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HomeMy Public PortalAboutPB Report_64 Grove_201304181449142676TOWN OF WATERTOWN Department of Community Development and Planning PLANNING BOARD Administration Building 149 Main Street Watertown, MA 02472 Phone: 617-972.6417 Fax: 617-972-6484 www.watertown-ma.gov PLANNING BOARD REPORT Board Members: John B. Hawes, Jr., Chairman Linda Tuttle -Barletta Jeffrey W. Brown Fergal Brennock Neal Corbett On April 10, 2013 with five (5) members of the Planning Board (the Board) present, case # ZBA- 2013-07 SP/SR, a Special Permit with Site Plan review to be heard by the Zoning Board of Appeals on April 24, 2013, was considered. The Board submits the following report, as requested, to aid the Zoning Board of Appeals in deciding the application before it. Case #: Subject Property: Parcel ID #: Zoning District: Petitioner: Owner: Zoning Relief Sought: Granting Authority: Site Plan Review Meeting: Planning Board Meeting: Planning Board and Staff Recommendation: Date of Planning Board Report Zoning Board of Appeals Hearing: ZBA-2012-07 SP/SR 64 Grove Street 1613 7B 0 I-2 (Industrial) Zoning District Tufts Associated Health Maintenance Org., Inc. 705 Mt Auburn St, Watertown, MA 02472 Boston Biomedical Research Institute, 64 Grove St. Watertown, MA Special Permit with Site Plan Review- • §5.01.3(a), Business Offices • §6.01(g) Offsite Parking Zoning Board of Appeals Waived — existing space with interior renovations only April 10, 2013 Conditional Approval SP/SR (vote: 5-0) April 18, 2013 Scheduled: April 24, 2013 Page 1 of 8 64 Grove Street Planning Board Report ZBA-2012-07 SP/SR 04/18/2013 I. Public Notice (M.G.L. c. 40A, 11) A. Procedural Summary Petition PB-2013-07 SP/SR was considered by the Planning Board April 10 2013 and is scheduled to be heard the Zoning Board of Appeals on April 24, 2013. 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, the newspaper of record, on 4/5/2013 and 4/12/2013; • Posted at the Town Administration Building and on the Town Website on 3/27/2013; and, • Mailed to Parties in Interest on 03/27/2013. B. Legal Notice "64 Grove Street - Tufts Associated Health Maintenance Organization, Inc. 705 Mt. Auburn Street, Watertown, MA herein requests the Zoning Board of Appeals grant a Special Permit in accordance with Watertown Zoning Ordinance §6.01(g) Off -Site Parking and §5.01.5(c)2 Conversion >4,000 Square Feet from Laboratory to Office, Zoning Ordinance, so as to extend Tufts office operations at 64 Grove Street with additional required parking of 87 spaces located at 705 Mt. Auburn Street. 1-2 (Industrial) Zoning District. ZBA-2013-07" Front facade of buildin from Grove St Looking north from 64 Grove over RR bridge Area of proposed pedestrian crossing Entrance to Tufts parking area from Grove St - ._ 1 Page 2 of 8 64 Grove Street Planning Board Report ZBA-2012-07 SP/SR 04/18/2013 II. Description A. Site Characteristics The subject property is a 1.272 acre lot situated on Grove St and the former Boston & Maine Railroad line with a building used for office/research & development originally built in 1920. The site has parking in the rear with 65 spaces and two entrances (one to the rear and one on the street). B. Surrounding Land Use The project site is located just south of Arlington St surrounded by a mix of commercial and industrial uses. Tufts and the Old Burying Ground are to the north, Newlyweds Bakery is directly to the south/east, and a residential neighborhood is located to the rear of the site. A mix of industrial uses are situated to the west of Grove St. C. Nature of the Request The Petitioner has requested that the Zoning Board of Appeals grant a Special Permit with Site Plan Review in accordance with §5.01.3(a), Business Offices and §6.01(g) Off Site Parking to convert an existing office/laboratory building into a office building with 152 parking spaces, of which 87 would be located off -site in the Tufts main campus parking garage. D. Relevant Permitting History • ZBA # 98-35 SP & VAR; and, 98-37 & 98-36SPF — Special Permit, Special Permit Finding, and Variance — to convert and existing building into a R&D facility by demolishing 30,000 s.f., adding 7,000 s.f. to the second floor, for a total of 51,200 s.f. and adding parking for 65 spaces where 97 would be required. • ZBA # 96-17 SP/SPF and #97-23 SPA (amendment) — to renovate and restructure an existing AT&T assembly and office facility on 11.26 acres and build a 4 level 928 space parking garage which was amended to be 5 -level and an additional 260 spaces and shifted on the site so the total parking was for 1736 vehicles with employee flex time III. PUBLIC COMMENT No written comments were received at the time this report was written. Angie Kounelis, Town Councilor, commented that Tufts has been a good neighbor and is delighted with the responsiveness of Tufts to issues that have arisen in the pass. She had questions about the number of potential employees (200 was the response) and to whether the space would be subleased (no was the answer). She also wanted to ensure that the neighborhood traffic was considered when traffic was leaving the site during the time that the police detail was in place. IV. FINDINGS Within the I-2 Zoning District, the Zoning Board of Appeals is the Special Permit Granting Authority. Page 3 of 8 64 Grove Street Planning Board Report ZBA-2012-07 SP/SR 04/18/2013 A. Plan Consistency Met: The proposed development is in keeping with the goals and implementation strategies of relevant plans. 