Town of Wellesley, Massachusetts

Mr. Mark Paris and Ms. Mary Ann Hill from National Development along with Mr. David Manfredi, Mr. John Martin, Mr. Scott Elkstrum, and Mr. Bob Corning came before the Board for review of a proposed major construction project to be located at 27 Washington Street. The project includes the complete demolition of the existing structures, signs, site lighting, and paved surfaces on the site, and the construction of a new 33,000 square foot commercial structure and two residential buildings that would accommodate 150 rental-housing units. The design has been described as being reminiscent of the historic mill buildings in Lower Falls during the 1800's.

The commercial structure would be located along the street frontage and would contain approximately 17,000 square feet of retail space on the first floor and approximately 16,000 square feet of office space on the second floor. The structure would be setback 5 feet from the property line and would be positioned to accommodate the curving radius of Washington Street. The exterior of the structure is proposed to be composed of a combination of stone, clapboard of varying exposure and heavily mullioned fixed windows on the second floor and stone framed glazed storefronts on the first floor. The sill heights of the storefronts on the first floor would be varied to accommodate the grade changes along Washington Street. The first floor has been designed to lodge up to four individual tenants with unit sizes ranging from 2,500 SF to 4,150 SF. A through lobby has been incorporated to provide access from the parking in the rear to the storefronts along Washington Street. The second floor office would have 5 ft. by 7 ft. window openings that would allow for standard office modules, but the number of tenants has not been established at this time.

The residential buildings proposed consist of two, four story building elements constructed over a below grade 262 space parking garage that would contain 1 studio, 77 one-bedroom units, 27 one-bedroom plus den units, and 45 two-bedroom units. The square footage of the residential project is approximately 164,121 square feet. Of the 150 units, 31 of the units would be affordable units. The exterior of the proposed structures would be composed of a combination of stone, clapboard with varying exposure dimensions, and metal siding to create visual interest. The intent of the building designs are to be reminiscent of the historical mill buildings in Lower Falls. The design elements that reflect the mill design are a second story connector bridge clad in ornamental metal, window patterns and transoms, and the stone portions of the exterior. A combination of roof conditions including parapets, cornice details, and cantilevered overhangs would be used to reduce the scale and massing. Many of the units would include either a balcony or patio space. In addition, common amenities would include a public patio, pool, and community room.

The site improvements include enhancing the pedestrian experience along Washington Street with new street trees, sitting benches, Town standard streetlights, reduction in curb cuts, and landscaping. The on site improvements includes pedestrian scale lighting, a stone dust path along the river, landscaping, and retention of existing trees along the river. Pavers are proposed as site features to define the drop-off area and the common pathways and common areas within the courtyard.

Mr. Bob Corning gave a brief orientation to the site indicating the two residential buildings, and the access to the site from Washington Street. Mr. Corning indicated that one curb cut would remain. The main access has been narrowed to 25 feet in width. The site has been divided into two zones including retail and residential. The retail zone includes the commercial building and the rear surface parking. The residential zone includes the residential structures, the underground parking garage, and the pick up/drop off area in front of the residential lease office. The residential zone would also include common areas including the lawn areas, common terrace, and pool area.

Mr. Corning stated the landscape treatments have received positive reviews from the Wetlands Commission. The ANRAD has been filed, and the NOI will be filed shortly. The edge of pavement along the river would be pulled back and replaced with open space. Mr. Corning indicated there was a potential for a continuous walking path along the river that would connect the DCR property on either side of 27 Washington Street. Mr. Corning also indicated a raised vent that would be located in the proximity of the patio area. The vent would rise about 3 feet above grade and would be the vent for the underground garage.

Mr. Corning explained the site conditions relating to the commercial building proposed for the front of the site. Mr. Corning indicated there is a 5-foot grade change along the frontage of the property. To accommodate the grade change the entrance doors to the retail stores would be stepped with the grade and a consistent slab elevation would be maintained. Mr. Corning indicated that the frontage of the property line is curved and at some points there is a distance of 30'-40' from the building to the curb. Mr. Corning stated the proposal would include adding a 5 foot unipaver strip with street trees to make the sidewalk area more attractive. The proposal would also separate each tenant area with street benches. Due to a 5-6 foot east to west slope, a small retaining wall would be needed along the west property line. Mr. Corning also noted the project would significantly reduce the impervious surface area in the 100 ft. river front zone by 80 % and would reduce the impervious surface area in the 100 ft to 200 ft river front area by 40%.

Mr. David Manfredi, an architect for the project from Elkus Manfredi Architects, continued the presentation. Mr. Manfredi stated the three building configuration allows for 1 head house on the street which creates a stronger edge and defines the public realm. The rear residential has been designed to be representative of a mill or pier building. Mr. Manfredi stated the design approach was chosen because of the relation to the water and the design responds to the geometry of the river and the views of the river.

Mr. Manfredi stated the rear residential buildings have ends and sides whereas the two-story commercial building is designed to address the street. The commercial building was envisioned to have between 2-4 tenants. Mr. Manfredi stated he wanted a strong frame, but diverse storefronts. In addition he designed the structure to separate the ground and second floor. The ground floor has been pulled out and would have stone veneer on the bottom portion of the building. The upper floor would be clad in Hardi plank clapboard. A through lobby would be created that would be the access point for the office space on the second floor as well as the access point to connect the rear surface parking area with the storefronts along Washington Street. Mr. Manfredi indicated the commercial building would rise 33 feet in height.

