MODERA WESTON INFO SESSION - June 4, 2019 - Town of Weston

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MODERA WESTON INFO SESSION - June 4, 2019 - Town of Weston
MODERA WESTON

       INFO SESSION

        June 4, 2019

1
MODERA WESTON INFO SESSION - June 4, 2019 - Town of Weston
Development Team

• Developer:   Mill Creek Residential

• Consultant: Salt Marsh Design
               • Mark Romanowicz
                  • Formerly VP of Development            Salt Marsh Design
                     for Highland Meadows

• Architect:   The Architectural Team                        THE A RCHITECTURAL TEAM

• Civil / Plan: Howard Stein Hudson
                                                 Hawk
• Landscape: Hawk Design
                                                 Design
• Legal:       Goulston & Storrs

2
MODERA WESTON INFO SESSION - June 4, 2019 - Town of Weston
751-761 Boston Post Road: Timeline

• February 5, 2018: Mark held first meeting with Weston officials seeking initial
  feedback on the site’s 40B potential
    • Initial concept: up to 247 apartments spread throughout the site

• August, 2018: Mark executed Option Agreement with Land Seller, then introduces
  himself and concept to each abutting neighbor

• 8/23/18 – 2/18/19: Mark held 18 meetings with Weston committees, boards,
  departments, and neighborhood groups
    • 9/12/18: Presentation to Selectmen; Town Crier article on 9/20

3
MODERA WESTON INFO SESSION - June 4, 2019 - Town of Weston
Mark Romanowicz + Mill Creek: Timeline

• 9/7/2018: First introduced to each other by mutual relationship

• 10/17/2018: Executed Letter of Intent

• 2/21/2019: Executed Purchase & Sale Agreement

• 3/1/2019: Filed Project Eligibility Application with MassHousing

• 5/20/2019: PEL Received from MassHousing; 40B Application Filed

• 6/10/2019: Opening of ZBA Hearing

4
MODERA WESTON INFO SESSION - June 4, 2019 - Town of Weston
751-761 Boston Post Road: Timeline Since 3/1 PEL Filing
• 3/11: Rail Trail Advisory Committee
• 3/11: Police Department
• 3/12: Affordable Housing Trust
• 3/13: Cambridge Water District
• 3/13: Traffic & Sidewalk Committee
• 3/14: Forest & Trails Association
• 3/19: Board of Selectmen
• 3/20: DPW, Water & Engineering
• 3/20: Planning Board
• 3/21: Historic Commission
• 3/25: Fire Department
• 3/26: Board of Health
• 3/26: Conservation Commission          Completed Meetings Italicized
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MODERA WESTON INFO SESSION - June 4, 2019 - Town of Weston
6
MODERA WESTON INFO SESSION - June 4, 2019 - Town of Weston
Town-Owned Land

                                                 Town-Owned Land

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                                                                                                                                                                                   Zoning Residence District
                                                                                                                                                                                   Zoning Residence District
                                                                                                                                                                                                             A
                                                                                                                                                                                                             B
                                                                                                                                                                                                                                                                                                                                                                                    Town-Owned Land
                                                                                                                                                                                                                                                                                                                             Zoning Res
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                                                                                                                                                                                                                                                                                                                             Zoning Res             trict A

                                                                                                                                                                                                                                                                                                Elliston Road
                                                                                                                                                                                                                                                                                                                                        idence Dis
                                                                                                                                                                      Existing Buildings                                                                                                                                                           trict B
                                                                                                                                                                          to Remain

                                                                                                                                                                                                                                                                                                         Boston Po
                                                                                                                                                                                                                                                                                                                                        st Road / R
                                                                                                             20                                                                                                                                                                                                                                    oute 20
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                                                                                                                                                                                                                        Sutton Place

                                                                                    Boston Post

Modera Weston                                                                                                                                                                         Existing Conditions
Weston, MA | March 19, 2019 | 18140 | © The Architectural Team, Inc.
MODERA WESTON INFO SESSION - June 4, 2019 - Town of Weston
Town-Owned Land

