HomeMy Public PortalAboutRepton Phase II_Staff_Report_FINALTOWN OF WATERTOWN
Department of
Community Development and Planning
STAFF REPORT
This Staff Report is a technical analysis of the submitted application material and the required
findings of the Watertown Zoning Ordinance. It is based only upon information submitted prior
to the public hearing and may be revised or updated with new recommendations, findings and/or
conditions as new information is obtained by Planning Staff during the public hearing process.
Case#:
Subject Property:
Parcel ID:
Zoning District:
Petitioner:
Owner:
Agent:
Zoning Relief Sought:
Special Permit Granting Authority:
Site Plan Review Meeting:
Date of Staff Report:
Staff Recommendation:
Date of Planning Board Meeting:
Date of Zoning Board Hearing:
ZBA-2012-11 SP/SR, VAR Amendment to #05-45-SP/VAR
Repton Place Phase II
806 3-0
Pleasant Street Corridor District (PSCD) (permitted under 1-3
zone of WZO in effect November, 2005)
MCRT Investments LLC, 15 New England Executive Park,
Burlington, MA
Beacon Pleasant Street LLC, c/o Beacon Communities, 2 Center
Plaza 7th Fl, Boston, MA 02108
Deborah Horwitz, Goulston & Storrs, 617-482-1776
Amendment to #05-45-SP/VAR:
• Special Permits subject to §9.03 Site Plan Review
o §5.01.1(j) -Apt Houses
o §9.12 -Two or more Buildings on Same Lot
o §4.11 -Apartment House Front Yard Parking
• Variances
• §5.04 -Dimensional Requirements- Side Yard Setback
• §9.08(d) -Minimum Front Yard Setback
• §6.02(h) -Maximum Curb Opening
Zoning Board of Appeals (#05-45SP/VAR approved prior to
PSCD adoption)
NA
May 2, 2012
Conditional Approval
Scheduled May 9, 2012
Scheduled May 23, 2012
Repton Place Phase II May 2, 2012
ZBA-2012-11-SP/SR & VAR Amendment
L PUBLIC NOTICE (M.G.L. C. 40A, §11)
A. Procedural Summary
Petition PB-2012-11 SP/SR, VAR was filed and stamped into the Town Clerk's office on
April 6, 2012 and is scheduled to be heard by the Zoning Board on May 23, 2012. As
required by M.G.L. c. 40A, sec.11 and the Watertown Zoning Ordinance, notice was given as
follows:
• Published in the Watertown Tab & Press on 5/4/2012 and 5/11/2012
• Posted at the Town Administration Building and on the Town Website on 4/25/2012,
9/26/11, & 10/26/11
• Mailed to Parties in Interest on 4/25/2012.
B. Legal Notice
"Repton Circle — Amendment to Special Permit/Variance
MCRT Investments LLC, 15 New England Executive Park, Burlington, MA 01803, herein
requests the Zoning Board of Appeals to grant an Amendment to Special Permit #05-
45SP/VAR to modify the approved site plan of Phase II of Repton Place, so as to construct
206 dwelling units with the addition of a pool and recreation area and minor architectural
and landscaping changes to the site, in the PSCD (Pleasant Street Corridor District) Zoning
District. "
II. DESCRIPTION
A. Site Characteristics
The site consists of two separate adjoining lots created by the 2010 subdivision of the original
13.04 acre site. Prior to the subdivision, the ZBA granted approval in February 2006 for the
construction of 385 condominium units within five buildings to be built in two phases. Phase I,
known as Repton Place, is complete and occupies the 6.50 acre western lot ("Lot 1") and contains
179 condominium units among three four story buildings (Buildings #3, #4, and #5). Adjacent to
Lot 1 is a vacant 6.54 acre lot ("Lot 2"), upon which the remaining 206 condominium units
within the proposed Buildings #1 and #2 were approved to be constructed during Phase II of the
residential development.
Subdivision Plan Recorded June of 2010
Repton Place Phase II May 2, 2012
ZBA-2012-11-SP/SR & VAR Amendment
B. Surrounding Land Use
The project site is located in the southwestern area of Town near the border with the City of
Waltham in the Pleasant Street Corridor District (PSCD). Rezoned from an I-3 (Industrial) Zone
in 2008, the PSCD is a mixed -use zoning district. The property abuts the Jewish Community Day
School and the former Ratheon parking lot and Walker Pond to the north, Stanley Avenue to the
east, Pleasant Street to the south, and a warehouse use to the west. The site is located across the
street from Russo's Market as well as the Town Skating Rink/DCR property. Other surrounding
properties include warehouse, automotive, and retail uses.
