Professional Documents
Culture Documents
LOT 4
5/2/13
Brand Guidelines
May 2, 2013 Patrick J. Mulvehill Chairman Zoning Board of Appeals Town of Norwood 566 Washington Street Norwood, MA 02062 Dear Mr. Mulvehill:
5.10.11
CFRI/CQ Norwood Upland LLC, is pleased to submit the enclosed Comprehensive Permit Application and supporting documentation to construct 296 apartments on property commonly referred to as Upland Woods Lot 4. Enclosed please find six copies of the application, plans and supporting documentation. In connection with preparing our Project Eligibility Letter submission package we met with representatives from different boards in town. A number of opinions were voiced about the proposed layout, some of which, if adopted, would require plan modifications. As a result of this process, along with meetings held with neighbors in connection with other proposals for this parcel, we have proactively adjusted the proposed layout to be responsive to concerns that have been voiced. Specifically, we have increased the buffer zone between the proposed buildings and the abutting properties and adjusted the heights of the buildings, making the heights closest to the neighbors in general two stories. Whereas the previous plan had all of the buildings uniformly three stories, the current is a blend of two and three stories closest to the existing neighbors with a limited number of four story buildings farther from the neighbors and abutting other commercially zoned land. Campanelli and Thorndike Development look forward to working through the Comprehensive Permit process with the Norwood ZBA over the coming months. Very truly yours,
Lloyd Geisinger Daniel DeMarco President Member Manager Thorndike Development Corp. CFRI/CQ Norwood Upland LLC
Table of Contents
I. REQUEST OF THE NORWOOD ZBA TO ISSUE A COMPREHENSIVE PERMIT.........5 II. PROJECT ELIGIBILITY LETTER (PEL)..................................................................................9 III. ZBA APPLICATION.......................................................................................................................15 IV. PROJECT NARRATIVE.................................................................................................................19 V. REQUESTED WAIVERS TO LOCAL REGULATIONS.........................................................23 VI. DEVELOPMENT TEAM.................................................................................................................33 VII. DEVELOPER EXPERIENCE.........................................................................................................37 VIII. SITE & PROJECT INFORMATION............................................................................................49 A. EXISTING CONDITIONS.........................................................................................................51 1. Locus Information...................................................................................................................53 2. Development Site and Zoning................................................................................................54 3. Site topography and vegetation..............................................................................................55 4. Existing structures....................................................................................................................55 5. Wetlands...................................................................................................................................55 B. PROJECT DESIGN AND PROGRAM DESCRIPTION.......................................................56 1. Site Plan....................................................................................................................................59 2. Prototypical Multi-Family Building Architecture................................................................61 3. Clubhouse Architecture...........................................................................................................66 4. Project Information Summary...............................................................................................69 IX. PROJECT IMPACTS ......................................................................................................................71 A. TRAFFIC ANALYSIS...................................................................................................................73 B. ENVIRONMENTAL RESOURCES..........................................................................................83 1. Open Space Resources..............................................................................................................83 2. Wildlife Habitat.......................................................................................................................83 3. Recreational Resources............................................................................................................83 C. MUNICIPAL SERVICES............................................................................................................83 1. Sewer System............................................................................................................................83 2. Water System...........................................................................................................................83 3. Stormwater Management.......................................................................................................83 D. CONSTRUCTION IMPACTS...................................................................................................84 1. Noise..........................................................................................................................................84 2. Air Quality and Dust...............................................................................................................84 3. Erosion and Sedimentation Control......................................................................................84 X. APPENDIX........................................................................................................................................85 A. DHCD CHAPTER 40B SUBSIDIZED HOUSING INVENTORY (SHI)...........................87 B. SITE CONTROL DOCUMENTS..............................................................................................89 C. ARTICLES OF INCORPORATION AND CORPORATION CERTIFICATE.................93 D. DETAILED PLANS.................................................................................................................. 101 1. Prototypical Architecture..................................................................................................... 101 2. Clubhouse Architecture........................................................................................................ 135 3. Engineering Plans................................................................................................................. 138 E. ENVIRONMENTAL REPORT (21E).................................................................................... 155 F. WETLAND RESOURCE EVALUATION............................................................................ 157 G. ABUTTERS LIST....................................................................................................................... 171
Brand Guidelines
5.10.11
CFRI/CQ Norwood Upland LLC, (hereinafter referred to as Campanelli ), herby applies to the Board of Appeals of the Town of Norwood, Massachusetts, pursuant to General Laws, Chapter 40B, Section 20 through 23, as amended, for the issuance of a Comprehensive Permit authorizing the applicant to construct 296 apartments to be called Upland Woods Apartments Upland Woods Lot 4 consisting of 23.65 acres of land located off Lower Road in Norwood Massachusetts. The site is near Upland Road (Route 1A) and consists of all land included in block 2 parcel 7D Assessors Map 14 and a portion of Block 2 parcel number 7E also on Map 14.
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Date: _4/26/13__ Fee: ________ $3,000 Name of Applicant CFRI/CQ Norwood Upland LLC Address:_1 Campanelli Drive Braintree, MA 02184 Phone_(781) 849-1440
Location of property involved: Lots 2-7D and 2-7E on Assessors Map 14 and a portion of Lower Road Right-of-Way______________________________________ Current owner of property:_CFRI / CQ Norwood Upland LLC____________________ Zoning district: _Limited Manufacturing_____________________________________ Inspector of Buildings/Zoning Enforcement Officer Date permit denied _n/a Application is for a Comprehensive Permit Application under Chapter 40B Attention: Please be concise in your request for relief. The lack of specific details may result in your application being deficient. 1. This Application requests a SPECIAL PERMIT under Section ______ of the Zoning Bylaw to allow________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ This Application requests a VARIANCE under the General Laws of the Commonwealth of Massachusetts to allow __________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ _________________________pursuant to Section _______________
2.
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BOARD OF APPEAL APPLICATION (Continued) 3. This application requests a Comprehensive Permit Pursuant to Massachusetts General Laws, Chapter 40B, Section 20 through 23, as amended, to allow the construction of a 296 unit apartment community. See attached information for additional detail_____________________________________________ ______________________________________________________________ ______________________________________________________________. (Please attach all other documents required to this application) This application requests an APPEAL from the action by __________ ________________________________________________________ with respect to ___________________________________________ ________________________________________________________ ________________________________________________________.
4.
In the event of a lengthy application, please attach additional requests to this application. _________________________________ Signature Lloyd Geisinger Development Agent Thorndike Development Corp. Relationship to involved property PLEASE NOTE: THE APPLICANT IS ADVISED THAT WHILE THE BOARD STAFF MAY ASSIST ON PROCEDURAL MATTERS, NO LEGAL OR OTHER ADVICE SHALL BE GIVEN. IT IS THE RESPONSIBILITY OF THE APPLICANT TO DETERMINE CHAPTER AND SECTION NECESSARY FOR THE APPLICATION TO BE ACCURATE. OTHERWISE, THE APPLICANT MUST LOOK TO THEIR OWN ATTORNEYS OR OTHER ADVISORS IN THIS REGARD.
the statute, and the regulations, 760 CMR 56.04(1)(a), CFRI/CQ Norwood Upland LLC is an eligible Applicant for a Comprehensive Permit. The Massachusetts Secretary of State Certificate of Good Standing is included in the appendix.
b. Control of the Land:
The Applicant owns the property. A copy of the deed is included. Thus, the Applicant has control of the land, as required by the regulations, 760 CMR 56.04(l)(c). The applicant has received a Project Eligibility Letter dated February 14, 2013 from the Massachusetts Housing Partnership Fund Board (MHP) under MHPs Permanent Rental Financing Program that confirms the projects eligibility and suitability of the site. A copy of the letter is included beginning on page on page 11 of this booklet. Therefore, the Applicant fulfills the requirement of760 CMR 56.04(1)(b), which states: The project shall be fundable under a subsidizing agency under a low and moderate income subsidy program. See 760 CMR 54.04(1), which states that compliance with the project eligibility requirements shall be established by issuance of a written determination of Project Eligibility by the Subsidizing Agency.
