429 Cherry Planning Dept

8/2/2019 429 Cherry Planning Dept

1/19

______________________________________________________________________________

MEMORANDUMPublicHearingDate: March13,2012

LandUseActionDate: May8,2012

BoardofAldermenActionDate:May21,2012

90DayExpirationDate: June11,2012

DATE: March9,2012

TO: BoardofAldermen

FROM:

CandaceHavens,

Director

of

Planning

and

Development

EveTapper,ChiefPlannerforCurrentPlanning

DerekValentine,SeniorLandUsePlanner

SUBJECT: Petition#4412byYoung Investments/NewtonCommunity ServiceCenters for a

SPECIAL PERMIT and SITE PLAN APPROVAL for an EXTENSION of a

NONCONFORMING STRUCTURE, APPROVAL to construct amultifamily dwelling

withnineunitsandofficespaceat429CHERRYSTREET,Ward3,WestNewton,on

landknownasSBL33,12,12,containingapproximately13,398sq.ft.of land ina

district zonedBUSINESSUSE1. Sec3024,3023,3011(d)(8)and (j)(1),3015(h),

Table

3

footnote

3,

30

5(b)(4),

30

19(d)(2),

and

(11),

30

19(h)(1),

30

19(h)(2)b),

c),

(3)a),3019(m)oftheCityofNewtonRevZoningOrd,2007.

The purpose of this memorandum is to provide the Board of

Aldermenand thepublicwith technical informationandplanning

analysiswhichmaybeusefulinthespecialpermitdecisionmaking

process of the Board of Aldermen. The Planning Department's

intention is to provide a balanced view of the issues with the

informationithasatthetimeofthepublichearing. Theremaybe

otherinformationpresentedatorafterthepublichearingthatthe

Land Use Committee of the Board of Aldermen will want to

considerin

its

discussion

at

asubsequent

Working

Session.

PreservingthePast PlanningfortheFuture

Setti D. WarrenMayor

City of Newton, Massachusetts

Department of Planning and Development1000 Commonwealth Avenue Newton, Massachusetts 02459

Telephone

(617) 796-1120

Telefax

(617) 796-1142

TDD/TTY

(617) 796-1089

www.newtonma.gov

Candace HavensDirector


2/19

Petition #44-12

Page 2 of 8

EXECUTIVESUMMARYThesiteconsistsof13,398squarefeetoflandinaBusiness1zone.Itiscurrentlyimprovedwith

theformerNewtonCommunityServiceCenter,atwostorybuildingof1950svintage.The

proposalistodemolishtheexistingbuildinginordertoconstructathreestorybuildingwith

officespaceatstreetlevelandnineresidentialunits.Seventeenparkingspaceswillbeprovided

inabelowgradestructure.Thepetitionerisseekingaspecialpermittoallowathreestory

multifamilydwellingwithincreasedFloorAreaRatio(FAR),buildingheightofgreaterthan24

feet,aretainingwallgreaterthanfourfeetwithinthesidesetback,andawaiveroffour

requiredparkingstallsaswellasvariousdimensionalstandardsfortheconstructionofthe

parkingfacility.IfthispetitionisapprovedbytheBoardofAldermen,approvalshouldbe

conditionedonapprovalofavariancefromtheZoningBoardofAppeals(ZBA)for

encroachmentinto

the

rear

setback.

ThesubjectsiteislocatedwithinwalkingdistancetomanyneighborhoodamenitiesinWest

Newtonvillage,aswellasexpressbusandcommuterrailservice.AlthoughthePlanning

Departmentissupportiveoftheconceptofmultifamilyhousingatthissite,weareconcerned

thatthepetitionersprojectmaybetoodenseforthissitegiventhatmanydimensional

standardscannotbemetbyright,especiallyinlightofthefactthatitiscompletelynew

constructiononthesite.

I. SIGNIFICANTISSUESFORCONSIDERATION:Whenreviewingthispetition,theBoardshoulddeterminewhetherthefollowingapply:

1)Thesubjectsiteisanappropriatelocationformultifamilydwellings.

2)Athreestorystructurethatis34.75feetinheightwillnotadverselyaffectthe

neighborhood.

