Two Bedroom 21[2bedroom) 1,128 0 0% 0% 0 - 0 0 - 0 - 0 2B[26edroom] L005 1 1% 1,005 1% 0 - 0 - 0 - D - 0 - 1 1,U05 2C[26edroom] 1% 1% - - - - - 1 , 2D[26edroom] 1,136 0 0% - 0% 0 - 0 - 0 - 0 - 0 - 0 - 2E[26edroom] 1,211 1 0% 0% F 0 00 1.086 4 4% 4.344 4% 1 1.086 1 1.086 1 1.086 1 1.086 0 - 0 ToblAdordable rWO Bedr90m 1,083 6 5% A,- 7% 1 1,686 1 1,086 1 1,086 1 1,086 0 - 2 2,154 13.2 Marker Two eedroom 2A[2 bedroom] 1,128 1 1% 1,128 1% 1 1,128 0 0 0 0 0 - 2B[2 bedroom] 1,005 4 4% 4,020 4% 1,005 1,005 1 1,005 1 1,005 0 - 2C(26edroom) 1,149 4 4% 4,196 5% 0 - 1 1,149 1 1,141 1 1,149 1 1,149 0 - 2D[26edr0om] 1,136 0 0% D% 0 0 - 0 D - 0 2B[26edroom) 1,260 1 1% 126F 1% 0 0 0 0 0 1 1260 2F 26edr0om 1086 B 7% S.fi88 9% 1 1086 1 1066 1 1086 1 1086 2 2172 2 2172 otal Market n Bedroom 1,114 18 16% 11% 2 3 3,240 3 3,340 3 3,240 4,326 3 3,432 -1(All floe Bedroom) 1.091 L 24 21% T6.190 T6% 3 3300 4 4.326 4 4.326 4 4.- 4 4.- 5 5.586 Three Betlroom 3A(36edro0m) 1,490 3 3% 4,470 4% 0 - 1 1,490 1 1,490 1 1,490 0 0 38(36edroom) 1,563 5 4% 7,815 e% 1 - 1,163 1,563 1,563 1,563 1,563 3C(36Mroom) 1,412 1 1% 14s2 1% 0 - 0 0 0 1 1,452 0 3 D(3bedroom) 1,4s7 s 4% 7.285 7% 0 - 1.45J 1.417 1,417 1 1.417 1 1,417 Toral Three Bedroom 1,502 14 1T% 11,122 21% 0 - 3 4,510 3 4,530 3 4,510 3 4,- 2 3,020 1.4.1 ABordable Three Bedroom 3A[36edroom] 1,490 1% 1,49U 1% 0 - - - 0 - 3B[3bedroom] 1,563 ] 1% 1563 2% 0 - 0 - 0 - 0 - 1 1,563 0 - 3C[3bedr0om] 1,4s2 0 0% 0% 0 - 0 - 0 D - 0 0 - 3Df3bedr0oml 1.457 1 1% 1.457 1% 0 - 0 0 - 0 - 1 1.45J 0 Total AU9rdable Three Bedr90m 1,503 3 3% 4,511 5% 0 - 1 1,490 0 - D - 2 3,020 0 - .2Marl-Throe Bedroom 3A(3 bedroom] 1,490 2 2% 2,980 3% 0 - 0 1 1,490 1 149U 0 - 0 3R[36edroom] 1,563 4 4% 1,212 6% 0 - 1 1,s63 1,563 1,513 0 1 1,s63 3C[3 bedroom) 1,412 1 1% 1,452 1% 0 - 0 0 0 1 1,452 0 3113 bedrooml 1,411 4 4% 5.a21 6% 0 - 1 1.457 1 1.457 1 1.457 0 1 1.417 Total Market Trree Bedroom 1,SU1 11 10% 16,512 17% 0 - 2 3,020 3 4,511l 3 4,510 1 1,452 2 3,020 -(AII-Mroom) 1,502 14 1T% 21,02T 21% 0 - 3 4,510 3 4,510 3 4,510 3 4,472 2 3,020I Taal Ry Floor 881 113 100% 99.520 100% 13 9879 20 17,949 20 17,949 20 17,949 20 17,993 20 17.801 2.Summary of Square Footage&Units I Tobl Floor PS Floor 12 Floor] Floor lM Floor2 Floor3 Floor4 Floor5 Floor6 Rentable1j All Rentable Um[s 99,520 9,879 17,949 17,949 17,941 17,993 17,801 COmmumty Space 1,5U3 1503 Balconeys&Decks 9,570 1,570 1,600 1,601) 1,600 1,1. 1,650 Retml One 1."a 1.600 Tobl Renbble5paze(SF) 112,1935E - - 3,m3 11,949 19,549 19,549 19,549 19,543 19,151 Nomrenrabfe5pare Tobl Floor Rl Floor R2 Floor] Floor lM Floor2 Floor3 Flcor4 Floor5 Floor6 Robotic Parkag 21,754 21,714 Drweway 41,84a Le4B Res Lobby 2,4s1 2,411 Am-Wty 667 667 Amenity B 1,226 1,221 memty 0 1,626 1,626 Amenity Deck 7,fi]2 ],672 MechaNral 2,302 2312 Cuculahon 13.996 2.,376 2.371 2.376 2.376 2.2]9 2.213 Tobl Nomrenbble Space(SF) 75,288IF 21,754 21754 4,At 35,869 2,376 2,376 2,376 2,279 2,213 T061 Uross SF(Satlude I(rs"p) 187,481IF 21.754 M,754 7,394 27318 2L925 21.925 21,925 23,822 M.4 SummarvoFSF 5lmmgry Unds Rentable ResMenUal UOlb IF % Affordable Um[s 24,227 24.3% 28 21% Marker Unlfs 75,293 717% 8s 7s% Tobllrenmble Rest SF 99,520 100% 113 10p% Net-ro-Gross Net Rentable IF 112,1"SF 78% ntable IF 31.780 IF 22% 4ross tludtlrnN A-(bk-Poi.1 143.973IF t00% Unit Mix 19 Coolidge Hill Rd Watertown MA 02472 19 Coolidge Hill Rd Watertown MA 02472 Unit Rate Unit Monthly Rate Floor 1 M Floor 2 Floor 3 Floor 4 Floor 5 Floor 6 Unit/Area Description SF/Unit $/Unit $/SF $/Unit $/SF $/Unit $/SF $/Unit $/SF $/Unit $/SF $/Unit $/SF 1.STUDIO RATE BREAKDOWN: 1.1 Affordable-Studio Rate S1 526 $ 1,420 $ 2.70 $ 1,420 $ 2.70 $ 1,420 $ 2.70 $ 1,420 $ 2.70 $ 1,420 $ 2.70 $ 1,420 $ 2.70 S2 561 $ 1,420 $ 2.53 $ 1,420 $ 2.53 $ 1,420 $ 2.53 $ 1,420 $ 2.53 $ 1,420 $ 2.53 $ 1,420 $ 2.53 S3 650 $ 1,420 $ 2.18 $ 1,420 $ 2.18 $ 1,420 $ 2.18 $ 1,420 $ 2.18 $ 1,420 $ 2.18 $ 1,420 $ 2.18 S4 - - - - - - S5 553 $ 1,420 $ 2.57 $ 1,420 $ 2.57 $ 1,420 $ 2.57 $ 1,420 $ 2.57 $ 1,420 $ 2.57 $ 1,420 $ 2.57 1.2 Market-Studio Rate S1 526 $ 2,367 $ 4.50 $ 2,367 $ 4.50 $ 2,367 $ 4.50 $ 2,367 $ 4.50 $ 2,367 $ 4.50 $ 2,367 $ 4.50 S2 561 $ 2,525 $ 4.50 $ 2,525 $ 4.50 $ 2,525 $ 4.50 $ 2,525 $ 4.50 $ 2,525 $ 4.50 $ 2,525 $ 4.50 S3 650 $ 2,925 $ 4.50 $ 2,925 $ 4.50 $ 2,925 $ 4.50 $ 2,925 $ 4.50 $ 2,925 $ 4.50 $ 2,925 $ 4.50 S4 - $ - $ - $ - $ - $ - $ - S5 553 $ 2,489 $ 4.50 $ 2,489 $ 4.50 $ 2,489 $ 4.50 $ 2,489 $ 4.50 $ 2,489 $ 4.50 $ 2,489 $ 4.50 2.ONE BEDROOM RATE BREAKDOWN: 2.1 Affordable One Bedroom Rate 1A(1 bedroom) 758 $ 1,623 $ 2.14 $ 1,623 $ 2.14 $ 1,623 $ 2.14 $ 1,623 $ 2.14 $ 1,623 $ 2.14 $ 1,623 $ 2.14 1B(1 bedroom) 991 $ 1,623 $ 1.64 $ 1,623 $ 1.64 $ 1,623 $ 1.64 $ 1,623 $ 1.64 $ 1,623 $ 1.64 $ 1,623 $ 1.64 1C(1 bedroom) 964 $ 1,623 $ 1.68 $ 1,623 $ 1.68 $ 1,623 $ 1.68 $ 1,623 $ 1.68 $ 1,623 $ 1.68 $ 1,623 $ 1.68 1D(1 bedroom) 745 $ 1,623 $ 2.18 $ 1,623 $ 2.18 $ 1,623 $ 2.18 $ 1,623 $ 2.18 $ 1,623 $ 2.18 $ 1,623 $ 2.18 2.2 Market One Bedroom Rate 1A(1 bedroom) 758 $ 2,843 $ 3.75 $ 2,843 $ 3.75 $ 2,843 $ 3.75 $ 2,843 $ 3.75 $ 2,843 $ 3.75 $ 2,843 $ 3.75 1B(1 bedroom) 991 $ 3,716 $ 3.75 $ 3,716 $ 3.75 $ 3,716 $ 3.75 $ 3,716 $ 3.75 $ 3,716 $ 3.75 $ 3,716 $ 3.75 1C(1 bedroom) 964 $ 3,615 $ 3.75 $ 3,615 $ 3.75 $ 3,615 $ 3.75 $ 3,615 $ 3.75 $ 3,615 $ 3.75 $ 3,615 $ 3.75 1D(1 bedroom) 745 $ 2,794 $ 3.75 $ 2,794 $ 3.75 $ 2,794 $ 3.75 $ 2,794 $ 3.75 $ 2,794 $ 3.75 $ 2,794 $ 3.75 3 TWO BEDROOM RATE BREAKDOWN: 3.1 Affordable Two Bedroom Rate 2A(2 bedroom) 1,128 $ 1,825 $ 1.62 $ 1,825 $ 1.62 $ 1,825 $ 1.62 $ 1,825 $ 1.62 $ 1,825 $ 1.62 $ 1,825 $ 1.62 2B(2 bedroom) 1,005 $ 1,825 $ 1.82 $ 1,825 $ 1.82 $ 1,825 $ 1.82 $ 1,825 $ 1.82 $ 1,825 $ 1.82 $ 1,825 $ 1.82 2C(2 bedroom) 1,149 $ 1,825 $ 1.59 $ 1,825 $ 1.59 $ 1,825 $ 1.59 $ 1,825 $ 1.59 $ 1,825 $ 1.59 $ 1,825 $ 1.59 2D(2 bedroom) 1,136 $ 1,825 $ 1.61 $ 1,825 $ 1.61 $ 1,825 $ 1.61 $ 1,825 $ 1.61 $ 1,825 $ 1.61 $ 1,825 $ 1.61 2E(2 bedroom) 1,260 $ 1,825 $ 1.45 $ 1,825 $ 1.45 $ 1,825 $ 1.45 $ 1,825 $ 1.45 $ 1,825 $ 1.45 $ 1,825 $ 1.45 2F(2 bedroom) 1,086 $ 1,825 $ 1.68 $ 1,825 $ 1.68 $ 1,825 $ 1.68 $ 1,825 $ 1.68 $ 1,825 $ 1.68 $ 1,825 $ 1.68 3.2 Market Two Bedroom 2A(2 bedroom) 1,128 $ 3,756 $ 3.33 $ 3,756 $ 3.33 $ 3,756 $ 3.33 $ 3,756 $ 3.33 $ 3,756 $ 3.33 $ 3,756 $ 3.33 2B(2 bedroom) 1,005 $ 3,347 $ 3.33 $ 3,347 $ 3.33 $ 3,347 $ 3.33 $ 3,347 $ 3.33 $ 3,347 $ 3.33 $ 3,347 $ 3.33 2C(2 bedroom) 1,149 $ 3,826 $ 3.33 $ 3,826 $ 3.33 $ 3,826 $ 3.33 $ 3,826 $ 3.33 $ 3,826 $ 3.33 $ 3,826 $ 3.33 2D(2 bedroom) 1,136 $ 3,783 $ 3.33 $ 3,783 $ 3.33 $ 3,783 $ 3.33 $ 3,783 $ 3.33 $ 3,783 $ 3.33 $ 3,783 $ 3.33 2E(2 bedroom) 1,260 $ 4,196 $ 3.33 $ 4,196 $ 3.33 $ 4,196 $ 3.33 $ 4,196 $ 3.33 $ 4,196 $ 3.33 $ 4,196 $ 3.33 2F(2 bedroom) 1,086 $ 3,616 $ 3.33 $ 3,616 $ 3.33 $ 3,616 $ 3.33 $ 3,616 $ 3.33 $ 3,616 $ 3.33 $ 3,616 $ 3.33 4.THREE BEDROOMBREAKDOWN: 4.1 Affordable Three Bedroom 3A(3 bedroom) 1,490 $ 2,028 $ 1.36 $ 2,028 $ 1.36 $ 2,028 $ 1.36 $ 2,028 $ 1.36 $ 2,028 $ 1.36 $ 2,028 $ 1.36 3B(3 bedroom) 1,563 $ 2,028 $ 1.30 $ 2,028 $ 1.30 $ 2,028 $ 1.30 $ 2,028 $ 1.30 $ 2,028 $ 1.30 $ 2,028 $ 1.30 3C(3 bedroom) 1,452 $ 2,028 $ 1.40 $ 2,028 $ 1.40 $ 2,028 $ 1.40 $ 2,028 $ 1.40 $ 2,028 $ 1.40 $ 2,028 $ 1.40 3D(3 bedroom) 1,457 $ 2,028 $ 1.39 $ 2,028 $ 1.39 $ 2,028 $ 1.39 $ 2,028 $ 1.39 $ 2,028 $ 1.39 $ 2,028 $ 1.39 4.2 Market Three Bedroom 3A(3 bedroom) 1,490 $ 4,470 $ 3.00 $ 4,470 $ 3.00 $ 4,470 $ 3.00 $ 4,470 $ 3.00 $ 4,470 $ 3.00 $ 4,470 $ 3.00 3B(3 bedroom) 1,563 $ 4,689 $ 3.00 $ 4,689 $ 3.00 $ 4,689 $ 3.00 $ 4,689 $ 3.00 $ 4,689 $ 3.00 $ 4,689 $ 3.00 3C(3 bedroom) 1,452 $ 4,356 $ 3.00 $ 4,356 $ 3.00 $ 4,356 $ 3.00 $ 4,356 $ 3.00 $ 4,356 $ 3.00 $ 4,356 $ 3.00 3D(3 bedroom) 1,457 $ 4,371 $ 3.00 $ 4,371 $ 3.00 $ 4,371 $ 3.00 $ 4,371 $ 3.00 $ 4,371 $ 3.00 $ 4,371 $ 3.00 Unit Rate 19 Coolidge Hill Rd Watertown MA 02472 19 Coolidge Hill Rd Watertown MA 02472 Affordable Rates Property Address 19 Coolidge Hill Rd,Watertown MA 02472 County Middlesex AMI $ 107,800 Rent Ratio 30% INCOME LIMIT HH Size Unit Type 30% 50% 80% 1 Studio $ 22,650 $ 37,750 $ 56,800 2 One Bedroom $ 25,900 $ 43,150 $ 64,900 3 Two Bedroom $ 29,150 $ 48,550 $ 73,000 4 Three Bedroom $ 32,350 $ 53,900 $ 81,100 RENT LIMIT HH Size Unit Type 30% 50% 80% 1 Studio $ 566.25 $ 943.75 $ 1,420.00 2 One Bedroom $ 647.50 $ 1,078.75 $ 1,622.50 3 Two Bedroom $ 728.75 $ 1,213.75 $ 1,825.00 4 Three Bedroom $ 808.75 $ 1,347.50 $ 2,027.50 Income Limit Source: https://www.huduser.gov/portal/datasets/il/il2018/2018summary.odn Notes: 1. The affordable rates shown above in the table includes the utility allowance 2. The shaded area highlights selected rates for a project offering 25%affordable units Utility Allowance/Unit HH Size Unit Type Utility Allowance Number of Units Percentage of Units 1 Studio $ 80 7 25% 2 One Bedroom $ 95 12 43% 3 Two Bedroom $ 114 6 21% 4 Three Bedroom $ 140 3 11% Sum N/A 28 100% Weighted Average Utility Allowance/Unit $ 100.14 Affordable Rates 19 Coolidge Hill Rd Watertown MA 02472 19 Coolidge Hill Rd Watertown,MA 02472 Stabilized Pro Forma Rental Income Monthly Avg.Monthly Annual Monthly Rent/SF Annual Rent/SF Revenue Unit T- Unit# Rent Income $/Unit Rent Income fS/SF1 f$/SF1 Contribution% 1.Studio 1.1 Affordable Studio Sl 3 $ 4,260 $ 1,420 $ 51,120 $ 2.7 $ 32.4 1.3% 52 2 $ 2,840 $ 1,420 $ 34,080 $ 2.5 $ 30.4 0.9% S3 1 $ 1,420 $ 1,420 $ 17,040 $ 2.2 $ 26.2 0.4% S4 0 $ - $ - $ - $ - $ - 0.0% S5 1 $ 1,420 $ 1,420 $ 17.040 $ 2.6 $ 30.8 0.4% Suntofal/Avg. 7 $ 9,940 $ 1,420 $ 119,280 $ 2.5 $ 30.6 3.1% 1.2 Market Studio Si 10 $ 23,670 $ 2,367 $ 284040 $ 4.5 $ 14.0 7.5% 12 4 $ 10,098 $ 2,525 $ 121:176 $ 4.5 $ 54.0 3.2% S3 3 $ 8,775 $ 2,925 $ 105,300 $ 4.5 $ 54.0 2.8% S4 0 $ - $ - $ - $ - $ - 0.1% IS 4 $ 9,954 $ 2,489 $ 119,448 $ 4.5 $ 54.0 3.1% I Suntotal/Avg. 21 $ 52,497 $ $499.86 $ 629,964 $ 4.5 $ 54.0 16.6% 2.One Bedroom 2.1 Affordable One Bedroom 1A(1 bedroom) 10 $ 16,225 $ 1,623 $ 194,700 $ 2.1 $ 25.7 5.1% 1B(1 bedroom) 1 $ 1,623 $ 1,623 $ 19,470 $ 1.6 $ 19.6 0.5% iC 11 bedroom) 0 8 $ $ $ $ 0.0% Samotal/Avg. 12 It 19,470 $ 1,622.50 $ 233,640 $ 2.1 $ 25.1 6.1% 2.2 Market One Bedroom 1A(1 bedroom) 28 $ 79,590 $ 2,843 $ 955,080 $ 3.8 $ 45.0 25.1% Ill(1 bedroom) 4 $ 14,865 $ 3,716 $ 178,380 $ 3.8 $ 45.0 4.7% 1C(l bedroom) 0 $ - $ - $ - $ - $ - 0.0% I Suntotal/Ava. 35 $ 102,836 $ 2,938.18 $ 1,234,035 $ 3.8 $ 45.0 32.5% 3.Two Bedroom 3.1 Affordable Two Bedroom 2A(2 bedroom) 0 $ - $ - $ - $ - $ - 0.0% 2B(2 bedroom) 1 $ 1,625 $ 1,821 $ 21,900 $ 1.8 $ 21.8 0.6% 2C(26edrooin) 1 $ 1,625 $ 1,825 $ 21,900 $ 1.6 $ 19.1 0.6% 21)(2bedroom) 0 $ - $ - $ - $ - $ - 0.0% 2E(2 bedroom) 0 $ - $ - $ - $ - $ - 0.0% 2F(2 bedroom) 4 $ 7,300 $ 1,825 $ 87,600 $ 1.7 $ 20.2 2.3% Suntotal/Avg. 6 $ 10,950 $ 1,825.00 $ 131,400 $ 1.7 $ 20.2 3.5% 3.2 Market Two Bedroom 2A(2bcdroom) 1 $ 3,756 $ 3,756 $ 45,075 $ 3.3 $ 40.0 1.2% 2B(2 bedroom) 4 $ 13,387 $ 3,347 $ 160639 $ 3.3 $ 40.0 4.2% 2C(2 bedroom) 4 $ 15,305 $ 3,826 $ 183:656 $ 3.3 $ 40.0 4.8% 2D(2 bedroom) 0 $ - $ - $ - $ - $ - 0.0% 2E(2 bedroom) 1 $ 4,196 $ 4,196 $ 50,350 $ 3.3 $ 40.0 1.3% 2F bedroom) 8 $ 28,931 $ 3,616 $ 347,172 $ 3.3 $ 40.0 9.1% I Suntotal/Avp. 18 $ 65,574 $ 3,643.02 $ 786,892 $ 3.3 $ 40.0 20.7% 4.Three Bedroom 4.1 Affordable Three Bedroom 3A(3 bedroom) 1 $ 2,028 $ 2,028 $ 24,330 $ 1.4 $ 16.3 0.6% 3B(3 bedroom) 1 $ 2,028 $ 2,028 $ 24,330 $ 1.3 $ 15.6 0.6% 3C(3 bedroom) 0 $ - $ - $ - $ - $ - 0.0% 3D/3bedroom) 1 $ 2.028 $ 2.028 $ 24.330 $ 1.4 $ 16.7 0.6% Summ"I/Avg. 3 $ 6,083 $ 2,027.50 $ 72,990 $ 1.3 $ 16.2 1.9% 4.1 Market Three Bedroom 3A(3 bedroom) 2 $ 8,940 $ 4,470 $ 107,280 $ 3.0 $ 36.0 2.8% 3.(36edroom) 4 $ 18,756 $ 4,689 $ 225:072 $ 3.0 $ 36.0 5.9% 31'36e am) 1 $ 4,356 $ 4,356 $ 52,272 $ 3.0 $ 36.0 1.4% 3D 136edrooml 4 $ 17.484 $ 4.371 $ 209,808 $ 3.0 $ 36.0 5.5% Suntotal/Avg. 11 It 49,536 $ 4,503.27 $ 594,432 $ 3.0 $ 36.0 15.6% Total 113 $ 316,886 $ 2,804,30 $ 3.802.633 $ 3.2 $ 38.2 100.0% Income From Retail&Parking /nrome From RetaflRental SF Monthly Raft($/Ma) Mo. Annual Income$ Annual$/SF Retail One Space(SFFff 1.600 SF $ 2.500 $ 1.6 $ 30,000 $ 18.8 Total Retail Space t2b 1,600 SF $ 2,500 $ 1.6 $ 30,000 $ 18.8 Income From Parking Rental SF Number of Spaces % Mothly Rate/Space Monthly Rate($/Mo) Mo.$/SF Annuallncome$ Annual$/SF Premium Parking 20,143 IF 50 46% $ 100 $ 5,000 $ 0.2 $ 60,000 $ 3.0 Regular Parking, 23,365 IF 58 54% $ 50 $ 2,900 $ 0.1 $ 34,800 $ is (Total Parking Spaces 43,506 IF 108 100% $ 73 $ 7,900 $ 0.4 $ 94,800 $ 4.5 (Ava.Mo.Rate) Effective Gross Income Input% Monthlylncome Annual Income. Monthly$/SF Annual$/SF Percentage ($/SF) (S/SF) (%) /nrome� -m Residential Unit Affordable Units $ 46,443 $ 557,310 $ 1.9 $ 23.0 15% Market Unit $ 270.444 $ 3.245.323 $ 3.6 $ 43.1 85% Total Income From Residential Unit $ 316,886 $ 3,802,633 $ 3.2 $ 38.2 100% Otherhimme Retail $ 2,500 $ 30,000 $ 0.0 $ 0.3 13% Parking $ 7,900 $ 94,800 $ 0.1 $ 0.8 40% Late Fees 1.5% $ 57,039 $ 0.0 $ 0.5 24% Other 1.5% $ 57,039 $ 0.0 $ 0.5 24% Total Otherincome $ 238,879 $ 0.2 $ 2.1 100% Vacancy 50% $ (190,132) $ (0.1) $ (1.7) Write-offs 0.0% $ - $ - $ - IEffectiveGrosslncome $ 3.851,381 $ 2.9 $ 34.3 Operating Expenses&Net Operating Income Insurance Input $ (25000) $ (0.0) $ (0.2) 2% PropertyTaxes $2,000/unit $ (226:000) $ (0.2) $ (2.0) 21% Payroll Input $ (95,000) $ (0.1) $ (0.8) 9% Utilities Input $ (70,000) $ (0.1) $ (0.6) 6% Utilines-Affordable 28 unit$100.14/Unit/Month $ (33,648) $ (0.0) $ (0.3) 3% Rep aits&Maintenance 0.2% $ (28,795) $ (0.0) $ (0.3) 3% Marketing Input $ (50,000) $ (0.0) $ (0.4) 5% General&Administrative Input $ (437,450) $ (0.3) $ (3.9) 40% Pro q rtv Management Fee 30% $ J115.5411j $ ((0.1)) $ (1.0 11% Total Operating Expense 28.1% S (.081,434) $ [0.6) $ (9.6) 100% Operating Expense/Unit $ (9,570) Net Operating Income $ 2,769,947 $ 2.1 $ 24.7 Stabilized Pro Forma 19 Coolidge Hill Rd Watertown,MA 02472 19 Coolidge Hill Rd o�M02472 interest e rva 14�. -ua Scenario Closing Period Cm.s.-don Period Lease Up Period Sources&Uses of Funds/Interest Reserve Construction Lease-up Year 1 Total Closing Q1 Q2 Q3 Q4 Q5 QI Q2 Q3 Use of Funds Land Cost $ 3,250,000 $ 3,250,000 $ - $ - $ - $ - $ - $ - $ - $ - Construction Hard Cost $ 33,113,790 $ - $ 6,622,758 $ 6,622,758 $ 6,622,758 $ 6,622,758 $ 6,622,758 $ - $ - $Soft Cost $ 3,351,487 $ 1,644,570 $ 426,917 $ 320,000 $ 320,000 $ 320,000 $ 320,000 $ - $ - $ - Financing&Closing Cost $ 600,000 $ 600.000 $ - $ - $ - $ - $ - $ - $ - $ - Subtotal(Exclude Reserves&Cash) $ 40,315,277 $ 5,494,570 $ 7,049,675 $ 6,942,758 $ 6,942,758 $ 6,942,758 $ 6,942,758 $ - $ - $ - UseofFundsp�jx'�cludeCash) $ 41,379,911 $ 5,494,570 $ 7,050,217 $ 7,002,415 $ 7,090,310 $ 7,179,309 $ 7,269,425 $ 258,502 $ 35,163 $ - TotalUseof�Funds $ 40,076,893 $ 5,494,570 $ 7,050,217 $ 7,002,415 $ 7,090,310 $ 7,179,309 S 7,269,425 $ 258,502 $ 11,250 $ (99,457) Sources of Funds Funded By Equity $ 12,414,156 $ 5,494,570 $ 6,919,586 $ - $ - $ - $ - $ - $ - $ - Construction Loan Draws $ 27,901,120 $ - $ 130,088 $ 6,942,758 $ 6,942,758 $ 6,942,758 $ 6,942,758 $ - $ - $ - Subtotal(Exclude Reserves&Cash) $ 40,315,277 $ 5,494,570 $ 7,049,675 $ 6,942,758 $ 6,942,758 $ 6,942,758 $ 6,942,758 $ - $ - $ - SourceofFundsFromEauity&Loan $ 41.379.911 $ 5.494.570 $ 7.050,217 $ 7,002,415 $ 7.090.310 $ 7,179.309 $ 7.269.425 $ 258,502 $ 35,163 $ - Total Sources ofFoods $ 40,076,893 $ 5,494,570 $ 7,050,217 $ 7,002,415 $ 7,090,310 $ 7,179,309 $ 7,269,425 $ 258,502 $ 11,250 $ (99,4571 Interest/Operating Reserves(Surplus) $ 1,064,634 $ - $ 942 $ 59,657 $ 147,952 $ 236,551 $ 326,667 $ 258,502 $ 35,163 $ - Net Cash Flow Through Stabilization $ 1,303,018 $ - $ - $ - $ - $ - $ - $ - $ 23,913 $ 99,457 Total Development Cost $ 40,076,893 Lease-up Year 1 Continued Lease-up