c. Project Eligibility:
Prior to or upon the Applicant receiving a Comprehensive Permit, the Applicant will create a single purpose entity that will enter into the required Regulatory Agreement and other regulatory documents with the subsidizing agency, including provisions limiting its return on equity as required under M.G.L. c. 40B, ss. 20-23. Therefore, pursuant to
LOCAL NEED FOR HOUSING M.G.L. Chapter 40B establishes a state mandate imposed on local cities and towns to allow the construction of low and moderate income housing that requires relief from otherwise applicable local requirements and regulations when there is a substantial need for low and moderate income housing in the community. A community that has not achieved 10% of
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its housing stock as affordable based on the Subsidized Housing Inventory list maintained by the Commonwealth is presumed to have such a need. Under these conditions a community is required to issue a Comprehensive Permit to an eligible project and provide relief from local zoning bylaws provided the requested relief does not jeopardize the local health and safety of its residents. However, if a community has not achieved its affordable thresholds the requested waivers must be granted unless the Town can prove that the planning, health, and safety concerns outweigh the regional housing need. As of April 1, 2013 according to the Subsidized Housing Inventory List, Norwood has not achieved 10% of its housing as affordable as evidenced in the official list reprinted on page 87. PROJECT PROGRAM AND SITE CHARACTERISTICS The apartments will be arranged in ten multifamily buildings each of which will contain between 21 and 42 apartments and range in height from 2 1/2 stories to 4 stories. Some of the apartments on the upper floor of each building also include lofts. In addition there will be a clubhouse and pool. The specific mix of apartments will be as follows:
1BR 2BR 3BR TOTAL
The site plan for the apartments preserves a substantial natural buffer between the existing residential neighborhood and the new development. This natural buffer will be supplemented by new plantings along the limit of new work. Also, the design of the plan intentionally leaves view corridors open from existing neighbors to new parks that will be built as part of the development. STEPPING DOWN THE BUILDING HEIGHTS CLOSEST TO NEIGHBORS The development plan calls for buildings that vary in height with two story portions of buildings closest to neighbors, and taller sections of buildings farther away. All of this architecture, to the extent that it is visible at all from adjacent property will be heavily filtered by existing vegetation.
Market Affordable
TOTAL
85 29
114
114 38
153
22 8
30
221 75
296
The architecture and site plan for Upland Woods Lot 4 derives from the principles of Traditional Neighborhood Design, or as it is more often called today, Smart Growth. Upland Woods Apartments embrace its surroundings and offers buildings and public spaces which face onto tree lined streets and public open spaces.. The new apartments will also benefit from the extensive sidewalk system and open spaces within the Upland Woods Office Park. PRESERVING A BUFFER ZONE WITH THE EXISTING NEIGHBORHOOD
1.4 APPLICABILITY. All buildings or structures hereinafter erected, reconstructed, altered, enlarged, or moved, and the use of all premises in the Town, shall be in conformity with the provisions of these Bylaws. No building, structure or land shall be used for any purpose or in any manner other than is expressly permitted within the district in which such building, structure or land is located. Where the application of these Bylaws impose greater restrictions than those imposed by any other regulation, permit, restriction, easement, covenant, or agreement, the provisions of these Bylaws shall control. Nothing herein shall be construed to supersede the provisions of the
Waiver Requested to allow buildings and improvements as shown on the Site Plans.
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Requirement
Requested Waiver
State Building Code, 780 CMR 1.00, et seq. 1.4.2 Commencement of Construction or Operation. Construction or operations under a building permit or special permit shall conform to any subsequent amendments to these Bylaws, unless the use or construction is commenced within a period of not more than six months after the issuance of the permit and in any case involving construction, unless such construction is continued through to completion as continuously and expeditiously as is reasonable. 3.1 PRINCIPAL USES. Except as hereinafter provided for Major Projects and for existing nonconforming uses or structures, no building or structure shall be constructed, and no building, structure or land shall be used, in whole or in part, except as permitted under Section 3.1.6, Table of Use Regulations. Uses permitted and uses allowed on special permit shall be in conformity with all the density and dimensional regulations and other pertinent requirements of these Bylaws. 3.1.5 Table of Use Regulations. Waiver Requested commencement of a 40B project is regulated by 760 CMR 56.05(12)(c).
Waive the prohibition on a Multifamily Use in a Limited Manufacturing District. Also Request that appurtenant apartment Community uses such as a Club House, Pool, Maintenance Building and Playground shall be permitted as part of the Comprehensive Permit. Waiver Requested. See details on Dimensional Waivers below.
4.1.1 Table of Dimensional Requirements. The erection, extension, alteration, or moving of a structure or the creation of a lot or change in its size or shape (except through a public taking) must meet the requirements set forth in this Section 4.0 and the Table of Dimensional Regulations, except as may be otherwise set forth herein. 4.1.2 Notes to Table of Dimensional Requirements. 2. For multifamily dwellings, 10,000 square feet plus 3,500 square feet per
Waiver requested from lot area requirement. Required area under note 2 is 23.93 acres. 23.7+/- acres are provided.
Requirement
Requested Waiver
District Min. Lot Area 3 acres2 Min. Lot Frontage 250 ft3 Max. Lot Cover 50% Min. Open Space 25% Max. Floor Area Ratio 0.67 Required Lot Width Through Building or Structure 250 ft Min. Front Setback 50 ft12 Min. Side Yard 25 ft8 Min. Rear Yard 25 ft8 Max. Building Height 60 ft 4.1.4.1. Inconsequential Change. Lot line changes to nonconforming lots are allowed provided that they create neither additional lots nor create an increase in any nonconformity. 4.1.4.2. Two or More Principal Buildings. Not more than one dwelling shall be erected on a lot, unless so authorized on Special Permit under Section 4.2.1. Two or more other principal buildings may be erected on a lot only it lot area requirements can be met for each such building without counting any land area twice. In addition, each such building must be served by access, drainage, and utilities determined by the Inspector of Buildings to be functionally equivalent to those required for separate lots by the planning board under its subdivision regulations. 6.1.3.A. Dwellings Three parking spaces per dwelling unit having more than one bedroom 6.1.3.B. Places of public assembly One parking space for each three persons capacity based on the Massachusetts State Building Code. 6.1.4.5. All other locations: 5 feet, landscaped as required at Section 5330 Landscaping and
23.7acres (waiver requested see section 4.1.2) 251+/-ft. (complies) 14.7% (complies) 40.2% (complies) 0.49+/-(complies) >750ft. (complies) 35+/-ft. (waiver requested) 51+/-ft.(complies) 79+/-ft. (complies) 62+/-ft. (waiver requested) Waiver Requested to allow elimination of Lower Road cul-de-sac.
Waiver requested to allow parking spaces as shown on the Site Plans. Waiver Requested as necessary for Club House Parking. Parking shall be as shown on the Site Plans. Waiver Requested. Setbacks and Landscaping shall be as provided on the Site Plans.
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Requirement
Requested Waiver
6.1.6 Parking Design and Construction. Access drives are subject to the same use restrictions as the use they serve, so must be located in a district allowing that use, or if granted a special permit, in a district permitting that use of special permit. 6.1.6.1. Parking area egress location and design and parking area construction shall be consistent with standards and specifications to be established by the Superintendent of Public Works. 6.1.9 Bicycle Racks. For premises requiring 40 or more parking spaces, bicycle racks facilitating locking shall be provided to accommodate one bicycle per 20 parking spaces required or fraction thereof. 6.1.10 Typical Parking Dimensions. 6.1.11.4. Parallel Parking: 8' wide by 22' long aisle width: 25 feet 6.2 Signs
Waiver Requested.
Waiver Requested
Waiver Requested to allow for 9 x 18 parking spaces with 24ft. wide aisles. Waiver Requested to allow for 8ft. parallel parking on one side with an 18ft wide aisle. Waiver Requested to the extent that the Applicants signage plan, which will be submitted in the course of the hearings, is considered inconsistent with this provision. Waiver Requested. Buffers shall be of the dimension and character as shown on the Site Plans.
6.3.1 Buffers; Applicability. The following shall be maintained as landscaped buffers. The buffer depth shall be measured from the district boundary or, where a street separates the lot from the district boundary, from the street line at the lot frontage. 2. All land in a Limited Manufacturing or Office - Research District which is within one hundred feet of a Residential District (whether in Norwood or not). 6.4.4 Parking Area Plantings. A minimum of 2% of the interior area of parking lots containing 30 or more spaces must be planted. A minimum of one tree and four shrubs exclusive of any
Requirement
Requested Waiver
required perimeter plantings must be planted for every 1,500 square feet of parking lot. Planting areas must each contain not less than 30 square feet of unpaved soil area. Trees and soil plots shall be so located as to provide visual relief and wind interruption within the parking area, and to assure safe patterns of internal circulation. 6.4.5 Buffer Strip Plantings. Buffer strip plantings shall be provided in required buffer strips and for any premises along the full length of any boundary abutting or extending into a residential district. Required plantings shall be located within ten feet of the boundary line. 6.4.7 Materials. Screening as required shall consist of plantings as specified herein, which, unless of species, size and spacing to effectively obscure vision within five years of expected growth, must be supplemented by an opaque fence or wall at least six feet tall. 6.5.1.5. Lighting Plan. An exterior lighting plan is required for applications proposing in aggregate more than 5,000 watts of exterior lighting, to include indication of location, mounting height, and orientation of luminaires, and sufficient technical information on the fixtures to determine their type and resulting illumination levels. 6.5.3.1. Discharging untreated stormwater runoff directly into rivers, streams, watercourses, or increasing the volume, rate, or further degrading the quality of existing discharges/runoff is prohibited. 6.5.3.4. When in the opinion of the Town Engineer subsurface infiltration of runoff is deemed infeasible because of soil conditions, retention and detention ponds, and methods of overland flow may be used to retain, detain, and treat runoff. However, there shall be a minimum of two feet of naturally occurring soils between Waiver Requested. The number and type of plantings will conform to the bylaw but due to the existing vegetated buffer to remain, the required plantings will be farther from the boundary line. Waiver Requested subject to Applicants final Landscaping Plan.