1. Watertown Growth Management Plan, 12/01/1988 • Maintain an industrial and commercial base for employment and fiscal purposes 2. Strategic Framework for Economic Development, 08/02/2011 • Overarching goals to capitalize on key industry clusters and promote investment • Goal 4 — Shape the character of new development: set expectations for high quality, attractive architecture and site design that minimizes impacts on the environment. These plans lay a framework for development. The proposed conversion in use will continue to support the commercial and built environment in the neighborhood and will expand a crucial component of the business mix within this area of Watertown. The expansion of the Tufts headquarters will continue the redevelopment of this industrial area into a viable business mix. B. Special Permit — Site Plan Review &5.01.3(a), Business Offices: The request must meet the four conditions of approval for a Special Permit as set forth in WZO §9.05(b) as well as consider the 10 criteria for Site Plan Review as set forth in §9.03(c) all within the parameters of § 1.00, Purpose. 1. The specific site is an appropriate location for such a use, structure, or condition. Met: The conversion of the existing mixed office and research space into a commercial office building as part of the Tuft's headquarters is appropriate and is allowed within the district. The two sites have ample parking and can accommodate the interior conversion of laboratory space to office space without impact to traffic or parking. The original approvals to convert 64 Grove St into a biomedical R&D facility allowed for a reduced parking of 65 spaces. The proposed acquisition and use by Tufts would remove this non -conforming aspect of the site by providing adequate parking within the main campus parking garage which currently has excess parking. 2. The use as developed will not adversely affect the neighborhood. Met: There are no external changes being proposed to the site so there will be little change to the current operations. There will be an increase in pedestrian use of the sidewalk on Grove St. which would add additional 'eyes on the street' that may increase the vibrancy and safety of pedestrians using this area. The proposed Watertown Greenway divides the two sites and Tuft's has offered to keep the route clear year round when if the community path is built. They have also proposed a pedestrian access with approval by DCR when the rail corridor is converted. This maintenance and use would improve the multi -use path and would improve the neighborhood. 3. There will be no nuisance or serious hazard to vehicles and pedestrians. Met: The sites were designed with appropriate safety and access for vehicles and pedestrians. The current sidewalk and exits from the garage are adequate for pedestrian access between the two sites and if access is developed across the rail corridor, even more options will be available. The 64 Page 4 of 8 64 Grove Street Planning Board Report ZBA-2012-07 SP/SR 04/18/2013 Grove St site has a front entrance that will provide direct access for employees and the existing lot located at the rear of the building will provide all handicap and visitor parking required for the building. A traffic study was completed which shows negligible impacts to the surrounding streets. The current mitigations have been successful in maintaining the transportation network in the vicinity. 4. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. Met: Parking requirements are met with a total of 260 excess parking spaces remaining on the main campus. Existing facilities have been identified as being adequate for the commercial office use. A. &9.03 (c), Site Plan Review As this project is making no external modifications to the sites, the preliminary site plan committee meeting was waived. The following provides findings for the ten Site Plan Review Criteria, §9.03(c), of the WZO: 1. Preservation of Landscape: Met: No changes are proposed to the exterior of the site that would affect this criterion. 2. Relation of Buildings to Environment: Met: No changes are proposed to the exterior of the site that would affect this criterion. 3. Open Space: Met: No changes are proposed to the exterior of the site that would affect this criterion. 