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Home My Public Portal AboutPB Report_33 Mt Auburn_FINAL_201404180933147559TOWN OF WATERTOWN Department of Community Development and Planning PLANNING BOARD Administration Building 149 Main Street Watertown, MA 02472 Phone: 617-972.6417 Fax: 617-972-6484 www.watertown-ma.gov PLANNING BOARD REPORT Board Members: John B. Hawes, Jr., Chairman Linda Tuttle -Barletta Jeffrey W. Brown Fergal Brennock Neal Corbett On April 9, 2014 with five (5) members of the Planning Board (the Board) present, case # ZBA- 2013-29 SP/SR, a Special Permit with Site Plan Review to be heard by the Zoning Board of Appeals on April 23, 2014, was considered. The Board submits the following report, as requested, to aid the Zoning Board of Appeals in deciding the application before it. Case#: Subject Property: Parcel ID: Zoning District: Petitioner/Owner: Agent: Zoning Relief Sought: Special Permit Granting Authority: Site Plan Review Meeting(s): Date of Staff Report: Planning Board Meeting: Planning Board Recommendation: Planning Board Report: Zoning Board Hearing: ZBA-2013-29 SP/SR 33 Mt Auburn Street 1003 5 3 CB (Central Business) Zoning District 33 Mt Auburn Street Realty, LLC, Robert Bray William York (617) 227-9999 • Special Permit w/ Site Plan Review -§5.01.1(k)2 - Mixed -use development greater than 3 units o Subject to §5.07 Affordable housing requirements o Subject to §6.01 Required Off -Street Parking Zoning Board of Appeals July 2, 2013 Conditional Approval, March 7, 2014 Scheduled 11/13/2013and continued 12/11/2013, 01/08/2014, 02/12/2014, and heard 03/12/2014 & 4/9/2014 Conditional Approval (5-0) April 17, 2014 Continued and Scheduled from 11/20/2013 to 4/23/2014 33 Mt Auburn Street April 17, 2014 ZBA-2013-29-SP/SR Planning Board Report L PUBLIC NOTICE (M.G.L. C. 40A, 11) A. Procedural Summary Petition ZBA-2013-29 SP/SR was initially scheduled to be heard by the Planning Board on November 13, 2013 and was continued until March 12, 2014 and was scheduled to be before the Zoning Board of Appeals November 20 and was continued until March 26, 2014. As required by M.G.L. c. 40A, sec.11 and the Watertown Zoning Ordinance, notice was given as follows: • Published in the newspaper of record (Watertown Tab) on November 1 and 8, 2013, • Posted at the Town Administration Building and on the Town Website on November 6, 2013 and, • Mailed to Parties in Interest on November 6, 2013. B. Legal Notice "33 Mt. Auburn Street — Robert Bray, Manager, 33 Mount Auburn Street Realty, LLC, 24 Arsenal Street, Watertown, MA 02472 herein requests the Zoning Board of Appeals grant a Special Permit with Site Plan Review in accordance with Watertown Zoning Ordinance §5.01.1(k), Mixed Use Development subject to §5.07, Affordable Housing; so as to construct a four-story mixed -use building with 24 residential units (2 affordable) and 1,979 sf retail/office, with 36 parking spaces contained within the structure, on the site of the former Port Oil building (to be razed). CB (Central Business) Zoning District. ZBA-2013-29" View from Mt Auburn St looking toward Town -owned triangle property View of demolished portion of building and pavement from Mt Auburn Page 2 of 15 33 Mt Auburn Street ZBA-2013-29-SP/SR April 17, 2014 Planning Board Report View of sidewalk (future multi -use path suggested to be combined with or adjacent to sidewalk) 11. DESCRIPTION A. Site Characteristics Town land to be enhanced with landscaping The site is a 13,581 s.f lot located on Mt Auburn Street at the intersection of Taylor Street. There is a dilapidated and partially demolished industrial/commercial building historically used by Port Oil on the site. There is a triangle of land owned by the Town of Watertown adjacent to the lot at the corner of Taylor Street, which had been landscaped at one time but has not been maintained. Current access to the site is from two large curb -cuts on Mt Auburn Street and one curb cut on Taylor Street. There is no landscaping on the site and there is mix of asphalt and concrete driveway/parking/loading areas within the front yard. B. Surrounding Land Use The project site is located in the center of Watertown Square across the street from a diverse mix of retail businesses. A block to the southeast is the beginning of the Arsenal St corridor where North Beacon St splits off. This area also has a mix of uses and building types with more vehicle centric businesses like tire/repair centers and auto body uses occupying several sites. There is also a mix of other commercial uses. Further south is a residential neighborhood with higher density apartment/condominiums transitioning to one and two-family uses. The Charles River is also located less than two blocks to the south and provides many amenities within the greenway corridor. The site is located within walking distance of many transit lines and has easy access to Watertown Square Yard bus hub. C. Nature of the Request The project proposes to raze the former Port Oil structure to construct a four-story mixed -use building with 24 residential units (2 affordable) and 1,979 s.f. retail/office, with 36 parking spaces contained within the structure. The project