Waive to the extent that the Applicants lighting plan, which will be submitted in the course of the hearings, is considered inconsistent with this provision.
Waiver Requested. The Comprehensive Permit shall determine the configuration of the stormwater management system.
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Requirement
Requested Waiver
the basin bottom and the ground water table. 6.5.3.5. Storm management systems shall have an operation and maintenance plan to ensure that systems function as designed. 6.5.4 Erosion Control. Applicant will submit in the course of the hearings an operation and maintenance plan in conformance with the Massachusetts DEP regulations Waiver Requested to allow construction and stormwater management as shown on the Site Plans; and waiver requested from bonding, surety or reporting requirements Waiver Requested to allow tree removal as shown on Site Plans.
6.5.6 Tree Protection. Location and design shall not cause avoidable removal or damage to any tree exceeding 12" trunk diameter 4 1/2 feet above grade. 7.4 MAJOR PROJECTS
Waiver Requested. The Norwood Zoning Board of Appeals shall be the permitting granting authority. Waiver Requested. Waiver Requested. The Norwood Zoning Board of Appeals shall be the Permit Granting Authority.
9.2 WATER RESOURCE PROTECTION OVERLAY DISTRICT (WRPOD) SECTION 10.0 Administration and Procedures
ARTICLE XII. Police Regulations Section 9. No person, other than a duly authorized officer or employee, shall dig a trench or lay a pipe in or in any way disturb the earth or materials on, in or under any street or public way, without a permit in writing given by the Board of Selectmen upon application by said person made to said Board; and whenever such a permit is so issued, the person or persons to whom it shall be issued shall, whenever a pipe, drain or any other structure is
Waiver Requested. No additional permit beyond the Comprehensive Permit shall be required to perform work as described in this section.
Requirement
Requested Waiver
placed in, along or under such a street or public way, file with said Board a plan of the same showing the location and elevation of such pipe, drain or other structure, said plan to be of such size and standard as said Board may require. ARTICLE XII Section 34. (b) Fire Lanes: It shall be unlawful to obstruct or park a vehicle in any Fire Lane, such Fire Lanes to be designated by the Head of the Fire Department and posted as such. Said Fire Lanes to be a distance of twelve (12) feet from the curbing of a sidewalk in a shopping center, apartment complexes and similar locations. Where no sidewalk with curbing exists, the distance and location shall be established by the Head of the Fire Department. ARTICLE XXV Wetlands Protection By-Law Waiver Requested. On street shadow parking shall be permitted as shown on the Site Plans. Fire Lanes shall meet the 12ft. width requirement but shall be located off the curbing in some areas.
Waiver Requested from local Wetlands Protection By-Laws. It is acknowledged that the project is subject to the State Wetlands Protection Act, which is administered by the local Conservation Commission through the Notice of Intent process.
TOWN OF NORWOOD XXV BYLAW-WETLANDS PROTECTION Regulations [Note this is published as a separate document which differs from Section XXV]
Requirement Requested Waiver
Waiver Requested from local Wetlands Protection Regulations. It is acknowledged that the project is subject to the State Wetlands Protection Act, which is administered by the local Conservation Commission through the Notice of Intent process.
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RULES AND REGULATIONS GOVERNING THE SUBDIVISION OF LAND IN THE TOWN OF NORWOOD APPROVED AS AMENDED May 6,1991
Requirement Requested Waiver
Note: This application proposes to modify the existing subdivision plan. Unless expressly modified by this application, existing waivers shall remain in effect and hence are not restated in the following list of waiver requests. SECTION 1 PURPOSE AND AUTHORITY SECTION 5 MINIMUM DESIGN STANDARD Waiver Requested to allow the Norwood Zoning Board of Appeals to be the Permit Granting Authority. Waiver Requested from Section 5 and any applicable sub-section. Design shall be as shown on the Site Plans. Waiver Requested to allow a dead-end street with no cul-de-sac. Project design allows for adequate traffic circulation within the project.
5.6.2.F Location. It is the policy of the Board to discourage the inclusion of dead-end streets, as they do not provide for adequate traffic circulation and safety in case of emergency. The dead-ending of collector and arterial streets will not be permitted. The Board may permit local streets to be dead ended on a temporary (or in some instances on a permanent) basis if it deems such action to be in the public interest. When the Board does permit the inclusion of a dead-end street, it shall not exceed 600 feet in length and shall be provided with a paved turnaround (cul-de-sac) having an outside roadway diameter of 110 feet and an outside right-of-way diameter of 130 feet. In cases where such a cul-de-sac is temporary, no sale of lots facing the cul-de-sac will be permitted and all municipal services shall be extended to the far side of the cul-de-sac right-of-way to provide for their orderly extension.
Development Team
Development Agent: 40B:
William Devereaux Devereaux & Associates 1481 Chain Bridge Road #302 McLean, VA 22101
Project Engineer
David Kelly Kelly Engineering Group Zero Campanelli Drive Braintree, MA 02184
Environment
John Rockwood, Ph.D. EchoTec Inc. 102 Grove Street Worcester, Massachusetts 01605
Traffic:
Peter Freeman Freeman Law Group LLC 86 Willow Street Yarmouthport, Massachusetts 02675
Robert Michaud MDM Transportation Consultants 28 Lord Road, Suite 280 Marlborough, MA 01752
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Overview
Brand Guidelines Campanelli, headquartered in 5.10.11 Braintree, MA, is a vertically integrated commercial real estate, construction, development and management company founded in 1947. The Company has built, developed and acquired over 20 million square feet of commercial property since the Companys founding. Currently, the portfolio consists of four million square feet representing $340 million in assets including eleven Massachusetts business parks.
Campanelli Construction, headquartered in Braintree, MA, is a general contracting and construction management company. The company is a division of Campanelli that was initially established in the late 1940s to service the needs of the companys real estate portfolio. Over the past two decades Campanelli Construction has expanded to service a multitude of third-party clients by providing unparalleled pre-construction and construction management and general contracting services. The company excels at building complex projects including office, medical, life sciences, educational, R&D, manufacturing, distribution and cold storage facilities. Campanelli Construction provides solutions in a manner that mitigates risk, decreases cost, maximizes values and allows for superior speed, overall execution and operational excellence.
Industry Recognition
Featured on the Boston Business Journals Book of Lists for Areas Largest General Contractor Received The 2007 Landlord of the Year Award from the Commercial Brokers Association which is a member of The Greater Boston Real Estate Board Ranked Massachusetts Largest Developer by Boston Business Journal in 2005 & 2006. Ranked Massachusetts Second Largest Developer 2010 & 2011. Association of General Contractors fivetime winner of the Safety Award for exemplary safety record Association of General Contractors five time winner of the safety award for exemplary safety record Received Building Magazines Project Innovations Award 2007, Aspect Medical Systems Received National Association of Industrial & Office Properties Exceptional Industrial Projects, Adaptive Reuse, Alexandria Life Sciences, Watertown, MA Received NAIOP Massachusetts Distinguished Developer of the Year Award in 2004
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Representative Clients
Board of Directors, 2003, NAIOP National Chairman Treasurer, Executive Committee Member Massachusetts Alliance for Economic Development, Location Support Committee National Safety Council Massachusetts Safety Council US Green Building Council International Council of Shopping Centers
CORENET
Industrial Asset Management Council International Association for Cold Storage Construction Associative Builders & Contractors
ULI (Urban Land Institute) Building owners & Managers International American Institute of Architects
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recipient of more than thirty national and regional awards for excellence
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THORNDIKE DEVELOPMENT Building New Neighborhoods for more than Twenty-Five Years
Lloyd Geisinger is the founder and President of Thorndike Development Corporation. Mr. Geisinger oversees all aspects of Thorndikes business operations. He also serves as President of Thorndike Construction Corporation, which provides general contracting services for Thorndike Developments projects. Mr. Geisinger has served on the Board of Directors for the Builders Association of Greater Boston (BAGB) and was named Builder of the Year by BAGB in May, 2000. Mr. Geisinger holds a Bachelors degree in architecture from the University of Michigan and graduate degrees in City & Regional Planning and Landscape Architecture from Harvard University.