C. Nature of the Request
The request is for an amendment to the previous ZBA decisions granted in 2006 (corrected
decisions #05-45 SP and #05-45 VAR dated 3/30/06) to Beacon Communities Development in
order to make changes to Phase II of the project. The original approvals (granted under the
Watertown Zoning Ordinance in effect in November 2005) were to allow the phased construction
of 385 residential condominium units (60 affordable) under §5.01.1 (j) (Apartment Houses),
within five separate buildings under §9.12 (two or more buildings on same lot), with reduced
sideyard setbacks for Buildings #3 and #4 under §5.04 (table of dimensional requirements, side
yard setback) and reduced front yard setbacks for Buildings #2, #3, and #4 under §9.08 (d)
(minimum front yard setback), with front yard parking under §4.11 (Apartment House Front Yard
Parking) and driveway widths greater than allowed under §6.02 (h) (24' maximum curb cut).
Parking was to be provided in garages under the buildings (303 parking spaces) and in surface
parking areas (422 surface parking spaces) of which 45 would be "shadow" spaces.
The requested changes to Phase II are associated with its proposed development as a separate and
distinct rental apartment project by a different developer (MCRT Investments LLC) rather than
the completed for sale condominium units in Phase I. In anticipation of these changes, the
property was subdivided so that Phase I and Phase II would occupy separate lots. In addition to
the change in housing tenure type, the developer proposes to make modifications to the footprints,
floor plans, and elevations of Buildings #1 and #2 in connection with changes in the number and
location of building entrances, elimination of direct unit entry stairs, and the relocation of the
common area of Building #2. Also proposed are the addition of an outdoor swimming pool and
amenity area and modifications to the adjacent landscaping and internal circulation drives.
III. PUBLIC COMMENT
Staff has not received any correspondence and no public meetings have occurred at the time of
this report.
IV. FINDINGS
Staff provides the following review of the proposed Amendment, evaluating how the proposed
changes to the previous Phase II approval would impact the Board's original findings and
conditions. The analysis used the Watertown Zoning Ordinance in place at the time of the
approval, amended August 10, 2004 and printed July 2005.
A. Special Permit Criteria §9.05(b)
Staff finds that the proposed changes to Phase II of the original approval do not affect the
findings of the Board's original decision and that the four criteria needed to grant the Special
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Repton Place Phase II May 2, 2012
ZBA-2012-11-SP/SR & VAR Amendment
Permit for §5.01.1(j) -Apt Houses, §9.12 -Two or more Buildings on Same Lot, and§4.11-
Apartment House Front Yard Parking are met. Excerpts of the original findings of the ZBA
decision #05-45 SP are restated below along with the Staff's findings of the proposed
amendment.
1. The specific site is an appropriate location for such a use, structure, or condition.
ZBA finding of #05-45 SP : Met. "The five buildings will be appropriately sited on the lot of 13
acres, which is also appropriate for multiple buildings due to the size of the lot and their spacing.
The project meets a critical need for additional housing and in particular, affordable housing."
Staff finding for Amendment ZBA-2012-11 SP/SR: Met. The project will remain residential
and although there are minor changes proposed to floor plans and units sizes, there will be no
changes to the total number or bedroom count of either the market rate or affordable units within
the two buildings.
2. The use as developed will not adversely affect the neighborhood.
ZBA finding of #05-45 SP : Met with Conditions. "The traffic analysis conducted by Vanesse
Associates found that the proposed development is anticipated to create 152 vehicle trips during
the morning peak hour and 182 evening peak hour trips. The Level of Service (LOS) at 20 of 21
intersections studied will improve or stay the same under the 2008 build conditions with
developer improvements.
The developer proposes to provide $250,000 towards the cost of reconstructing the Pleasant and
Bridge Streets intersection. The developer will pay for the remainder of the cost ($80,000 already
committed by Russo's) to reconstruct the intersection of Pleasant Street, Private Drive at Russo's
and the East Site driveway by installing new traffic signals and left turn lanes. The developer will
also fully fund the reconstruction of the existing signalized intersection of Pleasant Street, Stop &
Shop and the West Site driveway by providing left turn lanes and upgraded signals."
Staff finding for Amendment ZBA-2012-11 SP/SR: Met with Conditions. Vanasse &
Associates, Inc. (VAI) submitted a memorandum dated April 3, 2012 detailing their findings from
assessment of the potential impacts and changes in the traffic characteristics of Phase II resulting
from a change in the ownership structure from residential condominium units to rental
apartments. VAI found that the rental apartments would result in a slight increase in vehicle trips
over the course of a day than would be generated from condominiums. VAI found this increase
to be minor and would "not result in a material impact (increase) in motorist delays or vehicle
queuing over the conditions that were assessed in the Prior Report."
