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HomeMy Public PortalAboutStaff Report_Arsenal Project_2016_1209_FINAL �1630 TOWN OF WATERTOWN X . Department of Community Development and Planning STAFF REPORT This Staff Report is a technical analysis of the submitted application material and the required findings of the Watertown Zoning Ordinance. It is based only upon information submitted prior to the public hearing and may be revised or updated with new recommendations, findings and/or conditions as new information is obtained by Planning Staff during the public hearing process. Case#: PB-2016-03 Master Plan Special Permit Subject Property: 485 &615 Arsenal Street,Arsenal Project Parcel ID: 1301 2 1; 1301 2 1A; 1302 2A 1; 1302 2D 2; 1301 2D 2A, 213, 2C and 2D Zoning District: Regional Mixed Use District (RMUD) Owner/Petitioner(s): BP Arsenal Group LLC, 800 Boylston Street, Suite 1390, Boston, MA 02199 Zoning Relief Sought: Watertown Zoning Ordinance §5.01(k), Mixed Use >3 Units; §5.01.3 Business, Office and Consumer Service Uses, §5.01.4 Open-Air Drive-in Retail and Service; Accessory Uses: §5.02(g), Administrative Offices, Clubrooms Common Laundry; §5.02(I), New and Used Vehicles for Sale or Lease and Display; So as to redevelop approximately 23 acres for Residential, Commercial, Retail and Restaurant Use, known as The Arsenal Project in accordance with §5.18, RMUD (Regional Mixed Use District) Zoning District Special Permit Granting Authority: Planning Board Site Plan Review Meeting(s): July 26, 2016 Date of Staff Report: December 9, 2016 Staff Recommendation: Conditional Approval Planning Board Hearing: October 20; November 29 (rescheduled); December 14, 2016 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report I. PUBLIC NOTICE(M.G.L.c.40A,§11) 1. Procedural Summary Petition PB-2016-03 (Master Plan Special Permit)was opened by the Planning Board (Board) on October 20 and was continued to a meeting scheduled for November 29, 2016, which was subsequently rescheduled to December 14, 2016. As required by M.G.L. c.40A, sec.11 and the Watertown Zoning Ordinance, notice was given as follows: • Published in the Boston Globe on September 30 and the Watertown Tab on October 7 and re-noticed in the Watertown Tab on November 25 and December 2, 2016 • Posted at the Town Administration Building on October 5, 2016 • Mailed to Parties in Interest on October 5 and re-mailed November 25, 2016. 2. Legal Notice BP Arsenal Group LLC, 800 Boylston Street, Suite 1390, Boston, MA 02199, herein requests the Planning Board to grant a Master Plan Special Permit in accordance with Watertown Zoning Ordinance §5.01(k), Mixed Use>3 Units; §5.01.3 Business, Office and Consumer Service Uses, §5.01.4 Open-Air Drive-in Retail and Service;Accessory Uses: §5.02(g), Administrative Offices, Clubrooms Common Laundry, §5.02(1), New and Used Vehicles for Sale or Lease and Display,so as to redevelop approximately 23 acres for Residential, Commercial, Retail and Restaurant Use, known as The Arsenal Project in accordance with §5.18, RMUD (Regional Mixed Use District)Zoning District. PB-2016-03 Arsenal St Looking East to Main Site Entrance Rear of main building with Arsenal Park to left IMF= l;wi�db. In the main parking field towards Old Navy Main building from Arsenal Park Page 2 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report �a Original Arsenal on the Charles remnant building Harvard Vanguard and Arsenal Park entrance II. DESCRIPTION A. Site Characteristics The subject property is an approximate 23-acre site fronting on Arsenal Street to the north and Arsenal Park and 'Little' Greenough Boulevard to the south/southwest. The existing site has approximately 260,000±Gross Leased Area (GLA) of retail, comprised of the enclosed mall buildings and the Old Navy as well as Golfsmith portion of the (Home Depot) building along Arsenal Street. The site has a main parking field facing Arsenal Street. The two Arsenal buildings are attached with a 1980s addition that encompassed the original smaller 1800s Magazine Building, which still has one external facade facing the front parking lot of the site. The western portion of the site, identified as 485 Arsenal Street, includes several original one to two-story Arsenal structures (the Arsenal Mall and two office buildings comprising Harvard Vanguard.The site does not include a portion of a condominium development (Home Depot and its parking field to the south), but includes the portion of that building that was Golfsmith. The Harvard Vanguard Medical Associates office buildings (53,000±GLA of medical office space) and its parking is not included in the redevelopment, although it is part of the overall site. The eastern portion of the site, identified as 617 Arsenal Street, is occupied by an existing two- story commercial building which includes a parking garage. The building includes 64,000±GLA of retail and office space, and also is not included in the requested Master Plan at this time, but is part of the overall site. An approximate 100-foot wide section of property located on the southern end of the site connects the western and eastern portions of the site and is included in the Master Plan. Under a separate permit,the Home Depot site was reviewed for adjusting the parking lot and 'ring road'. B. Surrounding Land Use The Arsenal Street corridor has a mix of uses that include restaurant, retail/office, service, and industrial/R&D to the north. There are two residential complexes (Arsenal Condominiums and Page 3 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report the Arsenal Apartments, a senior housing development) and the Arsenal Park to the west.The Commanders Mansion is located further to the west, and the Charles River Reservation and Greenway are located to the south and east of the site. C. Nature of the Request BP Arsenal Group requests a Master Plan Special Permit for a mixed use project that includes retail shops, restaurants, a bowling alley and theatre comprising approximately 110,000 square feet and 500 residential units within 7 buildings. The proposed project also entails the removal of buildings, portions of buildings, and the majority of the large parking fields, and replacing them with new building arrangements with a focus on an outdoor pedestrian experience. D. Site Redevelopment History The site is part of what was the Watertown Arsenal which was initially established in 1816. At its largest, the Arsenal encompassed 130 acres. In the 1960s, activities at the Arsenal began to decrease, and portions of the site were decommissioned and were identified as a Formerly Used Defense Site (FUDS). In 1967 the Watertown Redevelopment Authority(WRA)was created to manage the redevelopment of the Watertown Arsenal. Most of the site sat fallow and a substantial number of the buildings were cleared in 1975 to prepare the site for redevelopment. The following provides a brief chronology of the redevelopment efforts: ■ 1967: Watertown Redevelopment Authority (WRA) was created ■ 1968: Special Town Meeting directs the WRA to ready and sell 47 acres of the Arsenal for private development/tax-producing uses ■ 1968: Town Meeting allocates up to $6,385,000 for the redevelopment of the Watertown Arsenal ■ 1969: Urban Renewal Plan called for 985,000 square feet of light industrial and 985,000 square feet of office space. ■ 1969-1970: Modified Urban Renewal Plan calls for 1,635 units of housing, 200,000 square feet of light industrial space and 625,000 square feet of office space. Never implemented. ■ 1968-1970: WRA markets the Arsenal to private developers with little interest due to lagging national economy ■ 1970: BF Goodrich shoe factory ceases operations on its separate, 54-acre parcel ■ 1971-1972: WRA negotiate to redevelop both the BF Goodrich and Watertown Arsenal sites into 1 million square feet of shopping space, 500,000 square feet of office space, and 2,500 residential units ■ 1972: The Planning Services Group, consultants from Cambridge, MA report finds the Mini-City proposal did not provide significantly greater benefits to Watertown than less intensive developments, and negotiations end ■ 1972: Marketing of a revised preliminary redevelopment plan ■ 1973: Watertown Arsenal Project Urban Renewal Plan • The Urban Renewal Plan report by The Planning Services Group-A framework for redevelopment of 13.80+/-acres of the Watertown Arsenal. • The Plan had 13 Objectives, including but not limited to redevelopment of the property, removal of obsolete buildings from the site, provide additional housing units, and to augment Watertown's supply of open space. Page 4 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report • The Plan created new zoning for the site,through a list of permitted uses, minimum lot size, Floor Area Ratio and other dimensional requirements, 6 internal use areas, and myriad of other development controls to ready the site for redevelopment. • The Plan proposes to set aside 5.7 acres as Town open space ■ 1973: Watertown Alternative Use Committee proposes a public use alternative for the site with Metropolitan District Commission purchase of 12 acres of open space fronting on the Charles River, lease of 10 acres for a cultural complex in the rehabilitated Arsenal buildings, renovation of 5 acres for future Town agency use, and 5 acres for Town open space and recreation, with the remaining 20 acres for commercial uses ■ 1973: WRA proposes The Duffy Plan: Focused on the Eastern portion of the site. 672 residential condominiums in high, mid-and low-rise buildings, 100,000 square feet of office space in a new 10-story tower erected on top of Building 215 (Main Warehouse/now Miller's Ale House) and 250,000 square feet of leasable storage/showroom space in Building 32 (Arsenal Machine &Welding Shop) ■ 1977: Arsenal Park is developed ■ 1975 and 1980: Watertown Arsenal Amended Urban Renewal Plan • The 1973 Plan is updated,to include site, building and landscaping Design