HomeMy Public PortalAbout480 Arsenal - Application, Narratives, Deed, Context Map a Adki
BOYLSTON PROPERTIES
April 14, 2015
Mr. Michael Mena
Zoning Enforcement
Town of Watertown
149 Main Street
Watertown, MA 02472
Re: Boylston Properties application for Special Permit—480 Ste 3 Arsenal Street
Dear Michael:
Please find the enclosed materials constituting Boylston Properties' submission for Special Permit
with Site Plan Review in support of our proposed warehouse to office revitalization project
proposed for 480 Suite 3 Arsenal Street. The attached checklist indicates all required submission
materials have been included, as well as additional supporting material.
As discussed with Planning, Zoning, and DPW staff, and shown in the attached documentation, we
are proposing to repurpose the existing single story warehouse building to an 185,595 SF office
building. This would be achieved by carving out and adding to the existing building footprint, and
inserting a floor within the existing structure. Additional improvements include: connections to
the Watertown Greenway, large amenity and open spaces, structured parking deck, and a
reconstructed parking field with upgraded stormwater management and infiltration systems. The
site's main access will remain at the signalized intersection at Arsenal Street, with an additional
full access intersection on Nichols Avenue, opposite Bigelow Avenue.
We anticipate the initial Planning Board hearing will be scheduled for the evening of May 13, as
indicated in the Town's Meeting Calendar and corresponding filing deadlines. We look forward
to an engaging process with the Town and community, as we proceed through the permitting
process.
Kind Regards,
Jeffrey Heidelberg
Project Manager
PERMIT APPLICATION FORM
Planning Board and Zoning Board of Appeals
149 Main Street
Watertown, MA 0247
(617) 972-6427
-- vwvw watertown-ma.gov
TO BE COMPLETED BY STAFF
Case Number: Notice to AnDlicant: An application may be denied for outstanding
taxes or charges to the Town (Watertown Ordinance, Chapter
❑ Fees received: AVII). Upon deeming the submittal complete,the application will To,,Nn Clerk 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 T
Site Address: List application requests below:
480 STE 3 Arsenal Street Special Permit(SP) Variance(V)
Watertown,MA Site Plan Review(SR) SP/SR
Parcel ID#s: 1214 1F 3 Special Permit Finding(SPF)
For an amendment to previous relief,provide case#s:
Zoning District:I-2 SR(Site Plan Review)meeting date,if required:
Petitioner(s): 480 Arsenal Group LLC Phone: (617)262-4646
IAddress: 800 Boylston Street(Suite 1390),Boston,MA Email:
Signature(s): t,,, /e- Date: April 14,2015
Owner(s): 480 Arsenal Group LLC Phone: (617)262-4646
Address: 800 Boylston Street(Suite 1390),Boston,MA Email:
Signature(s): Date: April 14,2015
Agent: William McQuillan,Mgr. Phone/Email: (617)262-4646
Other Contacts: Phone/Email:
The Petitioner must be the fee simple owner or hold sufficient "interest" in the subject property (in which case evidence must be pro-
vided as to the nature of the property interest and the fee owner shall co-sign this application. For legal entities such as corporations,
LLC, etc, list the type and legal status of ownership, the name of trustees/officer members, their affiliation and contact information..
NATURE OF REQUEST
Applicable Sections of Zoning Ordinance(Sped Section(s)of the ZONING ORDINANCE from which relief is sought):
Special Permit with Site Plan Review- Section 5.01.3 (a.2.) New construction or conversion greater than 4,000 s.f, of building area/
Section 5.01.5(c.2.)New construction or conversion greater than 4,000 s.f.of building area.
Brief description of the project as it relates to the zoning relief requested—Include existing dimensions,proposed dimensions,
and any non-conformities that exist:
480 Arsenal Group LLC requests the grant of a Special Permit with Site Plan Review so as to renovate an existing 73,920 SF
warehouse with 20,900 SF canopy into a 185,595 SF office building with a 83 space parking_ deck,483 space parking at grade,and
amenity space. The property is located in the I-2(Industrial-2)zoning district.
THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE
The ZONING ORDGVANCE can be found online at:wvwv watertown-ma.eov
SUBMITTAL REQUIREMENTS
❑ Signed Applications(3 original& 17 copies) ❑ Full Set of Plans,collated(20 Copies and PDF version)
1. Certified Plot Plan(for all applications)
El Written Supporting Statement(20 Copies) 2. Architectural Drawings(Floor,Elevations,etc.if applicable)
❑ Release/Indemnification Waiver(1 copy signed) 3. Grading/Drainage Plan(if applicable)
4. Roof Plan(if applicable)
❑ Newspaper Billing Authorization Form(1 copy signed) 5. Parking/Circulation Plan(if applicable)
❑ Any additional information relevant for review 6. Landscape Plan(if applicable)
7. Site Utility Plan(if applicable)
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) / Indust/Office Indust/Office
B. Dwelling Units n/a n/a n/a
C. Lot Size n/a 374,304+/- 374,304+/-
D. Front Yard Setback 20 126+/- 83+/-
E. Rear Yard Setback 30 n/a n/a
F. Side Yard Setback(left) 25 64+/- 52+/-
G. Side Yard Setback(right) 25 87+/- 59+/-
H. Building Coverage 50% 25.5%+/- 32.2%+/-
1. Impervious Coverage 90% 81.7%+/- 77.2%+/-
J. Height/#of Stories 5075 35'+/-/1 35'+/-/2
K. Lot Area per Unit n/a n/a n/a
L. Gross Floor Area 73920/20900 185,595
M.Floor Area Ratio(FAR) 1.0 n/a 0.50+/-
N. Open Space 10% n/a 22.8%
O.Parking Spaces 499 458 566
Other data:
THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE ON THE 2ND FLOOR
OF THE TOWN ADMINISTRATION BUILDING.
The ZONING ORDINANCE can be found online at:www.watertown-ma.eov
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?YES/NO, Explain why.
N/A
Petition for Special Permit(s)/Amendment Sec. 9.05(b) (project must meet all of the following criteria)
1. Is the subject site an appropriate location for such use,structure,and/or condition? YES/NO, Explain.
Yes. See attached statement.
2. Will the proposed use/structures adversely affect the neighborhood? YES/NO, Explain.
No. See attached statement.
3. Is there potential for nuisance or serious hazards to vehicle or pedestrians?YES/NO, Explain.
No. See attached statement.
4. Will adequate and appropriate facilities be provided for the proper operation of the proposed use? YES/NO, Explain.
Yes. See attached statement.
Petition for Variance(s)/Amendment Sec. 9.14(b) (project must meet all of the following criteria for a variance)
1. Is the variance being sought due to circumstances related to the soil conditions,shape,or topography of such land or structures,
and especially affecting such land or structures but not affecting generally the zoning district in which it is located? YES/NO,
Explain.
N/A
2. Would enforcement of the Zoning Ordinance involve substantial hardship,financial or other? YES/NO, Explain.
3. Would granting of the desired relief be a substantial detriment to the public good? YES/NO, Explain.
4. Would granting the desired relief nullify or substantially derogate from the intent of this Zoning Ordinance? YES/NO, Explain.
IF NEEDED, ATTACH ADDITIONAL SHEETS OF PAPER TO THIS APPLICATION
3
Petition for Special Permit Sec. 9.05(b)
1. Is the subiect site an appropriate location for such use, structure or condition?
Yes. The project consists of repurposing the existing single story 73,920 SF warehouse building with a
20,900 SF canopy into an 185,000 SF office building. This would be achieved by carving out and adding to
the existing building and its footprint, and inserting a floor within the existing structure. Additional
improvements include: connections to the Watertown Greenway, large amenity and open spaces, an 83
space parking structure, and reconstructed parking fields with upgraded stormwater management and
infiltration systems. The use is allowed by right in the 1-2 Zone, and the setbacks to the property lines will
remain greater than the code required minimums. The property abuts the Watertown Greenway to the
South and East, Nichols Ave with neighborhood amenities, a school, and residences to the north, and an
industrial facility to the East.