3) An FAR of 1.47 and a building of 19,751 square feet is appropriate in the

contextoftheneighborhood.

4)Aretainingwalloverfourfeetinheightwithinasidesetbackwillnotcreatea

nuisanceorserioushazardtovehicles,pedestrians,orabuttingproperties.

5)Access to the sitewillbe appropriate for the type andnumberof vehicles

involvedandawaiverforfourrequiredparkingstalls,parkingstalldimensions,

andmaneuveringaislewidthisjustifiedandwillnotcreateanuisanceorhazard

tovehiclessince literalcompliancewithparkingstandards is impracticaldueto

thesizeandshapeofthelot.


3/19

Petition #44-12

Page 3 of 8

CHARACTERISTICSOFTHESITEANDNEIGHBORHOOD

A. NeighborhoodandZoningThe

site

is

located

just

north

of

West

Newton

Square.

It

is

between

Washington

StreetandWebsterStreetandbordersamunicipalparkingfacilityonElmStreet

totherear.Thesubjectsite iswithintheBusiness1zone,but is inareawhere

severalzoningdistrictsintersect.Singleresidencezoningbeginsnorthofthesite,

consisting of a number of single and preexisting multifamily houses. The

businesszonebeginsatthepetitionerssiteandextendsinasoutherlydirection

toWashingtonStreetand includestheGreaterBostonChineseCulturalCenter,

the petitioners abutter to the south. To the east of the site (across Cherry

Street) isa largeareaofpublicuseproperty,which includesapark,thepolice

station, and the court house. This is a neighborhood that can support some

higherdensityhousing,withanumberofneighborhoodamenitieswithinwalking

distance.The

area

is

also

transit

accessible,

with

the

commuter

rail

and

express

bus service to downtown Boston and other points running alongWashington

Street and theMassachusetts Turnpike. There are othermultiunit residential

buildingsintheneighborhood,includingsixattacheddwellingunitstothenorth

attheTownhousesatWestNewtonSquare,andsevenunitsacrossWebster

StreetwithinthehistoricAllenHouse.

B. SiteThesite iscurrently improvedwitha8,292squarefoot,oneandonehalfstory

building. The building is of rather plain, unremarkable architecture. The site

slopes

down

from

Cherry

Street

to

the

rear

of

the

site

where

there

are

currently

14 existing parking stalls within a large area of bituminous pavement. This

parkingfacility isaccessedbytwodriveways,oneoneithersideoftheexisting

building.

II. PROJECTDESCRIPTIONANDANALYSIS:A. LandUse

Theproposalistoreplacetheexistingbuildingwithanineunitresidentialbuilding

withasmall992squarefootcommercialofficespaceatstreetlevel.


4/19

Petition #44-12

Page 4 of 8

ModelofProposedConditions

B. BuildingandSiteDesignTheproposedbuildingwillbe19,751squarefeet,includingthebelowgradeparking

facility.Theapartmentswill consistofamixofunit sizes.Therewillbe five three

bedroomunits,twofourbedroomunits,andtwotwobedroomunits.Theunitswill

range in size from1,422 square feet to 2,288 square feet.Allof theunitswillbe

duplexunits,comprisedofeitheracombinationoffirstandsecondfloorspaceora

combination of second and third floor space. Every unitwill have a balcony. The

balconieswillbequiteeffective inbreakinguptheexteriormassofthebuilding,as

well as providing some outdoor space for the residents. This will be valuable,

consideringthereisverylittleopenspaceprovidedonthesiteatgrade.Asmalloffice

of992squarefeetwillbeprovidedatstreetlevel.

The

building

will

be

clad

in

a

combination

of

6

painted

cement

board

and

12

stained

woodclapboard.Toconstructthebuildingasproposed,thepetitionermustobtain

zoningreliefinseveralareas.AnFARof1.0isallowedbyright,withupto1.5allowed

by specialpermit.Thepetitioner isseekingaspecialpermit foraproposedFARof

1.47.Abuildingheightof24feet isallowedbyright,withupto36feetallowedby

special permit. The petitioner is seeking permission to construct a 34.75 foottall

building. Thepetitionerisalsorequestingrelieftoallowathreestorybuildingwithin

abusinesszone.

