Town of Watertown. Department of Community Development and Planning STAFF REPORT

Transcription

1 Town of Watertown Department of Community Development and Planning STAFF REPORT This 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 Number: Subject Property: 20 Seyon Street in the Pleasant Street Corridor District Parcel ID: 806 1D 0 Zoning District: Petitioner(s): Owner: Zoning Relief Sought: Special Permit Granting Authority: Site Plan Review Meeting(s): Pleasant Street Corridor District Mark Murphy/Launch Watertown, Inc. HRE Watertown, LLC Special Permit with Site Plan Review (b)(2), New Construction or Conversion Greater than 4,000 square feet of Building Area Planning Board Waived Only minor changes to the site Date of : July 30, 2014 Staff Recommendation: Approval with Conditions Planning Board Hearing: Scheduled August 13, 2014 Page 1 of 7

2 I. PUBLIC NOTICE (M.G.L. C. 40A, 11) A. Procedural Summary Petition is scheduled to be heard in a public hearing before the Planning Board on August 13, As required by M.G.L. c. 40A, Sec.11 and the Watertown Zoning Ordinance, notice will be given as follows: Publish in the newspaper of record (Watertown Tab) on July 25, 2014 and August 1, 2014 Post at the Town Administration Building and on the Town Website on July 25, 2014 Mail to Parties in Interest on July 25, 2014 B. Legal Notice 20 Seyon Street/Pleasant Street Corridor District Mark Murphy, Launch Watertown, Inc., 780 Marshall Street, Holliston, MA, herein requests the Planning Board grant a Special Permit with Site Plan Review in accordance with Watertown Zoning Ordinance (b)(2), New Construction or Conversion Greater than 4,000 square feet of Building Area, so as to convert approximately 36,791 square feet of warehouse use within an existing 94,268 square foot building at the subject location to be used as a family entertainment center offering indoor trampolines, an arcade and snack bar. The property is located in the Pleasant Street Corridor District. PB Entrance from Pleasant Street Existing Building Looking East Page 2 of 7

3 Façade Nearest to BJs (Red Building On the right) Loading Dock with Back of Watertown Ford Annex to the Right, Behind Vans II. DESCRIPTION A. Site Characteristics The site currently contains a concrete block building which contains a warehouse previously used by Target, and now used by Sack s 5 th Avenue. The existing site is entirely developed, consisting of buildings and parking areas, with small landscaped areas or open space. B. Surrounding Land Use The project site is located immediately behind Watertown Ford off of Pleasant Street, and adjacent to the BJs store that is located in Waltham (See Site Photos, above). The Municipal boundary runs through the grassed strip between the right/western wall of BJs and the parking area to the left/west of the subject building. (See Site Plan/Parking and Traffic Control Plan submitted with the Application.) The area is dominated by old mill and industrial buildings in Watertown to the south of Pleasant Street, as well as the BJs immediately adjacent in Waltham. To the east, there is a large residential development (Repton Place). C. Nature of the Request The Petitioner is seeking Site Plan Review/Special Permit for an interior-only renovation and refit of part of the building to convert approximately 36,791 square feet of warehouse use within the existing 94,268 square foot building to be used for a family entertainment center offering indoor trampolines, an arcade and snack bar. No changes are proposed to the site, parking layout, or grassed and landscaped areas. Page 3 of 7

4 D. Relevant Permitting History According to DCDP, Conservation, and Zoning Board of Appeals records, 20 Seyon Street was owned and operated by Raytheon as part of a larger building that was primarily in Waltham. In 2006, the Waltham portion and part of the building in Watertown was demolished. At that time, approvals were given by the Conservation Commission to construct the parking lot, which complied with zoning. III. ANALYSIS AND FINDINGS A. Plan Consistency The proposed development will support several goals and implementation strategies as highlighted in the excerpts from the following Town Plans: 1. Watertown Growth Management Plan, 12/01/1988 Maintenance of traditional neighborhoods by directing growth toward industrial areas where economic viability most likely will continue to diminish 2. Watertown Community Development Plan, 07/1988 Encourage and guide the redevelopment of Pleasant Street A mix of uses should be planned along the Pleasant Street Corridor 3. Pleasant Street Corridor - Concept Plan and Implementation Study, 11/01/2007 Create a mix of uses and construct appropriate development 4. Strategic Framework for Economic Development, 08/02/2011 The vision identifies key aspirations such as a thriving business community in strategic locations in former industrial sites, owner-occupied business Allowed uses include commercial recreation Redevelopment/reuse of an existing structure supports Goal #3 by maintaining the tax base, and reflecting market realities 5. Draft Comprehensive Plan, in progress, 2013 The Land Use Section states in part, given that much of the new development along the corridor has been residential, revised zoning should specify that mixed use and commercial development nodes be incorporated within the district to better match the vision espoused in the 2007 Concept Plan for the corridor and refine how and where particular uses should be established. B. Special Permit with Site Plan Review (b)(2), New Construction or Conversion Greater than 4,000 square feet of Building Area Projects must meet the four conditions of approval for a Special Permit set forth in 9.05(b), 9.07, and 9.08 of the WZO. In addition, the project is subject to the review procedures under 9.03 Site Plan Review of the WZO, in which the ten criteria listed in 9.03(c) must be evaluated. Page 4 of 7