2. Will the proposed use/structures adverselv affect the neighborhood?
No. The revitalization of the property will benefit the neighborhood. The existing building is utilized by
Verizon as a yard for utility truck parking and truck repair and maintenance. The property is surrounded
on all sides with 6-foot high chain link fence with barbed wire running along the top. The proposed project
includes the removal of the fence and the opening of the property to the neighborhood. In addition,
substantial investment will be made into the building's fagade and treatment, to more attractive finishes
with substantial windows on all sides.
A significant open space will replace what is currently a paved parking/loading area, which will also
connect the site to the Watertown Greenway. As part of the connection, the proponent is working with
DCR to add a rest area along the bikepath for community use. To allow for the increased open space, a
structured parking deck will be added to the North of the property. The design allows for the partial burial
of the deck,to assist in visually screening the structure from Nichols Ave.
As an identified opportunity to connect to the neighborhood specified in the Town's"Strategic Framework
for Economic Development", the historic opening to Bigelow Avenue will be reestablished as part of the
project-
...the Verizon site could over time be redeveloped in such a way that the historic opening from
Bigelow Avenue could be restored. This hinge site occupies a key corner between Coolidge Square,
the Arsenal, and Arlington Street." The site in its current use and configuration is "... a barrier to
Bigelow Avenue to the north and inhibits the potential to draw on the vitality of Coolidge Square"
—Strategic Framework for Economic Development, Development Opportunities, p. 20-21.
3. Is there potential for nuisance or serious hazard to vehicles or pedestrians?
No. Access to the site from a pedestrian and cyclist standpoint has been carefully considered. From
a pedestrian/cyclist standpoint,there are two main entrances to the building. One to the North
facing Nichols Avenue, and one to the South facing the Watertown Greenway and the site entrance
drive to Arsenal Street. A substantial number of interior bike spaces will be provided.
The site has frontage on two street,Arsenal Street and Nichols Ave. The site currently has one main
entrance on Arsenal Street and an emergency entrance on Nichols Avenue, across from St.
Stephen's School. The main entrance on Arsenal Street will remain, via the access drive. The
emergency access drive will be relocated to the East side of the site, and a second full access
driveway will be placed on Nichols Ave, across from Bigelow Ave.
The traffic Impact and Access Study will implement transportation demand measures as part of the
proposal. In keeping with the recommendations, safe and efficient access will be provided to the
site and the proposal will be developed and operated with minimal impact to the surrounding area
and transportation system.
4. Will adequate and appropriate facilities be provided for the proper operation of the proposed
use?
Yes. The development and renovation will meet all building, health and safety requirements. The
entire construction process will be performed consistent with code requirements. The traffic design
and pedestrian access have been incorporated to promote and continue safe and efficient traffic
and pedestrian flow. The project meets all fire safety requirements. Adequate and appropriate
facilities have been provided.
TOWN OF WATERTOWN
Zoning Enforcement Office
149 Main Street Telephone (617)972-6427
Watertown, MA 02472 Facsimile (617)926-7778
www.watertown-ma.gov
Authorization Form
To: Legal Advertising Department
Community Newspapers (Watertown Tab)
From: Watertown Zoning Board of Appeals
RE: Billing Authorization Form
I hereby authorize Community Newspaper Company to bill me directly for the
attached Legal Notice(s) to be published for two consecutive weeks in the Watertown
Tab on the following dates: and for the
property located at: '4 80 5�-G 3 A rs.v A l Sf. , Watertown, MA.
Bill To: q g0 4c--;e r-,7 r4, LI-(--
Address: 800 PO y l-� S-tre_t_ -, S , 4-(, 13 90
City/State/Zip: 8os+c7 n MA 0.11 R q
Telephone: (, t 7 16 Z gG14G
S7gPatur�e��M Date
Attachment
1630
Permission to Inspect Premises With
. RELEASE, INDEMNIFICATION, AND WAIVER
For An Individual
of q 1?4 Asa,( 4zbab W 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.
