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Home My Public Portal About05_Supporting StatementV. To: Town of Watertown Department of Community Development & Planning Date: October 8, 2019 Project #: 14649.00 From: Project Team - VHB, TRIA, DC Beane Re: 650 Pleasant Street and Associates Memorandum The Petitioner, Arranta Bio, is proposing to demolish the existing 5,000 sf one story addition and replace it with a new 15,700 sf 2 -story building to provide support offices to a lab/manufacturing renovation of the larger remainder of the existing building. A special permit is required for new construction (15,700 sf replacement of existing 5,000 sf) in excess of 4,000 sf. A special permit is being sought to continue a preexisting non -conforming condition, that of existing parking being located within 5 -feet of the building and within 5 -feet of the property line. Site improvements also include, restriping of parking, adjusting curb cuts, drainage improvements, converting a limited number of excess parking spaces to landscaping, and removing existing pavement from the Riverfront area at the rear of the site. Per Section 9.03 of the Watertown Zoning Bylaw, the following addresses each of the ten criteria outlined in 9.03(c) and provides an explanation for how they will be incorporated into the design of the project. Landscape: The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal, and any grade changes shall be in keeping with the general appearance of neighboring developed areas. Adequate landscaping shall also be provided, including screening of adjacent residential uses, provision of street trees, landscape islands in the parking lot and a landscape buffer along the street frontage. Existing landscaping will be preserved to maximum extent practicable. The proposed project will predominately disturb areas that have been previously disturbed. The project will also convert some existing impervious areas to create additional landscape islands in the parking lot as well as remove pavement at the rear of the site in the conservation and Riverfront areas. Proposed landscaping along the front of the building includes a mix of shrubs and groundcover plantings to supplement the existing trees to remain. The shrubs and groundcover plantings will continue around the northwest corner of the proposed addition to a new entry door. The proposed building entrance will be emphasized using some ornamental trees and groundcover plantings. The landscaping for the new landscape islands will be shade trees and groundcover plantings. Relation of Buildings to Environment: Proposed development shall be integrated into the terrain and the use, scale and architecture of existing buildings in the vicinity and shall be in accordance with the Comprehensive Plan or other plans adopted by the Town guiding future development. The Planning Board may require a modification in massing so as to reduce the effect of shadows on abutting property in all districts or on public open space. The proposed addition will be integrated into the terrain by matching existing elevations around the site. The proposed addition design is a two -level simple horizontal composition, featuring storefront windows at the ground floor and light gray metal panel as the primary facade material, with painted aluminum ribbon windows at the second level. In order to emphasize the building's horizontality a \\vhb\gbl\prof\Wat-LD\14649.00\docs\Permits\Special Permit\Supporting Statement.docx 101 Walnut Street PO Box 9151 Watertown, MA 02472-4026 P 617.924.1770 Ref: 14649.00 October 8, 2019 Page 2 contrasting -color metal panel is proposed for the opaque sections of the ground -level facade. The color change at the top of the storefront as well as the larger ground -level windows both will help to call attention to the street level facade. The building entrance is expressed with a corner section of curtain wall, extending from the main public entrance around to the front (street side) of the building, and a small painted metal canopy further reinforces the public entrance. The curtain wall carries up to the parapet of the second floor of the building, in order to accentuate the contrast with the other materials. Exterior lighting at every pier will serve to accentuate the ground level of the building at night, and lighting from the interior at the curtain wall will further reinforce the entrance and the corner gesture. Open