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HomeMy Public PortalAboutComprehensive Permit_FINAL DIGITAL 4f#*Nordblom WATERTOWN PLACE COMPREHENSIVE PERMIT APPLICATION gigveer � ll�)I�gllgll II Nil k lI11�11 - s�. NORDBLOM DEVELOPMENTCOMPANY, A' 2020 Application for Comprehensive Permit 1. Preliminary Site Development Plans ................................................................................... 1-2 2. Existing Conditions Site Plan ................................................................................................ 3 2.1 Existing Conditions Photos ......................................................................................... 4-6 2.2 Summary of Conditions .............................................................................................. 7 3. Architectural Drawings ......................................................................................................... 8-10 3.1 Narrative Description of Design Approach .............................................................. 11-13 4. Program Details 4.1 Tabulation of Proposed Building.............. .................................................................. 14 4.2 Market &Affordable Rents ......................................................................................... 17 4.3 Local Preference ........................................................................................................... 18 5. Preliminary Plans 5.1 Utilities, Grading & Drainage ....................................................................................... 19 5.2 Stormwater Management Summary.......................................................................... 20-25 6. Traffic Study ............................................................................................................................ 26-31 7. Evidence of Site Control ......................................................................................................... 32-38 8. Project Eligibility Letter .......................................................................................................... 39-45 9. Waiver Requirements .............................................................................................................. 46 10. Financial Information .............................................................................................................. 47 11. Development Team Qualifications ...................................................................................... 48-57 12. List of Submittals to MassHousing ........................................................................................ 58 Filed Under Separate Cover 1. Stormwater Management Report 2. Traffic Study Exhibit Packet Contents 1. Preliminary Site Development Plans Proposed Design Rendering................................................................................................ 1 Outline of Proposed Building ............................................................................................. 2 Layout and Materials Plan .................................................................................................. 3 Proposed Landscape Plan ................................................................................................... 4 2. Existing Conditions Existing Conditions Plan ....................................................................................................... 5-6 SiteLocation .......................................................................................................................... 7-8 Existing Conditions Points of Entry& Exit......................................................................... 9 3. Project Information Preliminary Architectural Plans BuildingPerspectives ............................................................................................................ 10-11 ExteriorElevations ................................................................................................................ 12-13 BuildingSections ................................................................................................................... 14-15 FloorPlans .............................................................................................................................. 16-21 TypicalUnit Plans ................................................................................................................... 22-25 4. Preliminary Plans Schematic Utilities Plan ....................................................................................................... 26 Schematic Grading& Drainage Plan .................................................................................. 27 Stormwater Management Plan .......................................................................................... 2 February 21, 2020 Melissa SantucciRozzi, Chair, Zoning Board of Appeals Town Hall 149 Main Street Watertown, MA 02472 Dear Ms. SantucciRozzi, The Nordblom Company is pleased to submit to the Watertown Zoning Board of Appeals 10 copies of its Comprehensive Permit application for Watertown Place. We have also delivered copies of the application and other documents to various town departments at the direction of the Planning staff. The development consists of 253 apartments in five stories over one story of amenities and parking. Watertown Place will include 40 studio apartments, 114 one-bedroom units, 73 two bedroom units, and 26 three bedroom units. Sixty-four of the apartment homes will be affordable for residents who are at 80% of Median Family Income, adjusted for household size. We feel Watertown Place will serve as an excellent example of Smart Growth through creative infill. The location of Watertown Place is a former lumber yard. The development will be able to use existing public sewer, water and roads. This site is surrounded by several different uses such as; housing, office and manufacturing as well as a park, school, and the town recycling center. In the past, the broader area was used for warehouses and manufacturing, but it has been evolving to a more residential area with the construction of new multifamily housing communities within walking distance of the site. Watertown continues to be a very desirable community with high demand for rental housing. We were very pleased to purchase the land in October of 2019 knowing that it is a great location for a signature housing community. Watertown Place has been designed to create a vibrant streetscape while creating a multifamily housing community. The architecture respects the location and reflects selective town of Watertown design guidelines. We have assembled a very experienced Development Team to complement Nordbloms's in- house development, financing, and property management skills. Members of the Development Team include Allen & Major (land planning, engineering and landscape architecture); CUBE3. (architecture); Riemer I Braunstein (legal services); Community Resources Group, Inc. (Real Estate Consultant.) and Vanasse & Associates (traffic review) and all have extensive 40B experience. Detailed site, site control, engineering, design and financial information has been included in the Comprehensive Permit application. On Wednesday,January 291", the District D Councilor, Ken Woodland hosted a community meeting for his neighborhood. We met many residents and heard their concerns. We look forward to working with you, the other ZBA members, the Town's planning staff and Watertown citizens to further refine our housing community. We are especially interested in pursuing the connectivity between our site and the Pleasant Street amenities such as Russo's and the Charles River. We understand that traffic issues are a big concern of the neighborhood. We have included the required application fee of$2,877.00. If you have any questions or desire additional project information, please do not hesitate to contact me at 781-272-4000. Sincerely yours, Todd S. Nordblom Vice President Nordblom Company WATERTOWN PLACE: SUMMARY Nordblom Company purchased 148 Waltham Street in the fall of 2019. The site is a former lumber yard in a mixed-use area of west Watertown. Nordblom is proposing to build 253 luxury apartments that will include 64 affordable units for residents who are at or below 80% of area median income. 44 of those units may go to residents who meet a local preference designation such as resident who already live in Watertown. The Town Council can determine the qualifications for local preference. Watertown Place will include a variety of amenities such as a fitness center, wi-fi cafe, pool and covered parking. Since 60% of the units will be studios or one bedroom units, the majority of the residents will be a mix of young professional, empty nesters, and singles. Greater Boston routinely finds itself at or near the top of national rakings for educated workforce and job growth. Domestic and international leading companies continue to relocate to and expand here. The Boston area has seen a huge increase in job creation over the past several years due to the growth of life science, financial services, medical and higher education sectors. The expansion of employment opportunities has put, and will continue to put, an increased burden on the regional solutions for housing. To support these jobs, area communities must create housing on an annual basis. The scarcity of available housing has created the steady increases in rents and home sales in the greater Boston area. The reality is that greater Boston is running out of land putting even more pressure on the sites that can accommodate housing. Watertown finds itself at a crossroads for these regional economic forces. With extraordinary speed, the east side of Watertown matured to a lab/life science market where land values are high. Meanwhile, this story is coupled with the exceptional absorption and occupancy of housing in west Watertown. Homes values have been steadily rising in Watertown with the average home selling for close to $725,000 in 2019. The greater Boston region's housing crisis is punctuated by the lack of affordable housing options. Chapter 40B has played a critical role in keeping communities focused on the necessary creation of subsidized housing. The town of Watertown has approximately 1,105 affordable housing units (7.54%) on the state's Subsidized Housing Inventory (SHI). Therefore, the town is short 382 affordable SHI units to reach the recommended 10%. Recently, the Town indicated they had reached Safe Harbor by reaching the 1.5% land mass calculation. However, this designation did not create any more affordable housing. After acknowledging the Town's assertion of the 1.5% land area calculation in the MassHousing Project Eligibility letter of February 18, 2020, they went on to say, "MassHousing commends the Municipality's progress toward creating a range of diverse housing options to meet its affordable housing needs and encourages the Applicant and the Town to engage on a mutually beneficial project that further contributes to those housing production goals." By working with Watertown Place, Watertown stands to benefit from continuing to meet the ongoing local and regional need for additional housing. Furthermore, it can make a significant, and important statement by reducing its affordable housing deficit by over half. Before 2013, Watertown approved three multifamily housing communities within a mile of the Waltham Street site and they are now built and fully occupied. Other apartment communities were approved on Arsenal Street with one still under construction. Ken Woodland, the District Councilor, hosted a community meeting in late January for the Nordblom team to hear issues and concerns from area residents. Nordblom continues to believe as does MassHousing, that this is a great site for housing and will be working with the Watertown Zoning Board of Appeals and other Watertown residents to shape a quality housing community at that location. "MassHousing finds that the Site is suitable for residential use and development and that such use would be compatible with surrounding uses". 1. PRELIMINARY SITE DEVELOPMENT PLANS- First Floor Plan, Layout & Materials Plan Please refer to exhibit packet for scaled images aoaapwlea raylysa mab.ulP.d.r.oraio-XFc { • � -��' A A l�lcic��..l', 4 an.cp P l c c c l cll ��pq N"cXusen G G�IIG C 6Ma r.,6i1 Gg GSF-'� �^'l _ _ I CUBE© xrcna wre I RLanon I pa�nmp — -- -- t_t_I ■vak�,.��0 lwarb...Hso. --c --c. =� asMa reaoa: t9159,09 'ram i CII C CI cII`�� gpyrp C�-C, r-:- � � erm bob. Y=Saa I r—r— ww nurox� r—r— 1 o-annpnr aueta cccc ccc ccc ccc ccc ccc ccc cc o-'"ro°''o-"°°�" �" y€First Floor Plan First Floor r l 18 1:5V-9' CGPlPoGHT:Q 2019 CLIE 7 S1VG10 LLC.PLL FIGHTS RESERM WALr/�AM __ - ---- ----- �9>EHawL owsaalxG - ,�,,, zawwrs .~� v o 11R mw X -Wur H smE¢r lur.