                                                 Town-Owned Land

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                                                                                                                                                                                   Zoning Residence District
                                                                                                                                                                                                             A
                                                                                                                                                                                                             B
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                                                                                                                                                                                                                                                                                                                             Zoning Res
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                                                                                                                                                                                                                                                                                                                             Zoning Res             trict A

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                                                                                                                                                                                                                                                                                                                                        idence Dis
                                                                                                                                                                                                                                                                                                                                                   trict B

                                                                                                                                                                                                                                                                                                         Boston Po
                                                                                                                                                                                                                                                                                                                                        st Road / R
                                                                                                             20                                                                                                                                                                                                                                    oute 20
                                                                                                Road / Route
                                                                                                                                                                                                                        Sutton Place

                                                                                    Boston Post

Modera Weston                                                                                                                                                                      Proposed Conditions
Weston, MA | March 19, 2019 | 18140 | © The Architectural Team, Inc.
MODERA WESTON INFO SESSION - June 4, 2019 - Town of Weston
Townhome Buildings

          Elevator Buildings

          Existing Buildings

                                                                                                                            Wetlands

                                                                                                                                                          Wetlands
                                                                                                                                            B

                                                                                 Wetlands

                                                                                                            A
                                                                                                                                                     T4

                                                                       T7
                                                                                                                                                T3

                                                                                                                       T1              T2
                                                                             T6
                                                                                            T5

                                                                            T8

                                                                                            E1

                                                                                       E3

                                                                                                 E2

Modera Weston                                                                                         Landscape Plan
Weston, MA | March 19, 2019 | 18140 | © The Architectural Team, Inc.
MODERA WESTON INFO SESSION - June 4, 2019 - Town of Weston
Development Overview

• 61.79 acres total
• 180 apartments surrounded by lush landscaping
    • Density: 2.9 apartments per acre
• 2-story townhomes and 2.5- to 3-story mid-rise buildings
    • 132 One-bedroom, two-bedroom, and three-bedroom flat-style apartments in elevator
      buildings over tempered parking below
    • 48 Two-bedroom and three-bedroom townhome-style apartments with integral garages
    • Overall parking ratio of 1.7
• Preserve up to three (3) historic structures on site
    • Reuse for leasing office, community amenities, and back-of-house as practicable
    • Amenities include work-from-home offices, fitness center, club room, pool, grills, and more
• Integrate community with surrounding trails and natural areas
• Current plan is developed on 12.7 acres (less than 21% of site area)
    • Over 49 acres (over 79% ) of land area to be undisturbed (subject to permitting process)
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Preliminary Development Overview
                 Market Rate   Affordable                 Apartment Sizes,    Estimated        Affordable Rents
Home Type         Homes          Homes      Total Homes         s.f.         Market Rents        (Net of U.A.)
1 BR Apartment       39        13 (25%)         52         1,000 – 1,400     $3,500 - $4,000       $1,521
2 BR Apartment       59        19 (24%)         78         1,250 – 1,500     $4,000 - $5,500       $1,825
3 BR Apartment       1          1 (50%)         2          1,400 – 1,600     $5,000 - $6,500       $2,108
2 BR Townhome        24         8 (25%)         32         1,500 – 1,700     $4,500 - $6,000       $1,825
3 BR Townhome        12         4 (25%)         16         1,700 – 2,100     $6,500 - $8,000       $2,108
TOTAL               135        45 (25%)        180

• Affordable homes are evenly distributed throughout the community
• Minimum of 5% (9 homes) must be accessible
     • All apartments within midrise must be accessible convertible
• Minimum of 2% (4 homes) must support hearing impaired residents

• All 180 homes count toward Weston’s subsidized housing inventory

8
Modera Weston                                                          View of Green Looking East
Weston, MA | March 19, 2019 | 18140 | © The Architectural Team, Inc.
Townhome Buildings T1 and T2          Townhome Building T2 at End