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. n 1
In witness whereof, I have hereunto set my hand this day of I ��4 1 20
AS
Signature P ti loners Name and Address
COMMONWEALTH OF MASSACHUSETTS - Count of Mtd&es�ex, ss.
On this the day of l 0\ , before me, f�nc\1 o\ v�e�.�Gh
Day t�nth Year R
(' 1�� } Name of Notary Public
t t,
Personally appeared: 1 cD 41� 1� � en
Name(s)of Signer(s)
Proved to me through satisfactory evidence of identity,which was/were:
o6 on A
Description of Evidence of Iditity
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 N/aryPublic
RHONDA M. Gt_EASOtJ
4 Notary Public
MUnwei�iT�Jf GT7°
Printed N tral.My commission Expires
September 3, 2021
Place Notary Seal above My commis wi i expires
a
After recording return to:
Wilmer Hale
Attn: Andrew H.Cohn, Esq.
60 State Street
Boston, MA 02109 I III I I�IIl��I
Prepared by; Bk:63894 Pg: 487 Doo: DEED
Page: 1 of 6 07/10/2014 02:81 PM
Christianne C. Chen, Esq.
Prologis, Inc.
4545 Airport Way
Denver,CO 80239
QUITCLAIM DEED
PROLOGIS, L.P., a Delaware limited partnership, formerly known as AMB Property, L.P. (the
"Grantor"), with an address of c/o Prologis, Inc., 4545 Airport Way, Denver, CO 80239, for
consideration of THIRTEEN MILLION FOUR HUNDRED SEVENTY-FIVE THOUSAND AND
3 00/100 DOLLARS ($13,475,000.00), grants to 480 ARSENAL GROUP LLC, a Massachusetts limited
liability company, with an address of c/o Boylston Properties Co., Inc., Attn: William P. McQuillan and
Mark A. Deschenes, 800 Boylston Street, Suite 1380, Boston, MA 02199, WITH QUITCLAIM
v) COVENANTS the land known and numbered as 480 Arsenal Street, located in City of Watertown,
c County of Middlesex, Commonwealth of Massachusetts, more particularly described on Exhibit A
attached hereto, together with any improvements thereon (the "Property"),
vSubject to the lien of any real estate taxes and municipal charges not yet due and payable as of the date
hereof, and further subject to all zoning and building laws, ordinances, maps, resolutions and regulations
v of all governmental authorities having jurisdiction which affect the Property and the use and improvernent
thereof; leases, if any identified in Exhibit B attached hereto; and the permitted exceptions set forth on
¢ Exhibit B attached hereto.
oFor reference to Grantor's title see Deed recorded March 31, 1998 in the Middlesex Registry of Deeds in
ci Book 28380, Page 307.
MASSACHUSETTS EXCISE TAX
Soul rn Middlesex Dlstriot R00 N 001
Date: 7/1 014 �2:5
Ctri#2 8 30Fee: $61, 80 ,00
EXECUTED under seal as of the ��{ day of July,2014.
GRANTOR:
PROLOGIS, L.P.,
a Delaware limited partnership, formerly known as
AMB Property, L.P.
By: Prologis, Inc.,
a Maryland corporation,
its general partner
Name: Michael T. Blair
Title: Managing Director and Assistant Secretary
STATE OF COLORADO
COUNTY OF DENVER
sT
The foregoing instrument was acknowledged before me this day of July, 2014 by Michael
T. Blair, as Managing Director and Assistant Secretary of Prologis, Inc.,a Maryland corporation, on
behalf of said corporation; said corporation being the general partner of Prologis, L.P., a Delaware limited
partnership.
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v.. GTggY ti Notat�Public
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Exhibit A
Property
The land in Watertown, Middlesex County, Massachusetts located on Arsenal Street, Cypress Street,
Quimby Street, Laurel Street, Melendy Avenue and Nichols Avenue,consisting of the following:
Shown as Lots 3 and 4, and Parcel"E"on a subdivision plan entitled"Subdivision of Land in Watertown,
Massachusetts" by Cubellis Saivetz Associates, A division of Cubellis Associates, Inc„ dated March 8,
2001 and recorded as Plan No. 570 of 2001.