Lloyd Geisinger
Traditional Neighborhood Design community and Red Mill Village in Norton, Massachusetts. Prior to joining Thorndike in 2000, Mr. Eastridge worked for nine years as a civil engineer with several prominent engineering firms designing and managing residential, commercial, industrial, and water resources projects. Mr. Eastridge holds a Bachelors degree in Civil Engineering from Lehigh University and a Masters in Business Administration from Boston University
David Eastridge
David Eastridge is an Associate Partner of Thorndike Development and has been with the company since 2000. Among his duties, Mr. Eastridge serves as the Senior Project Manager for WestRidge in Hudson, Massachusetts, a 146-home
Gabe Thaisz is a Project Manager for Thorndike Development and has been with the company since 2004. Mr. Thaiszs duties include oversight of the day-to-day operations of Red Mill Village in Norton, Massachusetts, and WestRidge in Hudson, Massachusetts. Mr. Thaisz is also actively involved in the financial modeling and project cost analyses for both existing and proposed Thorndike communities. Mr. Thaisz holds a Bachelors degree in City and Regional Planning from Cornell University and a Masters in Business Administration from Babson College.
Gabriel Thaisz
978-310-7070
WWW.THORNDIKEDEVELOPMENT.COM
Status: Completed 2005 Description: 116 55+ attached homes in a condominium community Awards: Silver Award from NAHB for Best Active Adult Community in the Nation (up to 150 homes), 2003; four BAGB awards in 2003
Status: Under Construction; projected completion 2012 Description: 156 active adult attached and detached homes modeled on the principles of Traditional Neighborhood Design in Norton, Massachusetts Awards: Winner of 10 national awards in 2006, including Best Active Adult Community in the Nation, Best Clubhouse in the Nation (NAHB) and 4 BAGB awards in 2005, including best single -family, active adult (55+) and attached community of the year
Status: Completed 2002 Description: A traditional neighborhood design, 48 singlefamily homes, 104 attached condominiums, parks, tree-lined streets, and adjacent to a marina, restaurants and shops Awards: Winner of the Silver National Award in 2000 from NAHBs National Sales and Merchandising Council; 13 BAGB awards in 1999 and 2001
Status: Under Construction; projected completion 2010 Description: 100 detached homes constructed as part of a master planned community voted Best in the Nation by NAHB. Awards: Grand Award for the Chilton Home by Builder Magazine in 2005, a National Sales & Marketing Award in 2004 from the National Association of Home Builders (NAHB) and five BAGB awards in 2003, including Best Single-Family Community of the year
Quincy Ma. Devon Wood by Thorndike, Braintree, Ma. Millbrook, Rockland Ma. Frenchs Crossing, Rockland Ma. Messenger Glen, Plainville Ma. Briarwood, Hanover, Ma. Cedarhill, Marshfield, Ma.
1999 - BAGB Builder of the Year, Lloyd Geisinger, President of Thorndike Development 1999 - Top 10 Builders in Greater Boston by Boston Business Journal 1992 - Top 5 Builders in Greater Boston by Builder Magazine
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A. Existing Conditions
The proposed Upland Woods Apartment Community is located within Upland Woods Corporate Center the existing Campus includes tenant Covidien Upland Woods in an Award Winning R&D Commercial Park Facility: Building Magazines accessible from Project Innovations Award Winner. Upland Road (Route 1A). The site (known as Lot 4) totals 23.65 acres and was previously permitted for a commercial office building. Upland Woods is a Master-Planned, campus-style development.
Upland Woods Corporate Center norWood, MassaChUsetts
the site and is a popular recreational route for walkers and runners EXISTING ZONING AND WETLANDS CONSIDERATIONS The property is presently located within the Limited Manufacturing Zoning District and within the Water Resource Protection Overlay district. There are delineated jurisdictional wetlands on the eastern side and the south western side of the property and isolated wetlands located in the south central section of the property. All of these natural resources were delineated and the wetlands line was approved by the Norwood Conservation Commission as part of a previous Notice Of Intent Filing for a commercial development in 2008. This wetlands delineation is current since it was validly extended consistent with the Permit Extension Act. As part of this project we also anticipate filing a Notice of Intent with the Norwood Conservation Commission. EXISTING UTILITIES The proposed project is located in the Upland Woods Business Park which was formerly the Polaroid campus. The Park has a fully developed utility infrastructure which is available to the proposed project. Water and gas mains traverse the proposed development site and will be relocated as needed to accommodate the development. Electric is located adjacent to the proposed development site and sewer service is located on an adjacent parcel within the Park. Water and sewer services are provided by the Town of Norwood.
Upland Woods is located two miles south of Route 128, three miles west of I-95 and sixteen miles south of Boston. The office park itself is serviced by MBTA Bus route #34 and is located about one mile from the Norwood Depot Commuter Rail Stop. Nearby are Amtrak and Acela express train services as well as the Norwood Municipal Airport; providing uncommon transportation alternatives. Abutting the property to the west is a singlefamily home residential community on Anne Road, Crestwood Circle and Nahant Street. Abutting the property to the South is Oldham Elementary School. The remainder of the Upland Woods Commercial Park is to the north and east although the site has a natural wooded / wetland buffer on those borders. The property itself is a combination of mature woods, open field, wetlands at the outer extremities of the site and an existing dirt road that runs through the site and connects Nahant Street with Lower Road. There is an abandoned baseball field within the property on its western edge. The dirt road provides emergency access to Upland Woods and a utility corridor for looped water and gas lines. This road traverses
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1. LOCUS INFORMATION
C ORPORASURROUNDING TE C ENTER AREA AMENITIES
ENITIES
95
Dedham
Dedham Mall
128
109
Westwood
Westwood
ND
128
T
MBTA / Franklin Line MBTA / Stoughton - Providence Line Westwood Station
T
1A
UP
LA
RD
Norwood Airport
95
CaritasNowoodHospital
1A
NE PO NS ET
Canton
Norwood
ST
95
Brookmeadow Country Club
C ORPORA TE C ENTER
53
Wetlands
Woodlands
Wetlands
4G
MULTIPLE ENTRYWAYS
experience. In applying this philosophy to Upland Woods Lot 4 we were very conscious of making connections to the surrounding neighborhoods. A pedestrian path connects the street network to neighboring Nahant Street which in turn leads to downtown Norwood and
the commuter rail. Also the new system of streets and sidewalks within Lot 4 are directly connected to the existing sidewalk system that extends throughout Upland Woods, linking the new residential neighborhood to potential places of work within the Park, an existing bus stop, and other open spaces and places of business along Upland Road / Route 1A.
57
2 STORIES 2 STORIES
1. SITE PLAN
LOT 4 UPLAND WOODS
59
61
63
1st floor
2nd floor
3rd floor
Lofts/Roof
LEGEND
Unit B
Unit D
Unit E
Unit F
Unit G
Hallway
Storage
Garage
3. CLUBHOUSE ARCHITECTURE
67
UNIT ANALYSIS: SQUARE FOOTAGE AND RENTS BY UNIT TYPE 4. PROJECT INFORMATION SUMMARY UPLAND WOODS UNITNorwood ANALYSIS: SQUARE FOOTAGE AND RENTS BY UNIT TYPE Lot 4 Upland Woods, MA 4/30/2013 04.30.13
Unit Style Unit Layout Unit Description # # Beds Baths 1 1 1 1 1 1 1 1 1 1 1 2 2 2 2 2 2 2 2 2 3 3 1 1 1 1 1 1 1 1 1 1 1 2 2 2 2 2 2 2 2 2 2 2 Unit Leasable S.F.
All Bldg. Totals Units 2.0 4.0 2.0 18.0 4.0 18.0 10.0 18.0 4.0 2.0 4.0 2.0 15.0 13.0 19.0 18.0 17.0 9.0 15.0 6.0 10.0 12.0 222.0 222.0 86.0 114.0 22.0
Leasable S.F.
