HomeMy Public PortalAboutPB Report_101 Walnut St_2019_1211TOWN OF WATERTOWN
Department of
Community Development and Planning
PLANNING BOARD
Administration Building
149 Main Street
Watertown, MA 02472
Phone; 617-972-6417
Fax: 617-972-6484
www.watertown-ma.gov
PLANNING BOARD REPORT
Board Members:
Jeffrey W. Brown,
Chair
Janet Buck
Jason Cohen
Gary Shaw
Payson Whitney, III
On December 11, 2019 with five (5) members of the Planning Board (Board) present, case number ZBA-
2019-31, a Special Permit with Site Plan Review, was considered. The Board submits the following
Report, as requested by the ZBA, to aid the ZBA in deciding on the application before it.
Case#:
Subject Property:
Parcel ID:
Zoning District:
Petitioner/Owner:
Zoning Relief Sought:
Special Permit Granting Authority:
Site Plan Review Meeting(s):
Date of Staff Report:
Planning Board Meeting:
Zoning Board Hearing:
ZBA-2019-31 ASP/AVAR -Amendment to ZBA-2017-04
ASP/AVAR and ZBA-2001-47 ASP/AVAR (see also companion
Case to ZBA-2019- SP/SR)
101 Walnut St.
1035-1-0/1038-9-0
1-3 (Industrial) Zoning District
New Green Apple Limited Partnership
Amendment of Control Plans/Decision of ZBA-2017-04
ASP/AVAR and ZBA-2001-47 ASP/AVAR to allow access
easement and parking lot reconfiguration
Zoning Board of Appeals
September 22, 2019
Conditional Approval, December 6, 2019
(5-0) December 11, 2019
Scheduled December 18, 2019
101 Walnut Street December 11, 2019
ZBA-2019-31 ASP/AVAR Planning Board Report
I. PUBLIC NOTICE (M.G.L. c. 40A, §11)
A. Procedural Summary
Petition ZBA-2019-31 ASP/AVAR was heard by the Planning Board on December 11, 2019 and is
before the Zoning Board of Appeals December 18, 2019. As required by M.G.L. c. 40A, sec.11 and
the Watertown Zoning Ordinance, notice was given as follows:
• Published in newspaper of record (Watertown Tab) November 29 and December 6, 2019
• Posted at the Town Administration Building on November 27, 2019
• Mailed to Parties in Interest on November 27, 2019.
B. Legal Notice
"101 Walnut Street New Green Apple Limited Partnership, 125 High Street, Boston MA 02110,
requests the Zoning Board of Appeals grant a Amend Special Permit in accordance with Watertown
Zoning Ordinance §9.04 to amend previously approved control plan and conditions to allow an
access easement and parking lot reconfiguration. Located in the "1-3" (Industrial) Zoning District.
ZBA-2019-31"
North to existing entrance to be removed
Looking north to area of new entrance
Existing Community Path crossing
Approximate area of the easement
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101 Walnut Street December 11, 2019
ZBA-2019-31 ASP/AVAR Planning Board Report
ll. DESCRIPTION
A. Site Characteristics and Background
The subject property is a 213,015 s.f. (4.89 acre) lot with a substantial grade change from north to south.
The site was previously an industrial site used for manufacturing and was converted to a mixed office
light industrial use in 1988. The property had a single entrance from Walnut Street and received
subsequent approval to create a secondary access to Arsenal Street. The site has a large parking lot
facing Arsenal street and along the westerly side of the site.
B. Surrounding Land Use
This site is located in the Industrial -3 (1-3) Zoning District, located adjacent to the 85 Walnut St.
redevelopment site (Doble) to the West, Lexus of Watertown to the East, Walnut Street to the north,
and Arsenal Street to the south. The surrounding area is comprised of a variety of large-scale retail,
residential and office uses. Lower density residential is primarily located to the north across Walnut
Street and to the south and east on Arsenal Street.
C. Nature of the Request
The request is to amend the control plans for a reconfigured parking lot and driveways near Walnut
Street and at Arsenal Street. The reconfiguration does not change the total number of parking spaces.