Together with the benefit of an easement for passage shown as a crosshatched area on said plan, being
more particularly described in an instrument from the Trustees of the Property of Boston and Maine
Railroad to CRC Watertown, Inc. dated September 6, 1977, recorded with said Deeds in Book 13413,
Page 169,
Together with the benefit of the reservation by the Trustees of Campanelli Realty Trust of the right to use
the above-described premises conveyed by said Trustees to the Town of Watertown by deed dated March
7, 1986 and recorded in Book 17127 Page 40 for all purposes for which ways are commonly used within
the Town of Watertown in common with all those legally entitled thereto,
Together with and subject to rights in the forty(40)foot private way known as Birch Street as set forth in
the deed for"Parcel B" from BayBank Newton-Waltham Trust Company to CRC Watertown, Inc. dated
April 14, 1977 and recorded with said Deeds at Book 13181, Page 441, Said Parcel B is the same
premises as were conveyed by deed dated October 9, 1979 and recorded at Book 13810, Page 178 from
CRC Watertown, Inc. to Joseph Campanelli, et als,Trustees of Campanelli Realty Trust.
i
Exhibit B
Permitted Exceptions
I. Reservation by the Town of Watertown of an easement for sewers, drains and water pipes in the
discontinued portions of Cypress Street and Melendy Avenue, as set forth in the vote of a Special
Town Meeting of the Town of Watertown on October 30, 1916 and referred to in the deed of East
Watertown Realty Co. to Walker and Pratt Manufacturing Co. dated February 14, 1917 and
recorded in Book 4117, Page 31, as affected by Easement Agreement between Joseph
Campanelli, Nicholas Campanelli, Robert DeMarco and Alfred Campanelli, Trustees of
Campanelli Realty Trust and the Town of Watertown dated October 28, 1980 and recorded in
Book 14161, Page 196.
2. Reservations of a right of way set forth in the deed from BayBank Newton-Waltham Trust
Company to CRC Watertown, Inc.,dated April 14, 1977 and recorded in Book 13181, Page 441.
3. Sanitary Sewer and Storm Drains crossing the premises as shown on a plan entitled "Plan o1'
Land, Watertown, Massachusetts", dated July 5, 1975 prepared by Harry R. Feldman, Inc. and
recorded as Plan No. 848 of 1973 in Book 12475, Page 83,
4. Certificate of Granting of Special Permit issued by the Town of Watertown Board of Appeals
recorded on December 15, 1998 in Book 29521, Page 188.
5. Notice of Lease between AMB Property, L.P. to New England Telephone and Telegraph
Company, a New York Corporation d/b/a Bell-Atlantic-New England, dated June 7, 1999
recorded in Book 30294, Page 428, as affected Subordination of Lease dated April 25, 2000
recorded in Book 31420, Page 538, as further affected by Amended and Restated Lease between
AMB Property, L.P. and Verizon New England Inc. (f/k/a New England Telephone and
Telegraph Company) dated July 15, 2008 recorded in Book 51471, Page 302, as further affected
by Amended Notice of Lease dated April 16,2014 recorded in Book 63711 page 227.
6. Grant of Easement from AMB Property, L.P. to the Town of Watertown, dated April 26,2000
recorded in Book 31420, Page 533.
7. Certificate of Granting of Special Permit issued by the Town of Watertown Board of Appeals
recorded on June 8,2000 in Book 31484, Page 170.
8. Certificate of Granting of Special Permit issued by the Town of Watertown Board of Appeals
recorded on November 10, 2000 in Book 32017, Page 231.
9. Declaration of Easements and Maintenance Obligations(With Subordinations)by AMB Property,
L.P., dated April19, 2001 recorded in Book 33088, Page 507, as affected by Addendum to
Declaration of Easements and Maintenance Obligations dated November 13, 2001 recorded in
Book 34045, Page 591. See also Plan No. 1 126 of 2001 recorded in Book 34045, Page 590.