MARKET RATE RENT SCHEDULE: A1 A2 A3 B1 B14 B2 B24 B3 B34 C1 C2 C3 D D4 E2 E24 E3 E34 F F4 G G4 One Bedroom One Bedroom One Bedroom w/ Loft One Bedroom w/ Den One Bedroom One Bedroom w/ Den One Bedroom One Bedroom w/ Loft One Bedroom w/ Loft One Bedroom One Bedroom w/ Den Two Bedroom w/ Loft Two Bedroom Two Bedroom Two Bedroom Two Bedroom Two Bedroom w/ Loft Two Bedroom w/ Loft Two Bedroom w/ Den Two Bedroom w/ Den Three Bedroom Three Bedroom 777 770 989 777 816 770 809 998 1,036 796 1,030 1,242 1,038 1,063 1,010 1,104 1,252 1,346 1,237 1,289 1,309 1,322
1,554 3,080 1,978 13,986 3,264 13,860 8,090 17,964 4,144 1,592 4,120 2,484 15,570 13,819 19,190 19,872 21,284 12,114 18,555 7,734 13,090 15,864 233,208 1,050 856 1,146 1,316
69
UPLAND WOODS UNIT ANALYSIS: SQUARE FOOTAGE AND RENTS BY UNIT TYPE Lot 4 Upland Woods, Norwood MA 4/30/2013
04.30.13 Unit Style Unit Layout Unit Description # # Beds Baths 1 1 1 1 1 1 1 1 1 1 1 2 2 2 2 2 2 2 2 2 3 3 1 1 1 1 1 1 1 1 1 1 1 2 2 2 2 2 2 2 2 2 2 2 Unit Leasable S.F.
AFFORDABLE RENT SCHEDULE (BASED ON BOSTON-CAMBRIDGE MSA): A1 A2 A3 B1 B14 B2 B24 B3 B34 C1 C2 C3 D D4 E2 E24 E3 E34 F F4 G G4 One Bedroom One Bedroom One Bedroom w/ Loft One Bedroom w/ Den One Bedroom One Bedroom w/ Den One Bedroom One Bedroom w/ Loft One Bedroom w/ Loft One Bedroom One Bedroom w/ Den Two Bedroom w/ Loft Two Bedroom Two Bedroom Two Bedroom Two Bedroom Two Bedroom w/ Loft Two Bedroom w/ Loft Two Bedroom w/ Den Two Bedroom w/ Den Three Bedroom Three Bedroom 777 770 989 777 816 770 809 998 1,036 796 1,030 1,242 1,038 1,063 1,010 1,104 1,252 1,346 1,237 1,289 1,309 1,322
1.0 2.0 1.0 5.0 2.0 5.0 2.0 5.0 2.0 1.0 2.0 1.0 5.0 5.0 5.0 6.0 6.0 3.0 5.0 2.0 4.0 4.0 74.0 74.0 28.0 38.0 8.0
777 1,540 989 3,885 1,632 3,850 1,618 4,990 2,072 796 2,060 1,242 5,190 5,315 5,050 6,624 7,512 4,038 6,185 2,578 5,236 5,288 78,467 1,060 865 1,151 1,316
Qty.
135 173
296
311,675
A. TRAFFIC ANALYSIS
EXECUTIVESUMMARYTRAFFIC
MDM Transportation Consultants, Inc. (MDM) has prepared a Traffic Impact andAccess Study (TIAS) for a proposed 300unit residential apartment development to be located on Lot4 of the UplandWoodsdevelopmentlocatedat1UplandRoad(Route1A)in Norwood,Massachusetts. The TIAS report documents existing operational and safetyrelated characteristics of roadways serving the development site, estimates future year operating characteristics of these roadways independent of the residential development, estimates developmentrelated trip generation, and identifies incremental impacts of siterelated traffic. Access improvements are identified forthedevelopmenttomeetoperationalneedsofthesiteandtheadjacentRoute1Acorridor. The TIAS has been prepared in accordance with standards for the preparation of traffic studies as jointly issued by the Commonwealth of Massachusetts Executive Office of Energy & EnvironmentalAffairs/MassachusettsDepartmentofTransportation(EEA/MassDOT).
E.1 PROJECTDESCRIPTION
ExistingConditions
The site comprises approximately 131.16 acres located at 1 Upland Road (Route 1A) in Norwood, Massachusetts. The site is currently occupied by two buildings totaling 457,788 sf of space; Lot 1 includes a 222,163 sf building currently occupied by the Universal Technical Institute(UTI)andLot2includesavacant235,625sflightindustrialbuilding.Accesstothesite is provided by a single unsignalized driveway via Upland Road that provides single travel lanes on Upland Road and exclusive turn lanes on the site drive approach. Two gated driveway connections to the adjacent Mercer, LLC site are also provided for emergency access/egresspurposes.Pedestrian infrastructureincludesa sidewalkalongthewesternsideof Route 1A along the site frontage and a sidewalk along the south side of the site driveway that providesconnectionstotheLot1andLot2buildings.Abusstopisalsoprovidedalongthesite drivewaywhichisservedbytheMassachusettsBayTransitAuthority(MBTA).
MDM
IX. PROJECT IMPACTS 73
PermittedConditions
The Upland Woods development has undergone initial permitting under the Massachusetts Environmental Policy Act (MEPA), including submittal of an Expanded Environmental Notification Form (ENF) in November 2004. A Phase I waiver was granted on January 28, 2005 allowing reuse of 172,788 sf of the Lot 1 building to accommodate the UTI facilities at a projected enrollment and staffing level of 2,000 persons. Since the issuance of the Phase I waiver,aportionoftheLot1buildingwas vacatedbyalightindustrialtenant,allowingUTIto fully occupy the 222,163 sf Lot 1 building within the originally projected maximum enrollment and staffing levels. The Lot 2 building, originally occupied entirely by Polaroid, was later partiallyretenantedbyCovidien(AspectMedical)andiscurrentlyfullyvacant. As part of Phase II of the Upland Woods development program, two office buildings were permitted at the site totaling approximately 300,000 sf; a 100,000 sf office building on Lot 3 and a 200,000 sf office building on Lot 4. Additional renovation of the existing Lot 2 building is planned that will result in a reduction in building size to 191,200 sf of light industrial space. Total onsite building area was permitted to comprise approximately 713,363 sf which represents a net increase of 255,575 sf of building area relative to existing conditions. Phase II access to the site was proposed to remain via the existing site driveway along Upland Road, which was proposed to be improved for signal control when warranted and approved by MassDOT.Intheinterim,policeofficercontrolwasproposedtobeutilizedatthesitedriveway duringpeakhourstomanagetrafficoperations.
ProposedConditions Undertheproposeddevelopmentplan,UTIwillcontinuetoutilizetheentireLot1building,the reduction of the existing Lot 2 building to 191,200 sf of light industrial space will be completed as planned, and a 100,000 sf office building will still be constructed on Lot 3. However, the 200,000sfofficebuildingpermittedforLot4willbereplacedbyaproposed300unitresidential apartment development. Access to the site will remain via the existing site driveway along UplandRoad.
E.2 STUDYAREA
This TIAS evaluates transportation characteristics of roadways and intersections that provide a primary means of access to the site, and that are likely to sustain a measurable level of traffic impact from the development. The study area includes the following primary intersections, which include locations identified in the Certificate on the ENF as well as additional locations identifiedinconsultationwiththeTownofNorwoodandMassDOT:
MDM
E.3 TRIPGENERATION
The analyses presented in this TIAS are based on industrystandard trip rates published by the Institute of Transportation Engineers (ITE). As such, the proposed residential development is estimated to generate approximately 151 vehicle trips during the weekday morning peak hour (30entering and 121 exiting) and 183 vehicle trips during the weekday evening peak hour (119entering and 64 exiting). On a daily basis, the residential development is estimated to generateapproximately1,942vehicletripsonweekdays. As previously indicated the 300 residential apartment units will replace a previously permitted 200,000 sf office building on Lot 4. When compared to the permitted building on Lot 4 at the site, the residential development will result in a net reduction of 150 vehicle trips during the weekday morning peak hour (235 entering and +85 exiting) and a net reduction of 93 vehicle trips during the weekday evening peak hour (+72 entering and165 exiting). On a daily basis, the residential development is estimated to generate a net reduction of approximately 130 vehicletripsonweekdayswhencomparedtotheapprovedofficeuseforthesite.
E.4 SUMMARYOFANALYSISANDFINDINGS
Capacity analyses were conducted for each study area intersection to quantify existing and future year traffic operations with and without the development for the weekday morning and peak hours. These time periods represent the highest activity periods of the proposed project andtheadjacentroadwaysystem.