Criteria, additional Definitions, Permitted Uses, Building Coverage, Height Maximums, parking, a method for Amendments and other changes • Property divided into 4 general parcels Ze 32 RU • ., Vie,� - AERIAL VIEW OF WATERTOWN ARSEriAL - 1939 YRI/i 5 Page 5 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report E. Permittine History According to Town records,the site has the following relevant permitting history: ■ VAR/SP-81-82-43: 1981: Variance and Special Permit granted to Ann&Hope Associates,Watertown Arsenal Associates and Arsenal Market Partnership ■ VAR-84-85-22: 1985: Variance granted to Watertown Arsenal Associates Limited Partnership to fly a balloon above the Watertown Mall as a promotional device. ■ SP-84-85-27: 1985: Special Permit granted to Watertown Arsenal Associates and Harvard Community Health Plan for the construction of the Harvard Community Health Plan building. ■ Amendment SP-86-87-9: 1986: Amendment to Special Permit granted to Harvard Community Health Plan, Inc.,Watertown Arsenal Associates,Arsenal Market Partnership,Ann&Hope to create a enclosed link between the Harvard Community Health Plan buildings. ■ Variance &Amendment SP-92-19V/A: 1992: Variance and Amendment to Special Permit granted to Watertown Arsenal Associates to allow construction of a new loading bay for Filene's Basement to extend into the side yard. ■ VAR SP-93-15: 1993: Variance granted to Watertown Arsenal Associates for a 792- square foot identifying sign on the roof of the Mall building,visible to vehicles on the Massachusetts Turnpike. Subject to conditions that the final sign design is reviewed by DCDP staff,that the sign only be illuminated during business hours,that sign mountings on the Ann&Hope building be removed, and that the sign be maintained at least quarterly. ■ Variance/Amendment SP/SP: 1994: Variance, Special Permit and Amendment to Special Permit granted to Watertown Arsenal Associates to develop a 337 sit-down restaurant(Bugaboo Creek,now Miller's Ale House)in the first level of Building 215 in an area that was previously parking. ■ VAR/SPF 02-48: 2001: Variance and Special Permit Finding granted to Home Depot USA, Inc.,Robert Nardelli,to erect a 33.7 s.f.Home Depot sign on the Westerly building wall of 551 Arsenal Street. Subject to conditions and with no signage on the Northerly wall(facing the then Charles River Saab). ■ VAR-11-14: 2011: Variance granted to Chipotle Mexican Grill to erect a single exterior wall sign on the Northeasterly facade, above the new exterior entrance to the restaurant. The other proposed exterior sign above the existing Marshall's sign was withdrawn. Specifically, all Special Permits and all Variances relevant to the site should be nullified except for the approval for a Sign Variance for 33.7 s.f. (VAR/SPF 02-48)by Home Depot(approved under separate site approval and not part of this permit review). This Variance also does not allow signage on the north facade of Home Depot facing Arsenal Street. Page 6 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report III. PUBLIC COMMENT Several informal meetings with the neighborhoods were held during the Spring and Summer of 2016. In addition,the Petitioner also held two (2) required Informational/Community Meetings where public comment was received.The informal and required meetings held by the Petitioner is shown in the table, below: May 18,2016 Petitioner held an Informal Meeting at the Arsenal Project to discuss Infrastructure and Open Space May 26,2016 Petitioner held an Informational Meeting at the Arsenal Project to discuss Building Characteristics and Massing June 1,2016 Petitioner held a Meeting at the Arsenal Project as a general Open House August 17,2016 Petitioner held a Community Meeting(per WZO§9.13 with meeting report) August 31,2016 Petitioner held a Community Meeting(per WZO§9.13 with meeting report) A summary of the required Community Meetings was submitted to DCDP and the summary documents are included in the record. Copies of any additional public comments received on the project were also provided to the Board at its hearing on October 20, 2013. Public comments received at the October 20, 2016 Board hearing included: • Stormwater plan critical to the project. • Vehicular connection to Greenough Boulevard should be fully vetted. • Do not open Talcott Avenue to traffic. • The proposed development is massive. • There will be canyonization of Arsenal Street. • Primary benefit to the Town is the tax benefit,which needs to be vetted before the development can proceed. • The height of the tallest proposed building should be reduced to ten (10) stories. • Need for dedicated community space in the project. • Concern for impact on Town services, particularly the Fire Department and the need for new equipment to service the site. • Traffic on Mount Auburn Street and Arsenal Street will be exacerbated. • Need to plan long term for the health of green infrastructure. • Need to discuss the Transportation Demand Management program, and mode share. • Question about Planning Board condition or deny at the Site Plan Review for Phases. • Question as to whether the proposed changes to Section 5.07 be applied to this project. IV. ANALYSIS AND FINDINGS A. Plan Consistencv 1. Comprehensive Plan, 6/23/2015 The adopted Comprehensive Plan envisions a dynamic mixed-use corridor for Arsenal Street. The Land Use Element notes the significant amount of public input on the future of the Arsenal Page 7 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report Street Corridor. Comments heard during the planning process included a need to increase and enhance the mix of uses along the corridor to include new residential uses, more restaurants, smaller-scale retail, hotels, and high-end office uses. To address this desire for new uses,the Comprehensive Plan recommended zoning amendments to allow mixed use, retail options, structured parking, potential increase in building height, building coverage and different setbacks for new construction. Goals within the plan identify the Arsenal Corridor: • The Arsenal Street Corridor "is the source for much of the employment base in Watertown, it is important to the Town to maintain that focus." • That 'future land use along the Arsenal Street corridor should emphasize commercial, office and retail development. Mixed use can be encouraged with a required percentage commercial considered, but residential development with direct frontage on the corridor should generally be discouraged." The recommendations of the _., ,Lr r COO RK1Qn CJ%V0!NFt4wn Comprehensive Plan were ' '` G'eenway I + synthesized through hearings for the _ '�"'���_V P Y 1` Regional Mixed Use District(RMUD) f zoning amendment Add shared lane which was r $" "�Y �r Option 2 markings and _ Widen counterllaw approved by the Planning Board and _ sidewalk bike lane ,to 1C R L Town Council in a joint hearing on q,�.�r ,F J March 2, 2016. The RMUD adopte Add crosswalks d ' e and curb ramps ** ■ many of the recommendations made „ t ,�.�'�. ° = 4 r 's =� in the 2015 Comprehensive Plan. r 3 ' =y X Add dashed T? p t 1*r►N, bike path This Master Plan request is in _ "'"' �j _ - through f parking lot aisle keeping with the intent of the ' ' Add crosswalk Comprehensive Plan. ;: y 1 and curb ramps Atfd loft path " - on Oast side or park driveway 2. Charles River Basin- , Pedestrian and Bicycle Connectivity Study, Opt�pn 1 December 2014— y cp.eferrrd MassDOT/DCR �y ExporkikxkTir[y altarrai�vel The Charles River Basin is a very ft��edpath important amenity space locally and regionally. This study identified critical connectivity issues within LEGEND f Ef,istln crosswalk,ntetls Watertown. Most of the Impraveparh �" g y dY mQrave Went improvements spoke to east-west access past gate >• ~'. Proposedcrmswalk connection on DCR lands. A key _IRropdibd Oni[r&'C improvements suggestion identified creating a safe IMpr°°i, Uwe Emisd ng mutb use path crosswalks north-south connection between the ++Prowsedmu7t,-use path Watertown-Cambridge Greenway R nervation pathlr across the Arsenal Mall Site and ° ! 120 f1 through Arsenal Park to the Charles 42.ProposedarterncMveconnt =.7IrantheCharlesRiverrutheWatertownCotmnuprtyparhthrough River Greenway. theArsierm??M&NardArserm??Park. Page 8 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report The proposed two-way cycle track that _ connects the spur of the Watertown X` Greenway through the site to Arsenal ? Park achieves a safe connection to the Arsenal site and also provides the critical 'T connection to the south and the Charles River. " j B. Master Plan Special Permit§5.18 Projects of 2 acres or more in the t Regional Mixed Use District(RMUD) can seek a Master Plan Special Permit but _ must meet the four conditions of approval for a Special Permit set forth in §9.05 of the Watertown Zoning Ordinance (WZO). In addition, a project is subject to the review procedures under f §9.03 Site Plan Review of the WZO, in which the ten criteria listed in §9.03(c) } must be evaluated. The project is also subject to the nine Design Review categories and must consider the Intent # � # and Purpose and other requirements of 4P.Fxr5[mgandpropo5edviewoftheksend&Ncopwclfon. the RMUD Zoning District. Special Permit Criteria§9.05 1. The specific site is an appropriate location for such a use, structure,or condition. Conditionally Met:The site is appropriate for a mixed-use retail-commercial-residential campus. The site is located in the Regional Mixed Use District (RMUD) and was specifically identified during the Comprehensive Plan as a logical site to support continued retail as well as supporting secondary residential use. Subsequently, the creation of new zoning to allow master planning and mixed- use of larger(2 acre) sites was created and approved by the Town Council. The redevelopment is in keeping with the adopted RMUD zoning, as outlined in §5.18(a). The following table provides a summary of some key aspects of the proposal, as currently proposed: Existing Proposed Difference Land Area Total: 22.97 sf Total: 22.97 sf None Site: 15.9 acres Site: 15.9 acres Retail Gross Leasable 257,362 sf 370,600 sf + 113,238 sf Area Square Footage Retail Restaurant 225 seats 2,245 seats + 2,020 seats Seats Harvard Vanguard 52,847 sf 52,847 sf None Page 9 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report Medical Associates Office Space Other Office Space 53,623 sf 53,623 sf None (One Arsenal Condo) Retail Gross Leasable 10,622 sf 10,622 square feet None Area (One Arsenal Condo) Residential Units None 503 units +503 units Residential (Gross None 550,000 sf +550,000 sf Floor Area) Parking Spaces 1,043 spaces 2,025 spaces +982 spaces The proposed redevelopment is also in keeping with the Intent and Purpose of the Regional Mixed Use District Zoning District. Specifically,the proposed project provides: 1. Transformative redevelopment—Includes mixed use development and with a mix of larger and smaller scale retail uses. 2. Gateway site—provides defining buildings, higher density mixed-use with increased height, with multi-use choices 3. Quality of life—public realm, aesthetics, pedestrian focused complete streets, porous frontages with connection to neighborhoods and river, public art 4. Enhanced open space—creates connections through site to Charles River and most open space is open to the public. 