SincethepetitionerssitebordersaPublicUsezone(themunicipalparkingfacilityto

thewest), a setback of the building height or 15 feet (whichever is greater) is

required.

The

proposed

building

is

set

back

2.7

feet

from

the

rear

property

line.

In

ordertobuildthestructureasproposed,thepetitionerwillneedtoseekavariance

fromtheZBAinadditiontothisspecialpermit.

ThePlanningDepartmentnotesthatthisprojectisseekingmanytypesofzoningrelief

and isanew constructionproject.Asanew constructionproject, theDepartment

recommends thatthepetitionerconsiderreducingthe intensityofthesitethereby

eliminatingtheneedforsomeofthereliefrequested.


5/19

Petition #44-12

Page 5 of 8

C. ParkingandCirculationThe

petitioner

is

proposing

a

below

grade

garage

which

will

accommodate

17

parking stalls. One handicap parking stallwill be provided at grade. The plans

submittedfortheZoningReview(AttachmentC)initiallyindicatedthat19stalls

wouldbeprovided.Duetoconstraintsrelatedtotheconstructionofthebuilding,

thepetitionerhassincedecreasedthesizeofthegarage,and intheprocess lost

two parking stalls. However, the footprint of the office space was reduced

commensuratelyandahandicapstalladdedatgradesothattheamountwaivedis

unchanged.

In addition, the belowgrade parking facilitywill require a number of reliefs in

ordertobeconstructedasproposed. Aparkingwaiverforfiveoftherequired22

parkingstalls

is

being

sought.

Half

of

the

parking

stalls

provided

do

not

meet

dimensional requirementsandareonly9by16,where9by19 isrequired. In

addition, a waiver is required to allow a 22 maneuvering aisle where 24 is

required.Ahandicapstallhasbeenprovidedwithinthefrontsetback,utilizingan

adjacentwalkwayasmaneuveringspace.Reliefwasoriginallyrequestedtowaive

thehandicapparking requirementand isno longernecessary.However, relief is

necessarytolocatethisstallwithinthefrontsetbackperSections3019(h)(1)and

3019(m).

ThePlanningDepartment isveryconcerned thatmaneuverabilitywillbe limited

within the belowgrade parking facility. Although the Department is generally

supportiveof

granting

some

relief

from

parking

facility

dimensional

requirements

(particularlywithin village centers), the combinationof reliefs requestedby the

petitioner will greatly affect the efficiency of the parking facility. The ramp

entering theparking facility isonly12wide,but is intended for twowaytraffic.

Thereshouldbeasignalsysteminordertocontroltheentry/exitofvehicles.

D. LandscapingThepetitionerhasnotprovideda landscapingplanandshoulddosopriortothe

working session. Most of the site will be covered by the proposed building;

however therearesomeopportunities toprovide landscaping inorder tosoften

theappearanceofthestructureaswellasbreakup itsoverallmass.Thecurrent

buildinghas

very

little

greenery

separating

it

from

Cherry

Street.

More

substantial

landscapingwouldbeofgreatbenefittothestreetscape.

A chain link fence is being shown surrounding the property. The Planning

Departmentbelievesthattherearemoreaestheticallyappropriatetreatmentsfor

theboundariesoftheproperty.

A retainingwall is proposed along the entrance of the parking garage thatwill

exceedfourfeetformostofitslength.Thewallwillalsobelocatedwithintheside


6/19

Petition #44-12

Page 6 of 8

setback,andthusrequiresrelief.Thepetitionershouldprovidedetailsofthefence

and landscapingatthetopofthiswalltoensurethatpedestriansafetyhasbeen

considered. In addition, there should also be notification to pedestrians that

vehicleswill

be

exiting

across

the

sidewalk

from

the

below

grade

garage.

III. COMPREHENSIVEPLAN:TheComprehensivePlanseekstoprovideadditionalhousingunitsonunderutilizedparcelsinvillagecenterswithincloseproximitytopublictransportationoptions.If

thepetitionerworkswiththePlanningDepartmenttoscalebacktheproposalto

bettercomplywithdimensionalandparkingstandards,thisprojectcould

accomplishthisobjectivewithoutadverselyaffectingoroverwhelmingthe

neighborhood.