Year 2 Lease-up Year 3 Q4 Q1 Q2 Q3 Q4 Q2 Q3 Q4 Uses of Funds Stabilize. Land Cost $ - $ - $ - $ - $ - $ - $ - $ - $ - Construction Hard Cost $ - $ - $ - $ - $ - $ - $ - $ - $Soft Cost $ - $ - $ - $ - $ - $ - $ - $ - $ - Financing&Closing Cost $ - $ - $ - $ - $ - $ - $ - $ - $ - Subtotal(Exclude Reserves&Cash) $ - $ - $ - $ - $ - $ - $ - $ - $ - Use ofFunXjEicclude Cash) $ - $ - $ - $ - $ - $ - $ - $ - $ - TotalUseofFunds $ (141,033) $ (179,918) $ (241,882) $ (290,387) $ (326,827) $ - $ - $ Sources of Funds Funded By Equity $ - $ - $ - $ - $ - $ - $ - $ - $ - Construction Loan Draws $ - $ - $ - $ - $ - $ - $ - $ - I - Subtotal(Exclude Reserves&Cash) $ - $ - $ - $ - $ - $ - $ - $ - $ - Source of Foods From Equlty&Loan $ - $ - $ - $ - $ - $ - $ - $ - $ - Total Sources ofFunds S (141,033) $ (179,518) $ (241,882) $ (290,387) $ (326,627) $ - $ - $ - $ - Interest/Operating Reserves(Surplus) $ - $ - $ - $ - $ - $ - $ - $ - $Net Cash Flow Through Stabilization $ 141,033 $ 179.518 $ 241,882 $ 290.387 $ 326.827 $ - $ - $ - $ - Lease Up Scenarios Lease-up Year Project Month Base Leaseup Lease-up Year 0.5 End 21th month(End) 60% Lease-up Year 1.0 End 27th month(End) 70% Lease-up Year 1.5 End 33th month(End) 85% Lease-up Year 2.0 End 39th month(End) 95% Reach Stabilized 95%Occupancy Lease-up Year 3.0 End 51th month(End) 95% Stabilized Year Interest&Operating Reserve $ 1,064,634 Net Cash Flow Through Stabilization $ 1,303,018 Yield to Cost 6.91% Total#of Units 113 Leased Up Units Act.#of Units #Units Leased Up #Units Leased Up End o(Leasi/ln Period Per Month Per Week 911-15th month 2$ 4.0 1.0 21th month(End) 68 5.2 1.3 27th month(End) 79 4.2 1.0 33th month(End) 96 3.8 1.0 39th month(End) 107 3.5 0.9 Reach Stabilized 95%Occupancy Note.IM451h.-M represencspre-leasing 6 mpnMsprvprtp 10 Interest&Operating Reserve 19 Coolidge Hill Rd Watertown, MA 02472 19 Coolidge Hill Rd Watertown,MA 02472 Comparable Market Rates Study - - Summary of Market Rates-Existing Comparable Suppliers Studio 1-BR 2-BR 3-BR Drive Distance Count Count-By Proiects Min$[SF Max$(SF Ave.$(SF Ave.SF Min$(SF Max$(SF Ave.$�17 Avg.SF Min$(SF Max$JSF Ave.$�F Avg.SF Min$/SF Max IF Ave.$(SF Ave.SF To Su4�ect Address Subject Project $ 4.0 $ 4.90 $ 4.90 556 $ 3.'15 $ 3.7S $ 3.5 784 $ 3.3 $ 3.3 $ 3.3 1,094 $ 3.00 $ 3.0 $ 3.0 ,501 0.0 mt es 19 Coolidge Hill Rd,Watertown,MA 02476 1 Elan Union Market Apartments $ 3.99 v $ 4.37 569 $ 2.98 $ 4.36 $ 3.50 849 $ 2.88 $ 4.02 $ 3.33 1,107 $ 3.02 $ 3.02 $ 3.02 1,538 1.4 miles 130 Arsenal Street,Watertown,MA 02472 2 Longview Place Apartment N/A N/A N/A N/A $ 2.90 $ 3.21 $ 3.01 758 $ 2.12 $ 2.58 $ 2.24 1,185 $ 2.48 $ 2.48 $ 2.48 1,516 6.1 miles 70 Hope Ave,Waltham,MA 02453 3 Cronin's Landing Apartments N/A N/A N/A N/A $ 2.72 $ 3.40 $ 2.98 861 $ 2.21 $ 2.96 $ 2.52 1,170 N/A N/A N/A N/A 4.9 miles 25 Crescent St.Waltham,MA 02453 4 Currents On The Charles $ 3.31 $ 3.31 $ 3.31 609 $ 2.85 $ 3.67 $ 3.10 760 $ 2.61 $ 2.87 $ 2.77 1,136 $ 2.64 $ 2.71 $ 2.67 1,420 3.7 miles 36 River Street,Waltham,MA 02453 5 Watertown Mews $ 3.29 $ 5.52 $ 4.13 546 $ 2.22 $ 4.88 $ 3.52 878 $ 2.55 $ 4.35 $ 3.19 1,173 $ 2.79 $ 3.86 $ 3.30 1,343 3.5 miles 1 Repton PI,Watertown,MA 02472 6 River Park Lofts N/A N/A N/A N/A $ 2.93 $ 3.46 $ 3.15 746 $ 2.30 $ 3.07 $ 2.72 1,318 $ 2.25 $ 3.36 $ 2.69 1,557 2.4 miles 60 Howard St,Watertown,MA 02472 7 Gables Arsenal Street N/A N/A N/A N/A $ 2.71 $ 4.74 $ 3.41 874 $ 2.38 $ 4.07 $ 3.21 1,315 $ 2.88 $ 3.84 $ 3.36 1,538 1.2 miles 202-204 Arsenal St,Watertown,MA 02472 8 Windsor at Cambridge Park N/A N/A N/A N/A $ 2.98 $ 4.93 $ 3.88 810 $ 2.69 $ 4.00 $ 3.30 1,180 N/A N/A N/A N/A 3.0 miles 160 Cambridgepark Dr,Cambridge,MA 02140 9 Hanover Alewife $ 3.90 $ 4.21 $ 4.06 602 $ 3.08 $ 3.61 $ 3.35 861 $ 2.44 $ 3.13 $ 2.80 1,226 N/A $ 3.12 $ 1.56 1,408 2.9 miles 130 Cambridgepark Dr,Cambridge,MA 02140 10 Fuse Cambridge $ 4.06 $ 4.38 $ 4.24 539 $ 3.32 $ 3.78 $ 3.62 732 $ 3.15 $ 3.63 $ 3.37 1,028 N/A N/A N/A N/A 2.9 miles 165 Cambridgepark Dr,Cambridge,MA 02140 11 Vox on Two N/A N/A N/A N/A $ 2.63 $ 4.57 $ 3.33 817 $ 2.63 $ 3.54 $ 3.06 1,122 N/A N/A N/A N/A 3.3 miles 223 Concord Turnpike,Cambridge,MA 02140 12 Lantera $ 5.33 $ 5.92 $ 5.57 548 $ 3.56 $ 5.07 $ 4.28 872 $ 3.83 $ 4.55 $ 4.02 1,225 $ 4.00 $ 4.78 $ 4.52 1,483 1.4 miles 125 Guest St,Boston,MA 02135 13 45 Marion St $ 3.83 $ 3.83 $ 3.83 575 $ 3.70 $ 4.54 $ 4.08 817 $ 4.00 $ 4.00 $ 4.00 1,075 N/A N/A N/A N/A 3.6 miles 45 Marion St,Brookline,MA 02446 14 Riverbend on the Charles N/A N/A N/A N/A $ 2.80 $ 2.90 $ 2.85 937 $ 2.42 $ 2.56 $ 2.50 1,187 N/A N/A N/A N/A 2.4 miles 270 Pleasant St,Watertown,MA 02472 15 Bell Watertown N/A N/A N/A N/A $ 3.00 $ 5.25 $ 3.90 812 $ 2.44 $ 3.85 $ 3.11 1,219 N/A N/A N/A N/A 3.2 miles 100 Woodview Way,Watertown,MA 02472 16 Watertown Square Apartments $ 2.63 $ 2.63 $ 2.63 852 $ 2.83 $ 2.83 $ 2.83 845 $ 2.04 $ 2.51 $ 2.24 1,293 N/A N/A N/A N/A 1.8 miles 20 Watertown St,Watertown,MA 02472 17 The Mere at Moody and Main $ 3.33 $ 3.63 $ 3.47 635 $ 2.69 $ 3.72 $ 3.29 755 $ 2.25 $ 3.10 $ 2.78 1,082 $ 2.54 $ 3.03 $ 2.71 1,452 5.1 miles 45 Moody St,Waltham,MA 02453 18 Watch Factory Lofts $ 4.55 $ 4.55 $ 4.55 483 $ 2.45 $ 3.47 $ 2.96 810 $ 2.75 $ 3.15 $ 2.85 982 $ 2.67 $ 2.67 $ 2.67 1,300 5.2 miles 