�vwwo WATERfO'MJ.MA aN)2 5 I nveuls axMxravn I ®� �`.Ly`�✓ Aso + ALLEN&MAIOR rndenlr&' . Ass'C Es'1:Y. f mn una s IS .�...� o NO.<alta . "f WATERTOWN PLACE 1 1. PRELIMINARY SITE DEVELOPMENT PLANS— Landscape Plan Please refer to exhibit packet for scaled images. 000 �o . O _ 1 y, �e r ��` � n.vnwrumt nun,s�wue5erawr�s .wY..er iwevva�.e. u» r L W� —7 '�I s I cJ o I•n�,.. Fes. 1._r a i��i r 1 I.�».��ow slAibY amlS I r —r C ue wunun,smFEr r 'oaf I wnnnrovm,nu oun "'� — I d..�..�1...... i.•..», .:,tip» ALLEN$MAJOR 3� jv wtuia:s V�L :7RS A�'i`!w'/6a\iIII IALLL WATERTOWN PLACE 2 2. EXISTING CONDITION SITE PLANS Please refer to exhibit packet for scaled images EXISTING CON CITIONS PLAN -, fR) 1a5.a 'i 1�9.11'(R N � a �o !I �a Y 1 �— N39'3JM-W 339,50' " PARTIAL E MNIG CONOTTI 'IS PLAM 748 WALTHAM STREET WATERTOWN, MASS. fEl➢AWN L. SURVEYORS OCTO86R 2.9019 15I 14UIPDEII 51HECT F}1avE.(e}7)35)-VM BOUNDARY&TOPOGRAPHY DETAR BOUNDARY, UTILITY&TREE DETAIL A'M A Ulu FELDmnn LAND $H R V f Y U H 5 O1 1 CERM/T1117 1116 PLW 6 BISFD CY1,YV ACTING fIELO SYARkI'AA10 S(A!E'}�slfp WRK Tiff UWST AJ/I � C0.40 � 100 0 50 }00 290 curnaxo,Jlt" n RA15 ,a M K'7 ULOM AP.,DLS 57815) jMw �S4U1f �c,mr WATERTOWN PLACE 3 2.1 EXISTING CONDITIONS PHOTOS �1 Site Location—Existing Conditions IVOR Approaching Site(left)from Waltham St. 1 +i Iy A4 �Y z�; i ME r. Building Adjacent to Site, Looking West on Waltham St. h J- A utting Property Behind Site WATERTOWN PLACE 5 • k Looking East from Site r g - i ,r 1. 137-141 Waltham Street WATERTOWN PLACE 6 2.2 WATERTOWN PLACE -SITE The site is at 148 Waltham Street which is in an area in transition. Until recent months, the property was a fully operational, working lumberyard, complete with a large warehouse and frequent truck traffic throughout the workday. There was, at times, significant tension with residential neighbors and complaints to town government. 148 Waltham Street will now become home to 253 units of high-quality housing, 64 of which will be designated as affordable. Nordblom is willing to work with the town to have a local preference for up to 70% of the affordable units. Over the past ten years, many of the industrial uses within a mile have transitioned into multifamily housing, office and unique uses such as museum or specialized recreational facility. Within a half mile of the site is a mixture of single-family homes, multifamily apartments and condo communities, office, light manufacturing and retail. New construction is seen in several locations. Across the street from the site, is a small multifamily building with a retail space recently used for a sandwich restaurant. On either side of the parcel are manufacturing facilities. In very close proximity are single family homes, the town recycling center, a private elementary school, a park and a large parking lot. This location is well suited to residential development as it will act as a transition from the single-family homes to the more commercial uses. On the north side of Waltham Street near the site is a vibrant neighborhood of two and 2 1/2 story single family homes on small lots. On the south side of Waltham Street are a few multifamily buildings, single family homes, a school, retail and manufacturing uses. Local grocery Russo's is slightly southwest of the site, while a little bit further west are large retail buildings like BJ's, Shaws, Ocean State Job Lot, and Stop & Shop. There is also a gym, and numerous small restaurants. The proximity and access to Boston, Cambridge, and greater Metro West make this an extremely desirable location. WATERTOWN PLACE 7 3. ARCHITECTURAL DRAWINGS Please refer to exhibit packet for scaled images `/j. e! .f 10 Zho lit'41, QII _ 7 � WATERTOWN PLACE 8 3. ARCHITECTURAL DRAWINGS Please refer to exhibit packet for scaled images a e e aI® e®j ��a® as a a e J1 11 9 I® U® a 4IB® ee o = _ ® A B® BB a e ® ® 8®j 81Eee a e ® ® e ® go I -- VIEW FROM WALTHAM STREET �® 8®IPA0M 0®Ipga®�® ® a e 8 pI� I� 8VT1�8® 8®wpaHM ��N Hi IW HNvu UN rp 8 II ® 8®(�P® 8®® 8® P � f8® ® IB® E im HG LU HH W Hu 8 Ilj r �I..091 -I VIEW FROM GREEN RIVER WAY LLr in 00 a® ® u® ®cc ® Eg ® e lo oo 0lo lo0® loco [D ID OD HauH� iwGww m 00 0m mom moo mpg 1000 41v,lly,uu 1JV�i 0] 00 009 ® 0lo ®00 ® ® 00 HH uW N VIEW OF EAST ELEVATION hi as aa ® am am [] a JEMD ILL- ® aa J��,E lose �� � a ® amaaI E ® aa ® #091 maa®�jdnm ® a ® 8 ® B © maa � ® aa® aam dam a ® a a maa � Ufllkl maa�-- Do dam amao maa � � I VIEW OF REAR WATERTOWN PLACE 9 3. ARCHITECTURAL DRAWINGS Please refer to exhibit packet for scaled images —cwaG9eraa ragTy3•V � to akrr94�0'xid darmhMk i ' `nlrr+r�andmew - LamBm �¢PeD•4p, c1 Ac��d� to r a sm csF�'^ r—r y CUBE 'Ilea r—r archioecture I more I tle�m�a r—r— pupil nano' 1rih:b.m Raw C--c c_—c. r r g aNaa rc�Oe�� t9li1,W 1D CIIC CICIIa�� 'e C__C� r—r— , b tranM s[!e' 1':50'-0• re6lMtr�gS r—r— waen nurow: r—r- - o-awnB�n: as rlavEanBaR mis y€First Floor Plan First Floor r l 18 1•=5P-0' 2 COMRIGHT M2019 CUBE 39TLVID LLG ALL RIGKn RESMM 6 EPFD ngCyA Pd�+N,MggQ pf O 4 5o.a0 Q �%RFMa: Y�do 1 1E1 LNie 1 6N616E xYRTa 51 91 I 2 1 I 1 N9L9 1 1 I 1 1 1 Caut�d I 100 9a0 GS & SNdin St 1 1 3BW � a duneM I L1 53.891 G5F 1 CUBE Opank 1 1 archihaWre I IMeliors I dannnR SWo 3td GS � I 1 £I pa�1�»: waxlwxn Rau 2 s 2 1 I SI I prgpinribv� 181U 00 2Eedres�e: 1'=5PP Cwga 1 SWo 2 Il 1t,eW G9F `.+e+do ;F � ipla4eA trawrys: 13 Daladl rvrtA61'. Potl dan^9 hY hlhp 3&U 3EeE JNEd 3yet tranlryl nhetlatl by. %%% LI L3 L3 L'. trawig dale 06NP/ emml9 Y Second Floor y Plan Second Floor 1'-1-. m CGM OGHT iO 2019 CLIM 3 STLGIC LLC,ALL AGM RESERVED WATERTOWN PLACE 10 3. ARCHITECTURAL DRAWINGS Please refer to exhibit packet for scaled images IBe .Siiieio 9:uoo — NNo I EI 1 St 51 I 1 1 1 I 9ed 1 1 1 1Betl I 1 I s�i 1 'AI 1 Se6o epydpepy 51 u,618 Gbe �^ t I I 16e 1 sEa CUBE© E3 a nicea 17 I nrenors I gannina a�a zee 1 Zed - 5� pc*I mmr,Jf.'.waunroen nax be 1 wam 1 �Iqp l e z eec �� 1 1 51 1 51 1 B9 1Be 1 � b lWhtl aaeiP, 1 dHonnnrbx. barnnpby NMor )Betl ]Betl 3&-0 39eA aewn9lheASG by' J001 C1 G] a G1 batir9 d.te pS IdOVEA6Ee ppl9 Third-Sixth Floors Third-Sixth Floors C RMWT(C)MID CMCGTLGIGLLC,O eIGWS eESEKVED WATERTOWN PLACE 11 3.1 NARRATIVE DESCRIPTION OF DESIGN APPROACH Watertown Place - Site Design and Planning The Handbook: Approach to Chapter 40B Design Review outlines the requirements of 760 CMR 56.1 as follows: The implementing regulations for the law are found in 760 CMR 56.00. Within section 56.04(4) of those regulations, entitled Findings in Determination, there are a number of terms to consider related to use and design. The relevant subsections read as follows: "(b) that the site of the proposed Project is generally appropriate for residential development, taking into consideration information provided by the municipality or other parties regarding municipal actions previously taken to meet affordable housing needs, such as inclusionary zoning, multifamily districts adopted under M.G.L. c.40A, and overlay districts adopted under M.G.L. c.40R, (such finding, with supporting reasoning, to be set forth in reasonable detail); "(c) that the conceptual project design is generally appropriate for the site on which it is located, taking into consideration factors that may include proposed use, conceptual site plan and building massing, topography, environmental resources, and integration into existing development patterns (such finding, with supporting reasoning, to be set forth in reasonable detail);" The regulations at subsection (b) frame the considerations for the choice of a site for the Project. Using this standard, the determination of consistency should be defined as a general allowance for residential development. The regulations at subsection (c) then consider the Project design, which at this early stage is a 'conceptual project design.' The Project design elements considered here include the use (expected to be predominantly residential), the building in terms of massing, site conditions defined by topography and environmental resources, and the Project's 'integration into existing development patterns.' The following responds to sections (b) and (c) of the regulations providing background on our approach to the development of Watertown Place. Conceptual Project Design The site for the proposed residential development is located at 148 Waltham Street in Watertown, MA. It is a single parcel of approximately 2.62 acres and will provide excellent accessibility for commuters into Boston and other commercial areas. The site currently has multiple buildings of industrial/commercial use, abuts properties with similar uses to each side and a residential neighborhood across Waltham Street. At six total stories, the proposed residential development will provide approximately 253 new residential units in studio, one-bed, two-bed and three-bed configurations. Various amenity spaces, such as a double-height entry, club room, and fitness area, may be included to attract WATERTOWN PLACE 12 prospective tenants and welcome visitors. These spaces will reinforce a new pedestrian friendly path being created at grade between Waltham Street and the main entry located off Green River Way. Leasing offices for prospective tenants will be located at the ground floor just inside the main building entry. The remainder of the podium (ground) level will comprise of approximately 200 structured parking spaces and accommodations for parking stackers that could net an additional 100 spaces that would be provided dependent on demand. In total, the project can provide approximately 316 total parking spaces, 18 of which are outdoor surface spaces in the vehicular turnaround and another 100 that are demand-dependent parking stackers. At the second floor, additional amenity space will act as a central common area unifying two exterior, elevated courtyards. The design of these courtyards may include various seating configurations, a fire pit and grills for cooking. Residential units surround the courtyards for the rest of the second floor and floors three through six above. In terms of architecture, the project team is proposing to use careful massing, roof lines, materials, and scaled proportions appropriate to Watertown's other similarly-scaled residential developments while also complimenting the adjacent non-residential and residential structures. To accomplish this, the project team is pulling back the edge of the building at the corner of Green River Way and Waltham Street to provide massing relief from the street edge and draw people into the site towards the building entry. This move provides both the best opportunity to welcome pedestrian traffic into the site and also reduce the length of elevation along Waltham Street across from the residential neighborhood. In order to further support the immediate context of the residential neighborhood, the elevation of the building that does front Waltham Street has been broken down into proportions shared by the immediate context. No material or mass extends the entire horizontal length of the elevation along Waltham Street. The ground floor material, being considered as masonry, is interrupted by slim bays to give a sense that the elevation was built over time and is not one long building. Careful attention is also being given to the vertical treatment of this elevation, with the ground floor material limited only to the lowest four levels. This treatment helps establish a top edge to the lower floors that is more appropriate against the scale and heights of the surrounding neighborhood. Upper floors start to fade into the background above, and in addition are often set back from the lower building face. The intent of these moves is to create a street edge with the new building that feels familiar against and complimentary to the street edge that exists on the other side of Waltham Street. As you progress into the site, thoughtfully designed landscaping will be incorporated to reinforce the pedestrian friendly connection between Waltham Street and the main building WATERTOWN PLACE 13 entry. The vehicular turnaround and recessed entry help create a sense of place within the site that draws attention into the site and away from the Waltham Street edge. Additionally, the massing relief at this edge will improve the pedestrian experience from Waltham Street, through Green River Way, to Pleasant Street. The benefits of improving this connection include access to Russo's market, the Riverworks building and the Charles River bike and pedestrian paths beyond. The design of this development is very sensitive to ways it can help improve not only the project site, but also help facilitate better connections for the community and immediate context. While final materials have not been selected, and in addition to the possibility of masonry, other materials may include field-cut fiber cement panels, fiber cement horizontal clapboard siding and fiber cement trim boards. Opportunities