IV. TECHNICALREVIEW:A. TechnicalConsiderations

The Zoning ReviewMemorandum (Attachment C) provides an analysis of the

projectwithrespecttozoning.Thepetitionerisseekingrelieftoconstructanine

unitmixedusebuildingintheBusiness1zone.Thebuildingwillalsorequirerelief

forabuildingheightof34.75feetwhere24feetisallowedbyright,aswellasfloor

arearatioof1.47where1.0isallowedbyright.Siteplanapprovalisalsorequired

forbuildingswithover10,000grosssquare feet.Theconstructionoftheparking

facilitywillrequiremultiplereliefs:foraretainingwallenteringthegaragethatis

withinthesidesetbackandisgreaterthanfourfeettall,awaiveroffourrequired

parking

stalls,

a

waiver

of

the

required

minimum

length

of

a

parking

stall

from

19

to16,andtoallowamaneuveringaisleof22where24 isrequired.Ahandicap

stall isnowbeingprovidedbut requires relief inorder tobe locatedwithin the

frontsetback.

B. EngineeringReviewThe Engineering Division of the Department of PublicWorks has reviewed the

petitionandhasprovidedamemorandum;see (AttachmentD).Thepetitioner

shouldcomplywithallrequirementsinthismemo.

C. FireDepartmentReviewTheNewtonFireDepartmentwillneedtoreviewfutureversionsoftheplansfor

firesafetyandaccess.TheDepartmentisnotgenerallysupportiveoftrashstorage

asclosetothestructureasitproposedinthisplan.


7/19

Petition #44-12

Page 7 of 8

D. NewtonHistoricalCommission

Althoughtheexistingbuildingwasconstructed inthe1950s, ithasbeendeemed

notpreferably

preserved

by

the

Newton

Historical

Commission.

E. InclusionaryHousing

ThepetitionerisrequiredtoprovideoneaffordableunitperSection3024(f)(3).

Thepetitionerhasnotindicatedwhetherhewillsupplythisunitorwillseekrelief

from thisrequirement.This informationshouldbeprovidedpriortotheworking

session.

V. ZONINGRELIEFSSOUGHTBased

on

the

completed

Zoning

Review

Memorandum

(ATTACHMENT

C),

the

petitionersareseekingthefollowingreliefs:

Section3011(d)(8)toallowmultifamilydwellingsintheBU1zone Section3015(h)&3015Table3toallowathreestorystructure,34.75feet inheight,intheBU1zone

Section3015Table3toallowanFARof1.5intheBU1zone Section3011(j)(1)toconstructabuildingofbetween10,000and19,999squarefeetofgrossfloorareaintheBU1zone

Section 305(b)(4) to permit the location of a retainingwall over four feet inheightwithintherequiredsetback

Section 3019(d)(2), 3019(d)(11), & 3019(m) towaive four required parkingstalls

Section3019(h)(2)(b)&3019(m) toallowdimensionallynonconforming9by16parkingstallswhere9by19isrequired

Section 3019(h)(3)(a) and 3019(m) to allow amaneuvering aisle of 22 feetwhere24feetisrequired

Section3019(h)(1)tolocateaparkingstallwithintherequiredsetbackfromthestreet

Section3024(f)provideoneinclusionaryhousingunitorseekreliefVI. PETITIONERSRESPONSIBLITIES

Thepetitionershouldsupplyalandscapingplanpriortotheworkingsession Thepetitionershouldindicatehowheintendstocomplywiththeinclusionaryhousingrequirementpriortotheworkingsession.

ThepetitionershouldworkwiththePlanningDepartmenttoscalebacktheprojectandtoredesigntheparkingfacilitytothatitissaferandmorefunctional.


8/19

Petition #44-12

Page 8 of 8

ATTACHMENTS:ATTACHMENTA:VICINITYZONINGMAPATTACHMENT

B:

VICINITY

LAND

USE

MAP

ATTACHMENTC:ZONINGREVIEWMEMOATTACHMENTD:ENGINEERINGDEPARTMENTMEMO


9/19


10/19


11/19

Preserving the Past Planning for the Future

ZONINGREVIEWMEMORANDUM

Date: January30,2012To: JohnLojek,CommissionerofInspectionalServices

From: SethZeren,ChiefZoningCodeOfficial

EveTapper,ChiefPlannerforCurrentPlanning

Cc: TerrenceP.Morris,attorneyrepresentingapplicant

CandaceHavens,DirectorofPlanningandDevelopment

OuidaYoung,AssociateCitySolicitor

RE: RequesttoallowmultifamilydwellingsintheBU1zoneandwaiveassociateddimensional,

sitedesign,andparkingrequirements

Applicant:FirstCambridgeRealtyCorp.