Under Existing conditions, capacity analyses indicate that the signalized study intersections generally operate below capacity at LOS D or better (overall). The Route1A/Site Drive unsignalized intersection currently experiences mainline operations of LOSA or better under Existing conditions. Side Street left turn movement delays from Upland Woods, which is currentlyoccupiedexclusivelybyUTI,aregenerallyexcessive(LOSF)duringthemorningpeak hourandeveningpeakhour. The project was then analyzed under NoBuild (Permitted) conditions. For comparison purposes the NoBuild conditions were analyzed without the proposed mitigation package approved for the permitted Upland Woods project. Under future NoBuild conditions (Permitted) without prior approved mitigation, the Route 1A/Clapboardtree Street and Everett Street/Washington Street intersections are expected to operate near or above capacity at LOSE/F (overall) operations. Mitigation measures approved under the previous permitting process for Phase II were aimed at reducing the delays at these locations. The Route1A/Investors Way intersection continues to operate below capacity at LOS B or better (overall) operations. The Route1A/Site Drive unsignalized intersection experiences mainline operations of LOSA or better under Existing and NoBuild conditions. Side street delays, specificallyforleftturnmovements,arelongerandaregenerallyinexcessof50seconds. 3
MDM
IX. PROJECT IMPACTS 75
Traffic increases associated with the replacement of 200,000 sf of office space previously permitted at Upland Woods under Phase II with 300 residential units do not result in any significantchangeinintersectionoperationsrelativetothepreviouslypermittedusesatthesite. In fact, the Route 1A/Clapboardtree Street intersection is expected to experience improved operations during the weekday evening peak hour. Delays experienced at the Route 1A/ClapboardtreeStreetintersectionduringtheweekdaymorningpeakhourmaybeimproved by signal retiming and/or geometric improvements to offset project traffic impacts. Implementation roadway improvements and traffic signal control (when warranted) at the site drivewayarealsoproposedtoaddressfullbuildouttrafficprojectionsfortheSite. NearTerm (Design Year) analysis results for initial occupancy of 300 apartment units on Lot 4 indicate that there will be an increase in delays at the Route 1A/Clapboardtree Street intersection during the weekday morning peak hour. As described in more detail below, the Proponent will monitoring traffic conditions following occupancy of 100 residential units and for each additional 100 occupied residential units thereafter to determine the need for traffic signaloptimizationtooffsetprojectrelatedimpacts.Nogeometricimprovementsareproposed under the residential development proposal; however, geometric improvements may be necessary should additional commercial development of the Upland Woods campus occur underthePhaseIIprogram,consistentwithpriorpermittingunderMEPA. Specificimprovementactions,scheduleandcostareidentifiedintheMitigationsection.
E.5MITIGATION
Incremental traffic associated with the proposed development is expected to impact traffic conditions in the study area. As a result, the Proponent proposes numerous mitigation measurestooffsetprojectrelatedimpactsthemajorityofwhichhavebeenpreviouslyapproved as part of the initial Phase II permitting process. Mitigation includes geometric and signal modifications to the Route 1A and Clapboardtree Street intersection, signal timing modificationstotheRoute1AandInvestorsWayintersection,andinstallationofatrafficsignal at the Route1A and Site Drive intersection when warranted following traffic monitoring. Additionally, the Town of Norwood is in the preliminary stages of redesigning the Route 1A and Prospect Street intersection. The Proponent previously provided a monetary donation to the Town of Norwood as part of the previous permitting process to help facilitate the redesign of the intersection. The proposed change in the site programming at Upland Woods from a 200,000 sf office building to a 300unit apartment development results in a 2 to 3 percent decrease in volume at the Route 1A/Prospect Street intersection. Accordingly, impact of the proposed residential development relative to previously permitted office development is lower and does not warrant further mitigation action at that location. With proposed mitigation actions in place, traffic impacts of the proposed Upland Woods development will be offset and ampleroadwaycapacitywillbeavailabletoaccommodatetheproject.
MDM
A summary of proposed mitigation actions, schedule and cost is provided below in accordance withTableE1. TABLEE1 TRAFFICMITIGATIONSUMMARY
Commitment A:Commitmenttoregular,scheduledtrafficcountanalysisto monitortrafficconditionsandassistinplanningfutureonand offsitetrafficmitigation B:Policetrafficdetailatpeakhourspriortotrafficsignal requirementtomanagetrafficatthesitedriveandUpland Road C:InstallationoftrafficsignalandlanerealignmentatUpland Roadandsitedrivewhensignalwarrantsaremet D1:CommitmenttojoinandparticipateintheNeponset ValleyTransportationManagementAssociation D2:ImplementationofanonsiteTransportationCoordinator tofacilitateTransportationDemandmeasurestoavoidpeak hourtrafficcongestionatthesiteandsurrounding intersections E:ConstructionofaRoute1Anorthboundrightturnlaneat theintersectionwithClapboardtreeStreet
Status Ongoing Ongoing PendingAnticipated FollowingOccupancyof 175Residential Units Implemented:PhaseI Ongoing Implemented:PhaseI Ongoing PendingAnticipated FollowingOccupancyof PermittedCommercial DevelopmentUnderPhaseII; NotRequiredforResidential DevelopmentComponent PendingAnticipatedWith SignalatSiteDriveway Completed
$300,000
$15,000 $50,000
MDM
IX. PROJECT IMPACTS 77
A:TrafficMonitoring The Proponent will monitor traffic volumes and operations at the site driveway and at the Route 1A/Clapboardtree intersection following occupancy of 100 occupied residential units and/orphasedoccupancyofcommercialproposedofficeandlightindustrialspaceunderPhase II development to determine whether applicable traffic signal warrants are met and/or implementation of signal timing and/or geometric improvements are necessary to offset project impacts. B:PoliceOfficerDetails The Proponent currently employs police officer details at the Route 1A/Site Access intersection during weekday morning and afternoon periods to manage traffic associated with the Phase I (UTI) development. Such details will continue until such time as the driveway volumes meet applicable traffic signal warrants (to be determined under ongoing monitoring as described aboveunderitemA)andapprovalofroadwayandsignalimprovementsbyMassDOT. C:SiteAccessImprovements The proposed development will most notably impact intersection operations at the Route1A/Site Drive intersection. To offset projectrelated impacts, the Proponent is committed to implementing geometric improvementsas well as installation of a traffic signal at the subject intersection when warranted by traffic monitoring. A conceptual improvement plan for the Route1A/SiteDriveintersectionispresentedinFigure16andincludesthefollowingelements: WideningofRoute1Atoaccommodatetwonorthboundgeneralpurposelanes; WideningofRoute1Atoaccommodatetwosouthboundgeneralpurposelanes; Implementation of a fully actuated traffic signal including coordination with the upstreamsignalsatInvestorsWayandatClapboardtreeStreet; The proposed improvements are consistent with future roadway improvements at the Route 1A/Prospect Street intersection which are currently in the preliminary (25%) designstagebyMassDOT. A preliminary signal warrants analysis has been performed to determine the need for a traffic signal at the intersection based on the Manual on Uniform Traffic Control Devices (MUTCD). Traffic signal warrant analysis indicates that a traffic signal at the Route 1A/Site Drive intersection is not currently warranted. It is anticipated that Warrant 1: EightHour Vehicular Volume Minimum Vehicular Volume will be satisfied upon occupancy of approximately 175 residential units. Accordingly, the Proponent will monitor traffic volumes at the site driveway following occupancy of 100 residential units to determine whether applicable traffic signal warrants are met. Subsequent monitoring will occur after each additional 100 occupied 6
MDM