for select accent materials will be explored. Trim boards of various sizes, color variation, and exposure will be used to break up the fagade and create a dynamic, welcoming, and complimentary architectural language to blend with the Waltham Street environment. Glazing— including punched windows and storefront -will provide significant opportunities for views and natural light to enter the residential units and various amenity spaces. The windows and storefront will also act as an additional design element to help break up each fagade and help relate to the proportions of the immediate contextual environment. The project team strongly believes that the proposed development will complement the community of Watertown, combining the town's need for additional housing and the exceptional proximity to public transportation. WATERTOWN PLACE 14 4. BUILDING PROGRAM DETAILS WATERTOWN PLACE 15 4.1 TABULATION OF PROPOSED BUILDING Name of Proposed Project: Watertown Place Project Type: New Construction Total Number of Dwelling Units: 253 Total Number of Affordable Units: 64 Number of 50%AMI Affordable Units: 0 Number of 80%AMI Affordable Units: 64 Number of Market Rate Units: 189 Unit Mix: Affordable Units Unit Type Studio 1 Bedroom 2 Bedroom 3 Bedroom Number of Units 10 29 18 7 Number of 1 1 2 2 Bathrooms Square Feed/Unit 526 753 1214 1345 Unit Mix: Market Rate Unit Type Studio 1 Bedroom 2 Bedroom 3 Bedroom Number of Units 30 85 55 19 Number of 1 1 2 2 Bathrooms Square Feed/Unit 526 753 1214 1345 Percentage of Units with 3 or More Bedrooms: 10% Number of Handicapped Accessible Units: 13 Market Rate: 9 Affordable: 4 Gross Density (units per acre): 97 Net Density (units per buildable acre): 97 Residential Building Information Building Type Construction/Rehab Number of Stories Height GFA Multi Family Construction 6 69.8 ft 276,398 Total Parking Spaces Provided: 315 Ratio of Parking Spaces to Housing Units: 1.25 Buildings: 1 Parking and Paved Areas: 14% Usable Open Space: 20% Unusable Open Space: 0% Lot Coverage: 66% WATERTOWN PLACE 16 4.2 MARKET&AFFORDABLE RENTS Market Rents Market Rate Units Studio 1 Bedroom 2 Bedroom 3 Bedroom Number of Units 30 85 55 19 Square Footage 526 754 1,214 1,345 Monthly Rent 2,300 2,600 3,300 3,600 Affordable Rents Market Rate Units Studio 1 Bedroom 2 Bedroom 3 Bedroom Number of Units 10 29 18 7 Square Footage 526 754 1,214 1,345 Monthly Rent 1,391 1,451 1,719 1,959 Utility Allowance 170 222 288 360 WATERTOWN PLACE 17 4.3 LOCAL PREFERENCE If approved by the Town Council, 70% of the affordable units can go to residents who meet the designated local preference categories. They are often: • Residents who already live in Watertown • Town employees Watertown Place will have 64 affordable units at 80% of area median income. Therefore, 44 of the affordable apartments could be occupied by households who already live or work in Watertown. WATERTOWN PLACE 18 5. PRELIMINARY PLANS— UTILITIES, GRADING & DRAINAGE Please refer to exhibit packet for scaled images ® I WEND w.v��M�owEumc°"" zsavnns WAIFPTGWN FIACF W� .1 �� Z;IiJ were`NAM.unma�e off 71 __ 1 CamHr e9c-t�. �_i .._ a vnuw,ws �E C NL y Fb.63118 m AAK ALLEN �� nSsoclxFEs,lvc. SI�;JAL Eh'L'' G SAfC w•ee...wm n n I ` �h.VVYF ALTHAM rft Y9H'� B v.it"r_•. - ____ _m RFEIDFMMI UYHlIX6 �'..• D531MIR5 r.m sRn " �un " e v '�i a"se.w, a Tf1110VM PIA Q ,� WPLMNA STREET On fA l _ t L3,�° WATERLIXMJ,Me DECK i4�—r - -_- ------ nuj. ��L ALLEY&MAJOR Nv.43tt9 ASSOCIATES,INC. !JIfALEI �• Vvvav __ 6L:ti� e_ WATERTOWN PLACE 19 5.2 PRELIMINARY UTILITIES PLAN —STORMWATER MANAGEMENT SUMMARY Full report under separate cover. WATERTOWN PLACE 20 100 Commerce Way,Suite 5,Woburn,MA 018011 T(781)935-6889 1 F(781)935-2896 Ap"%% allenmajor.com ALL1:N & MAJOR ASSOCIATES, INC. The purpose of this Stormwater Narrative is to provide an overview of the proposed stormwater management system for the site redevelopment at #148 Waltham Street, Watertown, MA. The project area consists of one parcel located on Waltham Street within Watertown, MA and is approximately 2.6 acres. This parcel is identified as Parcel 803 5B 2. The site is almost entirely developed with buildings and pavement covering the majority of the site. There are few natural features within the lot. The proposed site improvements include a new 253±-unit residential building with onsite garage and podium parking, along with associated site-work, drainage improvements and utilities to service the building. The stormwater management system (SMS) incorporates structural and non-structural BMP's to provide stormwater quality treatment and conveyance.The SMS includes catch basins with deep sumps and hooded outlets, roof drains, drain manholes, trench drains, area drains, proprietary separators (water quality units), subsurface infiltration systems and a bioretention area. As well as Predevelopment and Post Development Operation & Maintenance Plan has been prepared to address stormwater during and after construction. The project incorporates standards set forth in the MA DEP Stormwater Management Policy which was developed to improve water quality by implementing performance standards for storm water management. The Stormwater Best Management Practices have been incorporated into the design of the project to mitigate the anticipated pollutant loading as well as address the peak rate and volume of runoff from the site redevelopment is a reduction in the total impervious area and underground infiltration systems. The proposed redevelopment plan will reduce the impervious area by approximately 0.45 acres. All of the stormwater runoff generated from the proposed pavement and roof runoff area will receive water quality treatment prior to discharge to the existing municipal drain in Waltham Street. BMP's implemented in the design include: Catch Basins with deep sumps and hooded outlets Trench Drains Area Drains Hyd6o-dynamic (Proprietary) Separators (Contech CDS ) Subsurface Infiltration Bioretention Areas Specific maintenance schedule WATERTOWN PLACE 21 100 Commerce Way,Suite 5,Woburn,MA 018011 T(781)935-6889 1 F(781)935-2896 AA***& a-Uenmajor.com ALLEN & MAJOR ASSOCIATES, INC. The stormwater runoff model shows that the proposed site development reduces the rate and volume of runoff during all storm events at the identified points of analysis. The following tables provide a summary of the estimated peak rate and total runoff volume at each Study Point during each of the design storm events. STUDY POINT#1 (Flow to the Waltham Street) 2-Year 10-Year 25-Year 100-Year Existing Runoff(CFS) 5.27 7.44 9.88 14.72 Redeveloped Runoff 0.70 3.25 4.70 14.49 (CFS) DECREASE 4.57 4.19 5.18 0.23 Existing Volume (CF) 26,081 41,148 53,143 77,140 Redeveloped Volume 9,716 23,951 35,378 59,796 (CF) DECREASE 16,365 17,197 17,765 17,344 STUDY POINT#2 (Flow to Green River Way) 2-Year 10-Year 25-Year 100-Year Existing Runoff(CFS 0.23 0.39 0.51 0.77 Redeveloped Runof 0.00 0.00 0.00 0.00 (CFS) DECREASE 0.23 0.39 0.51 0.77 Existing Volume (CF) 749 1,322 1,773 2,724 Redeveloped Volume 0 0 0 0 (CF) DECREASE 749 1,322 1,773 2,724 STUDY POINT#3 (Flow to Green River Way) 2-Year 10-Year 25-Year 100-Year Existing Runoff(CFS) 0.10 0.15 0.19 0.27 Redeveloped Runoff 0.00 0.00 0.00 0.00 (CFS) DECREASE 0.10 0.15 0.19 0.27 Existing Volume (CF) 362 569 727 1,056 Redeveloped Volume 0 0 0 0 (CF) DECREASE 362 569 727 1,056 The Massachusetts Department of Environmental Protection has established ten (10) Stormwater Management Standards. A project that meets or exceeds the standards is presumed to satisfy the regulatory requirements regarding stormwater management. The following calculations demonstrate that the proposed stormwater management system is in compliance with the performance standards as outlined in the MA DEP Stormwater Management Handbook. WATERTOWN PLACE 100 Commerce Way,Suite 5,Woburn,MA 018011 T(781)935-6889 1 F(781)935-2896 AAAk allenmajor.com A LLEN & MAJOR ASSOCIATES, INC. ➢ STANDARD #1: The proposed redevelopment will not introduce any new outfalls with direct discharge to a wetland area or waters of the Commonwealth of Massachusetts. All discharges will be via existing outfall pipes and the rate and volumes will not be increased over existing conditions. ➢ STANDARD #2: The proposed development has been designed so that the post- development peak discharge rates do not exceed the predevelopment peak discharge rates. A summary of the existing and proposed discharge rates is included herein. ➢ STANDARD#3:The proposed site improvements are classified as a "redevelopment" under the MA DEP Stormwater Management Standards. Consequently, compliance with Standard #3 is to the maximum extent practicable. However, the pre-development annual recharge has been approximated in the post-developed condition. This is accomplished by the reduction of the impervious area and underground infiltration. Existing Impervious Area = 109,531 s.f. Proposed Impervious Area = 89,771 s.f. Reduction in Impervious Area = 19,760 s.f. Groundwater recharge provided within BMP's: Storage within Underground Infiltration Chambers = 5,124 c.f. (below outlet inv.=23.80) Storage within Bioretention Area #1 = 605 c.f. (below outlet inv.=26.5) Storage within Bioretention Area #2 = 595 c.f. (below outlet inv.=26.5) STANDARD#4:The proposed site improvements are classified as a "redevelopment" under the MA DEP Stormwater Management Standards. Consequently, compliance with Standard #4 is to the maximum extent practicable. Standard #4 is met when structural stormwater best management practices are sized to capture and treat the required water quality volume and pretreatment is provided in accordance with the Massachusetts Stormwater Handbook. Standard #4 also requires that suitable source control measures are identified in the Long-Term Pollution Prevention Plan. The water quality volume for the site redevelopment is captured and treated using deep sump catch basins with outlet hoods, underground infiltration chambers (with isolator rows) and Proprietary Separators. Consequently, there is a conversion of water quality volume (WQV) to a peak water quality flow (WQF) rate. The MA DEP has adopted a computational method for this conversion. The proprietary separators have been sized to meet the water quality flow rate for the 1" storm event. WATERTOWN PLACE 100 Commerce Way,Suite 5,Woburn,MA 018011 T(781)935-6889 1 F(781)935-2896 AAAA anenmajor.com ALLt:A & MAJOR ASSOCIATF,S, INC. The TSS removal efficiencies for the proprietary separators are based on the values assigned under the TARP Tier 1 testing protocol. The Technology Acceptance and Reciprocity Partnership (TARP) is a workgroup of the Environmental Council of States that was originally made of California, Illinois, Maryland, Massachusetts, New Jersey, New York, Pennsylvania and Virginia. TARP is recognized in the MA DEP Stormwater Management Handbook as a valid source for assigning TSS removal efficiencies for proprietary separators. WQV = 1" x Impervious Area = (1/12)(89,771) = 7,481 c.f. Total WQV provided below outlet invert = 6,324 c.f. STUDY POINT#1 (Flow to Waltham Street drainage) TSS Starting Amount Remaining BMP Removal Rate TSS Load Removed Load Catch Basin with deep 0.25 1.00 0.25 0.75 Sump and hooded Infiltration System 0.80 0.75 0.60 0.15 (with Isolator Row) TOTAL TSS REMOVAL 0.85 or 85% ➢ STANDARD#5: The proposed site improvements are classified as a "redevelopment" under the MA DEP Stormwater Management Standards. Consequently, compliance with Standard #5 is to the maximum extent practicable. The site is considered a source of higher potential pollutant loads because it is anticipated that the project will generate greater than 1,000 vehicle trips per day. Pretreatment and source reduction are provided to the maximum extent practicable. ➢ STANDARD#6: The project site does not discharge within a Zone II or Interim Wellhead Protection Area or near a critical area. Critical Areas are Outstanding Resource Waters as designated in 314 CMR 4.00, Special Resource Waters as designated in 314 CMR 4.00, recharge areas for public water supplies as defined in 310 CMR 22.02, bathing beaches as defined in 105 CMR 445.000, cold-water fisheries as defined in 314 CMR 9.02 and 310 CMR 10.04,and shellfish growing areas as defined in 314 CMR 9.02 and 310 CMR 10.04. ➢ STANDARD#7:The proposed project is considered a re-development project under the Stormwater Management Handbook guidelines as there is a decrease in the amount of total impervious area. WATERTOWN PLACE 100 Commerce Way,Suite 5,Woburn,MA 018011 T(781)935-6889 1 F(781)935-2896 auenmajor.com ALLEN & MA,JOR ASSOCIATES, INC. ➢ STANDARD #8: A plan to control construction-related impacts, including erosion, sedimentation and other pollutant sources during construction and land disturbance activities has been developed. A detailed Erosion and Sedimentation Control Plan is included in the Construction