Site:429CherryStreet SBL:330120012

Zoning:BU1

Lot

Area:

13,398

square

feet

Currentuse:Nonprofiteducationalservices Proposeduse:Amultifamilydwellingwithnineunits

andofficespace

Background:

Thepropertyat429CherryStreetconsistsofa13,398squarefootlotcurrentlyimprovedwithatwo

storybuildinglastusedbytheNewtonCommunityServiceCenter.Theapplicantproposestodemolish

theexistingstructureandconstructathreestorymultifamilydwellingwith1,116squarefeetofoffice

spaceonthefirstfloor,anda19stallbelowgradeparkinggarage.

Thefollowing

review

is

based

on

plans

and

materials

submitted

to

date

as

noted

below.

Architecturalplans,byPerkinsEastman,unsignedandunstamped,dated12/7/11

o A101GarageandFirstFloorPlanso A102SecondandThirdFloorPlanso A201ProposedElevationso A301ProposedSection

ExistingsiteplanbyVTPAssociates,unsignedandunstamped,dated11/5/11 ProposedsiteplanandzoninganalysisbyVTPAssociates,unsignedandunstamped,dated12/6/11 EmailfromGregoryModzelewskidetailingthegrosssquarefootageoftheproposal,dated12/6/11

Setti D. WarrenMayor

City of Newton, Massachusetts

Department of Planning and Development1000 Commonwealth Avenue Newton, Massachusetts 02459

Telephone(617) 796-1120

Telefax(617) 796-1142TDD/TTY

(617) 796-1089www.newtonma.gov

Candace HavensDirector

ATTACHMENT C


12/19

ADMINISTRATIVEDETERMINATIONS:

1. Theapplicantproposestoconstructamixedusebuildingwithninedwellingunitsand1,116squarefeetofofficespace.ThepropertyislocatedintheBusiness1(BU1)zone.PerSection3011(d)(8),

theapplicantmustobtainaspecialpermitfromtheBoardofAldermentobuildamultifamily

dwellingin

the

BU1

zone.

2. TheproposeddevelopmentmustcomplywiththedimensionalstandardsofSection3015,Table1andTable3(seechartbelow).

BU1Zone Required/Allowed Existing Proposed

LotSize 10,000squarefeet 13,398squarefeet Nochange

Frontage 80feet 83.3feet Nochange

Setbacks

Front

Side

(Right)

Side(Left) Rear

10feet1

17.37feet2

4.7feet3

17.37feet2

7.3feet

14.9feet

13.6feet

41.1feet

10.3feet

18feet

5.6feet

2.7feet

FAR 1.0byright,1.5byspecial

permit

Notprovided 1.47

BuildingHeight 24feetbyright,36feetby

specialpermit

Notprovided 34.75

MaximumStories 2storiesbyright,3stories

byspecialpermit

2 3

1. PerSection3015(d)andTable3,Footnote1,averageofabuttingfrontsetbacks2. PerSection3015,Table3,Footnotes3and10,requiredsetbackisonehalfbuildingheightwhenabutting

residentialor

public

use

zones

3. PerSection3015,Table3,Footnote2,sidesetbacksmaybeadistanceequaltothesideyardsetbackoftheabuttingpropertywhennotabuttingresidentialdistricts

3. PerSection3015,Table3,buildingsintheBU1zoneareallowedtwostoriesandaheightof24feetbyright.Amaximumofthreestoriesand36feetofheightisallowedbyspecialpermit.The

applicantsplansshowathreestorybuildingthatis34.75feetinheight.Toconstructthebuilding

asproposed,theapplicantmustobtainaspecialpermitfromtheBoardofAldermen,perSection

3015(h)andTable3.

