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Home My Public Portal AboutStaff Report_101 Walnut St �1630 TOWN OF WATERTOWN X . Department of Community Development and Planning STAFF REPORT This Staff Report is a technical analysis of the submitted application material and the required findings of the Watertown Zoning Ordinance. It is based only upon information submitted prior to the public hearing and may be revised or updated with new recommendations,findings and/or conditions as new information is obtained by Planning Staff during the public hearing process. Case#: ZBA-2019-31 ASP(Companion Case to ZBA-2019-SP/SR) -Amendment to ZBA-2017-04 ASP/AVAR and ZBA-2001-47 ASP/AVAR Subject Property: 101 Walnut St. ParcellD: 1035-1-0/1038-9-0 Zoning District: 1-3 (Industrial) Zoning District Petitioner/Owner: New Green Apple Limited Partnership Zoning Relief Sought: 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 Special Permit Granting Authority: Zoning Board of Appeals Site Plan Review Meeting(s): September 22, 2019 Date of Staff Report: December 6, 2019 Staff Recommendation: Conditional Approval Planning Board Meeting: Scheduled December 11, 2019 Zoning Board Hearing: Scheduled December 18, 2019 101 Walnut Street December 6, 2019 ZBA-2019-30 SP/SR Staff Report I. PUBLIC NOTICE(M.G.L.c.40A,§11) A. Procedural Summary Petition ZBA-2019-31 ASP/AVAR is scheduled to be heard by the Planning Board on December 11, 2019 and 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 the 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" C North to existing entrance to be removed Looking north to area of new entrance rY y i - t e_ s.t. — s -J Existing Community Path crossing Approximate area of the easement Page 2 of 6 101 Walnut Street December 6, 2019 ZBA-2019-30 SP/SR Staff Report II. 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 Page 3 of 6 101 Walnut Street December 6, 2019 ZBA-2019-30 SP/SR Staff Report 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 • 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. IV. ANALYSIS AND FINDINGS A. Plan Consistencv 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 Page 4 of 6 101 Walnut Street December 6, 2019 ZBA-2019-30 SP/SR Staff Report 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 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 to School Streets is maintained. V. Staff Recommendation and Conditions: Staff recommends that the approved site plan be amended as submitted in the control plans to reflect the access easement, reconfigured parking, and walkways. Conditions:ZBA-01-47-SP/ASP/AVAR Condition#A33 that required the previous access to Doble Engineering be blocked off once they are not a sub-tenant should be deleted since there will be a new Private Way. 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 Page 5 of 6 101 Walnut Street December 6, 2019 ZBA-2019-30 SP/SR Staff Report updated landscape where driveway is removed, and show compliant new lighting, if necessary, within the easement area) Page 6 of 6