Drawings. A Pollution Prevention Plan is included within this document. The proponent will prepare and submit a Stormwater Pollution Prevention Plan (SWPPP) prior to commencement of construction activities that will result in the disturbance of one acre of land or more. ➢ STANDARD #9: A Long-Term Operation and Maintenance (O&M) Plan has been developed for the proposed stormwater management system and is included within this document. ➢ STANDARD #10: There are no expected illicit discharges to the stormwater management system. The applicant will submit the Illicit Discharge Compliance Statement prior to the discharge of stormwater runoff to the post-construction stormwater best management practices and prior to the issuance of a Certificate of Compliance. WATERTOWN PLACE 25 6. TRAFFIC STUDY Full report under separate cover. WATERTOWN PLACE 26 VUVana552 & 35 New England Business Center Drive A554C1 at@5 Inc Suite 140 Transportation Engineers & Planners Andover, MA01810 TRANSPORTATION IMPACT ASSESSMENT EXECUTIVE SUMMARY Vanasse & Associates, Inc. (VAI) has conducted a Transportation Impact Assessment (TIA) in order to determine the potential impacts on the transportation infrastructure associated with the proposed construction of a multifamily residential community to be located at 148 Waltham Street in Watertown, Massachusetts(hereafter referred to as the Project). This assessment was prepared in consultation with the Town of Watertown, the City of Waltham and the Massachusetts Department of Transportation (MassDOT), and was performed in accordance with MassDOT's Transportation Impact Assessment(TIA) Guidelines and the standards of the Traffic Engineering and Transportation Planning professions for the preparation of such reports. Based on this assessment,we have concluded the following with respect to the Project: 1. Using trip-generation statistics published by the Institute of Transportation Engineers (ITE),l the Project is expected to generate approximately 1,378 vehicle trips on an average weekday(two-way, 24-hour volume), with 85 vehicle trips expected during the weekday morning peak-hour and 108 vehicle trips expected during the weekday evening peak-hour, 2. In comparison to the former lumber yard that operated at the Project site,the Project is expected to generate approximately 942 additional vehicle trips on an average weekday, with 47 additional vehicle trips expected during the weekday morning peak-hour and 58 additional vehicle trips during the weekday evening peak-hour, or less than one(1) additional vehicle per minute during the peak hours; 3. The Project will result in an overall reduction in truck traffic over the former use that occupied the Project site; 4. The addition of Project-related traffic to the study area intersections was not shown to result in a significant increase in motorists delays or vehicle queuing over anticipated future conditions without the Project, with Project-related impacts generally defined as an increase in average motorist delay of less than 16 seconds during the peak hour(Bridge Street northbound approach to Waltham Street) and in vehicle queuing of up to three(3)vehicles; 'Trip Generation, 10"'Edition;Institute of Transportation Engineers;Washington,DQ 2017. 5. Independent of the Proiect, it was noted that one or more movements at the Pleasant Street/Bridge Street and Grove Street/Gore Street/Seyon Street intersections were operating at or over their design capacity(i.e.,level-of-service (LOS) "E"or"F") during the peak hours under existing conditions; 6. All movements exiting the Project site driveways and Green River Way were shown to operate at LOS B or better with vehicle queues of up to one (1)vehicle predicted; 7. No apparent safety deficiencies were noted with respect to the motor vehicle crash history at the study intersections; and 8. Lines of sight at the Project site driveway intersections and at the Waltham Street/ Green River Way intersection were found to exceed or could be made to exceed the recommended minimum distance for safe operation based on the appropriate approach speeds. In consideration of the above,we have concluded that the Project can be accommodated within the confines of the existing transportation infrastructure in a safe and efficient manner with implementation of the recommendations that follow. RECOMMENDATIONS A detailed transportation improvement program has been developed that is designed to provide safe and efficient access to the Project site and address any deficiencies identified at off-site locations evaluated in conjunction with this study. The following improvements have been recommended as a part of this evaluation and,where applicable,will be completed in conjunction with the Project subject to receipt of all necessary rights,permits,and approvals. Proiect Access Access to the Project site will be provided by way of four(4)driveways configured as follows: a full access driveway that will intersect the south side of Waltham Street between Rutland Street and Evans Street that will provide access to the proposed parking garage; two (2) driveways that will intersect the east side of Green River Way approximately 15 feet and 135 feet south of Waltham Street,respectively,that will serve surface parking for the leasing office, visitors and short-term loading; and a full access driveway that will intersect the east side of Green River Way approximately 300 feet south of Waltham Street that will also provide access to the proposed parking garage. The following recommendations are offered with respect to the design and operation of the Project,many of which are reflected on the Site Plans for the Project: ➢ The Pro]ect site driveways and internal circulating roadways should be 24-feet in width where two- way traffic is to be conveyed and a minimum of 20-feet in width for one-way travel, and designed to accommodate the turning and maneuvering requirements of the largest anticipated responding emergency vehicle as defined by the Watertown Fire Department. Circulation within the surface parking area along the east side of Green River Way should be in a one-way counterclockwise direction, with vehicles entering by way of the south driveway (also referred to herein as the center Project site driveway) and exiting from the north driveway. Consideration should be given to reorienting the parking in this area to angled parking to reflect the one-way circulation pattern. G 12425 Watertown,MMR ep.,ts1l 42 Waltham St TIA Fxe tiv Su a y0l 23 20 d .. 2 vi Where perpendicular parking is proposed,the drive aisle behind the parking should be a minimum of 23-feet in order to facilitate parking maneuvers. Vehicles exiting the Project site should be placed under STOP-sign control with a marked STOP-line provided. Access control systems for the garage entrances (i.e., gates or garage doors) should be located a minimum of 23 feet from the back of the sidewalk along Waltham Street and the edge of the traveled-way along Green River Way. All signs and pavement markings to be installed within the Project site should conform to the applicable standards of the Manual on Uniform Traffic Control Devices (MUTCD).2 A sidewalk should be constructed along the Project site frontage on Green River Way and sidewalks should be provided within the Project site that connect to the existing sidewalk along Waltham Street and the recommended sidewalk along Green River Way. Signs and landscaping to be installed as a part of the Project within the intersection sight triangle areas of the Project site driveways should be designed and maintained so as not to restrict lines of sight. Snow windrows within sight triangle areas of the Project site driveways should be promptly removed where such accumulations would impede sight lines. A school bus waiting area should be provided at an appropriate location defined in consultation with Watertown School Department. Consideration will be given to installing electric vehicle charging outlets for use by residents. Off-Site Grove Street at Gore Street and Seyon Street The addition of Project-related traffic to the Grove Street/Gore StreetlSeyon Street intersection was not shown to result in a significant increase in motorist delays or vehicle queuing over No-Build conditions; however, it was noted that all approaches to the intersection are operating over capacity (i.e., LOS "F independent of the Project due to the relatively large volume of conflicting traffic during the peak hours. Absent improvement, motorist delays are expected to farther increase in the future, again,independent of the Project. An initial review of the four-hour traffic signal warrant(Warrant 2)presented in the MUTCD3 indicates that the installation of a traffic control signal in order to improve operating conditions at the intersection may be warranted under existing conditions. 2lulanual on Unaform Traffic Control Devaces(ulUTCD);Federal Highway Administration;Washington,D.C.; 2009. 3Ibid. G\N25 Watertown,MA1Reports1148 Waltham St TIAExecutive Summwy0l 23 20 docx 3 Recognizing the importance of this intersection in providing access to the Project and the residences and businesses in the area, the Project proponent will undertake a formal Traffic Signal Warrants Analysis (TSWA) for the intersection in accordance with the methodology outlined in the MUTCD, including performing a continuous 12-hour (7:00 AM to 7:00 PM) manual turning movement count, and will summarize the results of the analysis in a technical memorandum that will be provided to the Town and the City of Waltham (this intersection is located within Waltham). With the installation of a traffic control signal at the intersection, overall operating conditions are expected to improve to LOS B or better during the peak hours. Waltham Street at Bridge Street All movements at this unsignalized intersection were shown to operate at LOS D or better during the peak hours with the addition of Project-related traffic, with the exception of the weekday evening peak-hour where motorist delays were shown to increase by approximately 15.7 seconds on the Bridge Street northbound approach which resulted in a degradation in LOS from LOS D to LOS E. Given that the degradation is limited to a distinct period of the day and the absence of a pronounced safety deficiency (i.e.,the calculated motor vehicle crash rate is below that of similar intersections),no specific improvements appear to be required at this intersection in order to accommodate the Project. With the commitment to implement a comprehensive Transportation Demand Management (TDM) program as an integral part of the Project (discussion follows), it is expected that the actual impact of the Project on motorist delays at this intersection will be reduced from the conditions presented herein. Pleasant Street at Bridge Street The addition of Project-related traffic to the signalized intersection of Pleasant Street at Bridge Street was not shown to result in a significant increase in motorist delays or vehicle queuing over No-Build conditions, with no changes in LOS predicted to occur. That being said,overall operating conditions at the intersection were shown to be at or over capacity during the peak hours under existing conditions. In an effort to reduce motorist delays and vehicle queuing at the intersection and to off-set the predicted impact of the Project, the Project proponent will implement the following improvements subject to receipt of all necessary rights, permits and approvals: i) Design and implement an optimal traffic signal timing and phasing plan prior to the issuance of a Certificate of Occupancy for the Project; and ii) Adjust the timing plan at the intersection as may be necessary within 6-months of achieving 80 percent occupancy to reflect traffic volumes and trip patterns after the opening of the Project. With the implementation of an optimal traffic signal timing and phasing plan, overall operating conditions at the intersection were shown to improve to LOS E during the peak hours under 2027 Build with Mitigation conditions, an improvement over 2027 No-Build conditions. Transportation Demand Mana e� ment The Project site and the Waltham Street corridor are not currently served by public transportation services; however, public transportation services are provided by the Massachusetts Bay Transportation Authority (MBTA) along Pleasant Street to the south of the Project site by way of bus Route 558, which provides weekday express service to Boston with a stop located at the Pleasant Street/Bridge Street intersection(an approximate 5-minute walking distance (approximately 0.3 miles) of the Project site), and along G\8425 Watertown,MA1Reports\148 Waltham St TIA Executive Summary01 23 20&o. 4 vi Main Street to the north of the Project site by way of bus Route 70,Market Place Drive University Park, and Route 170, Waltham Center — Dudley Station, with a stop