185 Crescent St,Waltham,MA 02453 19 Avalon at Lexington Hills N/A N/A N/A N/A $ 2.58 $ 3.01 $ 2.79 961 $ 2.16 $ 3.01 $ 2.37 1,351 $ 3.47 $ 3.47 $ 3.47 1,393 5.1 miles 1000 Main Campus Dr,Lexington,MA 02421 20 603 Concord $ 5.67 $ 5.67 $ 5.67 423 $ 3.15 $ 3.15 $ 3.15 840 $ 2.94 $ 2.94 $ 2.94 1,277 $ 3.86 $ 3.86 $ 3.86 1,218 2.2 miles 603 Concord Ave,Cambridge,MA 02138 21 Cambridge Park Apartments $ 3.66 $ 3.66 $ 3.66 698 $ 2.97 $ 3.80 $ 3.39 771 $ 2.23 $ 2.83 $ 2.63 1,215 N/A N/A N/A N/A 2.7 miles 30 Cambridgepark Dr,Cambridge,MA 02140 22 Hanover Cambridge Park $ 3.11 $ 4.14 $ 3.69 628 $ 2.79 $ 3.72 $ 3.12 858 $ 2.59 $ 3.48 $ 2.99 1,212 $ 3.03 $ 3.38 $ 3.24 1,461 3.0 miles 80 Cambridgepark Dr,Cambridge,MA 02140 23 Park 87 N/A N/A N/A N/A $ 3.27 $ 3.40 $ 3.32 777 $ 3.07 $ 3.07 $ 3.07 927 $ 3.54 $ 3.54 $ 3.54 1,173 2.1 miles Park 87,87 New St,Cambridge,MA 02138 24 Radius Apartments $ 2.20 $ 6.17 $ 4.24 463 $ 1.91 $ 4.49 $ 3.90 678 N/A N/A N/A N/A N/A N/A N/A N/A 0.9 miles 530 Western Ave,Brighton,MA 02135 25 The Royal Belmont $ 3.70 $ 3.74 $ 3.72 596 $ 3.15 $ 4.02 $ 3.46 836 $ 3.13 $ 3.32 $ 3.24 1,079 $ 3.00 $ 3.00 $ 2.80 1,513 3.3 miles 375 Acorn Park Dr,Belmont,MA 02478 26 Continuum Allston $ 4.79 $ 7.47 $ 6.02 485 $ 4.19 $ 6.32 $ 5.21 713 $ 3.49 $ 5.50 $ 4.45 1,039 N/A N/A N/A N/A 1.7 miles 199 N Harvard St,Allston,MA 02134 27 Linea Cambridge N/A N/A N/A N/A $ 3.00 $ 5.25 $ 3.90 812 $ 2.44 $ 3.85 $ 3.11 1,219 N/A N/A N/A N/A 2.8 miles 130 Cambridgepark Dr,Cambridge,MA 02140 Summary Studio 1-BR 2-BR 3-BR Min$SF Max$((SF Avg.$(SF Avg.SF Min$/SF Max$SF Avg.$(SF Av SF Min$�SF Max$(SF Avg.YSF Ave Min$/SF Max$(SF Avg.$(SF Aver SF $ 1.20 $ 7.h7 $ 4.31 554 $ 1.91 $ 6.32 $ 3./7 9 $ 2.04 $ 5./0 $ 3.24 i,166 $ 2.64 $ 4.7�8 $ 3.U0 1,460 Source.. https://www.apartments.mm/watertown-ma/?bb=29isl h7gHvn159L https://www.greystar.com/search?Location=watertown&Sort=DefaultSortI d&Latitude=42.3709299&Longitude=-71.18283209999998&Distance=25 N/A",Information not available Comparable Market Rate Study 19 Coolidge Hill Rd Watertown,MA 02472 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application 70) Preliminary traffic report/study TRANSPORTATION CONSULTANTS,INC. MDMPlanners&Engineers PRINCIPALS Robert J.Michaud,P.E. Ronald D.Desrosiers,P.E.,PTOE Daniel J.Mills,P.E.,PTOE PRELIMINARY TRAFFIC ASSESSMENT PROJECT NAME: 19 Coolidge Hill Road Housing LOCATION: 19 Coolidge Hill Road Watertown, Massachusetts DATE: July 15, 2019 PROPONENT: 19 Coolidge Hill Owner, LLC 275 Grove Street, Suite 2400 Newton,MA 02466 PREPARED BY: Robert J. Michaud, P.E. —Managing Principal Daniel A. Dumais, P.E. —Senior Project Manager MDM Transportation Consultants, Inc. (MDM) has prepared a preliminary traffic assessment (TA) for a proposed 40B residential development to be located at 19 Coolidge Hill Road in Watertown, Massachusetts. This memorandum documents baseline traffic conditions for Coolidge Hill Road and Arlington Street in the Site vicinity, identifies safety characteristics of the proposed driveway location, and provides a statement of traffic impact for the project. In summary, MDM concludes that (a) the project trip generation represents an immaterial impact to area roadways, with peak hour trips that represent less than one new trip every 2 minutes entering or exiting the Site, and (b) the proposed driveway meets applicable safety- based sight line requirements based on measured travel speeds on Arlington Street. Implementation of a TDM program by the Proponent will establish a framework of minimizing Site traffic impacts by encouraging non-motorized travel modes and pedestrian accommodation that is compatible with other projects in the area. PROPOSED SITE PROGRAMMING The proposed residential development at 19 Coolidge Hill Road will comprise of an approximate 120 residential units. Access to the Site shall be via an existing curb cut on Arlington Street; approximately 135 on-site parking spaces and one (1) loading space will support the use. The Site locus relative to area roadways is shown in Figure 1. A preliminary Site layout plan is presented as Figure 2. 28 Lord Road, Suite 280 •Marlborough,Massachusetts 01752 Phone (508) 303-0370 • Fax (508)303-0371 • www.mdmtrans.com Traffic Impact Assessment Watertown,Massachusetts 5 p f � Nichols Avenue " Ok P �. 'q Coolidge Hill Road SITE �� • � m � t I 4 ale Pie m r• _ •r _ = Arsenal 5treel _ _ ad Scale; ot to Scale Study Locations N `:_- ,. Y':x* �j TRANSPORTATION CONSULTANTS,INC. Figure 1 JD M Planners&Engineers Site Location Pate!June 2019 Dwg No.1033 TIA.dwg Copyright®by MGM Transportation Consultants,Inc. All rights reserved. � � O U � I � � L7 v�i CC \ a 0 N 0 m z v • lil y i � � � � 1 o N ,�, • v en F cn y� Q A z z �oo 0 0 A U BASELINE TRAFFIC DATA Traffic volume data were collected at the study intersection during the weekday morning (7:00 AM-9:00 AM) and weekday evening (4:00 PM - 6:00 PM) periods to coincide with peak traffic activity of the proposed uses and the adjacent streets. Review of MassDOT permanent count station data indicates that May is an above average traffic month (approximately 5 percent above average month conditions). To remain conservative, no adjustment (reduction) for seasonal fluctuations was