5. Historic assets—retains the two larger Arsenal Buildings and the brick facades and restores much of the exterior of the buildings 6. Incentivize real estate investment-enhances the diversity and maximizes the value of the Town's tax base 7. Green building—provides best practices for energy efficiency, stormwater, and minimizes adverse environmental impacts 8. Provides for multi-modal access—Hubway and bus stop locations are proposed on site, provides a regional bike connector through site, and provides measures to reduce automobile use. 9. Continuum of housing—residential walking or bicycling distance from employment and recreation, provides mix of housing, no residential at the ground floor along Arsenal St. The proposed site layout preserves or creates a variety of open spaces (the site will have over 3.2 acres/20%) (Sheet C-10)with a mix of passive and active open space opportunities. The project meets the overall intent of the RMUD, providing sufficient private infrastructure to allow this site's conversion and redevelopment, which will support the vision as outlined in the Comprehensive Plan for the Arsenal Street Corridor. 2. The use as developed will not adversely affect the neighborhood. Conditionally Met: The context, location and Master Plan design will minimize adverse impacts on the neighborhood. The proposal will contribute by supporting the creation of a new residential area within the neighborhood where little exists. The proposal would update and Page 10 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report create an attractive development that can activate the streetscape, enhance safety in the neighborhood, improve or develop new and enhanced bicycle and pedestrian access and paths through the site and into the adjacent Arsenal Park. The residential to the west will be provided with additional amenities and the site will provide a mix of open space plazas, landscaping and public amenities on the site. The Arsenal had a long industrial history within the community and has had many impacts to the neighborhood. The first approvals to redevelop the site included offsite improvements to substantially mitigate traffic, demolish many buildings on the site, integrate new building additions into the design of the site as a whole, and minimize the environmental impacts of the site to the surrounding community. This first update to the site since its original approval in the early 1980s provides for substantially more mitigation and benefits. The proposed mitigation will reduce the impacts to the surrounding community with a number of on and offsite components. Specifically,the project is proposing: • Adding a passive park space for the development and the community between the new buildings proposed to the east and the existing main Arsenal building with direct access to Arsenal Park (the petitioner has also offered to participate in and fund some improvements within Arsenal Park) • Provide onsite open/green space (over 3.2 acres)that is mostly open to the public and provides substantial stormwater improvements for the site. • Complete Streets measures that include traffic calming adjacent to Arsenal Street and support for improved safety off of School Street and near Watertown Square. • A Transportation Demand Management Program that requires monitoring and remedies to limit offsite parking. • Pedestrian and Bicycle safety and connectivity—The site is improving north-south connections through the site and there is a central corridor designed to prioritize pedestrian and bicycles over vehicles and facilitate off-road access through the site and into Arsenal Park and beyond. • Limiting offsite light pollution and glare with a condition for lighting for each phase. • Offsite construction monitoring(ensuring that construction does not damage surrounding structures). • Existing and proposed buildings/structures are to the north and east of residential and public parklands, which limits any shadows created by taller structures. Further design details will be developed and specific conditions included as part of each phase. There will also be requirements for appropriately screened HVAC that will be reviewed as part of Site Plan submittals. Screening will be required to ensure sound and visual impacts are minimized for the public. 3. There will be no nuisance or serious hazard to vehicles and pedestrians. Conditionally Met: The site redevelopment proposes numerous onsite and offsite changes that will have transportation impacts. The Town is reviewing the site circulation, layout and off-site roadway improvements and mitigation to eliminate nuisance and serious hazard to vehicles and pedestrians. Page 11 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report The project will be conditioned to implement the results of the Town's Transportation Peer Review, and a final mitigation package will be required to be approved prior to any phase of the project having a building permit. All proposed improvements will be subject to final review and approval by the Town. In addition to structural roadway changes,the Petitioner will also be required to implement a Transportation Demand Management Program (TDM). The final TDM Program must comply with the intent of the Zoning Ordinance §2.82, with clear goals and measures, with review and approval by the Director of DCDP. The Petitioner will also participate in the Watertown Transportation Management Association, which may include shuttle service, including a financial contribution in a proportionate share. Although the Town's review of the project's transportation impacts is not complete,the proposed redevelopment will encourage development that encourages and promotes multi- model access, mass transit stops, and will include TDM measures. These project components are consistent with the Intent and Purposes of the RMUD zoning district. The Petitioner shall provide necessary documents for all on and off site improvements prior to the issuance of a building permit for the first phase with review by DPW and the Director of DCDP. 4. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. Conditional Approval: The project has had an initial review of sewer completed by the Town's Peer Review Consultant(Weston & Sampson). The Petitioner has responded to the initial review and it has been determined that the capacity appears to be adequate but a final approval will be required prior to the issuance of building permits (the petitioner must confirm assumptions through field inspection). Water and stormwater has also had initial reviews by DPW but final connections will need to have final approval by DPW prior to the first phase being permitted. Because this is a Master Plan, many of the utilities are conceptual in nature and final plans for all on and off site work for each phase will be required to be submitted prior to permitting of each phase of site development. Stormwater management is discussed below as part of Site Plan Review criterion S,Surface Water Drainage. Site Plan Review Criteria§9.03(c) A Developer's Conference of the Site Plan Review Committee was held on 7/26/16. Present at the meeting were members of the Site Plan Review Committee (consisting of Town Staff and committees) and the Petitioner, who presented the proposal, after which members of the Committee responded with questions, comments, and suggestions. Planning Staff has reviewed the ten criteria for Site Plan Review provided in §9.03(c) of the WZO and have incorporated Committee comments where appropriate. The following are the findings as identified through analysis of the updated project and the Committee review: Page 12 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report 1. Landscape: The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal, and any grade changes shall be in keeping with the general appearance of neighboring developed areas. Adequate landscaping shall also be provided, including screening of adjacent residential uses, provision of street trees, landscape islands in the parking lot and a landscape buffer along the street frontage. Conditionally Met: The proposed landscaping provides an increase of open space/landscaped areas to what is currently a substantially impervious site condition. Multiple open space areas of various sizes will be provided, including a shared vehicular/pedestrian courtyard between buildings C and D (also known as a Woonerfl), and a large open space proposed to create better connectivity to Arsenal Park. The Layout and Materials Plans (Sheets L-2.1 to L2.3) and Planting Plans(Sheets L3.0 to L3.3) show the proposed street furniture and landscaping. This level of detail in the Master Plan Special Permit stage is sufficient to determine that the overall landscaping program will provide a diverse mix of deciduous trees, and understory shrubs, perennials, and lawn area, it does not provide detail on species types, sizes and quantities. Staff recommends the Master Plan Special Permit be conditioned to require the Petitioner: A. Submit detailed landscaping plans for each Phase(s) of development at the time of Final Site Plan Review for that Phase(s), and B. Landscape Plans shall be subject to review and approval by DCDP staff, including for species appropriateness, mix, size, quantity, and spacing. 