located at the Main Street/Evans Street intersection (an approximate 10-minute walking distance (approximately 0.5 miles) of the Project site). The MBTA also provides The RIDE paratransit services to eligible persons who cannot use fixed-route transit(bus,subway,trolley)due to a physical,cognitive or mental disability in compliance with Americans with Disabilities Act(ADA) requirements. In addition,the Watertown Council on Aging (COA)provides scheduled shopping trips to local retailers and coordinates on-demand taxi service for local medical appointments to eligible residents. The Watertown Transportation Management Association (WTMA) has proposed a shuttle bus pilot program for the Pleasant Street corridor. Initial funding for this program was approved by the Watertown Town Council on October 27, 2019. This program will also include the installation of five (5) Bluebikes© docking stations in a location to be defined later. In an effort to encourage the use of alternative modes of transportation to single-occupant vehicles, the Proj ect proponent will implement the following Transportation Demand Management(TDM)measures as a part of the Project: ➢ The Project proponent or the property manager will join the WTMA; ➢ A transportation coordinator will be designated for the Project to coordinate the elements of the TDM program with the WTMA; ➢ Information regarding public transportation services,maps, schedules and fare information will be posted in a central location and/or otherwise made available to residents; ➢ A`welcome packet"will be provided to residents detailing available public transportation services, bicycle and walking alternatives, and commuter options available; ➢ Work-at-home workspaces will be provided to support telecommuting by residents of the Project; ➢ Pedestrian accommodations will be incorporated into the Project and consist of sidewalks and ADA compliant wheelchair ramps at all pedestrian crossings internal to the Project site that will link building entrances to the sidewalk infrastructure along Waltham Street (existing) and Green River Way(proposed); ➢ A mail drop will be provided in a central location; ➢ Secure bicycle parking will be provided within the Project site consisting of both exterior and interior(covered)bicycle parking; and ➢ Transit screens/displays will be provided in the building lobby to display real-time transportation information(similar to httpsaltransitscreen.com/). In addition,the Project proponent will participate with other area residential developments,businesses and the Town in providing a financial contribution to support the establishment of the WTMA shuttle bus service to the extent that such services are available to the Project site. With implementation of the above recommendations, safe and efficient vehicular, pedestrian and bicycle access will be provided to the project site and the project can be accommodated within the confines of the existing and improved transportation system. i G 12425 Wa}eAto MMR ep.,ts1l 42 Waltham St TIA Fxe tiv Su a y0l 23 20 d .. 5 3 7. EVIDENCE OF SITE CONTROL �IIf II II i IIIV�IIIUlll lIli lull 01825969 Bk: 1550 Pg: 119 Cert#:271757 Doc:DEED 1 011 6/201 9 1 2:52 PM OUITCLAIM DEED 148 WALTHAM STREET LLC, a Massachusetts limited liability company ("Grantor`) having an address of 10 Copeland Drive,Bedford,Massachusetts 01730, for consideration of SIX MILLION TWO HUNDRED THOUSAND AND 00A00 DOLLARS($6,200,000.00)paid, grant to WATERTOWN OWNER LLC,a Delaware limited liability company, having a mailing address c/o Nordblom Company, Inc., 71 Third Avenue, Burlington, Massachusetts 01803, with QUITCLAIM COVENANTS, that certain parcel of land situated in Watertown in the County of Middlesex and Commonwealth of Massachusetts,described as follows: v NORTHEASTERLY by the southwesterly line of Waltham Street,two hundred sixty-eight and 331100 feet; SOUTHEASTERLY by land now or formerly of the National Tag& Label fCorporation, seven hundred ten and 531100 feet; SOUTHERLY by land now or formerly of the Boston and Maine Railroad, three hundred nineteen and 331100 feet; WESTERLY one hundred sixty and 501100 feet; a. SOUTHERLY sixteen and 101100 feet by land now or formerly of the Sawyer Products Co.; NORTHERLY, WESTERLY and NORTHWESTERLY by Green River Way, seven hundred twenty-two and 78�100 feet;and MA CHUS 9 EXC13E TAX south Middles Istrlct RDD# 001 3 go Date: 1 D 019 1 . PM Ctrs# $28,2 39 Do W,0009 Fee: $28,P72.0 ns:$t3, ,DOD.OD J WATERTOWN PLACE 1826969 NORTHERLY by the junction of said Green River Way and Waltham Street,measuring on the southerly curving line thereof, twenty-nine and 90/100 feet. All of said boundaries are determined by the Court to be located as shown on a plan, as modified and approved by the Court, filed in the Land Registration office, a copy of a portion of which is filed in the Registry of Deeds for the South Registry District of Middlesex County in Registration Book 581, Page 15, with Certificate 90165,(Plan No. 24089A). There is excepted from the above described land lots 1 and 3 shown on plan in Book 699, Page 73. So much of the above described land as is included within the limits of said Green River Way is subject to the rights of all persons lawfully entitled thereto in and over the same; to a sewer and drain easement as set forth in a grant made by the Van Keuren Co. and Warehouse Realty Co., Inc., to the Inhabitants of Watertown, dated November 12, 1943,duly recorded in Book 6725, Page 408, and there is appurtenant to the above described land the right to use the whole of said Green River Way, as shown on said plan, in common with all other persons lawfully entitled thereto. The above described land is subject to the rights,reservations and agreements referred to in Document No. 396467. For Grantor's title see Certificate of Title 237990, filed in the Registry of Deeds for the South Registry District of Middlesex County in Registration Book 1328, Page 37. The Grantor hereby certifies that Grantor is not classified for the current taxable year as a corporation for federal income tax purposes. [THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK] WATERTOWN PLACE 1826969 IN WITNESS WHERfOF, thelGrantor has executed this Quitclaim Deed under I seal as of the ac9,day of , 2019. 148 W THAM STREET LLC / By Karen L. Moore,Manager COMMONWEALTH OF MASSACHUSETTS Middlesex, ss. On this Off—day of A 2019,before me, the undersigned notary public, personally appeared MOORS;proved to me through satisfactory evidence of identification, which was } photographic identification with signature issued by a federal or state government agency, (__) oath or affirmation of a credible witness, C_) personal knowledge of the undersigned, to be the person whose name is signed on the preceding or attached document, and acknowledged to me that she signed it voluntarily for its stated purpose, as Manager of said 148 Waltham Street LLC. y commission expires: JUDITI H L MELIDEO-PREBLE �of aMeuc sr. ufthuftft E'p°j WATERTOWN PLACE 1825969 0 M X Q �n � Z7- m z PI al 10 -n --4 Cc li CA OP m 10 O'D :;o w 71 tP m ru in w 4 t�j 1A CM CA to co -4 WATERTOWN PLACE 35 Farm Lr&5.3. 4M.R.61.9317 9 r f Id?P�.3 Rook b.9_9mRa{y_7 _ SUBDIVISION PLAN OF LAND IN WATERTOWN R /y� Howland N. Barnes & Co., Civil Engineers 2408`+ January 1964 �q�TygM -i L STREET 01 Z FOAx A. Lopez of aL 7rastee `�i u Cerh• a. g2/99 0 R ti F _ ` Wo S39° i \eSaX .r South Registry �W k,. 33 A0` 33q Sp;- `fi�a� JUN -5 1964 �f 0 /Q9Q3'3o"e W1gJ��dow,ne)dTce o, —'—__ RECEIVED FOR REGISTRATION .....Lf......0'CLOCK...._�..0._M......fF....._ o / am, � � Zs sec `'L'tdivision Plan oft-,[ o N55`SB70*' N N in-Ook7 Page 46°19'30"s' - a=� /ov , L S'AS�4 e � Y �entf�°oe 1 DEMIL %o At L At) no (Not to Stale) An a v� .5 �,.�j9 yJ DETAIL cp R' AI O ..1.3�' 15 g so v'.oS;�oN F i Subdivision of Part of Land �Ia Shown on Plan 24089A F11ed with Cert. of Title No. go165 ; South Registry District of Middlesex County 8 �m Separate Certiftates of title may he asued for land 1.18 S�ph,,Ownller20nBS_Lots__l_Oc_,3--------------------- JCogof r�afdanl� w the Court — LAND REGI5TRATJON OFFICE MARCH 5,1964— (�tLxc29 of this plan 10o feet to an inch J}9PRCN.SiI�S_4 O Reco ; GMArnd 4.,EngineerfirCouff WATERTOWN PLACE IN WITNESS WHEREOF, the Member and Manager have caused this Agreement to be duly executed as of the day and year first above written. MEMBER: WATERTOWN NORDBLOM JV MEMBER LLC, a Massachusetts limited liability company By: NORDBLOM JV MANAGER, INC. a Massachusetts corporation By: �. Name`Seter C.Nordblorn Title: President MANAGER: NORDBLOM JV MANAGER,INC. a Massachusetts corporation By: Name: Peter C. Nordblom Title: President WATERTOWN PLACE 37 8. PROJECT ELIGIBILITY LETTER WATERTOWN PLACE 38 010h Massachusetts Housing Finance Agency One Beacon Street,Boston,MA 02108 TEL:617.854.1000 FAx:617.854.1091 www.masshousing.com Videophone:857.3S&4157 or Rday.,7r r February 18,2020 Watertown Place Nordblom Development Company, Inc. 71 Third Avenue Burlington,MA 01803 Attention: Todd Nordblom RE: Watertown Place Project Eligibility/Site Approval MH ID No. 1057 Dear Mr.Nordblom: This letter is in response to your application as"Applicant" for a determination of Project Eligibility (Site Approval)pursuant to Massachusetts General Laws Chapter 40B ("Chapter 40B"), 760 CMR 56.00 (the"Regulations")and the Comprehensive Permit Guidelines issued by the Department of Housing and Community Development("DHCD") (the"Guidelines"and, collectively with Chapter 40B and the Regulations,the "Comprehensive Permit Rules"), under the New England Fund ("NEF") Program ("the Program")of the Federal Home Loan Bank of Boston("FHLBank Boston"). Nordblom Development Company,Inc. has submitted an application with MassHousing pursuant to Chapter 40B. You have proposed to build 253 units of rental housing(the"Project") on approximately 2.62 acres of land located at 148 Waltham Street(the "Site") in Watertown(the "Municipality"). In accordance with the Comprehensive Permit Rules,this letter is intended to be a written determination of Project Eligibility ("Site Approval")by MassHousing acting as Subsidizing Agency under the Guidelines, including Part V thereof,"Housing Programs In Which Funding Is Provided By Other Than A State Agency." MassHousing has performed an on-site inspection of the Site, which local boards and officials were invited to attend,and has reviewed the pertinent information for the Project submitted by the Applicant,the Municipality and others in accordance with the Comprehensive Permit Rules. Municipal Comments The Municipality was given a thirty(30) day period in which to review the Site Approval application and submit comments to MassHousing. The Municipality submitted a letter regarding the Application dated December 16, 2019 summarizing comments and identifying specific concerns with the proposed Project. The Municipality also noted previous efforts taken to meet local affordable housing needs,which are outlined in further detail on Attachment 1 hereto. Charles D.Baker,Governor Michael J.Dirrane,Choirman Chrystal Kornegay,Executive Director Karyn E.Polito,Lt Governor Ping Yin Chai,Vice Chair Municipal concerns are outlined as follows: • The Municipality expressed concern in connection with the use of the Site for residential purposes,noting that the Site is part of a very small percentage of property in town that does not allow residential development. Therefore,the Municipality feels it is important to retain the Site for commercial and industrial uses that are important to the Municipality's economic growth and stability. • The Municipality expressed concern that the density and height of the proposed Project is out of character with both the residential neighborhood across the street and the surrounding commercial and industrial uses, which are much lower in height. • The Municipality noted that the proposed Project would add a considerable amount of traffic to an already congested area and that while the Site is in proximity to public transportation, it is not well served by existing bus routes on Pleasant Street. The Municipality further noted interest in efforts to bring shuttle service to the nearby Pleasant Street corridor. MassHousing Determination and Recommendations MassHousing staff has determined that the Project appears generally eligible under the requirements of the Program, subject to final review of eligibility and to Final Approval' under the Comprehensive Permit Rules.As a result of our review,we have made the findings as required pursuant to 760 CMR 56.04(l) and (4).Each such finding,with supporting reasoning, is set forth in further detail on Attachment I hereto. It is important to note that Comprehensive Permit Rules limit MassHousing to these specific findings in order to determine Project Eligibility. If, as here, MassHousing issues a determination of Project Eligibility,the Developer may apply