made to the traffic volume data. The weekday morning and weekday evening peak hour traffic volumes for the study intersections are shown in Figure 3. Traffic count data and MassDOT permanent count station data are provided in the Attachments. Traffic-volume and travel speed data for Arlington Street in the Site vicinity were obtained using a radar-based automatic traffic recorder (ATR) in May 2019 under normal travel conditions(with schools in session). Daily and peak hour traffic volumes along Arlington Street in the site vicinity are summarized in Table 1 and included in the Attachments. TABLE 1 BASELINE TRAFFIC VOLUME SUMMARY ARLINGTON STREET-SOUTH OF COLLIDGE HILL ROAD Peak Hour Daily Percent Peak Hour Peak Flow Directional Time Period Volume(vpd)l Daily Traffic' Volume(vph)3 Direction4 Volume(vph) Weekday Morning Peak Hour 12,490 9% 1090 70%SB 767 Weekday Evening Peak Hour 12,490 7% 895 59%NB 527 Saturday Midday Peak Hour 10,415 9% 920 54%SB 496 'Two-way daily traffic expressed in vehicles per day. 'The percent of daily traffic that occurs during the peak hour. 3Two-way peak-hour volume expressed in vehicles per hour. 4NB=Northbound,SB=Southbound As summarized in Table 1, the weekday daily traffic volume on Arlington Street at the Site is approximately 12,490 vehicles per day (vpd). Peak hour traffic flow on Arlington Street ranges from approximately 895 to 1,090 vehicles per hour (vph) near the Site which represents 7 to 9 percent of daily traffic flow. The traffic flow on Arlington Street is generally higher in the southbound direction during the weekday morning peak hour and higher in the northbound direction during the weekday evening peak hour. Daily traffic volumes along Arlington Street during a Saturday are approximately 10,415 vpd which is 17±-percent less than during a weekday. 2 MDM G:\Projects\1033-Watertown(Bluehawk)\Documents\1033 MR02_40B_Final.doc Traffic Impact Assessment Watertown, Massachusetts c 0 tm 4 eee a` n �a �o Goa P LL 2 L r-Cq o� 4 Cq I� � � 57 j i 4�" 39 Nichols Avenue r Coolidge Hill Road 15 I I 39 Nr- 00 102 � r, N — — 342 J I- C9 000 Z L NEGL. 1 NEGL. f Site Driveway I � W Z I Weekday Morning Peak Hour c 0 eeS, LL a Q fn 0 Goa 1 L 14 r IN I� 177 25 Nichols Avenue Coolidge Hill Road 19 1 r � r 10 C4NON 55 N M 105 J "n Z L NEGL. i 1 NEGL. Site Driveway T r NOTES: r� North NEGL. = Negligible LO z Scale: Not to Scale ® = Signalized Intersection Weekday Evening Peak Hour TRANSPORTATION CONSULTANTS,INC. Figure 3 MDMPlanners&Engineers Baseline Conditions Weekday Peak Hour Volumes Date:June 2019 Dwg No.1033 TIA.dwg Copyright©by MDM Transportation Consultants,Inc. All rights reserved. Vehicle speeds were obtained for the Arlington Street northbound and southbound travel directions based on the radar ATR; Table 2 summarizes the recorded average and 851h percentile speeds. These speed data provide a basis for determining appropriate sight lines for the proposed driveway. Field data are provided in the Attachments. TABLE 2 SPEED STUDY RESULTS-ARLINGTON STREET Travel Speeds Travel 851h Direction Regulatory' Meant Percentile' Northbound 25 22 28 Southbound 25 25 29 1 Prima Facie speed limit(mph) 2 Arithmetic mean(mph) 2 The speed at or below which 85 percent of the vehicles are traveling As summarized in Table 2, the mean (average) travel speed on Arlington Street traveling northbound is 22 mph and the 85th percentile travel speed is 28 mph. In the southbound direction, the mean travel speed is 25 mph and the 851h percentile travel speed is 29 mph. The observed average and 85th percentile travel speeds are highly consistent with a regulatory speed limit of 25 mph. SIGHT LINE EVALUATION An evaluation of sight lines was conducted at the proposed site driveway location to ensure that minimum recommended sight lines are available at the proposed site driveway on Arlington Street. The evaluation documents existing sight lines for vehicles as they relate to Arlington Street with comparison to recommended guidelines. The American Association of State Highway and Transportation Officials' (AASHTO) standards' reference two types of sight distance which are relevant at the proposed site driveway intersection: stopping sight distance (SSD) and intersection sight distance (ISD). Sight lines for critical vehicle movements at the proposed site driveway intersection were compared to minimum SSD and ISD recommendations for the travel speeds in the site vicinity. 1 A policy on Geometric Design of Highways and Streets,American Association of State Highway and Transportation Officials (AASHTO),2018. 