3. There will be no nuisance or serious hazard to vehicles and pedestrians.
ZBA finding of #05-45 SP : Met with Conditions. "All five of the buildings will have basement
garages that provide a total of 303 spaces; there will be 422 spaces as surface parking and 45
spaces are reserved to be constructed as future parking. The total proposed parking of 770 spaces
meets the Town requirement. The developer has provided 45 future "shadow" parking spaces,
which are delineated on the site plan [which] is an appropriate way to provide additional open
space on the lot for the present. The Petitioner proposes two access points at Pleasant Street.
There will be no other access to any other street, except an Emergency Entrance and Fire Lane at
the northeasterly rear corner onto Stanley Avenue. This emergency entrance will be gated. The
Petitioner will construct a signalized intersection at the east driveway, across from the private
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Repton Place Phase II May 2, 2012
ZBA-2012-11-SP/SR & VAR Amendment
drive exiting Russo's, which will aid Russo's traffic movements as well. The Petitioner will also
upgrade the intersection at Stop and Shop, which is located opposite the west entrance to the
development. The signalized access at two driveways provides adequate sight lines for the proper
operation of vehicles and for pedestrian safety. The exit driveway at the main entrance is 24'
wide allowing a two-lane exit. Concrete sidewalks along the front of the site where installed by
the former developer for the Infomart project. The DPW Superintendent has requested a 6' wide
sidewalk easement, which the petitioner has agreed to. There will be crosswalks and internal
traffic signage throughout the site. Wheelchair ramps will be provided at all roadway crossings
throughout the site."
Staff findinM for Amendment ZBA-2012-11 SP/SR: Met with conditions. Minor modifications
are proposed which will change some of the internal flow of the site, including: changes to the
parking layout to add an ADA parking space and two other spaces in front of Building 1 near the
relocated front entrance; one-way road and open space between building 1 & 2 redesigned to
allow the addition of a pool and outdoor grill area; redesign of parallel parking and walkways
between pool and grill; addition of a sidewalk to the north of the central drive to provide better
connectivity into Phase I. The modified site design will improve pedestrian connections between
the phases and traffic patterns will be altered, but the changes are minor and do not create added
hazards or nuisances to pedestrians or vehicles.
4. Adequate and appropriate facilities will be provided for the proper operation of the
proposed use.
ZBA fndin,' of #05-45 SP : Met with Conditions. "The site is presently serviced by adequate
utilities. The Superintendent of Public Works has required easements over existing drains on the
site. The Petitioner will install a storm water and sewer system that complies with DEP and
Watertown's DPW standards. The Fire Department found that the project will meet all fire safety
requirements --each building will have sprinklers and fire alarm systems. An emergency gated
fire access will be provided via Stanley Avenue. Each building will have an internal trash
compactor. Beacon Residential Management (BRM) or designated management agent and its
subcontractors will provide trash pickup, landscape maintenance, sidewalk and road plowing.
Minimum number (50) of bicycle spaces is provided. Shadow parking consumes a lot of the
entry way green areas and the main square's green area, however this Board has conditioned that
the 4 immediate shadow spaces located closest to Building 1's entrance and shown on C-1 will be
eliminated. Further, the remaining 20 shadow space within this area will not be built -out first if
the additional parking is required."
Staff findinjt for Amendment ZBA-2012-11 SP/SR: Met With Conditions. Minor changes are
proposed to the internal roadway and there are changes to the facades of the buildings but the
overall size, number of units, and parking does not change. The petitioner has been encouraged
to provide more than the originally proposed bicycle parking spaces based on the demand for
bicycle parking in the first Phase. Eastern access points into the site for pedestrians and
emergency response should be considered in cooperation with the Town and abutting property
owners.
B. Site Plan Review
In addition to the above criteria for a special permit, the original proposal was subject to the
review procedures under §9.03 Site Plan Review of the WZO, in which ten criteria listed in §9.03
(c) were evaluated. Since this project's original approval, there have been significant zoning
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Repton Place Phase II May 2, 2012
ZBA-2012-11-SP/SR & VAR Amendment
changes including the rezoning from an industrial zone to a mixed -use zone as well as changes
related to the procedures and review criteria for Site Plan Review.
However, in its review of the proposed Amendment, Staff evaluated how the proposed changes to
the previous Phase II approval would impact the Board's original findings and conditions of the
Site Plan Review criteria that were in effect at the time of the original approval.