to the Zoning Board of Appeals of the Municipality for a Comprehensive Permit.At that time, local boards, officials and members of the public are provided the opportunity to further review the Project to ensure compliance with applicable state and local standards and regulations. Based on MassHousing's consideration of comments received from the Municipality, and its site and design review,the following issues should be addressed in your application to the ZBA for a Comprehensive Permit and fully explored in the public hearing process prior to submission of your application for final approval under the Program: • Development of this Site will require compliance with all state and federal environmental laws, regulations and standards applicable to existing conditions and to the proposed use related to building construction, stormwater management, wastewater collection and treatment, and hazardous waste safety. The Applicant should expect that the Municipality will require evidence of such compliance prior to the issuance of a building permit for the Project. • The Applicant should be prepared to address Municipal concerns relative to the size, scale and density of the proposed Project and its impact on the character of the surrounding neighborhood, and fully describe the proposed measures to address and mitigate these t MassHousing has relied on the Applicant to provide truthful and complete information with respect to this approval.If at any point prior to the issuance of comprehensive permit MassHousing determines that the Applicant has failed to disclose any information pertinent to the findings set forth in 760 CMR 56.04 or information requested in the Certification and Acknowledgment of the Application,MassHousing retains the right to rescind this Site Approval letter. concerns. Section and elevation studies that depict the proposed Project's relationship to neighboring structures should be used to refine the success of the design. Shadow studies should also be conducted,particularly for winter conditions. • Vehicular demand and cueing should be confirmed with a traffic study,particularly for peak travel times. Pedestrian safety across the vehicular access points should also be reviewed, and should consider crosswalks and provisions for an alert beacon at the vehicular entry points. • The Applicant should seek additional strategies to activate the proposed Project at the street level both at Waltham Street and Green River Way. • The Applicant is encouraged to incorporate additional energy-saving and sustainability features into the Project. Possible features may include water conserving plumbing fixtures, drought tolerant landscaping, and alternative energy. MassHousing has also reviewed the application for compliance within the requirements of 760 CMR 56.04(2) relative to Application requirements and has determined that the material provided by the Applicant is sufficient to show compliance. This Site Approval is expressly limited to the development of no more than two hundred fifty-three (253) rental units under the terms of the Program, of which not less than sixty-four(64) of such units shall be restricted as affordable for low or moderate-income persons or families as required under the terms of the Guidelines. It is not a commitment or guarantee of financing and does not constitute a site plan or building design approval. Should you consider,prior to obtaining a Comprehensive Permit, the use of any other housing subsidy program,the construction of additional units or a reduction in the size of the Site, you may be required to submit a new Site Approval application for review by MassHousing. Should you consider a change in tenure type or a change in building type or height, you may be required to submit a new site approval application for review by MassHousing. For guidance on the Comprehensive Permit review process,you are advised to consult the Guidelines. Further,we urge you to review carefully with legal counsel the M.G.L. c.4013 Comprehensive Permit Regulations at 760 CMR 56.00. This approval will be effective for a period of two (2)years from the date of this letter. Should the Applicant not apply for a Comprehensive Permit within this period this letter shall be considered to be expired and no longer in effect unless MassHousing extends the effective period of this letter in writing. In addition,the Applicant is required to notify MassHousing at the following times throughout the two-year period: (1)when the Applicant applies to the local ZBA for a Comprehensive Permit, (2) when the ZBA issues a decision and(3) if applicable,when any appeals are filed. Should a Comprehensive Permit be issued,please note that prior to(i)commencement of construction of the Project or(ii) issuance of a building permit,the Applicant is required to submit to MassHousing a request for Final Approval of the Project(as it may have been amended) in accordance with the Comprehensive Permit Rules(see especially 760 CMR 56.04(07)and the Guidelines including, without limitation,Part III thereof concerning Affirmative Fair Housing Marketing and Resident Selection). Final Approval will not be issued unless MassHousing is able to make the same findings at the time of issuing Final Approval as required at Site Approval. Please note that MassHousing may not issue Final Approval if the Comprehensive Permit contains any conditions that are inconsistent with the regulatory requirements of the New England Fund Program of the FHLBank Boston,for which MassHousing serves as Subsidizing Agency,as reflected in the applicable regulatory documents. In the interest of providing for an efficient review process and in order to avoid the potential lapse of certain appeal rights,the Applicant may wish to submit a "final draft" of the Comprehensive Permit to MassHousing for review.Applicants who avail themselves of this opportunity may avoid significant procedural delays that can result from the need to seek modification of the Comprehensive Permit after its initial issuance. If you have any questions concerning this letter,please contact Katherine Miller at (617) 854-1116. Sincerely, Chrystal Ko egay Executive Director cc: Jennifer Maddox,Acting Undersecretary, DHCD The Honorable William N. Brownsberger The Honorable John J. Lawn, Jr. Mark Sideris, President, Town Council Melissa Santucci Rozzi, Chair,Zoning Board of Appeals Michael J. Driscoll, Town Manager Steve Magoon, Director, Community Development and Planning Attachment 1 760 CMR 56.04 Project Eligibility: Other Responsibilities of Subsidizing Agency Section(4)Findings and Determinations Watertown Place, Watertown, MA#1057 MassHousing hereby makes the following findings,based upon its review of the application, and taking into account information received during the site visit and from written comments: (a) that the proposed Project appears generally eligible under the requirements of the housing subsidy program,subject to final approval under 760 CMR 56.04(7); The Project is eligible under the NEF housing subsidy program and at least 25%of the units will be available to households earning at or below 80%of the Area Median Income,adjusted for household size, as published by the U.S. Department of Housing and Urban Development("HUD"). The most recent HUD income limits indicate that 80%of the current median income for a four-person household in Watertown is $89,200. The 64 affordable units will have rent levels of$1,561 for the 10 studios, $1,673 for the 29 one- bedroom units, $2,007 for the 18 two-bedroom units, and $2,319 for the 7 three-bedroom units, less assumed utility costs of$170, $222, $288, and$360,respectively. MassHousing's Appraisal and Marketing Division(A&M) has reviewed proposed affordable rents and report that they are within current affordable rent levels for the Boston-Cambridge-Quincy HMFA under the NEF Program. The Applicant submitted a letter of financial interest from Eastern Bank, a member bank of the FHLBank Boston under the NEF Program. (b) that the site of the proposed Project is generally appropriate for residential development, taking into consideration information provided by the Municipality or other parties regarding municipal actions previously taken to meet affordable housing needs, such as inclusionary zoning, multifamily districts adopted under c.40A, and overlay districts adopted under c.40R, (such finding, with supporting reasoning, to be set forth in reasonable detail); Section IV-A(3)(a)of the Guidelines provides guidance to Subsidizing Agencies for evaluating a municipality's actions intended to meet affordable housing needs. MassHousing carefully reviewed the information provided by the Municipality describing previous municipal actions intended to provide affordable housing. The Municipality noted that it has produced significant amounts of both market rate and affordable housing in recent years. Furthermore, it was noted that DHCD recently ruled that Watertown is in compliance with the 1.5% General Land Area Minimum in a decision dated December 20,2019,thereby achieving safe harbor. MassHousing commends the Municipality's progress towards creating a range of diverse housing options to meet its affordable housing needs and encourages the Applicant and the Town to engage on a mutually beneficial project that further contributes to these housing production goals.According to DHCD's Chapter 40B Subsidized Housing Inventory (SHI), updated through January 2020 Watertown has 1,171 Subsidized Housing Inventory(SHI)units(7.54%of its housing inventory), which is 382 SHI units shy of the 10% SHI threshold. Based on MassHousing staff's site inspection, internal discussions, and a thorough review of the application, MassHousing finds that the Site is suitable for residential use and development and that such use would be compatible with surrounding uses. (c) that the conceptual project design is generally appropriate for the site on which it is located, taking into consideration factors that may include proposed use, conceptual site plan and building massing, topography, environmental resources, and integration into existing development patterns (such finding, with supporting reasoning, to be set forth in reasonable detail); Relationship to Adjacent Building Typology(including building massing,site arrangement,and architectural details): The surrounding neighborhood is comprised of a mix of uses. Building typologies along Waltham Street include large multi-story residential apartment buildings and single-story manufacturing and retail businesses. Bemis Park, a public park with playing fields and play structures is across the street from the Site on Waltham Street.An established neighborhood of single-family homes is across the street from the Site, surrounding Bemis Park. The proposed Project consists of one six-story building (five residential floors above ground-level podium parking)with a total of 253 rental units, which are organized through a series of wings that form two interior courtyards set above the podium parking level. Varying materials and colors as well as fenestration patterns and changes in the exterior plane are used to break up and reduce the mass of the proposed building. Relationship to adjacent streets/Integration into existing development patterns The Site is located at the corner of Waltham Street and Green River Way. Green River Way is a dead- end street which currently provides access to several manufacturing businesses as well as the municipal recycling facility.Existing street patterns will be maintained and provide pedestrian and vehicular access to the proposed Project via a drop off/pick up area off of Green River Way as well as direct access to the podium parking through an existing curb cut on Waltham Street. Waltham Street is a major two-lane roadway, which intersects with Pleasant Avenue approximately one-half mile east of the Site. Pleasant Avenue offers access to a mix of industrial, commercial and recreational uses, including groceries and the Charles River Greenway. Pleasant Street also provides access to Watertown Square,Approximately one mile east of the Site, for additional amenities and direct public bus access into Boston. Density The Developer intends to build 253 rental apartments on approximately 2.62 acres, all of which are buildable. The resulting density is 97 units per buildable acre,which is acceptable given the proposed housing type and the Project's location within an existing mixed-use neighborhood. Conceptual Site Plan The site plan consists of one six-story building(five residential floors above ground-level podium parking)organized by a series of wings that form two interior courtyards. The building is set back from the both Waltham Street and Green River Way at least sixteen feet to maintain or enhance area front and side yard setbacks. The site plan takes advantage of these setbacks by incorporating large caliper trees, street furniture, and raised beds along Waltham Street and around the proposed drop off/pick up area and entry court off Green River Way. Vehicular Site access for residents is through a curb cut on Waltham Street that provides direct access to the proposed Project's podium parking area. 316 parking spaces are proposed for the Project, resulting in a parking ratio of 1.25 spaces per unit. Environmental Resources Based on MassHousing's site inspection, and information provided by the Applicant,no significant natural or cultural resources,endangered species habitat, or areas prone to flooding have been identified on the Site. Topography The topography is generally level and is not a significant factor contributing to the proposed development. (d) that the proposed Project appears financially feasible within the housing market in which it will be situated(based on comparable rentals or sales figures); According to the Appraisal report for the Site, real estate markets, both commercial and residential have been positive in the subject market over the past three to five years. While the pace of appreciation and sales activity have shown signs of slowing, market conditions are expected to be positive through 2020. (e) that an initial pro forma has been reviewed, including a land valuation determination consistent with the Department's Guidelines, and the Project appears financially feasible and consistent with the Department's Guidelines for Cost Examination and Limitations on Profits and Distributions(if applicable) on the basis of estimated development costs; MassHousing has commissioned an as "As-Is" appraisal which indicates a land valuation of $6,300,000. Based on a proposed investment of$2 8,807,86 1 in equity the development pro forma appears to be financially feasible and within the limitations on profits and distributions. 