3 MDM G:\Projects\1033-Watertown(Bluehawk)\Documents\1033 MR02_40B_Final.doc Stopping Sight Distance Sight distance is the length of roadway visible to the motorist to a fixed object. The minimum sight distance available on a roadway should be sufficiently long enough to enable a below- average operator, traveling at or near a regulatory speed limit, to stop safely before reaching a stationary object in its path, in this case, a vehicle exiting onto Arlington Street. The SSD criteria are defined by AASHTO based on design and operating speeds, anticipated driver behavior and vehicle performance, as well as physical roadway conditions. SSD includes the length of roadway traveled during the perception and reaction time of a driver to an object, and the distance traveled during brake application on wet level pavement. Adjustment factors are applied to account for roadway grades when applicable. SSD was estimated in the field using AASHTO standards for driver's eye (3.5 feet) and object height equivalent to the taillight height of a passenger car (2.0 feet) for the northbound and southbound Arlington Street approaches to the proposed site driveway. Table 3 presents a summary of the available SSD as they relate to Arlington Street and AASHTO's recommended SSD. TABLE 3 STOPPING SIGHT DISTANCE SUMMARY ARLINGTON STREET APPROACHES TO SITE DRIVEWAY AASHTO Recommended' Approach/ Regulatory 851h Percentile Travel Direction Available SSD Speed2 Speed3 Northbound >400 Feet 155 Feet 180 Feet Southbound >400 Feet 155 Feet 190 Feet 'Recommended sight distance based on AASHTO, A Policy on Geometric Design of Highways and Streets. Based on driver height of eye of 3.5 feet to object height of 2.0 feet. 2Regulatory Speed is 25 mph. 38511,Percentile travel speed on Arlington Street:28 mph NB,29 mph SB. As summarized in Table 3 analysis results indicate that the site driveway available sight lines will exceed AASHTO's recommended SSD criteria for both travel directions along Arlington Street based on the average observed travel speeds and the observed 85f percentile travel speeds. 4 MDM G:\Projects\1033-Watertown(Bluehawk)\Documents\1033 MR02_40B_Final.doc Intersection Sight Distance Clear sight lines provide sufficient sight distance for a stopped driver on a minor-road approach to depart from the intersection and enter or cross the major road. As stated under AASHTO's Intersection Sight Distance (ISD) considerations, "...If the available sight distance for an entering ...vehicle is at least equal to the appropriate stopping sight distance for the major road, then drivers have sufficient sight distance to avoid collisions...To enhance traffic operations, intersection sight distances that exceed stopping sight distances are desirable along the major road." AASHTO's ISD criteria are defined into several "cases". For the unsignalized site driveway location which is proposed to be under STOP sign control then the ISD in question relates to the ability to turn left or turn right from the proposed driveway at its intersection with Arlington Street. Available ISD was estimated in the field using AASHTO standards for driver's eye (3.5 feet), object height (3.5 feet) and decision point (8 to 14.5 feet from the edge of the travel way) for the northbound and southbound directions along Arlington Street. Table 4 presents a summary of the available ISD for the departure from the site driveway and AASHTO's recommended ISD. TABLE 4 INTERSECTION SIGHT DISTANCE SUMMARY SITE DRIVEWAY DEPARTURES TO ARLINGTON STREET AASHTO Minimum' AASHTO Ideal' View Direction Available ISD 85th Percentile Speedz Regulatory Speed' Looking North >400 Feet 190 Feet 280 Feet Looking South >400 Feet 180 Feet 240 Feet 'Recommended sight distance based on AASHTO,A Policy on Geometric Design of Highways and Streets. Based on driver height of eye of 3.5 feet and an object height of 3.5 feet and adjustments for roadway grade if required. Minimum value as noted represents SSD per AASHTO guidance. 2 Regulatory Speed is 25 mph. 38511,Percentile travel speed on Arlington Street:28 mph NB,29 mph SB. The results of the ISD analysis presented in Table 4 indicate that available sight lines looking north and south from the proposed site driveway onto Arlington Street will exceed the recommended minimum intersection sight line requirements from AASHTO for the measured 851h percentile travel speeds;likewise,the ideal ISD criteria are also met. 5 MDM G:\Projects\1033-Watertown(Bluehawk)\Documents\1033 MR02_40B_Final.doc DESIGN YEAR TRAFFIC CONDITIONS This section provides a summary of trip generation characteristics of the Site, trip distribution patterns, Design Year traffic volume projections, and a qualitative operations assessment under Design Year conditions. Trip Generation Traffic activity for the Site is estimated is estimated using trip rates published in ITE's Trip Generation for Multifamily Housing (Mid-Rise) Land use code (LUC 221). Table 5 presents the trip-generation estimates for the proposed development based on ITE methodology. TABLE 5 TRIP-GENERATION SUMMARY' Peak Hour/Direction Multifamily Residential' Weekday Morning Peak Hour: Entering 13 Exiting 36 Total 49 Weekday Evening Peak Hour: Entering 30 Exiting 17 Total 47 Weekday Daily(24 hours) 524 Source: ITE Trip Generation,Tenth Edition;2017. 'ITE LUC 221—Multifamily Housing(Mid-Rise)applied to 120 units. As summarized in Table 5, based on industry-standard trip rates the Site is estimated to generate approximately 50 or fewer trips during peak travel periods. On a daily basis, the development is estimated to generate approximately 524 vehicle trips on a weekday. These estimated Site trips represent a nominal trip increase to the area roadways representing approximately one (1) vehicle entering or exiting the property every 2 minutes during the peak hours. This level of trip activity falls within normal variations in traffic on Arlington Street that occur independent of the project and are therefore inconsequential to traffic operations on area roadways. 