2. Relation of Buildings to Environment: Proposed development shall be integrated into the terrain and the use, scale and architecture of existing buildings in the vicinity and shall be in accordance with the Comprehensive Plan or other plans adopted by the Town guiding future development. The Planning Board may require a modification in massing so as to reduce the effect of shadows on abutting property in all districts or on public open space. Conditionally Met: The project proposes seven buildings in total.The proposal would remove an awkward below grade vehicular connection and the newer sections of the mall. This opens up the site to create a more standard grid with primary and secondary roads with substantial pedestrian connectivity created where little now exists. Five new buildings are proposed which allow pedestrian oriented development with the first floor identified as primarily retail and floors above as residential. The two larger existing buildings are being retained and much of the fagades are proposed to be restored with new windows included (to look similar to what the buildings looked like historically). Two of the new buildings have parking structures incorporated into them but provide a first floor retail streetscape and some wrapping along Arsenal Street. The parking structure that is adjacent to Harvard Vanguard does not have screening on that side and initially proposed landscaping has been removed to accommodate a two-way cycle track. This is a very important connection between Arsenal St and Arsenal Park and the 8 foot cycle-track is the minimum width for this connection. This provides a component of the ' Woonerf is a Dutch term meaning"a living yard",as originally implemented in the Netherlands,starting in the 1960s.They are spaces for pedestrians,cyclists, and, in some cases, low-speed cars. Page 13 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report implementation identified in the Charles River Basin Connectivity Study. If the Harvard Vanguard site is modified,then this bicycle and pedestrian connection should be strengthened further for safer and better access. The retail and community spaces also help screen the larger garages and activate the streets. The site is located north of the public open space, which will reduce or eliminate most shadowing impacts. Staff recommends the Master Plan Special Permit be conditioned to require the Petitioner submit, at the time of Site Plan Review for each Phase(s), materials showing how development in the Phase(s) conforms to the Arsenal Project Design Guidelines and the Town's Design Guidelines within §9.03(d). 3.Open Space: All open space required by this Zoning Ordinance shall be so designed as to maximize its visibility for persons passing the site, encourage social interaction, maximize its utility, and facilitate its maintenance. Conditionally Met:The Narrative includes an Exhibit (Plan C-10)showing the existing and proposed open space on the project site. In the redeveloped condition, greater than 20%of the site will be dedicated to open space.The open new space will include vegetated areas and public plazas for people to congregate with seating and dining areas, open areas to meet and entertain. The site also provides several access points to adjacent parklands. The project proposed to create a Greenough Boulevard vehicular connection as well as a bicycle/pedestrian connection. At this time,the Petitioner has requested to remove the vehicular connection to Greenough. The pedestrian/bicycle connection will need to be designed, with review by DCDP Staff and the Conservation Commission as well as DCR,to ensure that it creates a safe and appropriate connection. The enhancement of the public realm and fostering connections to the surrounding neighborhoods and the Charles River is an important part of the Intent and Purpose of the RMUD Zoning District. This level of detail at the Special Permit stage is sufficient to determine that the overall open space program for the site will meet the requirements of the Table of Dimensional Regulations as applied to the RMUD and indicates a commitment by the Petitioner to enliven the new development. 4. Circulation: Special attention shall be given to traffic circulation, parking areas and access points to public streets and community facilities in order to maximize convenience and safety of vehicular, bicycle and pedestrian movement within the site and in relation to adjacent streets. Special consideration shall be given to infrastructure and design that will enhance public transit, such as bus shelters, on-site transportation demand management measures, and participation in a Transit Management Association. Conditional Approval: The project has proposed substantial improvement to the site circulation. The design offers sustainable transportation options, shared parking, and a number of site connections to provide safe site circulation, while minimizing the number of access points Page 14 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report onto Arsenal Street. The Petitioner has provided a detailed review of onsite and offsite safety improvements and proposed mitigation to address impacts and support the intensified use of the site. The project provides significant pedestrian, bicycle, and vehicle accommodations within the site. The site currently has very wide entrance roads and minimal sidewalk. The petitioner has updated plans to minimize curb radii (tightened up to allow safer pedestrian crossings) where feasible while still accommodating truck deliveries on specific routes through the site. The proposed internal site circulation had substantial review and been updated to reflect Town Department comments. A critical bicycle connection has been modified to better address safe bicycle passage through the site. The bicycle access to and through the site is proposed through the west side of the site to provide a safe and separate access point between Arsenal Street and the Arsenal Park and provides signalized bicycle access to the Watertown Cambridge Greenway Spur. Bicycle access through the site will also benefit from the shared street concepts proposed and access points that promote east-west routes, as well. An appropriate mix of covered and uncovered bicycle storage facilities is proposed throughout the site. The minimum number required is 191 bicycle parking spaces total. The site's total bicycle parking provisions will require final review during each phase with appropriate mix and number identified for long-term enclosed and short term (customer or visitor) parking, visible and near building entrances. All site access is intended to be built using universal design principals to allow an inclusive and accessible environment and will be ADA/MAAB compliant. Several comments have been received about ensuring that there is some designated shorter- term street parking and that longer-term parking and employee parking should not be located within the proposed road network. A condition of this approval is suggested to ensure that shorter-term parking is identified to the greatest extant feasible within the site. The garages will have smart parking technology to ensure real time information about parking wayfinding and space availability and will minimize excessive hunting for parking. Car sharing parking will be identified and electric vehicle charging stations will be located in appropriate locations, with review by DCDP staff as part of phase development. As a separate approval, Home Depot USA, a stand-alone entity adjacent to and sharing access with the Arsenal Project, requested an amendment of a previously approved Special Permit (ZBA-2013-18 SP/ASP)to allow for traffic circulation improvements and to allow safer and more appropriate connectivity to the Arsenal Project property, in-keeping with the Master Plan. A condition of the Zoning Board approval allows for changes during the Master Plan process by the Planning Board. The majority of the on-site review has been completed with a few items required to be addressed through Town Department review. The items that need to be addressed include: Page 15 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report • Arsenal Street at the Easterly Right in - Right Out Access Drive—further study of this pedestrian and vehicle access needs to be completed. As part of the offsite improvements, on-site modifications may need to be completed. Changes to the landscape and road configuration on the site may be required, with approval by DPW and DCDP. • The pedestrian/bicycle connection through the site and into Arsenal park will need to be designed, with review by DCDP Staff and the Conservation Commission as well as DCR, to ensure that it creates a safe and appropriate connection. • There must be a final review and approval of any transformers or switches that impact site circulations, with particular focus on any locations adjacent to the Arsenal Park entrance (locations should also minimize tree removal and protect the bicycle connection to the Park). • Confirmation of clear-view angles at all on-site intersections Offsite transportation mitigation—review is ongoing at this time and a final agreement must be agreed upon by the Town prior to the issuance of Building