09 that the Applicant is a public agency, a non-profit organization, or a Limited Dividend Organization, and it meets the general eligibility standards of the housing program;and Nordblom Development Company, Inc. is a Limited Dividend Organization. The Applicant meets the general eligibility standards of the NEF housing subsidy program and has executed an Acknowledgment of Obligations to restrict their profits in accordance with the applicable limited dividend provisions. (g) that the Applicant controls the site, based on evidence that the Applicant or a related entity owns the site, or holds an option or contract to acquire such interest in the site, or has such other interest in the site as is deemed by the Subsidizing Agency to be sufficient to control the site. A related entity to the Applicant controls the entire Site by virtue of a deed from 148 Waltham Street LLC to Watertown Owner LLC dated August 22, 2019 and registered at the Southern Middlesex Land Court as Document Number 1825969. 9. WAIVER REQUIREMENTS Item Allowed Existing Proposed Required Waiver Lot Area(Min.) 0.23 Acres/10,000 sq.ft. 2.62 Acres/114,215 sq.ft. 2.62 Acres/114,215 sq.ft. Lot Frontage(Min.) N/A 286.23' 286.23' BuildingCoverage(Max.) 50% 21% 66% Yes Front Yard Building Setback(Min.) 15' 21.4' 16' Side Yard Building Setback(Min.) 18' 4.2' 10.8' Yes Rear Yard Building Setback(Min.) 18' 25.3' 24.8' Impervious Coverage(Max.) 80% 100% 80% Building Height Feet(Max.) 55' <55' TBD Building Height Stories(Max.) 5 <5 6* Yes Lot Area Per Unit(Min.) 1,000 s.f. N/A 451 s.f. Yes Floor Area Ratio(Max.) 1 0.21 2.50* Yes Open Space(Min.) 50% 0% 20% Parking Setback 5' 0' 1.9' Yes Use Lumber Yard Multi-Family Yes Units Per Acre 97 Number of Parking Spaces(per unit) 1.25 Number of Parking Spaces(total) 306 316 WATERTOWN PLACE 10. FINANCIAL INFORMATION Initial Rental Operating Pro-Forma Item Notes Amount Permanent Debt Assumptions Loan Amount Lender: 53,500,314 Annual Rate 4.25% Term 10 Amortization 25 Lender Required Debt Service Coverage Ratio 1.25 Gross Rental Income 7,686,528 Other Income* 336,195 Less Vacancy(Market Units) 5%(vacancy rate) 323,940 Less Vacancy(Affordable Units) 5%(vacancy rate) 60,386 Gross Effective Income 7,638,397 Less Operating Expenses Per Unit: 10,492 2,654,400 Net Operating Income 4,983,997 Less Permanent Loan Debt Service 3,477,979 Cash Flow 1,506,018 Debt Service Coverage 1.42 *Other Income: $63,720 surface/stacker parking, $142,560 covered parking, $20,250 storage rent, $79,695 pet rent, $10,120 lock change fee, $8,424 amenity fee, $11,426 lease termination fee. Rental Operating Expense Assumption Item Notes Amount Assumed Maximum Operating Calculated based on Net Operating 2,654,400 Expenses Income, Debt Service and required Debt Service Coverage listed above. Assumed Maximum Operating Number of Units: 253 10,492 Expense/Unit WATERTOWN PLACE 11. DEVELOPMENT TEAM QUALIFICATIONS Developer/Owner Nordblom Development Company LLC Todd S. Nordblom Vice President 71 Third Avenue I Burlington, MA 01803 Office: (781)-238-4842 tnordblom@nordblom.com I www.Nordblom.com Nordblom Company is a real estate enterprise with a 91-year history of investing, managing and developing properties throughout the New England region and select markets across the country. The company currently owns office, commercial and multi-family properties in the New England and Carolina markets and is committed to creating dynamic work and living environments that further the quality of life for the people who occupy its properties. Headquartered in Burlington, Massachusetts with offices in Boston, Brookline, and Raleigh, North Carolina, Nordblom Company has $1.2 billion in assets under management. As stewards of millions of square feet in over 90 properties, our team at Nordblom recognizes that it has the responsibility to reduce its impact on the environment. Through the operation and conduct of our business, we are committed to ensuring our environments and management practices reduce the harmful effects on natural resources, leaving a sustainable world for future generations. Peter Nordblom, President - Peter is President of Nordblom Company and has oversight responsibility of all Nordblom Company's operating units. Under Peter's direction, Nordblom Company has evolved from a firm with a primary focus on development into a fully integrated investment and service oriented real estate platform Peter's experience covers all types of commercial real estate including office, industrial and multifamily, and includes over$500 million of real estate development. As Nordblom Company enters its ninth decade, Peter leads the company with passion for its mission in creating dynamic relationships and environments. He is a founding investor in a Nordblom Company affiliate, the Northbridge Companies, a senior housing development and consulting firm. Peter has been active in numerous non-profits with a particular focus on the challenges facing youth urban as well as rural areas. Ogden Hunnewell, Executive Vice President - Og joined Nordblom Company in 1995 as co- founder and president of the Company's new investment affiliate, Nordic Properties, as well as an officer in Nordblom. Nordic formally merged with Nordblom in 2011 after the two firms jointly oversaw the acquisition and/or development of over 6 million square feet of commercial, industrial and multifamily real estate throughout New England. These transactions totaled over $1.2 billion in size with a particular focus on complicated value-add and adaptive re-use projects. Og serves as a Director and Partner of Nordblom Company as well as coordinating all the company's new investment initiatives. His civic interests and commitments include serving as a Director of the Boys & Girls Clubs of Boston, Rogerson Communities, and NAIOP- Boston (National Association of Industrial & Office Properties), as well as a Trustee at the New England WATERTOWN PLACE Aquarium and Vice President/Trustee at Milton Academy. He is a former President of NAIOP- Boston and a former Trustee of Chicago Dock & Canal Trust, a public REIT. Todd S. Nordblom, Vice President -After joining the company in 2014 Todd has focused on the permitting, construction, and tenant construction coordination for retail and residential developments. Projects include 300,000 retail sf and 750 luxury apartments. Prior to joining Nordblom, Todd worked as a Business Development Manager for technology start-ups in New York and New England while founding and directing the country's top ranked professional development cycling team. Todd Fremont Smith, Senior Vice President and Director of Mixed- Use Projects -As Senior Vice President of Development and Director of Mixed-Use Projects for Nordblom Company, Todd oversees the permitting, development and leasing of commercial assets. Todd has developed property on behalf of corporate users and real estate investors, and has extensive experience investing in, and transforming, older, obsolete properties into successful second- generation assets. Todd is currently master-planning the redevelopment of Northwest Park in Burlington, Massachusetts; a 3.25 million square foot high-density mixed-use development located just off of Route 128 in suburban Boston. J. Daniel Bowen, Senior Vice President and Director of Capital Markets - As the Senior Vice President and Director of Capital Markets for Nordblom Company, Dan is responsible for managing Nordblom Company's debt portfolio, working with its joint-venture equity investors as well as identifying and acquiring investment real estate. Dan has 20 years of experience in finance and acquisition plus five years of commercial real estate appraisal experience. His most notable recent project was the $215 million acquisition and of Network Drive at Northwest Park, in which he closed the equity joint venture. Dan was also instrumental in opening a new investment market, Raleigh, North Carolina, to Nordblom Company where it is growing a portfolio of stable and value added properties. Dan is a Certified Commercial Investment Member of the Commercial Investment Real Estate Institute, a member of the National Association of Office & Industrial Properties and a former member of the Board of Directors for the Real Estate Finance Association. He is also a Licensed Real Estate Broker in the Commonwealth. WATERTOWN PLACE RECENT NORDBLOM PROJECTS r rl rr ,r low! The Tremont 735 Truman 32 Second Ave, Burlington MA 735 Truman Parkway, Hyde Park MA Asset: Residential, multi-family apartments Asset: Residential, multi-family apartments Development: New Construction Development: Redevelopment Size: 180 units Completion: June 2016 Size: 46 units Completion: August 2019 ::: . . : : ::: ME i -- HM �..Old 'mud IIII � •�� " �t �� � 1 lL..0 r, � � _ , ak �� �'^I F s a sM1At.' ti� �1 N �i ..LAv;i- V I IF'^VW The Huntington The BEAT 20 Second Ave, Burlington MA 135 Morrisey Boulevard, Boston MA Asset: Residential, multi-family apartments Asset: Office and lab building Development: New Construction Development: Redevelopment Size: 117 units Completion: April 2018 Size: 695,000 sf Completion: In progress al e 321 Harrison Nightingale 321 Harrison Avenue, Boston MA 78 Fountain Street, Providence RI Asset: Office building Asset: Residential, multi-family apartments Development: New construction Development: New Construction Size: 234,000 sf Completion: In progress Size: 143 units Completion: In progress WATERTOWN PLACE Architect CUBE3 Christopher Santoro, LEED AP BD+C Associate 370 Merrimack Street, Suite 337, Lawrence, MA 01843 O 978.989.9900 cube3.com Established in 2003, CUBE 3 quickly became one of the fastest growing companies in the construction industry. Today, we are well-known nationally as a design industry and innovation leader, providing thoughtful, individualized solutions for a wide range of architectural, interior design and planning challenges. Headquartered in Lawrence, Massachusetts, with additional offices established in Boston and Miami, our work can be seen in over 25 states across the country. Ranked by Inc. 500\5000 for five consecutive years, we have a history of working with only the strongest development teams on diverse projects including mixed-use and campus master planning, academic, health care, retail, residential and corporate office space. With over 110 employees, CUBE 3 has the combined experience that allows us to be committed to our clients, and dedicated to delivering creative, intelligent design and unparalleled service to them. Our energetic, innovative team ensures that we deliver the best design value and overall working experience—from the first meeting through project completion. Innovative thinking, design creativity, and uncompromising attention to detail allow us to create buildings and interior spaces that have lasting value. Our highly evolved process leads to design solutions that improve quality of life and are firmly grounded in economic reality. We work with developers to create a unique brand reflective of the project goals