Space: All open space required by this Zoning Ordinance shall be so designed as to maximize its visibility for persons passing the site, encourage social interaction, maximize its utility, and facilitate its maintenance. Existing open space on the site will remain largely unchanged. As noted above the project will convert some existing impervious areas to create additional landscape islands in the parking lot as well as remove excess pavement from the conservation and Riverfront areas. Therefore, overall open space on the site will be increased. Circulation: Special attention shall be given to traffic circulation, parking areas and access points to public streets and community facilities in order to maximize convenience and safety of vehicular, bicycle and pedestrian movement within the site and in relation to adjacent streets. Special consideration shall be given to infrastructure and design that will enhance public transit, such as bus shelters, on -site transportation demand management measures, and participation in a Transit Management Association. Traffic circulation and parking areas on the site will remain the same as existing conditions under proposed conditions. The existing site has two access points to public streets, one on the east side and one on the west side of the building. The site access on the east side of the building is to remain. The site access on the west side of the building is being relocated further to the west to accommodate the proposed access from the parking area and public street to the main entry. Surface Water Drainage: Special attention shall be given to proper site surface drainage so that removal of surface waters will not adversely affect neighboring properties or the public storm drainage system. Proposed developments shall seek to retain storm water runoff on site to the maximum extent possible, incorporating best practices in storm water management and Low Impact Design techniques. In cases where storm water cannot be retained on site, storm water shall be removed from all roofs, canopies and paved areas and carried away in an underground drainage system. The existing stormwater management system on the site will remain as it is under existing conditions. The site will see an increase in water quality as a result of converting impervious parking areas to \\vhb\gbl\prof\Wat-LD\14649.00\docs\Permits\Special Permit\Supporting Statement.docx Ref: 14649.00 October 8, 2019 Page 3 either roof area or landscape islands. To further improve water quality from the site the applicant is proposing to replace an existing catch basin on site with a water quality unit. In response to comments received from the DPW providing infiltration on the site was reviewed and determined to not be recommended. In the Massachusetts Stormwater Handbook the MassDEP recognizes that on some sites, there is a risk that infiltrating may cause or contribute to groundwater contamination. Therefore, MassDEP requires infiltration only to the maximum extent practicable on sites where recharge is proposed at or adjacent to an area classified as contaminated, sites where contamination has been capped in place, sites that have an Activity and Use Limitation that precludes inducing runoff to the groundwater, sites that are the location of a solid waste landfill, and sites where groundwater from the recharge location flows directly toward a solid waste landfill. The project site is the location of a former Watertown landfill and as noted above is therefore not recommended for infiltration. Utility Service: Electric, telephone, cable TV and other such lines and equipment shall be underground. The proposed method of sanitary sewage disposal and solid waste disposal from all buildings shall be indicated. Existing electric service to the building is underground and will remain that way under proposed conditions. The existing telephone and cable service are provided through overhead wires and will be relocated underground. The sanitary sewer and water connections will likely be upsized for the project in their current location. Solid waste disposal will be managed using a dumpster/compactor located on the eastern side of the building. Environmental Sustainability: Proposed developments shall seek to diminish the heat island effect; employ passive solar techniques and design to maximize southern exposures, building materials, and shading; utilize energy -efficient technology