residential units until traffic signal Warrant 1 is satisfied. To the extent warrants are met, the Proponent will permit and construct geometric and signal improvements as approved by MassDOTingeneralconformancewiththeAccessImprovementPlanpresentedinFigure16. D:TravelDemandManagement The Proponent is committed to reduce auto dependency by employees, patrons and residents by implementing a TDM program. These elements are also consistent with the Massachusetts Department of Environmental Protection (MADEP) directive to use all reasonable and feasible mitigation actions to reduce auto emissions. The TDM program includes the following elements: Transportation Management Association. The Phase I tenant (Universal Technical Institute) is a member of the Neponset Valley Transportation Management Association (TMA). The Proponent will require as a condition of tenancy of the proposed Phase II development membership in the Neponset Valley Transportation TMA. The TMA offers a host of programs for employees aimed at promoting ridesharing, vanpooling, and use of alternative modes of transportation for commuting to work and reducing dependencyonsingleoccupantvehicletravel. Staggered and Flexible Work Hours. The Proponent will encourage the implementation of flexible and staggered work hours by tenants. Staggered and flexible work hours will allowforfewerpeakhourtripsandmoreconveniencetousepublicoralternativeforms oftransportation. Automatic Employee Payroll Transactions. Direct deposit and other automatic employee payroll transactions will be implemented at the site consistent with each tenants corporatepolicies. Posting of MBTA Service Information. The Proponent is committed to providing MBTA servicesandschedulesfornearbycommuterrailstationsandbusstopstoeachtenantto distributeorpostforemployeesandinallresidentialbuildings. MBTA Transit Service. The Proponent has constructed transit bus stops along the site driveway as part of the Phase I development and has incorporated the site as a stop on theMBTA busroutefor thearea.TheProponent willcontinueitscoordinationwiththe MBTAtoprovidebusservicetothesiteatdesignatedbusstops. Bicycle Racks. Bicycle racks will be provided onsite in close proximity to the building entrances for use by employees, patrons and residents. The location and number of racks will be identified more specifically during the local site plan review and approval processforeachbuildingunderthePhaseIIdevelopmentprogram. 7
MDM
IX. PROJECT IMPACTS 79
Pedestrian Infrastructure. The site currently includes a sidewalk along the site driveway thatconnectsexistingsitebuildingstotheRoute1Asidewalksystem.Theproposedsite layout will include additional sidewalks and/or designated pathways to Phase II buildingsthatconnecttothissystemofsitewalkways. MassRides. MassRides is the Executive Office of Transportations statewide travel optionsprogramprovidingfreeassistancetocommuters,employers,students,andother traveler markets. MassRides programs may encourage workers to use alternative forms of transportation such as carpooling, vanpooling, and to utilize a large database for rideshare matching. The Proponent will promote commuter assistance programs available through MassRides by encouraging tenants to incorporate information on MassRides as part of the employee orientation programs. MassRides information will alsobepostedineachresidentialbuilding. OnSite Employee Transportation Coordinator. The Phase I tenant (Universal Technical Institute) has a designated employee transportation coordinator. The Proponent will require that each tenant of the Phase II development component designate an onsite employee transportation coordinator. The employee transportation coordinator will be responsiblefordisseminatingrelevantTDMinformationtoemployeesincludingposting TDM information at appropriate locations within the buildings. Such postings may includemakinginformationonMassRidesavailabletoemployeesatorientation. OnSite Employee Services. The Proponent will work with tenants to develop a schedule of onsite employee services. The site may include an employee or residents fitness center, showers, cafeteria for employees, direct deposit of employee payroll checks, and maildropoffboxes. Preferential Parking for Carpools and Vanpools. The Proponent will designate preferential parking locations for employees who use carpools and vanpools. The parking spaces willbedesignatedwithsigns. Parking Banking. The Proponent will evaluate parking banking alternatives to minimize the required number of onsite parking spaces and promote use of alternative forms of transportation. TransitPassSubsidization.TheProponentwillencouragetenantstooffersubsidizationof MBTAbuspassestoemployeesandresidents.Suchprogramswouldbecoordinatedby adesignatedonsiteemployeetransportationcoordinator. Guaranteed Ride Home. The Proponent is committed to providing a guaranteed ride homeprogramthroughmembershipintheNeponsetValleyTMA.
MDM
E:Route1A/ClaboardtreeStreet/WashingtonStreet ThemajorityofprojectrelatedtripsareanticipatedtoutilizetheRoute1A/ClapboardtreeStreet intersection.Alreadypooroperatingconditionsattheintersectionareworsenedbytheincrease in vehicletrips associated with the proposed redevelopment. To offset projectrelated impacts, geometric and signal improvements are proposed by the Proponent. Geometric improvements includewideningtheRoute1Anorthboundapproachtoincludeanexclusiverightturnlane.A conceptualimprovementplanfortheRoute1A/ClapboardtreeStreetintersectionispresentedin Figure17. The Proponent will monitor traffic volumes at the Route 1A/Clapboardtree Street intersection following occupancy of 100 residential units to determine whether signal timing improvements are required to offset project impacts. Likewise, additional monitoring for each phase of occupied commercial development (office/light industrial) under Phase II will be conducted to determine the need for geometric improvements. To the extent the addition of a rightturn lane is calculated to result in a lettergrade improvement in operating levels at the intersection, the Proponent will permit and construct geometric and signal improvements as approved by MassDOT in general conformance with the Conceptual Improvement Plan presentedinFigure17. Since the Route1A/Clapboardtree Street intersection operates in conjunction with the Everett Street/Washington Street intersection, signal timing improvements will be implemented at both locations. F:SignalTimingImprovements Signal timing modifications at the Route 1A/Clapboardtree Street, Everett Street/Washington Street,andRoute1A/InvestorsWayintersectionswillbemodifiedasnecessaryandrequiredby MassDOT to provide coordinated signal control following implementation of site access signalizationunderitemC. G:ProspectStreetImprovements TheTownofNorwoodhasidentifiedtheUplandRoad/ProspectStreetintersectionasapriority location for improvements independent of the Upland Woods development. Potential improvements include geometric modifications and/or traffic signal control. The Proponent previously submitted a monetary donation to the Town of Norwood as part of the previous Phase II permitting process to help fund a study for the redesign of the Route 1A/Prospect Street intersection that is commensurate with the impacts of the Phase II development impacts to that location. The intersection improvements are currently in the 25% design phase. The proposedchangeinthesiteprogrammingatUplandWoodsfroma200,000sfofficebuildingto a 300unit apartment development, results in a 2 to 3 percent decrease in volume at the Route 1A/Prospect Street intersection, therefore, no further mitigation is warranted by the Proponent atthatlocation. 9
MDM
IX. PROJECT IMPACTS 81
B. ENVIRONMENTAL RESOURCES
1. OPEN SPACE RESOURCES The plan includes a series of community Greens located strategically within the development. These public spaces will provide a central focus and be connected to a series of tree lined sidewalks which extend from the Greens to all of the apartments. The Greens provide a stopping point for residents of the apartment development and passers by.
C. MUNICIPAL SERVICES
1. SEWER SYSTEM Uplands Woods - Lot 4 will generate approximately 56,000 gallon per day of Title V Sewer Flow. The on-site system will be connected to the existing gravity sewer located on Lot 2 of the Upland Woods Subdivision. The sewer line will traverse a portion of Lower Road and Lot 3 of the aforementioned Subdivision before connecting to the municipal system off site. 2. WATER SYSTEM There is an existing 12 water line which loops through the site from Lower Road and out through an easement to Nahatan Street. The 12 line will be rerouted in two locations within the site but will continue to provide the same looping function it provides today.
2. WILDLIFE HABITAT The development plan will permanently protect all existing wetlands and the wildlife habitat within. No filling of wetlands and no work with twenty five feet of a wetlands is proposed in connection with this development. 3. RECREATIONAL RESOURCES. Both indoor and outdoor recreation will be provided as part of this development. In addition to an extensive sidewalk Clubhouse area includes indoor workout facility and system which encourages residents outdoor pool. to walk, the clubhouse will include an outdoor pool and indoor fitness center. The sidewalk system within Lot 4 will connect to the larger walking path system throughout the Upland Woods Business Park.
3. STORMWATER MANAGEMENT The stormwater management system for the development will utilize Best Management Practices, recharging roof water directly into the ground through infiltration systems and utilizing a series of interconnected detention
83
basins and forebays to store and clean the stormwater runoff before it ultimately discharges into the adjacent wetlands. A detailed stormwater management report has been submitted as part of this application.
to control flooding and sedimentation. Inlets to the proposed drainage system will be protected using haybales and filter fabric. Additional mitigation measures will be established as part of the Notice of Intent process with the Norton Conservation Commission.