                                                                       Building A at Corner                                               Building A and Townhome Building T1

Modera Weston                                                                                 Rendered Perspectives
Weston, MA | March 19, 2019 | 18140 | © The Architectural Team, Inc.
Section Through Townhome

                                                                       Section Through Elevator Building

Modera Weston                                                              Typical Building Sections
Weston, MA | March 19, 2019 | 18140 | © The Architectural Team, Inc.
First Floor Plan

                                                                       Garage Floor Plan

Modera Weston                                                                              Building B Floor Plans
Weston, MA | March 19, 2019 | 18140 | © The Architectural Team, Inc.
Buildings T1-T8 | Second Floor Plan

                                                                                                                                                   Buildings T1-T8 | First Floor Plan

                                                                       Building B | Second & Third Floor Plan

Modera Weston                                                                                                   Buildings B & T1-T8 Floor Plans
Weston, MA | March 19, 2019 | 18140 | © The Architectural Team, Inc.
761 Boston Post Road                                                         751 Boston Post Road                                              Existing Barn

                                                                                     Typical Townhome Front Elevation                                                              Typical Townhome Side Elevation

                                                   Typical Townhome Side Elevation                                                               Typical Townhome Rear Elevation

Modera Weston                                                                                                              Building Elevations
Weston, MA | March 19, 2019 | 18140 | © The Architectural Team, Inc.
Front Elevation

                                                                          Side Elevation

Modera Weston                                                          Building A Elevations
Weston, MA | March 19, 2019 | 18140 | © The Architectural Team, Inc.
Rear Elevation

                                                                          Side Elevation

Modera Weston                                                          Building A Elevations
Weston, MA | March 19, 2019 | 18140 | © The Architectural Team, Inc.
Analysis of Weston Zoning By-Law
Zoning District: Single Family Residence District A and Single Family Residence District B

Overlay: Wetlands Flood Plain Protection District A and Wetlands Flood Plain Protection District B

                                                            Weston Zoning By-Law
         Zoning Bylaw Section                         Requirements                                                     Waiver
Uses                            Multifamily Dwellings are not permitted in the Single         Waiver requested to permit the construction of a
                                Family Residence District A or District B.                    multifamily apartment building with approximately
§V.B
                                                                                              180 residential units, and accessory building
                                                                                              structures.
Wetlands and Flood Plain        Prior to any construction requiring utilities in the Wetlands Waiver from Planning Board review requested; all
Protection District             and Flood Plain Protection Districts A and B, the Planning Project approvals required from the Planning Board
                                Board must determine that all utilities are located,          will be obtained through the comprehensive permit
§V.G(2)
                                protected and constructed as to minimize or eliminate         process and in compliance with the Massachusetts
                                flood damage and that methods of disposal for sewage,         Wetlands Protections Act.
                                refuse, and other wastes and methods of providing
                                drainage are adequate to reduce flood hazards and
                                prevent pollution.
Wetlands and Flood Plain        A Special Permit is required prior to the erection or         Waiver of Special Permit requested.
Protection District             construction of a structure in the Wetlands and Flood
                                Plain Protection District A.
§V.G(1)
Sign Regulations                General limitations on signage.                            Waiver requested to permit typical signage associated
                                                                                           with multifamily development.
§VII.B
9
Analysis of Weston Zoning By-Law (continued)

                                                          Weston Zoning By-Law
      Zoning Bylaw Section                           Requirements                                         Waiver
Parking                         There must be two spaces for each Dwelling Unit.   Waiver requested to allow approximately 1.7 spaces
                                                                                   per Dwelling Unit.
§VIII.A(i)
Minimum Setback from Lot Line   District A: 45 ft.                                 Waiver requested to allow 33.5 ft. setback from side
                                                                                   lot line.
§VI.B(2)                        District B: 35 ft.
                                                                                   Note: Townhome building T8 can readily be relocated
                                                                                   to eliminate this waiver request.