also proposes to landscape and maintain a small pocket plaza/park space on a triangular shaped piece of Town owned land adjacent to the retail space. Page 3 of 15 33 Mt Auburn Street ZBA-2013-29-SP/SR April 17, 2014 Planning Board Report The proposal requires approval from the Planning Board for a Special Permit with Site Plan Review in accordance with WZO §9.03 and §9.12 and subject to §5.01.1(k)2, Mixed -Use Development greater than 3 Units; §5.07 Affordable Housing Requirements; and, §6.01 Required Off -Street Parking. Proposed Use # of Units Square Footage 1Bedroom 11 units 807 sf — average 1 Bedroom with Study 6 units 827 sf - average 2 Bedroom 7 units 1190 sf - average Total Residential 24 units 25,826 sf Commercial 1 units 1,979 sf Total Gross S ware Foota e NA 29,780 sf Parking 36 spaces III. PUBLIC COMMENT Staff was informed that the Petitioner held a community meeting March 5, 2014 where public comment was received, although staff was not in attendance. • A letter was received from the Concerned Citizens Group (Lisa Feltner, President) showing general support but with concerns about the design/materials and suggesting that there be more/flexible commercial space. • Tony Palomba - appreciates the redevelopment of the site but has concern with material and whether the commercial space will be used for retail and if there is enough space. At the second meeting he stated he was in support of the project with the increase in floor area to allow for bathroom/storage areas. • Cecilia Lenk and Steve Corbett - spoke in favor of the development. • Bill Dylan - in support and felt that replacing the old Port Oil with this project was better and that the condominium owners on the adjacent site were enthusiastic about it. • Ernesta Kraczkiewicz— Ensure the interior of the garage opening was finished with same material as outside facade • Joanna Erickson — Consider awnings on all windows to keep balance or have none • Matt Lash — Consider union workers and local workers IV. FINDINGS A. Plan Consistency The proposed development provides some consistency with the Town's previous planning documents but also has some conflicts. 1. Watertown Growth Management Plan, 12/01/1988 • "arrest the decline of Watertown Square" by preserving locally oriented commercial activities. • Require that at least the ground floor of all new or rehabilitation projects in Watertown Square be designed for commercial purposes. The project is consistent with these goals, in that it incorporates first floor commercial space. How successful this space will be is a concern, however the applicant has provided supporting materials indicating the space will be appropriate for a variety of commercial enterprises. Page 4 of 15 33 Mt Auburn Street April 17, 2014 ZBA-2013-29-SP/SR Planning Board Report 2. Watertown Community Development Plan, 07/2004 • Make Watertown Square a lively destination for the community. • Create a more attractive environment for walking, browsing, and shopping. • Attract businesses that will increase foot traffic. The project supports these goals, although the commercial space may be more appropriate for uses that do not maximize the opportunity the site represents for walking and browsing. 3. Watertown Square Design Handbook 1989 • This document references the existing Port Oil building, and indicates the need for attractive plantings and added street trees. The project will provide additional landscaping with considerable plantings on the town -owned property. 4. Strategic Framework for Economic Development, 08/02/2011 • Recognizes the need to bring residents to Watertown Square and to provide additional opportunities for pedestrians, restaurants and shopping. This project will bring more residents to the Square and provide space for a commercial or retail use, with the previously mentioned reservations. B. Special Permit with Site Plan Review §5.01.1(k)2 - Mixed -use development greater than 3 units This proposal must meet the four conditions of approval for a Special Permit set forth in §9.05(b) of the WZO. In addition, this proposal is subject to the review procedures under §9.03 Site Plan Review of the WZO, in which the ten criteria listed in §9.03 (c) must be evaluated. Special Permit Criteria 0.05(b) 1. The specific site is an appropriate location for such a use, structure, or condition. Conditionally Met: Specifically, replacing the existing dilapidated structure with a proposed vertical mixed -use commercial space and residential development above is allowed by Special Permit with Site Plan Review in this district. Typically, new development projects proposed within the Central Business Zoning District are required to have some type of commercial component, and may have residential mixed use as part of the commercial project. This site is an appropriate and desirable location for a mixed -use project. The existing structure is dilapidated and is not used. Continued use as an industrial shop/warehouse is not a desired use for this site. The proposed mixed -use project will be a more appropriate use for the site, providing a commercial frontage with structured parking and residential above. The proposal will also provide