6 MDM G:\Projects\1033-Watertown(Bluehawk)\Documents\1033 MR02_40B_Final.doc Trip Distribution The distribution for Site uses is based primarily on existing travel patterns and volumes of the adjacent roadway system. The resulting trip distribution for new trips is presented in Figure 4. Trip distribution calculations are provided in the Attachments. Development-related trips for the proposed residential development are assigned to the roadway network using the trip-generation estimates shown in Table 4 and the distribution patterns presented in Figure 4. Development-related trips at each intersection approach for the weekday morning and weekday evening peak hours are quantified in Figure 5. Design-Year Traffic Conditions Design-Year condition traffic volumes are derived adding incremental traffic increases for the proposed residential development the Baseline conditions. Figure 6 present the Design-Year condition traffic-volume networks for the weekday morning and weekday evening peak hours. Qualitative Statement of Impact This section provides a quantitative statement of impact and described trip increases associated with the development relative to existing/baseline conditions. A comparison of the total intersection entering volume for the gateway study intersection during the weekday morning peak hour and weekday evening peak hour, are summarized in Table 6. TABLE 6 INTERSECTION TOTAL ENTERING VOLUME ARLINGTON STREET AT COOLIDGE HILL ROAD/CRAWFORD STREET Baseline Project Impact Peak Hour Entering Volume' #of New Trips %0 Weekday AM 1,399 25 1.8% Weekday PM 1,309 23 1.8% 1 Volumes based on traffic peak hour turning movement counts conducted in June 2019. As summarized in Table 6, the project will result in a nominal increase (2-percent or less) in traffic of approximately 1 vehicle every 2 minutes at the adjacent signalized intersection of Arlington Street at Coolidge Hill Road/Crawford Street/Nichols Avenue. Relative traffic increases for the proposed project represents an inconsequential change in area roadway volumes - a level of change that falls well within normal day-to-day fluctuations in traffic entering and exiting the intersections and is immaterial to traffic operations along Arlington Street. 7 MDM G:\Projects\1033-Watertown(Bluehawk)\Documents\1033 MR02_40B_Final.doc Traffic Impact Assessment Watertown, Massachusetts 20% r m a� L Cn r- O r eS, 0 a� Goa L P+ O� 15% Nichols Avenue f r Coolidge Hill Road 15% L Site Driveway T r m a� L r 0 •i a 50% 1 North NOTES: Scale: Not to Scale ® = Signalized Intersection TRANSPORTATION CONSULTANTS,INC. Figure 4 MDMPlanners&Engineers Trip Distribution Date:June 2019 Dwg No.1033 TIA.dwg Copyright 0 by MDM Transportation Consultants,Inc. All rights reserved. Traffic Impact Assessment Watertown, Massachusetts c 0 tm 4 eee a` n �a �o Goa LL L � II � 2 Nichols Avenue f r Coolidge Hill Road U) 00 In 2 � SITE TRIPS III L 18 Enter 13 1 � � 8 I Exit 36 Site Driveway Total 49 co Weekday Morning Peak Hour c 0 tm ee� .E LL a Q fn 0 Goa LL L � II � (— 4 Nichols Avenue Coolidge Hill Road It rM rM N 5 � SITE TRIPS L L g Enter 30 A 1 9 Exit 17 Site Driveway I r I Total 47 NOTES: In North NEGL. = Negligible Scale: Not to Scale ® = Signalized Intersection Weekday Evening Peak Hour TRANSPORTATION CONSULTANTS,INC. Figure 5 MDMPlanners&Engineers Site Generated Trips Weekday Peak Hour Volumes Date:June 2019 Dwg No.1033 TIA.dwg Copyright©by MDM Transportation Consultants,Inc. All rights reserved. Traffic Impact Assessment Watertown, Massachusetts c 0 tm 4 eee a` n �a �o Goa P LL 2 L r Cq o� 4 Cq I� � � 57 j 1 4�" 41 Nichols Avenue r Coolidge Hill Road 15 I I 39 r- In 0 In 102 � 344 r- 000 I� L 18 1 4 18 f Site Driveway I rn � Weekday Morning Peak Hour c 0 eeS, LL a Q fn 0 Goa 1 M L 14 �- 177 29 Nichols Avenue Coolidge Hill Road 19 1 r � r 10 C4NON 55 —► 110 r, MLO L8 A 1 � 9 Site Driveway T r NOTES: PO In North NEGL. = Negligible � Scale: Not to Scale ® = Signalized Intersection Weekday Evening Peak Hour TRANSPORTATION CONSULTANTS,INC. Figure 6 MDMPlanners&Engineers Design-Year Conditions Weekday Peak Hour Volumes Date:June 2019 Dwg No.1033 TIA.dwg Copyright©by MDM Transportation Consultants,Inc. All rights reserved. CONCLUSIONS In summary, MDM concludes that (a) the project trip generation represents an immaterial impact to area roadways, with peak hour trips that represent less than one new trip every 2 minutes entering or exiting the Site, and (b) the proposed driveway meets applicable safety- based sight line requirements based on measured travel speeds on Arlington Street. Implementation of a TDM program by the Proponent will establish a framework of minimizing Site traffic impacts by encouraging non-motorized travel modes and pedestrian accommodation that is compatible with other projects in the area. 8 MDM G:\Projects\1033-Watertown(Bluehawk)\Documents\1033 MR02_40B_Final.doc 19 Coolidge Hill Road Housing Zoning Board of Appeals Comprehensive Permit Application 7(k) Filing fee (for Limited Dividend Organizations - $ 600. flat fee plus $9.00 per unit)