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Home My Public Portal AboutStaff_Report_PB_2014_0514_AODD_FINAL_201405090814275857 �1630 TOWN OF WATERTOWN X . Department of Community Development and Planning Staff Report Athena Arsenal LLC has proposed an amendment to the Arsenal Overlay Development District(AODD) of the Watertown Zoning Ordinance. The proposed language creates an opportunity for the property owner to pursue changes which they have conceptually presented to various Town boards and commissions. As this amendment has been proposed by the property owner,this report provides review, findings,and language modification suggestions for the Planning Board to consider. ZONING AMENDMENT: Arsenal Overlay Development District DATE OF FIRST READING: April 8, 2014 STAFF RECOMMENDATION: Adoption of Amendment with minor modification DATE OF PLANNING BOARD HEARING: Scheduled May 14, 2014 I. PUBLIC NOTICE A. Procedural Summarv: As required by the Watertown Zoning Ordinance § 9.22, notice was given as follows: • Published in the newspaper of record(Watertown Tab)on 4/25/2014 & 5/2/2014; • Posted at the Town Administration Building on 4/18/2014; and, • Mailed on 4/30/2014 with subsequent hand delivery/confirmation to direct abutters 5/7/2014 B. Planning Board Public Notice: "Notice is hereby given that the City known as the Town of Watertown will conduct a PUBLIC HEARING before the Planning Board on a proposed AMENDMENT TO THE ZONING ORDINANCE. The Hearing will be held on Wednesday, May 14,2014 at 7:00 p.m. in the Town Council Chamber,Administration Building, 149 Main Street, Watertown, MA 02472. Amendments to Zoning Ordinance:Arsenal Overlay Development District(AODD) Text Amendment Athena Arsenal LLC requests an amendment to the Arsenal Overlay Development District (AODD)of the Watertown Zoning Ordinance. The first reading before the Honorable Town Council was April 8, 2014.As stated, the requested amendments allow the implementation of a master plan to create a vibrant campus for athenahealth, Inc. as well as the residents of Watertown. The amendments would modify the retail categories to allow small-scale retail uses through special permit, increase height for new construction, and clarify the permit process for the AODD. The amendment would also incorporate amendments made by the Watertown Arsenal Development Corporation at the time the site was first redeveloped and make ministerial changes. The WZO Page 1 of 4 Zoning Amendment—Arsenal Overlay Development District May 8, 2014 Staff Report amendment language is available for review in the Office and Website of the Department of Community Development and Planning." II. DESCRIPTION A. Nature of the Request Athena Arsenal LLC requested an amendment to the Arsenal Overlay Development District (AODD) of the Watertown Zoning Ordinance.As stated, the requested amendment allows for a submittal and approval for a campus master plan to ensure a vibrant campus for athenahealth, Inc. as well as continue to provide and expand upon amenities for the greater Watertown community.The amendment also modifies the use categories, incorporates modifications made by the Watertown Arsenal Development Corporation (WADC) at the time the site was first redeveloped and suggests ministerial changes from the September 2, 1998 WADC decision. III. STAFF ANALYSIS AND RECOMMENDATIONS The following list provides a breakdown of the component parts of the requested amendment with staff comments included to show support or to note areas of concern. The amendment specifically: 1. Suggests numerous ministerial changes for consistency, etc.—Staff finds that the suggested changes are in keeping with the overlay 2. Add an objective of facilitating expansion of and additional amenities within the overlay.—Staff finds that it is important to support the cultural amenities the site has to offer and that providing a reasonable mix of retail and access into and through the site is in keeping with the overlay. 3. Clarify the principal and accessory use categories to be consistent with the ordinance and to include 10%for supporting retail.—Staff finds that this language is in keeping with the original WADC approvals(the approval specified that a total of 10%of the site could provide retail and consumer services, rather than be limited to 10%of a building). Further,this would allow for more flexibility but create an upward limit on the amount of retail within the overlay which precludes the site becoming a retail center. 4. Modify the determination by the Planning Board for undefined uses. —Staff finds that this language is not clear enough. Staff suggests adding after the first three words, "Any principal uses permitted by Special Permit in an Industrial or Commercial Zone within Article V,which..." 5. Corrects the floor area for existing buildings (9/2/1998) -Staff suggested that these building areas as approved by the WADC be included in this request to more accurately reflect the existing buildings on the site. 6. Increase the maximum allowed height of new structures to 79'/7 stories or 90' for structured parking with a required step back along North Beacon St of an additional 10' —Staff suggests that the maximum height,without further analysis of the entire Page 2 of 4 Zoning Amendment—Arsenal Overlay Development District May 8, 2014 Staff Report corridor, remain consistent with the maximum allowed heights within the Arsenal Street Corridor and the Pleasant Street Corridor. That height is 79 , but includes a provision,which would allow for additional height for'green' roof structures,such as solar arrays,green roof, or similar treatments. 7. Allow reduced front setback through special permit to maintain consistent building lines on Arsenal Street—Staff suggests that this should only be considered when a structure provides an activation of the street or supports community interaction into the site. 8. Remove overlay parking requirements and require development to comply with the parking section of the WZO with allowance for reductions with transportation demand management.—Staff finds that this is consistent with the current overlay language and clarifies how new development could be accomplished with interim parking measures. 9. New approval process "AODD Campus Special Permit with Site Plan Review" o Clearly designate the Planning Board as the Special Permit Granting Authority— Staff finds that this is in keeping with the intent of the original overlay. Initially the WADC was the permitting authority and any changes or development would require their review and approval. They could provide permits and variances. When the WADC was dissolved,the authority for the overlay was passed on to the Planning Board by replacing any reference to the WADC. This language reflects that the Planning Board is the Special Permit Granting Authority. o Develop a two-step process that allows the approval of a campus master plan for phased development with final Site Plan Review for design details, landscaping or other improvements. -Staff is in support of this process as it allows predictability for phased development within a campus development. One minor modification that Staff suggests is to strike the first paragraph, as it does not add to the ordinance language and is superfluous. 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