and appropriate for the context of each individual project and client. With a focus on providing distinctive, high- quality and cost-conscious spaces, our team designs interiors spaces and experiences through an inclusive process that starts with you. Each interior space reflects a specific design concept developed by the client and CUBE 3 team collaboratively. This open design practice allows us to respond directly to your goals, communicating clearly every step of the way to thoughtfully develop unique, timeless design solutions for each project. Effectively shaping the future development of our cities, towns, and communities requires the ability to define clear goals, so that solutions not only enrich the quality of life, but also provide far reaching social and economic benefits. Wide range of experience including downtown center master planning, academic campus, corporate campus, healthcare campus, and neighborhood development. WATERTOWN PLACE 51 Permitting Attorney Riemer I Braunstein LLP Robert C Buckley, Esq. 700 District Avenue I Burlington, Massachusetts 01803 d: 617-880-3537 1 f: 617-692-3537 RBucklev@riemerlaw.com I www.riemerlaw.com Riemer& Braunstein's real estate/land use practice provides experienced support and service to owners and developers in all aspects of commercial real estate acquisition, divestiture and development. In addition to regional real estate practices, the firm handles acquisitions and dispositions on a national basis, as well as coordination of development projects with local counsel. We are recognized in Massachusetts as one of the leading firms in the drafting and implementation of mixed use 'smart growth' zoning. We also participate in numerous industry organizations, and one of our partners, Joan Parsons, was a past president (2010—2011) of CREW Boston, the successor to New England Women in Real Estate. Our Burlington and Boston based attorneys focus on representing developers on projects throughout Massachusetts and cover the full spectrum of land use law, including the permitting and development of large corporate campuses and office parks, retail and mixed use redevelopments, and other commercial, industrial, and life science projects, as well as the permitting of multi-family housing developments, transit-oriented housing, and affordable housing developments approved pursuant to MGL Chapter 40B and Chapter 40R. Our staff also includes the services of a land use planner. The Burlington, Massachusetts office has been at the forefront of these activities for its more than 45 years of operation. The addition of our New York City, Chicago, and Miami offices has expanded our real estate capabilities to provide for the representation of owners of commercial real estate in the New York, Chicago, and Miami areas. The attorneys in our New York, Chicago, and Miami offices have a wide range of real estate experience, including the leasing, acquisition and disposition of commercial real estate. Attorneys in the real estate group represent clients in all aspects of land use development, including land acquisition and sales, zoning, permitting, environmental law (federal, state and local), drafting and negotiating construction contracts, structuring joint ventures, and commercial, industrial, office, and biotech leasing. The attorneys in this group focus on assisting developers and landowners in identifying and achieving the highest and best use of their properties. They use innovative legal techniques and approaches adding substantial value to our clients' properties. The group has recognized expertise in wetlands and environmental law and regulations, and their impact on real estate development. For example, it has represented clients in the redevelopment of two federal Superfund sites, the negotiation of consent orders with the Massachusetts Department of Environmental Protection (DEP) and the litigation of environmental contamination claims. It also has made numerous successful appearances before the DEP to obtain superseding orders of conditions on appeals from local conservation WATERTOWN PLACE 52 commissions. In many more instances, attorneys in the group have been able to work out solutions acceptable to our clients through discussions with local conservation commissions. The Riemer & Braunstein real estate practice is known for spotting key trends in the market and designing legal strategies to meet these new challenges. Riemer & Braunstein attorneys are often asked to moderate and participate on real estate industry panels to discuss industry trends and to comment on these trends for newspaper articles and for television news segments. WATERTOWN PLACE 53 Civil Engineer Allen & Major Associates, Inc. Timothy J. Williams P.E. Principal 100 Commerce Way, Suite #5 Woburn, MA 01801-8501 Tel: (781) 935-6889 Fax: (781) 935-2896 twilliams@allenmaior.com www.allenmaior.com Allen & Major Associates, Inc. (A&M) is a multi-disciplinary firm specializing in civil engineering, land surveying, environmental consulting, and landscape architecture. Established in 1973, A&M has three offices that provide services throughout the Northeast. The firm is overseen by Principals, Timothy J. Williams, PE, and Robert P. Clarke, PLA, ASLA. The A&M team has extensive knowledge in planning, designing, and permitting throughout New England. We understand the need to have projects completed on time and on budget, while still maintaining a high level of quality to our clients. With over 40 dedicated engineers, landscape architects, land surveyors, project managers, and support specialists, our team brings a wide range of expertise that comes from decades of service and experience within the following industries: Academic, Commercial, Corporate & Office Parks, Government, Healthcare & Institutional, Hospitality & Entertainment, Multi-Family & Residential, Public & Municipal, Retail & Mixed-Use, Senior & Assisted Living, Sports & Recreation and Student Housing. Our goal with each project is to provide you with technically sound advice and practical design solutions that go beyond your expectations without exceeding your budget. It is our commitment of offering consistent, responsive, and reliable service that has kept A&M in business for nearly five decades. Allen & Major Associates, Inc. (A&M) offers civil engineering design and project management for site development and infrastructure projects within both the public and private sectors. We offer services for the built environment from conceptual design, to design development, through construction completion. At A&M, our goal is to provide our clients with a single source for all of their project design and development needs. A&M's professional engineering team has the experience and capability to help our clients see their visions come to life. A&M strives to provide innovative and technically sound development solutions while preserving our role as environmental stewards. We are proud members of the U.S. Green Building Council and support sustainable construction, Best Management Practices, and renovation initiatives. Landscape architecture encompasses all elements of the design, restoration, and preservation of outdoor spaces. Our projects range from small urban parcels to large scale projects within WATERTOWN PLACE 54 both the public and private sectors. A&M integrates the power of the aesthetic with our civil engineering sensibilities giving us the ability to shape and reshape the physical environment to meet the ever changing needs of the communities in which we live. While many projects that we undertake are strictly about landscape design, A&M's landscape architecture team applies its artistic and technical design standards to enhance almost all of the designs that A&M produces. By partnering our landscape architecture division with our civil engineering division we are able to provide planning, design, preservation, and rehabilitation of the natural and built environments within both urban and rural settings. Through our team approach, all of our projects are not only technically sound, but aesthetically beautiful. WATERTOWN PLACE 55 Real Estate Consultant Community Resources Group, Inc. Margaret Murphy TEL: 781.910.6260 Comres@comcast.net Margaret Murphy is the founder and president of Community Resources Group, Inc. (CRG), a full service communication and real estate consulting business that serves the public sector, corporations, colleges, schools and real estate professionals. The principals of CRG have worked throughout the Northeast since 1989. In the past 30 years, the firm has assisted its clients in permitting more than ten million square feet of retail, office, golf course, college, grocery, senior housing and residential development. Margaret Murphy and her associates at CRG have led the outreach efforts for many real estate developments throughout the Northeast including managing several town meeting campaigns and working on many statewide referendums and elections. Their extensive experience and knowledge of permitting, traffic, water, sewer and environmental issues allows them to communicate complicated issues in a way that is appropriate for each audience. Margaret Murphy has also working with a number of housing activists and organizations including Citizens Housing and Planning Association (CHAPA), Massachusetts Housing Finance Agency, the Massachusetts Department of Housing and Community Development, and the Greater Boston Real Estate Board to increase the production of market rate and affordable housing. She served as the Executive Director of the Affordable Housing Business Coalition, which was an organization, committed to the production of market-rate and affordable housing. She has worked on a number of Chapter 40B developments throughout the Commonwealth and has assisted her clients in the permitting of over 4,000 units of housing in the past 25 years. WATERTOWN PLACE 56 Traffic Engineer Vanasse &Associates Inc Jeffrey S. Dirk P.E., PTOE, FITE Partner 35 New England Business Center Drive Suite 140 Andover, MA 01810 main 978-474-8800 1 direct 978-269-6830 Mr. Dirk is a Partner and a Senior Project Manager at Vanasse & Associates, Inc. with over 28- years of experience in the fields of Traffic Engineering, Transportation Planning and Expert Witness Testimony. He is a Fellow of the Institute of Transportation Engineers (FITE) and is a Registered Professional Engineer (P.E.) in the states of Connecticut, Massachusetts, Maine, New Hampshire, Rhode Island, and Virginia, and has been Certified as a Professional Traffic Operations Engineer (PTOE) by the Transportation Professional Certification Board, an affiliate of the Institute of Transportation Engineers (ITE). His responsibilities include the design and analysis of roadway, intersection, and interchange systems, and pedestrian and bicycle facilities, and the preparation and review of traffic impact studies, roadway and intersection design plans, and safety assessments for private and municipal clients. Mr. Dirk has a wide range of experience in the fields of Traffic Engineering and Transportation Planning. Traffic impact studies have included performing trip-generation calculations for large and small scale developments including mixed-use and transit-oriented projects in urban and suburban settings; traffic modeling and analyses; parking demand calculations; trip distribution and origin-destination studies; the development of Transportation Demand Management (TDM) strategies; traffic and parking management plans for sporting and event facilities; traffic calming measures; and project access and off-site improvement strategies. He has extensive experience in the design, analysis and modeling of roadways and signalized and unsignalized intersections, including the design and timing of coordinated traffic signal systems. Mr. Dirk has prepared detailed design specifications, contract documents, and plans for roadways, intersections, traffic signals, and pedestrian and bicycle facilities for state and municipal clients including the Massachusetts Department of Transportation (MassDOT) and the Departments of Transportation in California (CALTRANS), Maine, New Hampshire and Rhode Island. Mr. Dirk has also been qualified as an Expert Witness in the fields of Traffic Engineering, Transportation Planning and Roadway/Intersection Safety in the states of Connecticut, Massachusetts, New Hampshire and Rhode Island, and has represented private and municipal clients in testimony and presentations before local, state and federal agencies, municipal officials, and courts of law. He has also been approved by the Massachusetts Gaming Commission to provide Traffic Engineering Services to gaming establishments and impacted communities in Massachusetts. WATERTOWN PLACE 57 12. LIST OF SUBMITTALS TO MassHousing - PEL Application November 6, 2019 - Response Letter January 9, 2020 WATERTOWN PLACE 58