Exhibit B,continued:
10. Easements reserved in a deed from AMB Property, L.P. to ARE-480 Arsenal Street, LLC, dated
June 19,2001 recorded in Book 33088, Page 527.
11, Gas Main Easement Agreement from AMB Property, L.P. to ARE-500 Arsenal Street, LLC dated
June 19,2001 recorded in 33088, Page 502.
12. Easement Relocation Agreement and Consents between AMB Property, L.P. and the Town of
Watertown, dated July 30,2001 recorded in 33524, Page 140.
13. Easements reserved in a deed from AMB Property, L.P, to AFG Services, L.P., dated November
13, 2001 recorded in Book 34046, Page 5.
i
I
480 Suite 3 Arsenal Street
Project Narrative
per Section 9.03 of the Site Plan Review Submission Guidelines
1. 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.
The project landscape provides an increase of pervious open space to what is currently
a very impervious site condition. The primary open space is to the south-east of the
proposed office building, providing an entry plaza and programmed open space with
connections within the site as well as to the Watertown Greenway adjacent to the
site. An additional entry plaza and open space also exists at the north entrance to the
proposed office building. Additional green space is provided between the office
building and the parking garage. An open air courtyard is provided to the west of the
proposed office building.
The site is primarily surrounded by a planted buffer with a mixture of both deciduous
and evergreen trees. Screen fencing will also be provided in areas where additional
screening of onsite utilities is required. See Street Section 1 and Street Section 2
attached.
2. Relation of Buildinqs 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 rectangular form of the existing building will be transformed through the addition
and subtraction of the building footprint, resulting in the creation of a dynamic form
suitable for office use. By carving out urban courtyard spaces, at the west fa4ade and
the main entrance to the south, the new layout offers generous access to natural light
which accommodates office use. The building height remains the same and is
consistent with the nearby commercial buildings. The new mechanical systems on the
roof are set back from the building facade and fully screened. The scale and rhythm of
the fenestration are laid out in smaller modules to respond to the site's edge
conditions. The building is set back from the adjacent neighbors;there will not be any
detrimental shadow impact on abutting property or adjacent space.
Many aspects of the building design address the draft of the Watertown Design
Guidelines + Standards, specifically building height and length, building setbacks,
overhangs and the setback and screening of roof top equipment. The facade
treatment, building envelope articulation, green buffers and connection to the
Watertown Greenway (and ultimately to the Minuteman Bikeway and the Charles
River) also support the Town's goals for development.
3. 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.
The proposed quantity of open space is 85,420 square feet which is approximately
23%of the site. As noted in the Landscape Narrative, a large portion of the open space
is accessible and programmed for use by the tenants. Accessible gathering areas
adjacent to entries to and from the proposed office space are provided. Some of the
programmed open spaces include a shaded patio, multi-use bocce court, and an open,
active lawn area. Semi-private courtyard space for outdoor dining and casual
gathering is also provided within the project. See Open Space Figure and Interior Open
Space Figure attached.
4. 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.
The project design has incorporated many elements to provide convenient access and
egress and to encourage non-auto travel modes. From a pedestrian standpoint, there
are two main entrances to the building. The building design includes two courtyards
facing the west and south with many pedestrian amenities. The western courtyard is
not connected to the parking area and has internal doorways. The southern courtyard
faces the Watertown Greenway and the project will provide a direct connection to the
Greenway. The Watertown Greenway is a multi-use path and provides connections to
recreational and shopping opportunities in the area. The Watertown Greenway was
completed in 2010 and traverses the area between Arsenal Street and Arlington
Street. The northerly entrance faces Nichols Avenue which accommodates a sidewalk
on the northern side of the street. Bigelow Avenue is located opposite the Nichols
Avenue driveway and has sidewalks on both sides of the street with connections to
Mt.Auburn Street. MBTA bus routes include stops on both Arsenal Street and Mt.
Auburn Street. Bicycle racks, both covered and outside, will be provided on site and
the building will contain lockers and shower facilities to further encourage non-auto
travel.