and renewable energy resources; and minimize water use. All new Developments requiring Site Plan Review in the NB, LB, CB, 1-1, 1-2, 1-3, RMUD and PSCD Districts must meet LEED Silver Certifiable requirements as outlined by the United States Green Building Council's Leadership in Energy and Environmental Design (current edition as applicable) as a minimum. Design documentation shall be provided by the Petitioner to the Town to verify that the project could achieve the minimum number of LEED points to achieve certification. Such documentation may include but not be limited to a project narrative describing how the project design intends to achieve selected LEED credits, and a LEED checklist with criteria (or points) which shows the project will achieve a minimum of 50 points. LEED-V4 for BD+C New Construction Summary A. Please see the attached checklist B. The project is very likely to be able to meet the criteria for LEED silver. The following 28 points are projected as clearly achievable: a. Location and Transportation (4 points) b. Sustainable Sites (1 point) c. Water Efficiency (3 points) d. Energy and Atmosphere (10 points) \\vhb\gbl\prof\Wat-LD\14649.00\docs\Permits\Special Permit\Supporting Statement.docx Ref: 14649.00 October 8, 2019 Page 4 e. Materials and Resources (2 points) f. Indoor Environmental Quality (4 points) g. Innovation and Design Process (2 points) h. Regional Priority Credits (2 points) To get to LEED silver, assuming that the above is correct, a minimum of an additional 22 "maybe" points, out of 34 that are identified as being "comfortably" in the range of possibility, would need to be moved into the "yes" category. Narrative for LEED Credits Location and Transportation (LT) - projected 4 points • "Sensitive land protection is achieved on the grounds that this is a previously -developed site • "High Priority Site" is in the "maybe category." • The "surrounding density and diverse uses" credit is achievable on the grounds that the project is located in a highly developed urban area. Sustainable sites (SS) SS p1 Construction Activity Pollution Prevention (Prereq) An Erosion and Sedimentation Control (ESC) Plan will need to be developed by the construction manager during construction, and Permanent landscaping must be installed. Credit assessments summary • SSc1 Site assessment (? Point) is a "maybe" point, but in the USGBC, system would simply require documentation, which would need to be provided by a site assessment professional. • SS c5.2 Heat Island Effect, Roof (1 point) The building can meet the above credit through specifying the entire roof to have has an SRI value of. For example, the membrane roofing could be Versiweld TPO as manufactured by Versico Roofing Systems. • SS c6 Light pollution reduction is a "maybe." Exterior lighting fixtures can be selected with appropriate BUG ratings. Water Efficiency (WE) WE p1 Outdoor Water Use Reduction (Prereq) \\vhb\gbl\prof\Wat-LD\14649.00\docs\Permits\Special Permit\Supporting Statement.docx Ref: 14649.00 October 8, 2019 Page 5 Option 1: Landscaping will be chosen such that no irrigation is required after the two-year establishment period for the landscaping. This is a prerequisite. WE p2 Indoor Water Use Reduction (Prereq) Low flow fixture must be specified so that the building reduces indoor water use by 20% min. below EPACT 2005. This is a prerequisite. WE p3 Building Level Water metering (Prereq) The building level water metering will be provided. Credit assessments summary • WE c1: Outdoor water use reduction: the project is projected to earn 2 points because the design will be based on "no irrigation." • WE: c2 Indoor Calculated water savings projected to earn up to two additional points. Assumed to be good for one point with the 0.35 lav faucets. To achieve the additional point, Ultra -Low flow fixtures would need to be specified everywhere, including in the labs. • Water metering credit could be achieved with a meter on the indoor fixtures/irrigation Energy & Atmosphere (EA) EA p1 Fundamental Commissioning of Building Energy Systems (Prereq) Commissioning activities were required for the project and the following energy- related systems, at a minimum: • Heating, ventilating, air conditioning and refrigeration (HVAC) systems (mechanical and passive) and associated controls • Lighting and daylighting controls • Domestic Hot Water (DHW) systems EA p2 Minimum Energy Performance (Prereq) RECOMMEND OPTION 1: WHOLE BUILDING ENERGY SIMULATION Must demonstrate a specified improvement in the proposed building for new buildings. EA p3 Building level energy metering EA p3 Fundamental Refrigerant Management (Prereq) (Prereq) \\vhb\gbl\prof\Wat-LD\14649.00\docs\Permits\Special Permit\Supporting Statement.docx Ref: 14649.00 October 8, 2019 Page 6 The project must use only zero chlorofluorocarbon (CFC)-based refrigerants in new base building heating, ventilating, air conditioning, and refrigeration (HVAC&R) systems. All air conditioning systems in the project will be confirmed to use R -410a refrigerant meeting the requirements of this prerequisite. Credit assessments summary: • EA c1 Optimize Energy Performance (8 points). This is deemed to be achievable; Project must demonstrate a percentage improvement in the proposed building performance rating compared with the baseline building performance rating. • EA c5: Renewable energy production; project will have roof mounted solar panel system (2 points projected; one additional point possible). • EA c7 Green Power (? points) The project could potentially engage in at least a 2 -year renewable energy contract to provide at least 35% of the building's annual electricity from renewable sources, as defined by the Center for Resource Solutions' Green -e Energy product certification requirements. Materials & Resources (MR) MR p1 Storage & Collection of Recyclables (Prereq) The project will provide a dedicated area in the garage for the collection and storage of materials for recycling for the entire building. MR c2 Construction and demo Waste Management Planning (Prereq) The project is required to achieve a specified minimum recycling rate for construction waste. A Construction Waste Management plan must be created that identifies the materials to be diverted from disposal and whether the materials are to be sorted on -site or co -mingled. The final waste report must be provided. Credit assessments summary: • MR c1: we assess the that the project is required to achieve a specified minimum recycling rate for the additional two points for construction waste is an achievable target. Indoor Environmental Air Quality (IEQ) IEQ p1 Minimum Indoor Air Quality (IAQ) Performance (Prereq) \\vhb\gbl\prof\Wat-LD\14649.00\docs\Permits\Special Permit\Supporting Statement.docx Ref: 14649.00 October 8, 2019 Page 7 The project will meet the requirements of ASHRAE standard 62.1-2007 sections 4-7. CASE 1: MECHANICALLY VENTED SPACES IEQ p2 Environmental Tobacco Smoke (Prereq) OPTION 1: The project will prohibit smoking in the building and the site meeting this Prerequisite. Credit assessments summary: • IAQ c1: Enhanced IAQ should be achievable for 2 points with increase OA flow, walk off mats; exhaust, self -closing doors, and full height walls in janitor's closets; MERV 13 filters on AHUs • IAQ c6: One interior lighting point assumed based provision of Increased interior lighting controls • IAQ c8: Almost all regularly occupied spaces will have outdoor views. Innovation in Design (ID) Credit assessments summary: • ID c 1.1 Innovation in Design — Education Plan (1 point) • LEED professional (1 point) Screening: Screening, such as screen plantings, shall be provided for exposed storage areas, exposed machinery installations, service areas, truck loading areas, utility buildings and structures, and similar accessory areas and structures in order to prevent their being incongruous with the existing or contemplated environment and the surrounding properties. Additional landscape areas on either side of the proposed entrance at the northeast corner of the building will provide some screening of the loading area. Additional landscape area at the southwest corner and along the east side of the building will also provide some screening to the loading area. The existing transformer on site will remain and a proposed emergency generator located near the transformer are partially screened from the street by existing landscape areas. The proposed addition roof screen has the dual function of concealing mechanical elements (roof fans, plumbing stacks and other MEP appurtenances) as well as supporting a branding element (sign) for Arranta Bio. The roof screen also has an architectural function in that, although there is no occupiable "outdoor space" on the roof, the set -back roof screen creates an appearance of outdoor space, and enhances the horizontal