D. CONSTRUCTION IMPACTS
1. NOISE No construction activity on the property which may cause noise, vibration, glare, dust debris or other detrimental impacts on adjacent lots shall take place prior to 7:00 am or after 5:00 pm Monday through Friday or prior to 8:00am or after 5:00pm on Saturday. No construction activity shall take place on Sunday. Contractors will be instructed not to leave vehicles idling to reduce air and noise pollution. 2. AIR QUALITY AND DUST Substantial stands of existing trees will remain on three sides of the site and provide a natural wind barrier especially from the prevailing wind direction. Crushed stone at the construction entrances, combined with vegetative cover and sprinkling as necessary will be employed to control dust. 3. EROSION AND SEDIMENTATION CONTROL Haybales and Silt Fence shall be installed along all wetlands, abutting property and public roadways downgradient from disturbed areas of the site. These barriers will prevent erosion from entering these areas. The barriers will remain in place and be maintained in good working order until the areas contained within have become stabilized. Exposed slopes will either be loamed and seeded or temporarily stabilized with erosion control blankets. No nylon netting shall be used. Track Pads will be established at all construction entrances. Temporary interceptor swales, check dams, sedimentation basins, and filtered level spreaders will be established throughout the site
X. APPENDIX
X. APPENDIX
87
X. APPENDIX
89
X. APPENDIX
91
X. APPENDIX
93
X. APPENDIX
95
X. APPENDIX
97
X. APPENDIX
99
D. Detailed Plans
1. PROTOTYPICAL ARCHITECTURE
X. APPENDIX
101
II
III
IV
X. APPENDIX
103
X. APPENDIX
105
X. APPENDIX
107
X. APPENDIX
109
X. APPENDIX
111
X. APPENDIX
113
X. APPENDIX
115
X. APPENDIX
117
X. APPENDIX
119
X. APPENDIX
121
FIRST FLOOR
SECOND FLOOR
Unit B Loft Un
B3, B34 4
Square e feet
LEGEND.
1st floor
3rd floor
2nd floor
Lofts
X. APPENDIX
123
Unit Un nit B
B2, B24
Square feet
LEGEND.
Unit D
D, D4
LEGEND.
1st floor
3rd floor
Square feet
1st floor
3rd floor
Bathrooms Bedrooms
Bathrooms Bedrooms
2nd floor
Lofts
2 Beds
2nd floor
Lofts
X. APPENDIX
125
FIRST FLOOR
SECOND FLOOR
Unit E Loft
B3, E34
Square feet
LEGEND.
1st floor
3rd floor
Bathrooms Bedrooms
2nd floor
Lofts
X. APPENDIX
127
Unit E
E2, E24
Square feet
LEGEND.
Unit F
F, F4
Square feet
LEGEND.
1,010 Sq. Ft
Bathrooms
1st floor
3rd floor
1,237 Sq. Ft
Bathrooms
1st floor
3rd floor
2 Baths 2 Beds
Bedrooms
Bedrooms
2nd floor
Lofts
X. APPENDIX
129
Unit G
G, G4
Square feet
LEGEND.
1,309 Sq. Ft
Bathrooms
1st floor
3rd floor
2 Baths 3 Beds
Bedrooms
2nd floor
Lofts
X. APPENDIX
131
X. APPENDIX
133
2. CLUBHOUSE ARCHITECTURE
X. APPENDIX
135
X. APPENDIX
137
3. ENGINEERING PLANS
X. APPENDIX
139
X. APPENDIX
141
X. APPENDIX
143
X. APPENDIX
145
X. APPENDIX
147
X. APPENDIX
149
X. APPENDIX
151
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EXECUTIVE SUMMARY Request Green Environmental, Inc. (GREEN) was retained by CFRI/CQ Norwood Upland LLC, the User (see Appendix C for ASTM definitions of terms used in this assessment report) to conduct an ASTM E 152705 Phase I Environmental Site Assessment (ESA) of Lot 4 located within Upland Woods at 1 Upland Road in Norwood, Massachusetts (the Property). Response Site visits were made by GREEN on December 24 and 28, 2012, in an effort to identify recognized environmental conditions (RECs) at the Property. In addition, GREENs assessment included on-site groundwater sampling, reconnaissance of adjoining and neighboring properties, background research, and review of available local, state and federal regulatory records regarding the presence of petroleum products and/or hazardous materials on or in the vicinity of the Property. Major Findings and Opinions The Property is known as Lot 4 located within Upland Woods, 1 Upland Road, in the Town of Norwood, Massachusetts. The Property is identified in the Town of Norwood Tax Assessors records as 23.24 acres of land, designated on Map 14, Sheet 2 as Parcel 7D. The subject Property is the westernmost wooded parcel, located within Upland Woods, a 131 acre office park located between Upland Road and Nahatan Street. The campus is currently improved with two 2-story research and manufacturing buildings originally constructed in the late 1960s for Polaroid Corporation. The owner of the subject Property is identified in Town Assessors records as CFRI/CQ Norwood Upl and LLC with a Property transfer date of October 10, 2003 and a deed recorded in Book 20018 on Page 108. The parcel is further referenced on Subdivision Plan 104/2005/532. Lot 4 is largely a wooded undeveloped parcel consisting of pines and deciduous trees. An electric substation maintained by the Norwood Electric Department is located at the southeastern edge of the parcel. No other structural improvements were noted on the Property. A 10-foot wide natural gas easement runs through the Property along the southern and western boundaries, extending to Nahatan Street. Historic information reviewed and field observations indicate that a baseball field was formerly located on the western portion of Lot 4, and remnants (baseball backstop) were observed to be present in this area. GREEN has not identified evidence of historic storage of oil and/or hazardous materials on Lot 4. On-Site Environmental Conditions No on-site environmental conditions or evidence of a past or present release of oil and/or hazardous materials were identified on Lot 4. Off-Site Environmental Conditions The Polaroid Corporation occupied 1 Upland Road from approximately 1967 until 2003. The Polaroid complex historically encompassed a total of 131 acres of land, that included Lot 4. Historic site uses included the manufacture of photographic equipment and supplies. Information reviewed indicates that the central portion of the facility was improved with three manufacturing buildings constructed in the late 1960s. The complex included offices, manufacturing, chemical storage areas and a pump house. The historic underground storage tanks (USTs) and the chemical storage areas, associated with the Polaroid
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facility, were located at least 300 feet to the east of the eastern boundary of Lot 4. Groundwater flow direction, determined by others, places Lot 4 hydraulically upgradient of the historic USTs and chemical storage areas. A review of the EPA and MassDEP RCRA Generator database for the Property and its adjoining properties revealed that several businesses formerly located at 1 Upland Road were listed as RCRA Generators, these included Polaroid Corporation, 3M Norwood, Affiliated Building Services, Aspect Medical Systems, Boston Laser, Flextronics International, Universal Technical Institute, and Calgon Corp. Polaroid Corporation, 3M Norwood, Affiliated Building Services and Calgon Corp. are listed as No Longer Regulated indicating that the business is gone or no longer generates waste. Information reviewed indicates that both Polaroid and 3M were historically classified as Large Quantity Generators; and reportedly both had hazardous waste contingency plans in place, to support their site operations. Information reviewed indicates that there are 11 incidents of releases of oil and/or hazardous materials associated with the former Polaroid Corporation facility. Polaroid occupied the 1 Upland Road site for over 30 years for the manufacture of photographic equipment and supplies. Site operations included the use of oil and hazardous materials including petroleum, methanol and ethyl acetate. Seven separate release tracking numbers and four spill identification numbers were assigned between 1990 and 2003. Each has been closed by the Massachusetts Department of Environmental Protection (MassDEP) or a Response Action Outcome (RAO) Statement has been filed. A review of MassDEP databases indicates that 22 USTs have been registered for the property. The tanks were reportedly installed between 1968 and 1992 and included the storage of No. 2 fuel oil, No. 6 fuel oil, methanol, ethyl acetate and waste solvents. Information reviewed indicates that all of the USTs have since been removed. Several tanks were historically removed by Polaroid and six abandoned USTs were removed in 2011, reportedly without incident. There were additional locations of environmental conditions identified within the ASTM search radii, as discussed in Section 4.1 of this report. Based upon the distance from the Property, nature of the release, and/or status with the MassDEP, in our opinion, environmental conditions identified on the listed sites are unlikely to impact the subject Property and are not considered to be RECs. Conclusions and Recommendations We have performed a Phase I Environmental Site Assessment, in conformance with the scope and limitations of ASTM Practice E 1527-05, of Lot 4 located at 1 Upland Road in Norwood, Massachusetts, the Property or subject site. Any exceptions to, or deletions from, this practice are described in Sections 1.3 and 1.4 of this report. This assessment has revealed evidence of historic RECs on adjoining parcels in connection with past site operations. As previously summarized, Lot 4 was part of the historic Polaroid Complex. Several releases of oil and/or hazardous materials associated with historic operations have been documented. Information reviewed indicates that the identified releases have been addressed and response actions have been completed by others. GREEN sampled two existing groundwater monitoring wells located on Lot 4, as part of ESA activities. Groundwater from each well was sampled and analyzed for the presence of extractable and volatile petroleum hydrocarbons, volatile organic compounds and MassDEP 14 metals. The resultant data was below the applicable Massachusetts Contingency Plan (MCP) RCGW-2 Reportable Concentrations. Based upon this information, no further assessment is recommended at this time.
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G. ABUTTERS LIST
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