Permits of Phase 1 of the Master Plan Approval. All off-site work needs to also consider the MassDOT Study of the Arsenal Corridor, which is on going. Any suggested mitigation must consider any recommendations, if available, in implementation of corridor improvements. The following provides a summary of items being discussed which will be addressed in a mitigation package: • Arlington/Coolidge/Arsenal/Mall Entrance safety and geometry improvements • Traffic signal equipment along Arsenal Street from Arsenal Court to Arlington Street. • Plan for a Signal for Arsenal Street at Elm Street intersection. • Timing adjustments at Arsenal Street&Soldiers Field Road WB ramps to reduce eastbound Arsenal Street delay to no-build levels in all peak hours. • Timing adjustments at School Street& Belmont Street to reduce northbound School Street delay to no-build levels in weekday p.m. peak hour. • Improve traffic calming on Maplewood Street between School Street and Arlington Street.The Town suggests raised intersections within the neighborhood. • Revise the pedestrian crossing at the Mall right-in/right-out driveway so the crosswalk is in line with the path of travel. • Follow up with DCR on signalization of Arsenal Street at "little" Greenough Boulevard. • Revise striping on westbound Arsenal Street between the bridge and Arlington Street to avoid the left-lane lane traps. • Look at the segment of Arsenal Street from Arsenal Court east (section being repaved) to maximize bicycle accommodations where feasible. • Provide a proportional contribution toward improvements at Watertown Square. 5.Surface Water Drainage: Special attention shall be given to proper site surface drainage so that removal of surface waters will not adversely affect neighboring properties or the public storm drainage system. Proposed developments shall seek to retain storm water runoff on site to the maximum extent possible, incorporating best practices in storm water management and Low Impact Design techniques. In cases where storm water cannot be retained on site, storm water shall be removed from all roofs, canopies and paved areas and carried away in an underground drainage system. Page 16 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report Conditionally Met:The Petitioner has submitted a Stormwater Management Plan for the site and is being reviewed by Watertown's DPW. The proposed design of the stormwater management system is intended to meet the Massachusetts Department of Environmental Protection's (DEP's)Stormwater Management Standards and the Chapter 98:Stormwater Management and Erosion Control of the Town of Watertown's Code of Ordinances and the corresponding Rules and Regulations to the greatest extent practicable. Because the proposed stormwater management plan is still under Town review, staff recommends the Master Plan Special Permit be conditioned so that all utility and grading plans have final review by DPW prior to approval of any building permit for any phase of the Master Plan. Further, an Operations and Maintenance Plan shall be an on-going requirement of the Master Plan Special Permit. 6. Utility Service: Electric, telephone, cable TV and other such lines and equipment shall be underground. The proposed method of sanitary sewage disposal and solid waste disposal from all buildings shall be indicated. Conditionally Met: All utilities to the site, including electric,telephone, cable TV and other such lines are now and shall continue to be underground. The Petitioner intends to replace one of the two 10-inch water mains on the site, and install new service lines and hydrants will be installed throughout to provide fire protection coverage, with review by DPW. Site sewerage disposal is to be handled by new gravity flow sewer mains installed in the access drives on the site to service proposed buildings and connect to the 12-inch sewer in Arsenal Street,with final review and approval by DPW. Conceptual site development plans include spaces programmed for restaurants and food handling. The Petitioner has accommodated these spaces with separate waste lines and exterior grease tanks on kitchen waste lines to intercept and separate grease, minimizing the potential for impacts to municipal sanitary sewers. Trash and recycling will be disposed of in proposed dumpsters located at the southwest corner of Building A,the southwest corner of Building B,the east side of Buildings C and D,the south sides of Buildings E and F, and the north side of Building G.The dumpster areas will be located within a screened enclosure, and managed by a private waste management contractor. Given the Petitioner's stated desire to create a unique, inviting urban environment, the Petitioner should provide for waste receptacles and recycling throughout the site, particularly for visitors to the Woonerf and other public gathering spaces. 7. Environmental Sustainabilitv: Proposed developments shall seek to diminish the heat island effect;employ passive solar techniques and design to maximize southern exposures, building materials, and shading;utilize energy-efficient technology and renewable energy resources;and minimize water use.All Mixed Use Developments in the NB, LB, CB, 1-1, 1-2, 1-3, and PSCD Districts must meet LEED Certifiable requirements as outlined by the United States Green Building Council's Leadership in Energy and Environmental Design (current edition as applicable)as a minimum. Design documentation shall be provided by the Petitioner to the Town to verify that the project could achieve the minimum number of LEED points to achieve certification. Such Page 17 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report documentation may include but not be limited to a project narrative describing how the project design intends to achieve selected LEED credits, and a LEED checklist with criteria(or points) which shows the project will achieve a minimum of 40 points. Conditional Met: The heat island effect will be minimized through landscaping, light colored pedestrian walkways/sidewalks, light colored roof materials and centralized parking garages. The project's sustainable design measures include high performance building envelopes, and high efficiency mechanical, plumbing, and lighting systems that will enable the buildings to meet or exceed local energy code requirements. The design team will specify materials that have recycled content and are regionally obtainable to the extent possible. The Project Narrative states that "several buildings within this development may be registered with the United States Green Building Council, (USGBC), and some may pursue Leadership in Energy and Environmental Design, (LEED)certification." and that "regardless of whether the buildings pursue LEED certification, the new buildings will be designed and constructed to meet the minimum requirements to achieve the equivalency of LEED Silver certification." Use of "green" building practices and encouraging energy efficiency are both part of the RMUD's Intent and Purpose section. The Petitioner has completed an initial analysis for solar and structural issues have been identified. They are continuing to look at rooftop installation and Town staff continues to encourage the Petitioner to consider solar arrays on one or more buildings, particularly E1 and E2. Based on the requirements of the Zoning Ordinance for Mixed-Use development and the Petitioner's aspirations, staff recommends that the project be conditioned to provide documentation that buildings within the site achieve LEED Silver certifiability and achieve a minimum of 40 points. 8.Screening: Screening, such as screen plantings, shall be provided for exposed storage areas, exposed machinery installations, service areas, truck loading areas, utility buildings and structures, and similar accessory areas and structures in order to prevent their being incongruous with the existing or contemplated environment and the surrounding properties. Conditionally Met: The Petitioner proposes to screen onsite utilities with a mix of evergreen and deciduous plantings as well as architectural screens and fences. All aspects of the project shall be required to provide appropriate screening for all storage areas, exposed machinery, service areas, loading areas, utilities, and rooftop equipment. Further, appropriately screened HVAC plans shall be submitted and reviewed as part of the final Site Plan submittals for each building or phase. Transformers and switches will also require further review for placement, with a preferences for underground where feasible. 