off -site improvements to town owned land adjacent to the site. The parking is located within the structure and below grade to minimize the presence and visual clutter of vehicles. Page 5of15 33 Mt Auburn Street April 17, 2014 ZBA-2013-29-SP/SR Planning Board Report The public open space being improved will contribute to the Watertown Community Path project by providing a focal and stopping point along the proposed path. This location is a connection point (crossing on Mt Auburn Street) between the Arsenal St path segment and the proposed connection along Baptist Walk continuing behind the municipal buildings and along the Linear Path to the Charles River. Although the project has specified that the first floor use be some general type of commercial, a preferred use for this location would be retail in nature, contributing the most to the continued revitalization and success of the Square. The project's useable open space is primarily reliant on the town -owned parcel of land. Staff finds that the landscaped areas to the rear of the site have not been addressed adequately. A condition of this approval will be that these areas be more specifically addressed in the landscape plan. Also street tree locations should be identified and trees planted in cooperation with the Tree Warden, where feasible. Further, the use of cementitious clapboard siding is not consistent with the architectural features of Watertown Square, which has a combination of older facades of brick, stone, and stucco, or more modern styles that incorporate a variety of materials including metal panels and glass. This proposed project's facade appears to mix components of multiple styles with the ground floor stone like CMU and plank siding above. The Planning Board found the exterior design to be an appropriate and attractive addition to the Square. The discussion focused on the width of clapboard siding and colors of the siding. 2. The use as developed will not adversely affect the neighborhood. Met: The proposed development will benefit the neighborhood by eliminating the blighted industrial style building, and front yard parking. The replacement building is more substantial than some of the surrounding structures but provides a mix of uses with added amenities. The development would also introduce an improved public sitting area on town owned land adjacent to the site. The proposed development would improve the site's impact on the Charles River by managing stormwater runoff on -site and increasing site infiltration by managing how impervious surfaces are treated. 3. There will be no nuisance or serious hazard to vehicles and pedestrians. Conditionally Met: The reduction in width and number to one curb cut on Mt Auburn Street will reduce the area of conflict to a 24' wide drive area. Currently the area is uncontrolled with vehicles parking in many different directions. The exit from the garage will be limited to left turns only, which will further decrease conflicts with pedestrians. The Taylor Street entrance will also be defined and with the split level parking, the number of vehicles will be dispersed across the two roads. Parking facilities for residents and commercial will be provided on site and the site circulation has been designed with appropriate sight lines and aisle widths. Commercial parking spaces have not been indicated on the plans and should be designated if this project is approved. Staff recommends that commercial spaces be located in the Mt Auburn Street side of the project where feasible. Page 6of15 33 Mt Auburn Street April 17, 2014 ZBA-2013-29-SP/SR Planning Board Report The traffic study predicts that the development will have a minimal impact on traffic, as it would only generate up to 17 (10 entering and 7 exiting the site) during the highest peak hour. With nearby bicycle trails and transit options in Watertown Square, there will likely be a reduction in automobile trips generated by the proposed project. 4. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. Conditionally Met: The proposal will be required to meet all building, health, and safety requirements. The site, which currently has a negligible stormwater management system in place, will be required to meet the DPW guidelines for stormwater retention. If a transformer is required for this project, the location and screening will be required to have staff review and final approval. Site Plan Review Criteria §9.03 (c) Prior to the official filing of the Application, a meeting of the Site Plan Review Committee was held on July 2, 2013. Present at the meeting were members of the Site Plan Review Committee (consisting of Town Staff and committees) and the Petitioner, who presented the proposal, after which members of the Committee were invited to respond with questions, comments, and suggestions. Planning Staff has reviewed the ten criteria for Site Plan Review provided in §9.03(c) of the WZO and incorporated committee comments where appropriate. The following are the findings as identified through analysis of the updated project and the initial committee review: 1. Preservation of Landscape: "The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal, and any grade