4. PerSection3015,Table3,byrightdevelopmentintheBU1zoneislimitedtoafloorarearatio(FAR)

of

1.0.

A

maximum

FAR

of

1.5

is

allowed

by

special

permit.

The

applicants

plans

show

a

proposedFARof1.47.Toconstructthebuildingasproposed,theapplicantmustobtainaspecial

permitfromtheBoardofAldermen,perSection3015,Table3.

5. Theproposedstructurehasagrossfloorareaof19,751squarefeet,notincludingthebelowgradebasementparkingfacility.PerSection3011(j),toconstructabuildingofbetween10,000and

19,999squarefeetofgrossfloorarea,theapplicantmustobtainsiteplanapprovalfromtheBoard

ofAldermenperSection3023.


13/19

6. TheNewtonLawDepartmenthasdeterminedthatthepublicparkinglotlocatedtothewestofthesiteiszonedPublicUse.PerSection3015,Table3,Footnote3,whenabuttingaResidentialor

PublicUsezone,therearsetbackintheBusiness14Districtsisbuildingheightor15feet,

whicheverisgreater.Theapplicantsplansshowabalconyontherearofthebuildingtobelocated

2.7feetfromthepropertyline.Toconstructthebuildingasproposed,theapplicantmustobtaina

variancefrom

the

Zoning

Board

of

Appeals.

7. PerSection305(b)(4),theplacementofaretainingwallgreaterthanfourfeetinheightwithinarequiredsetbackrequiresaspecialpermitfromtheBoardofAldermen.Theapplicantsplansshow

aretainingwalluptoeightfeetinheightnecessarytoprovideaccesstothebelowgradeparking

garageandlocatedwithinthesidesetback.Theapplicantmustobtainaspecialpermitfromthe

BoardofAldermenperSection305(b)(4)toconstructthisretainingwallasshown.

8. PerSection3019(d)(2),twoparkingstallsarerequiredforeachdwellingunitinamultifamilyuse.PerSection3019(d)(11),oneparkingstallisrequiredper250squarefeetofofficeuse.The

applicanthasproposedninedwellingunitsand1,116squarefeetofoffice.Thereforethetotal

parkingrequirement

is

23

parking

stalls

(9

x2=18;

1,116

/250

=5).

The

applicants

plans

show

a

totalof19parkingstallscontainedinabelowgradegarage.Therefore,theapplicantmustobtaina

specialpermitfromtheBoardofAldermenperSection3019(m)towaivefourrequiredparking

stalls.

9. Asanindoorparkingfacilitywithgreaterthanfivespaces,thebelowgradegaragemustmeetalltherequirementsofSections3019(h).

10.PerSection3019(h)(2)b),stallsmustbeatleast19feetinlength.Theapplicantsplansshowtenstallswhichareonly16feetinlength.Toconstructthisparkingfacilityasproposed,theapplicant

mustobtain

aspecial

permit

from

the

Board

of

Aldermen

per

Section

30

19(m).

11.PerSection3019(h)(2)c),onehandicapparkingstallmustbeprovidedinaparkingfacilitywith19stalls.Theapplicantsplansshownohandicapparkingstall.Toconstructthisparkingfacilityas

proposed,theapplicantmustobtainaspecialpermitfromtheBoardofAldermenperSection30

19(m).

12.PerSection3019(h)(3)a),aminimummaneuveringaisleof24feetisrequiredfor90degreeangledparking.Theapplicantsplansshowamaneuveringaisleofonly22feet.Toconstructthisparking

facilityasproposed,theapplicantmustobtainaspecialpermitfromtheBoardofAldermenper

Section3019(m).

13.Theapplicantproposestoconstructninemultifamilydwellingsbyspecialpermit,thereforetriggeringtherequirementsofSection3024(f).PerSection3024(f)(3),theapplicantwouldbe

requiredtoprovideoneinclusionaryhousingunit.PerSection3024(f)(4)a),theBoardofAldermen

mayallowthepaymentofafeeinlieuofprovidingtheinclusionaryunitifitfindsthatsucha

paymentwillresultinanunusualnetbenefitofthefeeovertheaffordableunit.