9.Safety: With respect to personal safety, all open and enclosed spaces shall be designed to facilitate building evacuation and maximize accessibility by fire, police, and other emergency personnel and equipment. Page 18 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report Conditionally Met:The site is accessible by emergency vehicles from the three entrances along Arsenal Street and the access through the adjacent Home Depot lot. DPW and Public Safety staff have completed initial review of site circulation plans to ensure that all safety requirements have been met. Further review will be required for all intersection, and this review will include onsite and offsite aspects. All phases of the project shall be required to have interim and final circulation plans reviewed and approved by the Town. 10. Design: Proposed developments shall seek to protect abutting properties from detrimental site characteristics resulting from the proposed use, including but not limited to air and water pollution, noise, odor, heat,flood, dust vibration, lights or visually offensive structures or site features. Conditionally Met: The project will be designed to protect abutting properties from detrimental site characteristics. The project will include an updated stormwater management system which will reduce offsite stormwater and water pollutants. Construction related impacts, such as dust and erosion, will be mitigated through the implementation of a Stormwater Pollution Prevention Plan and construction management will be required. DCDP staff reviewed the Petitioner's proposed exterior lighting scheme as submitted as part of the 9/13/16 plan set,for conformance with Article VII of the WZO, and note the following: 1. The Petitioner needs to submit a fixture key,with the data required in §7.13(c)to allow DCDP staff and the ZEO to verify the installed design prior to the first phase of the Master Plan. 2. Lighting on the adjacent Harvard Vanguard Medical Associates (HVMA) site will not be changed with existing pole-mounted lights remaining at 28 feet tall. The 8-foot difference in light height between adjacent sites is not preferable, but leaving the existing lights in place is appropriate at this time. 3. The traditional "shoebox" parking lot and roadway pole-mounted light (BEGA 99465) and the bollards specified (BEGA, 88619) are consistent with Article VII. The heights of these are at or below those stipulated by code and are down-directed LEDs. 4. The other BEGA fixture (77844) will supplement BEGA fixture 99465. The BEGA 77844 fixture is a down-directed, LED that is 14.75 feet tall. These lights are also consistent with Article VII. 5. The Petitioner proposes to use an innovative flexible LED fixture by q-TRAN. Sheet SL-1 shows where these lights are throughout the site, but the use needs to be clarified to ensure conformance with the WZO. The proposal should be conditioned to require that final exterior/site lighting shall comply with Article VII of the Zoning Ordinance. Once the lighting is operational, a review of the installation shall be completed and, if necessary, additional measures should be taken by the Petitioner to be in conformance with the WZO. Page 19 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report DESIGN GUIDELINES The Town engaged Gamble Associates to complete the required Design Review on the Arsenal Project Master Plan submittal. Overall,the review was very positive for the conceptual level Master Plan and the required project-specific Design Guidelines. The Peer Review suggests no major changes but does suggest minor changes. The Petitioner has responded to the suggestions and is making some of the changes: Generally: • Strengthen the pedestrian and visual connection on the east side of Buildings C& D to Arsenal Park (agreed to improve this) • Cycle-track and two-way access to Arsenal Park(redesigned cycle-track is submitted) • Green roof and solar energy rooftop implemented, simplified massing, inset building lines without Juliette balconies (Green roofs are being studied but with limited space available on roofs and solar is being further studied. No reference to garage. Do not agree with building insets) • Building E relationship to existing building need further study (the second story addition is being reviewed but tenant need for clear height is critical ) • Pedestrian setback along secondary setback to river green from Arsenal St and expanded cycle connection along Building B to Arsenal park(site constraints limit shifting Building B but want to enhance the park connection) • Accentuate 'gateways'with architecture at corners, extend screening of garage of Building F to top, and use less variation to better unify campus (will unify but keep brand expression of retail and don't want to compete with historic buildings, hesitant about brick no mimicking wanted) • Graphic design standards, and uniform design language for wayfinding and signage (agree and need to develop design criteria) AFFORDABLE HOUSING In the RMUD, an application for a Master Plan Special Permit shall provide at least fifteen percent (15%) of the total dwelling units as affordable housing and otherwise be consistent with the requirements of Section 5.07 of the WZO. The proposed project includes 503 housing units with a potential for rental and condominiums. As part of each Phase of the Master Plan that includes housing, the Petitioner will be required to follow the process to determine the mix and number of affordable units, with review by the Watertown Housing Partnership. The Petitioner will also be required to prepare and file a Local Action Unit application under the State's Local Initiative Program, as appropriate. The Petitioner must also comply with all DHCD requirements and the units shall be included on the State's Subsidized Housing Inventory, which includes the development of a regulatory agreement, an affirmative marketing plan, and ongoing affordability monitoring and reporting. V. Staff Recommendation: DCDP staff recommends that the proposed Master Plan Special Permit be granted based on the findings that the Master Plan Special Permit is in accordance with Watertown Zoning Ordinance 5.01(k); §5.01.3; §5.01.4; §5.02(g); §5.02(I) and §5.18 (RMUD)to redevelop approximately 23 acres for Residential, Commercial, Retail and Restaurant Use, known as The Arsenal Project, with the following conditions: Page 20 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report VI. Conditions of Approval: Timeframe for To be # Condition Compliance Verified by Control Documents: This approval is based upon the application materials and documents titled Arsenal Project Watertown, MA, prepared by RJO'Connell & Associates, Inc.for Boylston Properties and The Wilder Companies dated 9/13/16 as modified by these conditions: A. Cover Sheet(revised 7/11/16) B. ALTA/ACSM Land Title Survey, Feldman (revised 8/12/13),4 sheets C. OS-1, Overall Site Plan (revised 9/13/16) D. N-1,Abbreviation, Notes and Legends (revised 9/13/16) E. C-1A and C-113, Demolition Plans(revised 9/13/16) F. C-2A and C-213,Grading and Drainage Plans(revised 9/13/16) G. C-3A and C-36, Utility Plans(revised 9/13/16) H. C-4A and C-413, Parking and Traffic Control Plan (revised 9/13/16) I. C-5, Erosion Control Details(revised 9/13/16) J. C-6, Drainage Details(revised 9/13/16) K. C-7, Utility Details (revised 9/13/16) L. C-8 and C-9,Site, Parking and Traffic Control Details(revised 9/13/16) M. C-10,Zoning Exhibits(revised 9/13/16) N. C-11,Turning Truck Exhibits(revised 9/13/16) 0. L-1.0,Site Development Plan,Carol Johnson Associates, Inc. (revised 9/13/16) P. L-2.0, Overall Layout&Materials Plan,Carol Johnson Associates, Inc. (revised 9/13/16) Q. L-2.1, L-2.2, L-2.3, Layout and Materials Plans,Carol Johnson Associates, Inc. 1 (revised 9/13/16) Perpetual ZEO/ R. L-3.0, Overall Planting Plan,Carol Johnson Associates, Inc. (revised 9/13/16) p ISD S. L-3.1, L-3.2, L-3.3, Planting Plans,Carol Johnson Associates, Inc. (revised 9/13/16) T. L-4.0, L-4.1,Sections, Carol Johnson Associates, Inc. (revised 9/13/16) U. SL-1,Site Lighting Photometric Plan (revised 9/13/16) V. SL-2,Garage Upper Deck Photometric Plan (revised 9/13/16) W. A1.10, Basement Floor Plan, Perllwitz Cheliknski Associates, Inc. (revised 9/13/16) X. A1.11,Ground Floor Plan, Perllwitz Cheliknski Associates, Inc. (revised 9/13/16) Y. A1.12,A1.13, Upper Level Plans, Perllwitz Cheliknski Associates, Inc. (revised 9/13/16) Z. A1.14, Roof Plan, Perllwitz Cheliknski Associates, Inc. (revised 9/13/16) AA. A1.15,Shadow Studies, Perllwitz Cheliknski Associates, Inc. (revised 9/13/16) BB. A2.10,Site Sections, Perllwitz Cheliknski Associates, Inc. (revised 9/13/16) CC. A3.10, Potential Pallet of Building Materials, Perllwitz Cheliknski Associates, Inc. (revised 9/13/16) DD. A3.11, Building A Elevations, Perllwitz Cheliknski Associates, Inc. (revised 9/13/16) EE. A3.12, Building B Elevations, Perllwitz Cheliknski Associates, Inc. (revised 9/13/16) FF. A3.13, Building C Elevations, Perllwitz Cheliknski Associates, Inc. (revised 9/13/16) GG. A3.14, Building D Elevations, Perllwitz Cheliknski Associates, Inc. (revised Page 21 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report Timeframe for To be # Condition Verified Compliance by 9/13/16) HH. A3.15, Building E1&E2 Elevations, Perllwitz Cheliknski Associates, Inc. (revised 9/13/16) II. A3.16, Building F Elevations, Perllwitz Cheliknski Associates, Inc. (revised 9/13/16) JJ. A3.17, Building 6 Elevations, Perllwitz Cheliknski Associates, Inc. (revised 9/13/16) KK. A4.10,A4.11,A4.12, Perspective Views, Perllwitz Cheliknski Associates, Inc. (revised 9/13/16) LL. Memo,from Jeffrey Heidleberg, Boylston Properties,to Gideon Schreiber, requesting Master Plan Special Permit,with Property Ownership Information, Application Form, Indemnification Form and Authorization Form for newspaper advertising MM. Project Narrative,The Arsenal Project, Prepared by RJO'Connell, dated 7/11/16, resubmitted 9/13/16 NN. Transportation Impact Assessment,Arsenal Project,Watertown, MA, prepared by Vanasse&Associates, Inc., dated August 2016, Including Technical Appendices I and II 00. Design Guidelines and Standards,The Arsenal Project,Watertown, MA, submitted 9/13/16 PP. Transportation Demand Management Program,The Arsenal Project, Watertown, MA, prepared by Vanasse&Associates, Inc., dated August 2016 NEEDS TO BE FINALIZED QQ. Right-In/Right Out Exhibit Received 12/9/1016 2 Plan Modifications and Amendments: Changes to the approved project shall follow Perpetual ZEO/ the procedure outlined in Section 5.18(h)(6)of the Watertown Zoning Ordinance. p DCDP Recordation: Prior to issuance of the first Building Permit,the Petitioner shall Building Permit 3. provide a copy of this entire decision,showing that it has been filed and recorded (BP) ZEO with the Registry of Deeds. Codes/Regulation Compliance: The Petitioners shall comply with the requirements ZEO/ 4. of the Master Plan Special Permit,and all other applicable local,State,and Federal Perpetual ISD requirements,ordinances,and statutes. Prior Approvals: 5 All Special Permits and all Variances relevant to the site shall be nullified except for Perpetual ZEO the approval for a Sign Variance for 33.7 s.f. (VAR/SPF 02-48) by Home Depot (approved under separate site approval and not part of this permit's review). Connector Road: The proposed