Mr. Manfredi stated the residential buildings would be four stories high and would also incorporate the stone veneer base for the most part. The body of the building would be Hardi plank clapboard, and the top of the buildings would be metal shingles. Mr. Manfredi pointed out several shed roof forms. It was noted the shed roofs have been strategically located to protect views of the HVAC equipment that would be located on the roof.

Mr. Manfredi noted as part of the mill look the balconies have been tucked into the buildings. He wanted to keep the body of the building as flat as possible. Mr. Manfredi stated the design was deliberate in the regularity of the layout to emulate the mill typology. Mr. Manfredi stated the design has regularity to the ends with sloped roofs at the ends.

Mr. Manfredi stated the residential buildings have been designed to have a bottom, middle, and top with the stone veneer on the bottom, the Hardi plank in the middle, and the roof forms at the top. The retail building would use the stone to define the tenants along with regular layout of windows and the use of big windows. The Hardi plank would define the office space.

Ms. Dinsmoor began the discussion by questioning if there is an anticipation of children living in the apartments. Mr. Paris stated there are 45 two-bedroom units proposed, with the remainder being 1-bedroom units. The anticipation is for 6-10 children to be living in the building.

Mr. Hand stated the use of stone on the residential units seems appropriate. Mr. Hand felt the stone on the retail building did not fit anything else in Lower Falls. He stated it might be better to keep brick as the exterior on the retail building. Mr. Paris stated the National Development office has stone on the façade of the building. Mr. Hand stated he felt low lying buildings contextually lend themselves to brick in Lower Falls.

Ms. Robertson noted the stone veneer did not seem out of context to her. Mr. Hand stated some stone veneer is heavy in appearance. Mr. Hand stated Lux, Bond, & Green on Central Street as an example of a heavy stone veneer. Ms. Dinsmoor noted she was reading the stone as a similar design to the Route 9 underpass.

Mr. Gordon questioned what the second floor setback was from the first floor. Mr. Manfredi indicated there is a 3 foot setback on the upper story. Ms. Dinsmoor stated she felt the second floor did appear setback further than 3 feet, and she noted the design appears as though there is a terrace.

Ms. Robertson discussed the connector bridge that links the two residential buildings at the second floor. Ms. Robertson noted the exterior is very open towards the river with windows, but was more closed off to the retail side. She encouraged a more open feel towards the retail side of the bridge.

Ms. Marlena O'Brien, a resident and representative for St. John's Church questioned if there was an image of the entry into the site. Mr. Manfredi indicated there was not an elevation or a perspective that showed the main entrance drive. Ms. O'Brien noted a perspective showing the main entrance drive might be a consideration for future meetings.

Mr. Gordon stated the residential buildings would be fairly large. He questioned if the buildings would be visible from across the river. He further noted that the residential design seems upscale and that for a mill type design he would like to see a more quiet design. Mr. Paris stated the building would be seen from across the river, and that the residential buildings would be 45 feet in height.

Ms. Dinsmoor questioned the height of the residential buildings at the Woodland Station that National Development created. Mr. Paris stated the Woodland Station buildings are 6 stories high. Mr. Skolnick noted pedestrians would see the front retail building and the rear residential structures would not be a focal point. Mr. Skolnick also noted that he liked the walkways designed on the site.

Mr. Gordon questioned if there was a public pedestrian walkway from the retail down to the river. Mr. Paris stated there is a stone dust path that would run along the rear of the property and the path would be open to the public. Mr. Gordon questioned why National Development has not incorporated the Town R-O-W into the design. Mr. Paris stated National Development is willing to work with the Town, but does not want to choose the design for the R-O-W. Mr. Gordon stated he really would like to see a walkway to the riverfront and a pedestrian connection from the retail to that walkway.

Mr. Hand suggested that a walkway be created from the parking area to the stone dust path. Mr. Paris stated National Development is not averse to putting a sidewalk to access the river, DCR land, and/or the stone dust path. Mr. Paris stated he was open to suggestion. Mr. Broder noted that proper security and lighting should be incorporated into the footpath design. Mr. Paris stated that a footpath was designed along the Charles River behind the Assisted Living units National Development constructed. Mr. Paris stated security and safety of pedestrians has not been an issue.

Mr. Gordon also noted that the proposed street trees might be pulled slightly back from the street. Mr. Gordon noted a streetscape cross section would be helpful along with a walkway cross section. Mr. Gordon further asked if National Development could provide cross section conditions of the east and west side edges of the stone dust path and the proposed screening for the neighbors. Mr. Paris stated the DCR land has existing paths. Mr. Paris felt the connection on the east side makes more sense because of the grade changes.

Mr. Skolnick noted instead of squeezing a sidewalk onto the side of the building to connect the retail to the river, Mr. Skolnick questioned if we should wait to see the plan proposed by the Town for the R-O-W. Ms. Jop indicated a steering committee has been formed to investigate the R-O-W. Mr. Hand suggested adding a stone dust path while we wait for a solution from the Town.

Mr. Gordon asked the Board if they felt the design proposed was representative of a historic mill in anyway. Ms. Dinsmoor stated the residential units do have a ski condo quality due to the shed roof forms. She recommended looking at the shed roofs. Ms. Robertson agreed and stated the rooflines may need to be reconfigured. Ms. Robertson also noted that the front elevation of the commercial building should have coping at the top of the stone. She felt the first floor needed to be ended in some way.