5 Special Permit Criteria 9.05(b) 1. The specific site is an appropriate location for such a use, structure, or condition. Met: The development proposal is an appropriate use. Other than creating spaces for the snack bar, arcade and other games, including the signature proposed trampolines, no changes will be made to the site or the building s exterior. 2. The use as developed will not adversely affect the neighborhood. Met: The proposed interior-only renovation will not affect the neighborhood as neither the exterior of the building nor the site design will be changed. The site has a small portion of Walker Pond located to the north of the building. 3. There will be no nuisance or serious hazard to vehicles and pedestrians. Met: The portion of the building which the Petitioner proposes to repurpose for the family arcade use is currently occupied by warehouse space for Sacks 5 th Avenue. As such, the site already experiences truck and vehicle traffic. The Petitioner submitted a Parking Analysis based on the proposed arcade/gym use with the remainder of the structure continuing to be used as a warehouse. This analysis indicates the site has more than the required number of parking spaces required by WZO for the two combined uses. 4. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. Met: The proposal will be required to meet all building, health, and safety requirements. Six bicycle parking spaces shall be installed which will comply with the requirements and allow better multi-modal options for customers and employees. Site Plan Review Criteria 9.03 (c) Section 9.03 states in the preamble that [s]ite Plan Review shall be used to judge the appropriateness and impacts of the site development characteristics of a proposed development. Given the minimal impact to the exterior and no changes to the site plan, and the intent expressed in the preamble of 9.03, Staff has determined that a formal Site Plan Review was not necessary. This was confirmed by the consensus of Town Departmental staff at the July 29, 2014 Site Plan Review meeting. Specifically, no criteria are applicable to this application. IV. STAFF RECOMMENDATION: Based on the finding that the proposed project meets the criteria set forth in 9.05 and with the general purpose of the Ordinance outlined in 1.00 of the WZO, staff recommends that a Special Permit be granted with the following conditions. Page 5 of 7

6 PB New Construction or Conversion Greater than 4,000 square feet of Building Area. # Condition Timeframe for Compliance To be Verified by Control Documents. This approval is based upon the application materials and the Control Documents titled: 1. Launch Trampoline Park, Launch Watertown LLC, 20 Seyon Street, Watertown, MA showing proposed interior layout, labeled by DCDP staff Drawing #1: Proposed Interior for Trampoline Park 2. Launch Trampoline Park, Launch Watertown LLC, 20 Seyon Street, Watertown, MA showing existing building, labeled by DCDP staff Drawing #3: Existing Site Plan 3. Parking and Traffic Control Plan, Sheet C-3B, dated 4/20/2006, by RJ O Connell & Associates, Inc., showing exterior parking and landscaping strip between subject property and abutting property to the West, and municipal boundary. Plan Modifications. Neither the Petitioners 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 DCDP Director, Zoning Enforcement Officer, and Building Inspector, for an opinion as to whether or not such change or modification requires further review from the Special Permit Granting Authority. Minor modifications including changes to interior floor plans that do not change the layout beyond the area to be used in connection with this approval may be considered and approved by the DCDP Director that are found to be consistent with the project approval granted by the Special Permit Granting Authority. Recordation. Upon application for a Building Permit, the Petitioners shall provide evidence to the Zoning Enforcement Officer that this entire decision has been filed with the Registry of Deeds, and/or Land Court. Codes/Regulation Compliance. The Petitioners shall comply with all other applicable local, state, and federal requirements, ordinances, and statutes. 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. Demolition and Construction. The Petitioners shall: 1. Follow the required demolition permitting, including, a plan for the control and mitigation of accumulation of standing water for the prevention of vector borne diseases to the Health Department (Nuisance Control Regulation Section 3F.) and a plan for the control and mitigation of on-site noise, odors, dust, asbestos, and rodent abatement to the Health Department. 2. Submit a plan for vehicle parking during construction to the Police Department. Signage. No signs shall be permitted except those that meet the signage requirements in Article 7 of the WZO, and those shall be subject to a separate review and permit process. Permit Expiration. In accordance with WZO 9.13, a Special Permit granted under 9.04 shall lapse one year from the date of grant thereof if substantial use thereof has not sooner commenced except for good cause, or, in the case of a permit for construction, if the construction has not begun by such date except for good cause, or as allowed by applicable State or Federal law. Bicycle Parking. 3 racks for Bicycle Parking (inverted U) shall be installed near the main entrance of the business. Perpetual BP BP CO CO Prior to Demo Permit Perpetual Perpetual ZEO/ISD ZEO/ISD ZEO ZEO/ISD ZEO ISD Planning ZEO 9. Page 6 of 7

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