vehicular connection shown in the Petitioners' 6 submittals between the site and Greenough Boulevard is not approved as part of Perpetual DCPD this Master Plan decision and approval. A request for such a connection shall be an Amendment of the Master Plan Special Permit and not a minor modification. Municipal Clerk of the Works: Prior to issuance of the first Building Permit for each Phase(s)of the Campus Master Plan Special Permit the Petitioners shall provide funds for a Municipal Clerk of the Works to represent the Town during construction Prior to first 7. involving municipal utilities or offsite public transportation improvements.The Clerk Building Permit in DCDP/ shall be engaged by the Town on an as-needed basis. The Petitioner shall fund the Each Phase/ DPW Clerk using an escrow account,with funds deposited by the Petitioner and Perpetual withdrawn by the Town as-needed. The budget shall be based on the schedule for the respective Phase(s) provided by the Petitioner and approved by the DPW. Page 22 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report Timeframe for To be # Condition Verified Compliance by Town Easements: All town easements shall be updated to reflect the new road 8. layouts. Easement locations shall be submitted to DCDP for review and Per DCDP DCDP/ recommendation for approval prior to final easement request to the Town. Further, determination ZEO any necessary sidewalk and utility easements shall be executed with the Town. Permit Expiration: The Master Special Permit must be implemented per Within one/two 9. §5.18(h)(7). year(s)of ZEO Approval Phasing Plan: Prior to implementation of the Master Plan Special Permit and prior Prior to to issuance of any Building Permit of each Phase,the Petitioner shall submit an Implementation ZEO/ 10. updated Phasing Plan with interim measures for review and approval by the DCDP of the Master Plan DCDP and DPW. Special Permit/BP for each Phase As-Built(s)for each Phase: A. Submit certified "As-Built"foundation plot plans showing all dimensional setbacks at the time of foundation inspection for Building and Zoning for each phase. B. As-Built plans,showing site utilities, layout,topography and other pertinent information,for each phase of the project shall be submitted to A=Prior Building and approved by DPW upon completion of construction activities and commencement 11. within 3 months of issuing a Final Certificate of Occupancy for each Phase. B&C=3 months DPW The Petitioner shall specify how the completed project/as-built plans differ of CO for each from that shown on the Site Plan Approval.Two copies of the final As-Built Phase plans shall be submitted,one Mylar and one paper copy,and shall be on the same scale as the plan referenced in the Permit Conditions. C. The Petitioners shall also maintain a Master Site Plan denoting current underground and surface conditions. The Master Site Plan shall be updated at the completion of each Phase. Plans to the Health Department:The Petitioner shall submit to the Health 12. Department for approval for the control and mitigation of accumulation of standing Prior to Each Health water for the prevention of vector borne diseases, on-site noise,odors,dust, Phase Dept. asbestos, and rodent abatement. Historic Preservation:Any modifications after site plan approval to the exterior of 13. the remaining Watertown Arsenal Buildings must be reviewed by the Planning Perpetual DCDP Board if inconsistent with the Master Plan Special Permit for those buildings. Site and Building Design—At the time of Site Plan Review of each Phase(s)of the Master Plan Special Permit,the Petitioner shall submit: A. The information on how development in the Phase(s)conforms to the Dimensional Criteria and the Master Plan Design Guidelines and the Design Guidelines of§9.03(d). This information shall also include a description of how the proposed development in the Phase(s)differs from the information submitted at the time the Master Plan Special Permit was At Site Plan 14. granted. The Petitioner shall also provide details on rooftop screening of Review for each mechanical and other equipment as part of this submission. Phase B. A Construction Management Plan for construction of the project(including trucks access,staging, noise,vibration, hours,erosion controls)for review by the DPW and DCDP. C. A plan that includes protection measures for existing trees to remain on and around the site. D. A plan for vehicle parking and traffic management during construction to Page 23 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report Timeframe for To be # Condition Verified Compliance by minimize the use of neighborhood streets for construction purposes. This plan may include reduced parking,offsite parking,shuttle services,and other methods to allow construction to occur. Utilities/Sewer/Stormwater Plans: Submit as part of the plan approval for each Phase of the Master Plan Special Permit,the following for DPW review and approval: A. A utility plan showing all existing and proposed on and off-site infrastructure and connections necessary to complete the Phase. A to D= Prior to B. A grading and drainage plan showing all existing and proposed site grading, Final Site Plan drainage,and stormwater management devices. Review for Each 15. C. Typical construction details for all utilities, including connections to municipal Phase DPW systems. D. If the utility needs or characteristics of the proposed Phase deviate from the E= Prior to assumptions used in developing the Master Plan Special Permit,then the Building Permit Petitioner shall submit a memorandum and associated documentation to describe the deviations and any potential impacts. E. At time of Building Permit, provide a Stormwater Pollution Prevention Plan and file the required Notice of Intent with the EPA and DPW. Utilities/Sewer/Stormwater Approvals: A. Master Plan level utilities are conceptual in nature so plans for all on and off site work for each phase will be required to be submitted for each phase of site development. All utility and grading plans shall have final review by DPW prior to approval of any building permit for any phase of the Master Plan. B. Approval of utilities and required mitigation must be completed prior to the A-C=Prior to issuance of building permits for the first phase(as part of this,the petitioner Final Site Plan must address Peer Review comment by confirming assumptions made by Review Approval completing field inspection). Water and stormwater plans will need to have for any Phase final approval by DPW prior to each phase receiving a building permit. C. The Petitioner shall repair or replace the onsite existing water and sewer D=Perpetual infrastructure,as needed,to ensure that all components are in good working condition and meet all current and applicable federal,state,and local E=Prior to Final regulations,to the satisfaction of the Town. Prior to receiving any Building CO for any Permit approval for any Phase,the Petitioner shall develop a detailed phasing Building or 16. plan showing how the various elements of the water,sewer, and stormwater structure in a DPW management systems will be constructed. Phase D. A comprehensive stormwater plan shall be approved for the Master Plan prior to the first Building Permit for Phase 1. Any areas that are not included in the F=Perpetual proposed Master Plan Approval or a substantial modification of an area of the Master Plan Site,shall,to the extent that rules and regulations change over G=Five calendar time,the Petitioner shall meet the current requirements and technical years from standards for each project phase, at the time of application. issuance of the E. All utilities, including but not limited to water,sewer and stormwater Final CO of the management systems for each Phase of the Master Plan Special Permit shall be final Building or complete prior to issuance of a Final Certificate of Occupancy for any building Phase or structure in that Phase. F. The Petitioner shall remove four gallons of inflow/infiltration, in accordance with DPW procedures,from the sanitary sewer system for each one gallon of new wastewater generated at the site,or provide other mitigation measures mutually agreed upon by DCDP and DPW. The final flow estimate shall be Page 24 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report Timeframe for To be # Condition Verified Compliance by mutually agreed upon after review by the Town's sanitary sewer peer review consultant. G. The Operations and Maintenance Plan shall be an on-going requirement of the Master Plan Special Permit. The Petitioner shall keep copies of all post- construction stormwater management inspection and maintenance records and invoices for a period of five(5)years, and these reports and records shall be made available to DPW upon request. Signage: A. Site Signage: No signs shall be permitted except those that meet the signage requirements in Article VII of the WZO. B. Wayfinding Signage:The Petitioners shall develop a wayfinding signage Prior to first BP of ZEO/ 17. plan,with phased implementation if necessary,to allow for necessary each DCDP signage within the site. This plan shall include pedestrian and bicycle scale Phase/Perpetual wayfinding, including to off-site areas or destinations within Watertown such as Watertown Square,Coolidge Square,and the multi-use Greenways Path networks. Landscaping/Public Art: A. Each Phase of the Master Plan Special Permit is required to have detailed landscape plans at the time of Final Site Plan Review of that Phase(s). Plans shall,at a minimum, identify changes from the plans submitted as part of the Master Plan Special Permit. They shall show areas of open space,areas of new landscaping,and provide a planting schedule,the location, quantity, types,and size of all plant materials. Landscape Plans shall be subject to to review and approval and for species appropriateness, mix,size,quantity, Fi& Prior and spacing by DCDP staff and all Public