The change creates a single access point for the two sites (85 and 101 Walnut Street) on the north at
Walnut Street and a new shared access and easements from Arsenal Street. The southern access
easement would be considered a Private Way for the two sites.
D. Relevant Permitting History
Prior approvals from the board are shown below. The requested approval would update the control
plans of the 2001 amendment to the Special Permit and Variance (ZBA-01-47) to reflect a new entrance
at Arsenal Street, modified access at Walnut Street to allow access to 85 Walnut Street, and
reconfiguration of the parking and drive aisle in a new easement area.
• ZBA-2017-04 ASP/AVAR — to amend previous approval to allow construction of 2,460 square feet within
the mezzanine for overall office space from 94,500 square feet to 96, 960 square feet.
• ZBA-01-47-SP/ASP/AVAR: to amend the amendment 94-51 ASP/AVAR and the original Special
Permit/Variance #87-88-16 SP/VAR to:
• Convert an additional 18,550 square feet of space from industrial to office use with gross building
square footage to remain at 94,500 square feet
• Permit ancillary parking for 39 spaces on an adjacent lot (Arsenal Street Access Partnership/ASAP
Lot). The total site is required to have 286 parking spaces.
• Allow use of Arsenal St with a restriction to allow a right only at the unsignalized driveway.
• Condition A33 - Block off access to Doble Engineering once they are not a sub -tenant.
(recommend striking Condition A33 since there will be a new Private Way)
• ZBA 1994-51 ASP/AVAR — updated the Control Plans, permitted expansion of the structure to 94,500 square feet
with 18,550 sf for industrial and 75,950 sf for office, and required at least 248 parking spaces.
• ZBA 1988 SP/VAR 87-88-16 — request to convert the existing structure with interior change from 77,000
square feet to 98,000 square feet. The approved project required:
• Maximum building size of 94,500 square feet with 44,300 sf for industrial use and 50,200 sf for
office use
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ZBA-2019-31 ASP/AVAR Planning Board Report
• At least 206 parking spaces and allowed 6 spaces to be reduced for future access to Arsenal Street
III. PUBLIC COMMENT
The Petitioner for 85 Walnut Street held two community meetings where public comment was received.
The first meeting was held on September 16, 2019 at the 85 Walnut Street site and primarily discussed
the architecture and community context. A second meeting was held on October 30, 2019 at which they
discussed changes to the site plan and transportation in more detail. They talked about improved site
access from Walnut Street and from Arsenal Street through an easement on 101 Walnut Street.
Planning Board Meeting, December 11, 2019, see comments within Planning Board Deliberation, below.
IV. ANALYSIS AND FINDINGS
A. Plan Consistency
Met: The proposed amendment for better connectivity is consistent with the Town's adopted planning
documents.
1. Strategic Framework for Economic Development - 2011
• The 'Union Market' area was identified as one of five key redevelopment opportunities with
specific target industries including mid -size and larger information technology and advanced
manufacturing firms.
• This site is part of the area subject to pressure for automotive and 'big -box' development and
the new connection, as proposed supports a key economic development cluster identified
within the plan. The study said, "The fragmented industrial uses, RR right of way and grade
changes have created a major barrier between neighborhoods to the north and south, leaving
little opportunity to take advantage of proximity to the River and the Perkins Campus."
Substantial negotiations between this property owner and the owner of 101 Walnut Street have allowed
an easement on the adjacent property. This reconfiguration and reconfigured easements allow the site
to remove a substantial amount of pavement and two adjacent driveways. This area of 'Union Market' is
recommended to be preserved as commercial and R & D.
2. Comprehensive Plan - 2015
The Comprehensive Plan Land Use chapter envisions a dynamic mixed -use corridor for Arsenal Street
with a mix of successful businesses. The resulting development pattern will improve the streetscape,
activate the sidewalk, and support redevelopment of opportunity sites. The land use map indicates this
area to be categorized for an office -industrial mix of uses that create a vibrant business atmosphere.