14.SeeZoningReliefSummarybelow:


14/19

ZoningReliefRequired

Ordinance Use ActionRequired3011(d)(8) AllowmultifamilydwellingsintheBU1zone S.P.per3024

Ordinance StructureandSite ActionRequired3015(h);3015,

Table3

Allowathreestorystructure,34.75feetinheight,inthe

BU1zone

S.P.per3024

3015,Table3 AllowanFARof1.5intheBU1zone S.P.per3024

3011(j)(1) Constructabuildingofbetween10,000and19,999

squarefeetofgrossfloorareaintheBU1zone

SitePlanReviewper

3023

305(b)(4) Permitthelocationofaretainingwalloverfourfeetin

heightwithinarequiredsetback

S.P.per3024

3015,

Table

3,

Footnote3Permit

arear

setback

of

2.7

feet

where

17.37

feet

is

requiredVariance

from

the

ZBA

Ordinance Parking ActionRequired3019(d)(2);

3019(d)(11);

3019(m)

Waivefourrequiredparkingstalls S.P.per3024

3019(h)(2)b);

3019(m)

Allowtendimensionallynonconforming9x16parking

stalls,where9x19isrequired

S.P.per3024

3019(h)(2)c);

3019(m)

Provideonehandicapparkingstallorobtainawaiver S.P.per3024

3019(h)(3)a);

3019(m)

Allowamaneuvering

aisle

of

22

feet

where

24

feet

is

required

S.P.per

30

24

Ordinance InclusionaryHousing ActionRequired3024(f) Provideoneinclusionaryhousingunit Complywith30

24(f)


15/19

#429 Cherry StreetPage 1 of 5

CITY OF NEWTON

ENGINEERING DIVISION

MEMORANDUM

To: Alderman Ted Hess-Mahan, Land Use Committee Chairman

From: John Daghlian, Associate City Engineer

Re: Special Permit #429 Cherry Street

Date: February 27, 2012

CC: Lou Taverna, PE City Engineer (via email)Linda Finucane, Associate City Clerk (via email)

Eve Tapper, Chief Planner (via email)Derek Valentine, Planner (via email)

_______________________________________________________________________In reference to the above site, I have the following comments for a plan entitled:

Topographic Site Plan

Showing Proposed Conditions at # 429 Cherry Street

Newton, MAPrepared by: VTP Associates, Inc.

Dated: January 31, 2012

Executive Summary:

The project involves the demolition of an existing 1-1/2 story office building, and

construction of a 3 story - 9 residential units on a just over 0.30 acre site. The site is

relatively flat having a three foot differential over 170- foot depth lot. All new utilitiesare proposed for the development.

No drainage calculations have been supplied for this review. The Engineering Division

requires that an on-site soil evaluation is performed prior to the submission of the design.The engineer of record needs to perform these tests within 20-feet of each system and

witnessed by a representative of the Engineering Division.

The design indicates an overflow connection to the Citys drainage system. The engineer

of record needs to demonstrate why this overflow is warranted.

Attachment D


16/19


4 Grade Change:

The proposed retaining wall along the northern property line will need to be designed as a

structural wall as it has a height of 8.5 near the underground garage entrance. A fence

will be needed along its length for safety concerns.

As a Public Benefit the applicant should improve the existing asphalt sidewalk &

concrete curbing by installing new cement concrete sidewalks, driveway apron and new

granite curbing. The abutting property to the south has concrete sidewalks and thisdevelopment should improve the sidewalk along the frontage. The southerly driveway

apron shall be removed and remodeled as a sidewalk in compliance to the Citys

Construction Standards.

Construction Management:

1.

A construction management plan is needed for this project. At a minimum it mustaddress the following: staging site for construction equipment, construction

material, construction workers vehicles, phasing of the project with anticipatedcompletion dates and milestones, safety precautions, emergency contact personnel

of contractor.

2. Stabilized driveway entrances are needed during construction which will providea tire wash and mud removal to ensure City streets are kept clean.

Drainage:

1. On site soil evaluation is needed before approval of this plan. The testing shall bewitnessed by the Engineering Division.