changes shall be in keeping with the general appearance of neighboring developed areas. Adequate landscaping shall also be provided, including screening of adjacent residential uses, provision of street trees, landscape islands in the parking lot and a landscape buffer along the street frontage" Conditionally Met: The previous use as a commercial/industrial site with surface parking degraded the landscape with significantly disturbed areas not in its natural state. There currently are a few weed trees and no landscaped areas. The Petitioner proposes to provide significant landscaping on the Town parcel and integrate the landscaping across the parcel line. This approach creates a very nice plaza area but also may make it appear as if the `park' is part of the project rather than a public space. Staff recommends that some type of signage be developed for the new `park'. The landscape plan should include plantings and treatments for the rear and side yards, and street trees where appropriate. 2. Relation of Buildings to Environment: "Proposed development shall be integrated into the terrain and the use, scale and architecture of existing buildings in the vicinity and shall be in accordance with the Comprehensive Plan or other plans adopted by the Town guiding future development. The Planning Board may require a modification in massing so as to reduce the effect of shadows on abutting property in all districts or on public open space." Met: The size, placement, and design of the proposed building provides visual relief in the massing which helps create a transition between the historic one-story commercial building on the adjacent property. Also, the second story is setback so the commercial business is more Page 7 of 15 33 Mt Auburn Street April 17, 2014 ZBA-2013-29-SP/SR Planning Board Report prominent. The materials on the first floor are modern but in -keeping with other properties in the area. The commercial facade of the first floor creates visual interest but the varied facade creates a fragmented interior space that might be difficult to use for many users. The floors above have a clapboard style siding which seem to be out of place on the more modern design on the street frontage. The building is in a very prominent location and will be visible from many angles. Although staff recommended a condition of the approval to modify the materials of the structure to provide a more cohesive look that ties the base `stone' material to the entire facade above, the Planning Board found this to be unnecessary and recommended approval of the exterior facade as modified by alternative C submitted to the Board after a meeting between the applicant and two Board Members. 3. Open Space: "All open space required by this Zoning Ordinance shall be so designed as to maximize its visibility for persons passing the site, encourage social interaction, maximize its utility, and facilitate its maintenance." Met: The proposed development will increase the amount of open space to 21.1%. Most of the open space provided on site will be pushed to the edges of the site, but the project will also improve the adjoining `park' land, creating a very accessible plaza/sitting area. The project also proposes to construct a 425 s.f. living roof, which will be adjacent to two exclusive use roof decks for 2nd floor units. The landscape architect is also currently developing a plan for a small path to the rear of the site with some shade tolerant vegetation and tree planted in a rear `courtyard', to be submitted 3/10/2014. 4. Circulation: "Special attention shall be given to traffic circulation, parking areas and access points to public streets and community facilities in order to maximize convenience and safety of vehicular, bicycle and pedestrian movement within the site and in relation to adjacent streets." Conditional Met: Vehicular access to the site will be via a 24 foot wide curb cut on Mt Auburn Street accessing a lower garage with 21 spaces (4 of which are tandem) and another 24 foot wide curb cut access on Taylor Street for 15 parking spaces. Site circulation has been designed for safety with appropriate lighting, sight lines and aisle widths. The applicant has stated that there will be four spaces with access off Mt Auburn Street for the commercial use, and that another two spaces would be located within the Taylor Street Garage. Two visitor spaces would be available for the condominiums with the other 28 spaces assigned to units. This will be conditioned and will be required to be shown on the Control Plans. The proposal requires that four (4) bicycle spaces be provided on site. The plans shows six (6) bicycle spaces located on the ramp to the lower garage and six (6) exterior spaces near the entrance to the commercial space and adjacent to the public `park'. Staff recommends that, in addition to this, there be an option for securable hanging spaces in front of parking space within the garage. The traffic study predicts that the development will have a minimal impact on traffic, as it would only generate up to 17 (10 entering and 7 exiting the site) during the highest peak hour. With nearby bicycle trails and transit options in Watertown Square, there will also likely be a reduction in automobile trips generated by the proposed project. 