4. Circulation: Met: Current Transportation Demand Management (public transportation and carpool incentives, flexible schedules) has reduced vehicle trips and parking demand on the Tufts site. Tufts Health Plan does not plan on expanding the number of employees at this time. Despite this, the study looked at a possible increase of 100 additional vehicle trips per day compared to the existing BBRI use. The study concluded that the traffic generated would be minimal and can be reasonably accommodated with the current street system without any project specific mitigation. 5. Surface Water Drainage: Met: No changes are proposed to the exterior 6. Utility Service: Met: No changes are proposed to the exterior 7. Environmental Sustainabilitv: Met: No changes are proposed to the exterior 8. Screening: Met: No changes are proposed to the exterior of the site that would affect this criterion. of the site that would affect this criterion. of the site that would affect this criterion. of the site that would affect this criterion. Page 5 of 8 64 Grove Street Planning Board Report ZBA-2012-07 SP/SR 04/18/2013 9. Safety: Met: No changes are proposed to the exterior of the site that would affect this criterion. 10. Design: Met: No changes are proposed to the exterior of the site that would affect this criterion. V. PLANNING BOARD AND STAFF RECOMMENDATIONS: Linda Tuttle -Barletta motioned to accept the Staff Report findings that the petition for a Special Permit with Site Plan Review will meet the criteria set forth in §9.05 (b); adequately addresses the Site Plan Review criteria as set forth in §9.03 (c); and meets with the general purpose of the Ordinance outlined in § 1.00 of the WZO and recommends granting conditional approval to allow the conversion of a office/lab into a commercial office use with offsite parking. Jeff Brown seconded the motion and the Board voted 5-0 to recommend approval to the Zoning Board of Appeals. VI. CONDITIONS: # Condition Timeframe for Compliance To be Verified by 1 These approvals are based upon the control plans submitted by the Petitioner and/or the contractor and control plans as referenced and approved through previous approvals: The Plan dated 3/20/2013 by Bruce Truong, Tufts Health Plan, titled C-1 Tufts Health Plan 705 Mount Auburn Street & 64 Grove Street Combined Site Plan Perpetual ZEO/ ISD 2. Previous Approvals. Conditions as approved in Decisions ZBA # 98- 35 SP & VAR; and, 98-37 & 98-36 SPF, as well as Decisions ZBA # 96-17 SP/SPF and #97-23 SPA shall remain in effect unless specifically modified by this decision Perpetual ZEO 3. Plan Modifications. Neither the Petitioner nor any present or future owner of any interest in the project shall change or modify either the control plans referenced in this decision, or the project itself, without first filing a formal request with the DCD&P, Zoning Enforcement Officer, and Building Inspector, for an opinion as to whether or not such change or modification requires further review from the Granting Authority. Minor modifications may be considered and approved by DCD&P Director which are found to be consistent with the project approval granted by the Granting Authority. CO' Perpetual ZEO/ISD 4. Recordation. Upon application for a Building Permit, the Petitioner shall provide evidence to the Zoning Enforcement Officer that this entire decision has been filed with the Registry of Deeds. BP ZEO 5. Codes/Regulations Compliance. The Petitioner shall comply with all other applicable local, state, and federal requirements, ordinances, and statutes. Perpetual ZEO/ISD Page 6 of 8 64 Grove Street ZBA-2012-07 SP/SR Planning Board Report 04/18/2013 # Condition Timeframe for Compliance To be Verified by 6' Certificate of Occupancy/Final Inspection. A copy of the Building Permit with final approval signatures from all relevant inspectors must be submitted to the Zoning Enforcement Officer upon completion of the project. CO ZEO 7 Signage. No signs are approved as part of this permit; all signs shall be reviewed and approved under separate building permit. perpetual ZEO 8. Pedestrian Access. If an easement is obtained for a pedestrian crossing between the two sites, final design and placement shall be reviewed and approved administratively by planning staff. Perpetual DCDP Page 7 of 8 sii aRk.. 831-71'!241/(4 7 14444_1 0r 1-11 �A 7lf x� The data shown on this site are provided for informational and -' planning purpo ses only. The • Town and its consultants are not rt- 6 responsible for the misuse or • •, ., misrepre sentation of the data. pg n rraarn MErirtrE3,4 .„ RR1F'I.ELD. AVE —1 11_11111111MINIOCa! 11...4 ! ftr- 630 1260 tt Printed on 04/02/2013 at 04.04 PM Abutting Towns Town Boundary nu MA Highways Interstate /^`- US Highway /r' State Highway Parcels with Orthos Hooks vviOrthos Buildings ce Rinks Community Health Centers Hospitals 1;1 Public Libraries �I Schools II111 Police Stations 1� Fire Stations I 64 Grove St Locator laa .l]s a 4o.ID f9