layering of the facade, a gesture which is reinforced using another slight color change. The branding sign on the roof screen will be internally -lit at night. \\vhb\gbl\prof\Wat-LD\14649.00\docs\Permits\Special Permit\Supporting Statement.docx Ref: 14649.00 October 8, 2019 Page 8 Safety: With respect to personal safety, all open and enclosed spaces shall be designed to facilitate building evacuation and maximize accessibility by fire, police, and other emergency personnel and equipment. The existing site complies with all aspects of personal safety. The proposed project will not affect the existing personal safety provided on the site. Design: Proposed developments shall seek to protect abutting properties from detrimental site characteristics resulting from the proposed use, including but not limited to air and water pollution, noise, odor, heat, flood, dust vibration, lights or visually offensive structures or site features. The proposed project is in keeping with existing surrounding architecture, use, and scale and therefore, will not have a detrimental effect on abutting properties. \\vhb\gbl\prof\Wat-LD\14649.00\docs\Permits\Special Permit\Supporting Statement.docx LEED v4 for BD+C: New Construction and Major Reno vation Project Checklist Arranta Bio - 09-05-19 LEED Online re PRELIMIN ARY RULIN G Y ? N 1 Credit Integrativ e Process 1 4 2 26 Location and Transp ortation 16 16 Credit LEED for Neighborhood Development Location 16 1 Credit Sensitive Land Protection 1 2 Cre dit High Priority Site Asbestos does not count in v4, need remediation documentation 2 3 2 Cre dit Surroun din g Density and Di ver se Us es 5 5 Credit Access to Quality Transit 5 1 Cre dit Bicycle Facilities 1 1 Cre dit Re duced Pa rking Footprint 1 1 Cre dit Green Vehicles 1 1 2 7 Y Sustainable Sites 1 2 1 2 1 1 1 1 3 2 4 Y Y Y Prereq Credit Credit Cre dit Credit Cre dit Credit Construction Activity Po llution Prevention Site Assessment Site Development - Protect or Restore Habitat Open Space R ainwater M anagement Heat Island Reduction Light Pollution Reduction Required 1 2 1 3 2 1 Water Efficiency Prereq Prereq Prereq Cre dit Credit Cre dit Cre dit 11 2 1 1 2 2 1 Outdoor Water Use Reduction Indoor Water Use Reductio n Building -Level Water Metering Outdoor Water Use Reduction Indoor Water Use Reductio n Cooling Tower Water Use Water Me tering Required Required Required 2 6 2 1 10 Y Y Y Y 16 6 I Energy and A tmo sphere 6 8 7 3 1 1 2 1 1 2 Prereq Fundamental Commissioning and Verification Prereq M inimum Energy Performance Prereq Buildin g -Level Energy Meterin g Pre re q Fundamental Refrigerant Management Credit Enhance d Commissioning Credit Optimize Energy Performance Credit Advanced Energy Metering Credit Dema nd Response Cre dit Renewable Energy Production Credit Enhance d Refrigerant Management Credit Green Power and Carbon O ffsets 33 Required Re quire d Required Required 6 18 1 2 3 1 2 2 Y Y 0 1 11 1 Materi als and Resour ces 5 2 2 2 2 2 1 2 1 1 3 Prereq Prereq Credit Credit Credit Cr edit Credit Storage and Collection of Recyclables Construction and Demoliti on Waste Management Planning Building Life -Cycle Impact Reduction Building Pr oduct Disclosure and Optimization - Environmental Product D ecl arations Building Pr oduct Disclosure and Optimization - Sourcing of Raw Materials Building Pr oduct Disclosure and Optimization - Material Ingredients C onstruction and Dem olition Waste Man ag ement 13 Required Required 5 2 2 2 2 Indoor Environmental Quality Prereq Prereq Credit Credit Credit Cr edit Credit Credit Credit Cr edit Credit 16 3 1 2 2 2 1 2 2 Minimum Indoor Air Quality Performance Environmental T obacco Smoke Control Enhanced Indo or Air Quality Strategies Low -Emitting Materials Con str uction I ndoor Air Quality Management Pla n Indoor Air Quality Assessment Thermal Comfort Interior Lighting Daylight Quality Views Acoustic Perf ormance Required Required 2 3 1 2 1 2 3 1 1 Inno vation 6 1 Credit Innovation Credit LEED Accredited Professional 5 1 2 1 1 Regi onal Priority 03766 zip code - 4 1 Credit Regional Priority: ( Renewable En ergy production (2 pts) Credit Regional Priority: : Optimize energy performance (8 pts) Credit Regional Priority: f High priority site Credit Regional Priority: ( Building life -cycle impact r eduction 1 1 1 1 1 1 1 28 m 61 TOTALS Possible Points: 110 Certified: 40 to 49 points, Silver: 50 to 59 points, G old: 60 to 79 points, Platinum: 80 to 110