Shade Trees shall have a separate Finall Site Plan Review review and approval by the Tree Warden. DCDP/ 18. B. The Petitioners agree to provide suitable soils around shade trees: Tree Structural soils will be required where necessary in review with the Tree Co Prior to Final Warden Warden and DCDP. C. All landscaping installation shall be completed in each Phase prior to D= Perpetual issuance of the Final Certificate of Occupancy in any Phase. A temporary Certificate of Occupancy may be issued in the event that a Phase is completed "out of season". In addition,the Petitioner shall provide for landscape maintenance of all landscaped areas in a Phase for the life of the Master Plan Special Permit. D. The Petitioners shall include opportunities for locating public art installations at the site as part of the overall site design. Site Circulation/Parking: A=Perpetual A. The Petitioners shall "unbundle" parking by separating the cost of parking from the cost of ownership or rental of proposed onsite housing. B. Consistent with the ZBA-2016-16(ASP),Condition#6,the Petitioners shall f At the time t o integrate the site plans approved for Home Depot to integrate with the of Site Plan Master Plan and Site Plan Review design to allow for appropriate Review of 19' landscape, pedestrian,and vehicle connectivity(including the ring road) relevant building DCDP or Phase between the sites. C. The Petitioners shall incorporate speed control measures(i.e.)speed table) H &I =Perpetual along the proposed ring road along the southern edge of the Home Depot parcel. J =BP D. The Petitioners shall provide details on the number,size and location of Page 25 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report Timeframe for To be # Condition Verified Compliance by electric vehicle, car share and bicycle parking in each Phase. The Petitioners shall include bicycle parking in compliance with the styles required by§6.07(a)(2),or using a style as allowed by the Bicycle/Pedestrian Committee.The site's total bicycle parking provisions will require final review during each phase with appropriate mix and number identified for long-term enclosed and short-term (customer or visitor) parking,visible and near building entrances. E. The Petitioners shall provide no fewer than: 1. 110 bicycle parking spaces for the residential component 2. 81 bicycle parking spaces for the commercial component 3. 5 electric vehicle parking spaces,and 4. 3 parking spaces for car share programs. F. Internal Vehicular Circulation by Fire Department-The Petitioner shall ensure that there is a review and approval of interim and the final internal vehicular circulation plan by the Fire Department. G. ADA and Accessibility-All site circulation shall provide for an inclusive and accessible environment.All internal circulation will be American with Disabilities Act/Massachusetts Architectural Access Board compliant. H. Short Term Parking:Adequate short and medium term parking shall be provided for each phase of the project to the greatest extant feasible within the site. I. Smart Parking Technology:The garages will be equipped with "smart park" technology to ensure real time information about parking wayfinding and space availability. J. Phases:All phases of the project shall be required to have interim and final circulation plans reviewed and approved by DCDP. Arsenal Park: A. The final vehicular, bicycle and pedestrian connections between the site A-B: Prior to and Arsenal Park shall be subject to DCDP review. issuance of B. The Petitioner has agreed to work with the Town and participate in the Building Permit 20. DCDP redesign and improvements of Arsenal Park. for Phase 1 C. The pedestrian/bicycle connection to Greenough Boulevard will need to be C:As part of designed,with review by DCDP Staff and the Conservation Commission as relevant Phase well as DCR,to ensure that it creates a safe and appropriate connection. LEED Certifiable:The Petitioner shall submit documentation for each Building or Submit prior to BP Phase to show that the project is LEED silver certifiable with a minimum of 40 and finalize prior ZEO/ 21. points, including the necessary checklist indicating items provided. to CO for each DCDP building/phase Energy Assessment: The Petitioner shall conduct an Energy Assessment of each Prior to Final Site Building or Phase,as required by WZO§9.03(a). The Assessment shall indicate, in Plan Review for 22. DCDP writing,what actions/outcomes will be taken as part of that Phase. The Petitioner each Building or shall also submit a copy of the Energy Assessment to DCDP for review and approval. Phase Screening: All aspects of the project shall be required to provide appropriate Prior to Final CO 23 screening for all storage areas,exposed machinery,service areas, loading areas, for first building DCDP utilities. Further,appropriately screened HVAC plans shall be submitted and and Perpetual reviewed as part of Site Plan submittals. Exterior Lighting: Final exterior/site lighting shall comply with Article VII of the Prior to Final Site 24. Zoning Ordinance,and shall be reviewed and approved as part of the Final Site Plan Plan Review for DCDP Approval for each Building or project Phase. Once the lighting is operational,a each Phase,and Page 26 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report Timeframe for To be # Condition Verified Compliance by review of the installation shall be completed and, if necessary,additional measures Once Exterior shall be taken by the Petitioner, including but not limited to further screening or Lighting is shielding installed to reduce off-site impacts. Operational Waste Management and Recyclables: Prior to the Final 25 The Petitioner shall provide a narrative that describes the method of solid waste Site Plan Review DCDP disposal and recycling for all buildings. In addition, all trash and recycling shall be for Each Phase/ collected by a private waste management company. Perpetual Affordable Housing: A. The Petitioners shall prepare and submit to the DCDP a description of the housing unit types, locations and sizes sufficient for the DCDP and A.-Prior to Site Watertown Housing Partnership to determine the project's compliance Plan Approval for with Section 5.07 of the WZO. phases with 26. B. The Petitioner shall submit a Local Action Unit application to the State's DCDP Local Initiative Program and shall comply with all the requirements of the residential Massachusetts Department of Housing&Community Development(DHCD) B—Prior to CO in order for the affordable units to be included on the State's Subsidized Housing Inventory. The project shall only use units per DHCD's minimum floor sizes for affordable units. Transportation:— A. Consistency-Proposed improvements to the Arsenal Street Corridor must be in keeping with and coordinated with the results of the MassDOT Arsenal Street Corridor Study,to the extent they are available, any funds allocated to offsite mitigation may be reassigned at the discretion of the A=Perpetual Town. B. Design—The Petitioner shall finalize a mitigation package for off-site B= Prior to Phase transportation improvements. The Petitioner shall use a designer 1 Building Permit approved by the Town for all off-site transportation improvements within the rights-of-way. C=For Each C. Completion—For each Phase, all associated off-site transportation Phase/Prior to CO improvements,shall be completed to the satisfaction of the Town prior to issuance of final Certificate of Occupancy.The project will be conditioned D= Perpetual to implement the results of the Town's Transportation Peer Review,and a final mitigation package will be required to be approved prior to any phase E= Perpetual ISD/ZEO/ 27. of the project having a building permit. All proposed improvements will be DCDP/ subject to final review and approval by the Town. F=Prior to DPW D. Transportation Demand Management(TDM)—The TDM Program shall be Submittal for implemented by the petitioner for the life of the Master Plan Special Phase 1 Permit. In addition,the petitioner shall comply with the requirements imposed by the Massachusetts Environmental Policy Act review, if any. G=Prior to Phase The Director of DCDP will be responsible for making a determination of 1 Building Permit compliance as to implementation of the TDM measures. The final TDM enforcement language will be reviewed to ensure proper implementation. H =Prior to E. Transportation Management Association (TMA)-The Petitioner agrees to Building Permit participate in the formation of and continued participation in a Watertown for the Relevant Transportation Management Association (TMA),which will include shuttle Phase service, including financial contributions in a proportionate share. F. Arsenal Street at the Easterly Right in-Right Out Access Drive—As part of the offsite improvements,on site modifications may need to be completed by creating changes to the geometry of the onsite aspects of the Page 27 of 29 485-615 Arsenal Street/Arsenal Project December 9, 2016 PB-2016-03 Master Plan Staff Report Timeframe for To be # Condition Verified Compliance by intersection.The area of change would be within the proposed roadway from approximately the beginning of the curb radius on the south to the Arsenal ROW on the north,as identified on the Control Plans#QQ. G. Offsite Transportation Mitigation—As of 12/8/16, review was ongoing. H. Transformers/Switches-Submit locations of all transformers or switches that impact site circulations,with particular focus on any locations adjacent to the Arsenal Park entrance(locations should also minimize tree removal and protect the bicycle connection to the Park) Page 28 of 29 4565 Arsenal Street/Arsenal Project December 9, 206 P-0 60 Master Plan Staff Report LU a w2�nJ9lgg© ! � �/■�Iq�)Eml|���\a\ 2 \ �/ � �t z . . . � � \ � \ \ � . � LO 00 #¥� � P o ` o Cm 0 ¢ 0 C%I ul � \ � 0 ` & � CD C%I /%@ § -J -�' t uJ 0 w TA,-0 _ � 7 / � IS -10 Q @aS / \ � q 2 2v j F- / ul m 7 29 of 29