Height of Pitched Roofs         37 feet or 2.5 stories, whichever is less          Waiver requested to allow building height of 56 ft. or
                                                                                   3 stories for the mid-rise buildings.
§VI.E(2)
                                                                                   Note: The townhome buildings comply with the
                                                                                   requirements.
Maximum FAR                     0.10                                               Waiver requested to allow FAR of 0.14.
§VI.F.3

10
Analysis of General Town By-Law

                                                            General Town By-Laws
      General Bylaw Section                                 Requirements                                                 Waiver
Material Removal By-Law          Removal of soil, loam, sand or gravel from any Land not in           Waiver of Special Permit required; the Project
                                 public use is prohibited, unless expressly allowed by Section        will require removal of soil and loam which is
Article XI
                                 VI.I(3) of the Zoning Bylaw or authorized by a Special Permit.       not allowed by the Zoning Bylaw.

Scenic Roads By-Law              Any repair maintenance, reconstruction or paving work to be          Waiver from Planning Board review
                                 done within the Scenic Road Boundary that involves (i) cutting       requested; all Project approvals required from
Article XXIII
                                 down or removing significant trees, or (ii) tearing down, burial,    the Planning Board will be obtained through
                                 relocation or destruction of stone walls or portions thereof         the comprehensive permit process.
                                 requires prior written approval of the Planning Board after a
                                 public hearing.
Stormwater and Erosion Control   If the Project requires Site Plan Approval, Definitive Subdivision   Waiver from Planning Board review
(Article XXVII)                  or a Special Permit from the Planning Board, stormwater review       requested: all Project approvals required from
                                 will be completed as part of the Planning Board process.             the Planning Board will be obtained through
and
                                                                                                      the comprehensive permit process.
                                 A Major Permit is required for any land disturbance, exceeding
Stormwater & Erosion Control
                                 an area of 5,000- SF or more than 20% of a parcel or lot.
Regulations
Demolition Delay                 Requirement for demolition delay, to the extent applicable.          Waiver from demolition delay, to the extent
                                                                                                      applicable, requested; all Project approvals
Article XXVI
                                                                                                      will be obtained through the comprehensive
                                                                                                      permit process.

11
Other Waivers
                                                             Other Waivers
      Rules and Regulations                            Requirements                                               Waiver
Site Plan Approval Rules and   Requirement for Site Plan Approval, to the extent applicable. All Project approvals will be obtained through
Regulations                                                                                  the comprehensive permit process.
Board of Health Regulations    The requirements to comply with the local Board of Health   The Project will comply with the Massachusetts
                               Regulations for Sewage Disposal Systems.                    Department of Environmental Protection
                                                                                           guidelines.
Tree Removal Policy for        Landowners must obtain prior permission from the            All Project approvals required from the Planning
Landowners                     Conservation Commission prior to any tree or brush removal Board will be obtained through the
                               or trimming, vegetation removal or cutting, lawn expansion, comprehensive permit process; the Project will
                               soil grading and construction) in the following areas:      comply with the Massachusetts Wetlands
                                                                                           Protections Act.
                                Wetland Resource Area (defined as 100 year flood zone,
                                    wetlands, streams, ponds and marshes)
                                  Riverfront Areas (land within 200 feet of a perennial
                                   stream).
                                Buffer zones
N/A                            Local requirements, codes, bylaws, and regulations, to the    A waiver is requested from all other local
                               extent applicable.                                            requirements, codes, bylaws, and regulations not
                                                                                             specifically listed herein to the extent necessary
                                                                                             to construct the Project in accordance with the
                                                                                             plans submitted with the Application.

12
Modera Weston                                                          View of Green Looking East
Weston, MA | March 19, 2019 | 18140 | © The Architectural Team, Inc.
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