1. Preservation of Landscape.
ZBA finding of #05-45 SP : "The existing site has few natural open areas, although the top of
the bank for a northerly pond exists on the property. The bank area has several mature trees, as
does the remainder of the rear boundary. The Petitioner states that the trees outside of the bank
will be preserved to the extent possible, but if the future parking is needed, there will be a
retaining wall constructed and some disturbance to the trees. The Petitioner will be installing a
significant number of shade/street trees, flowering/ornamental trees, deciduous shrubs and
evergreen shrubs. This project now has three courtyards; a 1.25 acre urban entry court; 1.5 acre
enclosed "garden" courtyard; 0.8 acre garden courtyard, which provides for sitting and passive
uses."
Staff finding for Amendment ZBA-2012-11 SP/SR: Additional landscaping will be added along
the eastern edge of the site with an addition of approximately 32 trees. More species have been
added to the planting list to add diversity, and in consideration of previous planting failures.
2. Relation of Building to Environment.
ZBA finding of #05-45 SP : "The character of the buildings draws upon elements of nearby
traditional residential buildings. The patios and walkways to the streets throughout the site from
some buildings, together with porches and balconies increase the sense of community and
interaction between neighbors and puts a face to some of the buildings. There is a variety in the
height of the buildings, which do not exceed the maximum permitted. The residential structure
relates well to the nearby retail uses such as Russo's and Stop and Shop and to the office uses."
Staff finding for Amendment ZBA-2012-11 SP/SR: The modified facades are in keeping with
Phase I while allowing modifications that identify the project as a separate development.
Changes to stoops allow more interaction with the landscape and provide more direct access to
the front access drive for the first floor units. Other changes to the buildings allow them to have a
more natural flow with the site, identifying main entrances more clearly and centering the main
entrance of Building 1 to better balance the building and allow a direct path into the shared
common recreation area.
3. Open Space.
ZBA finding of #05-45 SP : "The site plan provides for a substantial amount of open space and
plantings, which will comprise 44% of the parcel, where 20% is required. The site plan
introduces street landscaping that is sorely needed and will complement the landscaping of the
Russo's site. The site will be broken up by individual buildings and landscaping. There is a
series of paths that interconnect the buildings and provide opportunity for enjoyment of the open
space and landscaped courtyards."
Staff finding for Amendment ZBA-2012-11 SP/SR: The modified plan replaces some of the
site's driveways with open space amenities including a pool and grill area. This change provides
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ZBA-2012-11-SP/SR & VAR Amendment
an increase of 5% open space from 23% to 28% provided in Phase II. A pool and grill area
provide active open space options which creates additional areas for residents to convene and
have community space.
4. Circulation.
ZBA finding of #05-45 SP : "Sole access to the site is via Pleasant Street. There will be two
entrance/exits, one aligned with the Stop & Shop, which will take advantage of an existing signal
that will be upgraded and another opposite Russo's and the private driveway, which will be
enhanced by the installation of a new traffic signal. The west side of the development will
contain the most parking that is visible from the street, and a small amount will be visible on the
east side. The front yard will have a "drive" with parallel parking, to create a sense of community
within the development. The remaining parking is located in the rear, within garages and in
parallel spaces located in between the buildings. There is pedestrian access by means of
pathways from Pleasant Street and crosswalks will be denoted. The plan calls for 50 bicycle
parking spaces. There is handicap parking and wheelchair ramps are also provided. Handicap
parking as required by code shall be provided. The site has been adequately designed as to
parking space dimensions, aisle widths and turning radii. Numerous sidewalks and paths will
maximize pedestrian safety and minimize conflicts with vehicles. The Petitioner is exploring
with the MBTA ways of increasing bus service to Pleasant Street and other methods to manage
traffic."
Staff finding for Amendment ZBA-2012-11 SP/SR: As previous discussed, the internal drive
running east -west will be altered to be one-way from the eastern edge of the site to the garage
entrances. The eastern central island of landscaping is proposed to be removed and replaced with
a single 18' wide drive aisle with parallel parking on the south. The alterations do not affect the
overall flow of the site. Eastern connections for multi -modal pedestrians/bike options on Stanley
Avenue has been identified as being desirable and the petitioner should work with the Town to
accomplish a successful option for this area.
5. Surface Water Drainage.
ZBA finding of #05-45 SP : "The Petitioner states that the development has been designed to
comply with the Stormwater Management Policy of the Mass DEP and DPW requirements.
Runoff from paved surfaces will be treated by street sweeping, deep sump catch basins with oil
trap hoods and Stormceptor Treatment Chambers, all designed to remove 80% Total Suspended
Solids. There will be a reduction in impervious area which will mitigate runoff."