This change allows the site to better take advantage of an opportunity to strengthen the life science and
office cluster of uses that exists within this area of Arsenal Street. The amendment creates better
pedestrian and bicycle connectivity from north -south and has removed several barriers that limited
access to these large sites from Arsenal Street.
3. Findings for Control Plan Amendment:
The amended layout of the site for 101 Walnut Street allows for the development of a new access to
Arsenal Street in a safer location and at an existing road rather than in a less safe offset intersection that
currently exists. The safer and improved access for both sites also removes a very wide curb cut to the
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ZBA-2019-31 ASP/AVAR Planning Board Report
site at Arsenal St. and replaces it with landscaping. The landscape should match the existing with the
reuse of the granite wall and appropriate shade tree plantings where the driveway was located.
This proposed new access point will include signalized, four-way controls and will allow for turning lanes
to support the traffic flow of Arsenal St. The project includes on -site and off -site pedestrian and bicycle
improvements to help create safer connection to the Arsenal Street Corridor, and the companion
approval will provide traffic calming along Walnut Street. The Arsenal Street entrance requires the
creation of a private drive from Arsenal Street to the structured parking garage at 85 Walnut Street. The
naming of this Private Way will require final review and approval by the Town.
The change will provide significant improvements for pedestrians, transit, bicycles and vehicles. The
project proposes a shared driveway for access to both the 85 and 101 Walnut Street properties off of
Walnut St and also onto Arsenal Street. This plan removes the existing double driveway condition on
Walnut Street which creates dangerous crossing movements. It also better defines the curb opening for
pedestrian and bicycle safety. Removal of utility poles will also necessitate the replacement of the flood
lighting on the Walnut Street driveway with full -screened lighting, which minimizes the impact to the
neighborhood, as conditioned in the companion decision for 85 Walnut Street. The site plan shall be
updated with location of lighting within the easement areas and lighting plans shall include any lights
installed within the easement of 101 Walnut Street.
The Community Path is maintained in the winter months by the larger property owners from Irving St to
the beginning of this site, and beyond from the Lexus site to School Street, where it ends. Staff suggests
that if this Petitioner is able to, they commit to keeping this section maintained for winter use, in
cooperation with 85 Walnut so that the whole segment from Irving Street to School Street is
maintained.
V. Planning Board and Staff Recommendation and Conditions:
Testimony was taken at the Planning Board meeting on December 11, 2019. Public comments specific
to the access onto Arsenal Street included concerns from Steve Kalmanides (spelling?) at 227-229
Arsenal Street in regard to increased traffic, trucks, and existing issues with right turns into the site on
Arsenal Street. He felt the site should use Walnut Street and felt there was nothing positive for Arsenal
Street. Paula Halpin, on Walnut Street mentioned potential for cut -through from Walnut to Arsenal.
The Board discussed the iterations and changes to make the project better. Payson Whitney identified
that the realignment with Louise Street was a benefit, the Walnut Park is well done, and suggested that
the language for winter maintenance of the Community Path be committed to in the conditions. Jason
Cohen further identified the improved Walnut Street access as positive and asked about shorter
pedestrian routes from Arsenal Street since that is where the bus route is. Janet Buck acknowledged
public comments and suggested that the community is in a transitional period and that the Town is
pushing developers to have different parking plans and reduced parking.
The Board made two motions to recommend approval of the request for 85 Walnut Street and for the
changes to 101 Walnut Street, as suggested by the Staff, with a vote of 5-0 for approval.
The Board and Staff recommends that the approved site plan be amended as submitted in the control
plans to reflect the access easement, reconfigured parking, and walkways with modifications to the
previous approvals and specifically, Condition ZBA-01-47-SP/ASP/AVAR Condition # A33 should be
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deleted since there will be a new Private Way. The Condition is in regard to a requirement that the
previous access to Doble Engineering be blocked off once they are not a sub -tenant.
Control Plan: This approval is based upon the Control Plan titled "101 Walnut Street Site Plan" SP -1,
Issued for on 11/12/2019 by RJO'Connell & Associates, Inc. as modified (to include updated landscape
where driveway is removed, and show compliant new lighting, if necessary, within the easement area,
and appropriate pedestrian access).
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