Vehicular access and egress will be provided at two locations with convenient parking
provided. The main signalized access and egress will be provided via the existing
traffic signal at Arsenal Street opposite Arsenal Court. A Nichols Avenue driveway will
be located opposite Bigelow Avenue to form a four-way intersection. Traffic will be
discouraged to utilize Nichols Avenue to and from the west. Potential mitigation
measures including, but not limited to, traffic calming and signage are being discussed
with the Department of Public Works. To the east, Nichols Avenue is signalized at
Arlington Street. A card activated access gate is proposed in the west parking area to
prevent cut-through traffic. The parking areas will also have compact car spaces,
carpool spaces, electric car charging stations and car-share spaces. See Fire Truck
Maneuvering Figure, SU-30 Maneuvering Figure, WB-40 Maneuvering Figure and
Context Map attached.
S. 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 the 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 proposed stormwater management system substantially improves the existing
stormwater management conditions, and complies with the DEP's Stormwater
Management Policy and the Town of Watertown's Requirements for Stormwater
Drainage to the maximum extent practicable. The proposed modifications include the
following improvements:
1. Peak flows at each of the three Points of Analysis (POAs) are
significantly reduced. The proposed stormwater management system
was designed to completely detain and infiltrate up to the 25 year
storm event using the NRCC (Cornell) 24 hour precipitation values.
Furthermore, at POA-A and POA-B, the 2, 10, and 25 year storm runoff
flows and volumes are reduced by 100%. There is a 73% reduction in
the runoff volume for the 100 year storm event at POA-A, and a 100%
volume reduction at POA-B. POA-C has a small portion of the site (0.20
acres or 2%of the site) in the south corner that was not physically able
to be detained, but still shows a significant reduction in runoff flow
rates and volumes. The 2, 10, and 25 year storm events all reduce
stormwater flow rate and volume by 95%, and the 100 year event
runoff volume is reduced by 86%.
2. The water quality of the site will be greatly improved under proposed
conditions. The stormwater best management practices (BMPs) to be
implemented on site include street sweeping, deep sump and hooded
catch basins, CDS oil/particle separators, sediment forebay, water
quality/ infiltration swale, and subsurface infiltration basins. The total
TSS removal for these BMPs is 89%.
3. Additional water quality improvements are also proposed along
Nichols Avenue on the north side of the site. Filterra bio-retention
systems will collect stormwater from Nichols Avenue and provide 85%
TSS removal before the runoff enters a 24" perforated infiltration
pipe, which overflows into a rain garden. An area drain provides
overflow for the rain garden into the existing drainage system in
Nichols Avenue.
4. A construction period pollution prevention plan (CPPPP) and an
operations and maintenance plan are provided so the proposed
improvements are effective during the construction period, as well as
long after.
6. Utility Service: Electric, telephone, cable TV and other such lines and equipment shall be
underground. The proposed method of sanitary seage disposal and solid waste disposal from all
buildings shall be indicated.
The existing warehouse building is served by utilities located in Nichols Avenue and
the proposed project will utilize those existing utilities. Primary electric service will be
provided with a new primary service,from an existing utility pole along the south side
of Nichols Avenue, and a new transformer which will be coordinated with NStar.
Telephone and cable TV service will be provided in a similar manner and will be
coordinated with the appropriate providers.
Water service will be provided utilizing two existing 8" water lines serving the existing
building from Nichols Avenue on the northwest and northeast corners of the site. A
proposed 8" water service will be installed providing a loop around the proposed
building which will serve proposed fire protection water, domestic water and fire
hydrants. An existing water line serving the adjacent property to the west, crossing
the northwest corner of the site, will be tied to the proposed water loop and will
continue to serve the adjacent parcel.
Sanitary sewer will be served by a proposed connection from the north side of the
building to an existing 8" service on Nichols Avenue across from Bigelow Avenue. The
covered portion of parking area under the proposed parking structure will drain
through a proposed oil/ water separator and discharge into an existing sanitary
connection to the east of the sanitary connection noted above.
Trash and recycling will be disposed of in proposed dumpsters located on the west
side of the site, within a screened enclosure consisting of an architectural aluminum
panel system, and managed by a private waste management contractor.