Staff finding for Amendment ZBA-2012-11 SP/SR: Any changes to the site will require final
review and approval by DPW as well as obtaining any required approvals by other entities.
6. Utility Service.
ZBA finding of #05-45 SP : "Utilities are available either on or at the edge of the site and will be
extended onto the site as needed. All utilities will be underground."
Staff finding for Amendment ZBA-2012-11 SP/SR: Utilities are available either on or at the
edge of the site and will be extended onto the site as needed. All utilities will be underground
with final connection requiring DPW approval.
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ZBA-2012-11-SP/SR & VAR Amendment
7. Advertising Features.
ZBA finding of #05-45 SP : "All signs for the development will conform to the Zoning
Ordinance and are subject to a separate sign permit review process."
Staff finding for Amendment ZBA-2012-11 SP/SR: All signs for the development will conform
to the Zoning Ordinance and are subject to a separate sign permit review process.
8. Special Features.
ZBA findinr of #05-45 SP : "Each building will have a trash room with compactor. A 2 -bay
maintenance building will be located at the northwest corner of the site, to house snow plow
equipment and maintenance equipment. Snow will be removed off -site as necessary to maintain
the required number of parking spaces. Enlarged landscape areas designed as an "urban setting"
for passive use."
Staff finding for Amendment ZBA-2012-11 SP/SR: The passive open space will be
supplemented by a pool and a grilling area.
9. Safety.
ZBA finding of #05-45 SP : "The Fire Safety Captain...reviewed the plan for emergency vehicle
access and fire safety of the buildings [and found that] adequate hydrants, sprinklers and fire
alarm systems will be installed. The development will have interior lighted courtyards, walkways
and sidewalks to promote safety."
Staff finding for Amendment ZBA-2012-11 SP/SR: Fire and Police reviewed the changed
internal -drive and an 18' drive -aisle is sufficient.
10. Microclimate.
ZBA finding of #05-45 SP : "The Petitioner states that the buildings' placement on the site
maximizes light, air and views for the residents. HVAC condensers will be located on the roofs
of buildings 1-5. Each unit will have its own condenser on the roof. They will be screened if
necessary. It is possible that the first floor units may have condensers at grade, but this option is
still being researched. If placed at grade, the condensers will be appropriately screened."
Staff finding for Amendment ZBA-2012-11 SP/SR: No further information or changes have
been provided.
C. Variances
Staff has determined that the proposed changes to Phase II do not impact the variance findings of
ZBA decision #05 -45 -VAR.
• §5.04 -Dimensional Requirements- Side Yard Setback- No change to buildings and
not applicable to Phase II
• §9.08(d) -Minimum Front Yard Setback- No changes from previous approval
• §6.02(h) -Maximum Curb Opening- No changes from previous approval
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A. $5.07 Affordable Housing Requirements
The Petitioner appeared before the Watertown Housing Partnership at their March and April 2012
meetings to discuss the aspects of the project that will affect the current Affordable Housing
Agreement (AHA), which was recorded as part of the #05-45 decision. The current AHA is for
the provision of a total of 60 affordable condominium units among the two phases, of which 28
would be in Phase I and 32 would be in Phase II. All 28 affordable units in Phase I have been sold
to eligible buyers and are counted on the State's Subsidized Housing Inventory (SHI) under the
State's Local Initiative Program.
An amendment to the current AHA will be required to separate the two phases. The 32 units will
be "floating" rental units, however there will be no changes to the number, bedroom sizes, and
conditions of their locations from the current AHA. These requirements will be carried forward
and made part of a new regulatory agreement under the State's Local Initiative Program.
The Petitioner is required to file a Local Action Unit application to the state Local Initiative
Program and comply with all the requirements of DHCD in order for the 32 affordable units to be
included on the State's Subsidized Housing Inventory, which includes the development of a rental
regulatory agreement, an affirmative marketing plan, and all required monitoring and reporting
requirements.
V. STAFF RECOMMENDATION:
Based on the finding that the proposed project meets the criteria set forth under the WZO as
amended August 10, 2004 §9.03, §5.04, §9.08(d), § 6.02 (h) and with the general purpose of the
Ordinance outlined in § 1.00 of the WZO, Staff recommends that the Amendment to Special
Permit with Site Plan Review and the Variance to allow construction of Phase II of Repton
Place be approved.
Although Staff recommends approval, modified conditions should be attached to the final
decision. Staff's recommendation for modifications to the conditions as approved will be
provided to the Planning Board prior to the scheduled meeting.
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