2. When a connection to the Citys drainage system is proposed, prior to approval of theBuilding Permit a Closed Circuit Television (CCTV) inspection shall be performedand witnessed by the Engineering Division, the applicant shall retain a contractor that

specializes in CCTV inspection. The applicant shall contact the Engineering Division

48 hours in advance to schedule an appointment. At the end of the inspection the

video or CD shall be given to the inspector. Furthermore, upon completion of theconnection to the drainage system a Post Construction video inspection shall also

take place and witnessed as described above

3. A drainage analysis needs to be performed based on the City of Newtons 100-yearstorm event of 6-inches over a 24-hour period. All runoff from impervious areas

need to be infiltrated on site, for the respective lots. The drainage


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4. An Operations and Maintenance (O&M) plan for Stormwater Management Facilitiesneeds to drafted and submitted for review. Once approved the O&M must be adoptedby applicant, incorporated into the deeds; and recorded at the Middlesex Registry of

Deeds. A copy of the recording instrument shall be submitted to the Engineering

Division.

5. The maintenance of the proposed leaching galleys toward the rear of the propertymaybe difficult as vehicular access is restricted based on the improvements to the site.

6. It is imperative to note that the ownership, operation, and maintenance of theproposed drainage system and all apparentness including but not limited to the

drywells, catch basins, and pipes are the sole responsibility of the HomeownersAssociation.

Environmental:

1.

Has a 21E investigation & report been performed on the site, if so copies of thereport should be submitted the Newton Board of Health and the Engineering

Division.

2. Are there any existing underground oil or fuel tanks, are they to be removed, ifthey have been evidence should be submitted to the Newton Fire Department, andNewton Board of Health.

Sewer:

1. The existing water & sewer services to the building shall be cut and capped at themain and be completely removed from the site and properly back filled. The

Engineering Division must inspect this work; failure to having this work

inspected my result in the delay of issuance of the Utility Connection Permit.

2. The new sewer service and/or structures shall be pressure tested or video tapedafter final installation is complete. Method of final inspection shall be determined

solely by the construction inspector from the City Engineering Division. The

sewer service will NOT be accepted until one of the two methods stated above is

completed. A Certificate of Occupancy will not be recommended until this test iscompleted and a written report is received by the City Engineer. This note must be

added to the final approved plans.


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Water:

1. Fire flow tests will be required on the two nearest hydrants to verify the designassumption of the fire protection service. The fire flow tests shall be witnessed by

the Fire Department and/or the Engineering Division. Hydraulic calculation will

have to be submitted to the Fire Department for final approval.

General:

1. As of January 1, 2009, all trench excavation contractors shall comply withMassachusetts General Laws Chapter 82A, Trench Excavation Safety

Requirements, to protect the general public from unauthorized access tounattended trenches. Trench Excavation Permit required. This applies to all

trenches on public and private property. This note shall be incorporated onto theplans

2. All tree removal shall comply with the Citys Tree Ordinance.3. The contractor is responsible for contacting the Engineering Division and

scheduling an appointment 48 hours prior to the date when the utilities will be

made available for an inspection of water services, sewer service, and drainage

system installation. The utility is question shall be fully exposed for the inspectorto view; backfilling shall only take place when the Citys Inspector has given their

approval. This note should be incorporated onto the plans

4. The applicant will have to apply for Street Opening, Sidewalk Crossing, andUtilities Connecting permits with the Department of Public Works prior to any

construction. This note must be incorporated onto the site plan.

5. The applicant will have to apply for a Building Permits with the Department ofInspectional Service prior to any construction.

6. Prior to Occupancy permit being issued, an As-Built Plan shall be submitted tothe Engineering Division in both digital format and in hard copy. The plan should

show all utilities and final grades, any easements and final grading. This note mustbe incorporated onto the site plan.

7. If a Certificate of Occupancy is requested prior to all site work being completed,the applicant will be required to post a Certified Bank Check in the amount to

cover the remaining work. The City Engineer shall determine the value of the

uncompleted work. This note must be incorporated onto the site plan.


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#429 Cherry StreetP 5 f 5

Note: If the plans are updated it is the responsibility of the Applicant to provide all City

Departments [Conservation Commission, ISD, and Engineering] involved in thepermitting and approval process with complete and consistent plans.

If you have any questions or concerns please feel free to contact me @ 617-796-1023.

429 Cherry Planning Dept

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Transcript of 429 Cherry Planning Dept