7. Environmental Sustainability: Proposed developments shall seek to diminish the heat island
effect, employ energy conscious design with regard to orientation, building materials and
shading, utilize energy-efficient technology and renewable energy resources,and minimize water
use.
The project's goal is to provide both an energy-conscious building and significant site
improvements that address environmental sustainability and conservation of
resources.
The proposed site and landscape work will utilize: improved stormwater management
and onsite infiltration measures; efficient irrigation systems; light-colored hardscape
and roof membrane to reduce heat island effect impacts. The proposed building will
utilize: energy efficient equipment and systems, sustainable construction measures
and materials, and water efficient technologies, wherever possible. This includes (but
is not limited to) energy recovery roof top HVAC units; energy efficient lighting;
automatic lighting controls at common areas; local building materials with recycled
content such as steel, concrete, and wood; and low VOC building materials.
Additionally, low-flow water fixtures will be used to significantly reduce water
demand.
The project plans to pursue LEED certification under the LEED for Core & Shell v2009
Rating System. While the project seeks to achieve certification, our approach is not
one of "point chasing" to maximize a LEED score. Rather we seek to design and
construct a building which minimizes its impact on the environment as well as its life-
cycle and long term operating costs, while managing and reducing the burden the
building will place on the local infrastructure. The project will use LEED as a validation
tool to check our performance but, in general, will not base design decisions strictly on
achieving a specific level of LEED certification.
8. Screeninq: 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.
Adequate and effective screening of onsite utilities will be provided by a mix of
evergreen and deciduous planting. These plantings will be placed on low, mounded,
graded areas where space allows. Attractive screen fences will also aid in providing
visual blocks of select onsite structures. Trash and recycling will be screened by an
enclosure consisting of an architectural aluminum panel system.
9. 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.
Building evacuation shall be designed to meet code for egress as indicated in the Level
1 & 2 Egress Plans. The site is accessible by emergency vehicles from both the main
entry on Arsenal Street as well as Nichols Avenue. Fire truck and emergency vehicle
access has been coordinated with the Fire Chief, Captain Steve Igoe at a meeting held
on March 3, 2015 and will provided to the north, west and south sides of the building
by the main access drive at Arsenal Street and the driveway at Nichols Avenue. Access
to the east side of the building will be provided by a gated emergency access drive
located at the northeast corner of the site from Nichols Avenue providing complete
access around the perimeter of the building by both direct access and via 150' fire
hose as indicated in the Fire Truck Maneuvering Plan attached.
10. Design: Proposed developments shall seek to protect abutting properties from detrimental site
characteristics resulting from 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 project will be designed to protect abutting properties from detrimental site
characteristics resulting from the proposed use by implementing a stormwater
management system which will reduce stormwater runoff and potential flooding and
water pollutants. Trash will be disposed of in closed dumpsters within a screened
enclosure which will help mitigate potential odors and negative visual impacts. In
addition, a comprehensive planting plan will be implemented, which will include
enhancements to the Nichols Avenue streetscape, to screen the site from abutting
properties and the site lighting system will be designed to avoid visual impacts.
Construction related impacts, such as dust and erosion, will be mitigated through the
implementation of a Stormwater Pollution Prevention Plan. Mechanical systems will
be high efficiency designed to operate at 90-95% efficiency and to minimize noise
levels. Garage lighting will be provided by LED fixtures with both Photocell and
Occupancy Sensor control. See Rendering: South Entry Courtyard, Rendering: West
Courtyard and Rendering: From Nichols Ave. attached.
FIGURES:
Open Space Figure
Interior Open Space Figure
Fire Truck Maneuvering Figure
SU-30 Maneuvering Figure
WB-40 Maneuvering Figure
Context Map
Rendering: South Entry Courtyard
Rendering: West Courtyard
View From Nichols
Street Section 1
Street Section 2
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SPAGNOLO GISNESS &ASSOCIATES architecture interior design planning environmental graphics 480 ARSENAL STREET I WATERTOWN, MA