5. Surface Water Drainage: "Special attention shall be given to proper site surface drainage so that removal of surface waters will not adversely affect neighboring properties or the Page 8of15 33 Mt Auburn Street April 17, 2014 ZBA-2013-29-SP/SR Planning Board Report public storm drainage system. Proposed developments shall seek to retain storm water runoff on site to the maximum extent possible, incorporating best practices in storm water management and Low Impact Design techniques. In cases where storm water cannot be retained on site, storm water shall be removed from all roofs, canopies and paved areas and carried away in an underground drainage system." Met: The proposed development would improve the existing conditions as there currently is minimal stormwater management at the site. In addition, the 82% impervious surface of the site will be less than the maximum allowed (100%). The open space areas of the site will improve the cover type to retain runoff and an infiltration system is proposed to collect all roof and other impervious surface runoff. Peak rates of run-off are better than pre -development conditions and minimize impacts to the Town's stormwater system. The design will require a final review and approval of the proposed system by DPW. 6. Utility Service: "Electric, telephone, cable TV and other such lines and equipment shall be underground. The proposed method of sanitary sewage disposal and solid waste disposal from all buildings shall be indicated." Conditionally Met: The Petitioner has stated that all utilities on the site will be underground and that sanitary sewage will connect to an existing sewer line. All trash and recycling will be located interior to the garage/structure and will be required to be collected by a private waste management company. The location of the transformer (if required) has not been identified at this time. Any site modifications shall ensure screening and plan modification to accommodate the location and ensuring access for emergency egress and open space. 7. Environmental Sustainability: "Proposed developments shall seek to diminish the heat island effect; employ energy conscious design with regard to orientation, building materials and shading; utilize energy -efficient technology and renewable energy resources; and minimize water use. Met: The Petitioner has reduced the amount of impervious area by providing the majority of the parking spaces underneath the building. The development will comply with the Energy Stretch Code and shall employ stormwater best management practices. The building is oriented to allow natural lighting of all units. The site has provided 20% open space with landscaping that should provide shade in the summer and will minimize the 'heat island' effect that higher -density mostly impervious sites can cause. The higher -density project near transit options will allow for a reduction in vehicle usage. Multi -family housing also reduces the amount of power required for heating and cooling of individual units. 8. Screening: "Screening, such as screen plantings, shall be provided for exposed storage areas, exposed machinery installations, service areas, truck loading areas, utility buildings and structures, and similar accessory areas and structures in order to prevent their being incongruous with the existing or contemplated environment and the surrounding properties." Met: There are 110 proposed exposed machinery installations or storage areas and HVAC systems will be located centrally on the rooftops with screening if necessary. No loading areas are proposed 9. Safety: "With respect to personal safety, all open and enclosed spaces shall be designed to facilitate building evacuation and maximize accessibility by fire, police, and other emergency personnel and equipment." Page 9of15 33 Mt Auburn Street April 17, 2014 ZBA-2013-29-SP/SR Planning Board Report Met: The Petitioner states that the proposed building will be built in accordance with all applicable Federal, State, and Local laws and that centralized alarm panels will be located for ease of use by emergency responders. The drive aisle will be 24 feet wide, which would meet the requirements to accommodate emergency vehicle access to the building and the garage structure can handle the weight of emergency response vehicles. 10. Design: "Proposed developments shall seek to protect abutting properties from detrimental site characteristics resulting from the proposed use, including but not limited to air and water pollution, noise, odor, heat, flood, dust vibration, lights or visually offensive structures or site features. " Conditionally Met: The provision of a stormwater management system will treat and minimize runoff, which will be a vast improvement from the existing site conditions of untreated stormwater that sheet flows into Mt Auburn Street. In addition, there will be no exposed mechanical installations and the site lighting shall incorporate full cut offs and be designed to minimize spill over lighting to surrounding properties. The building will be highly visible from many angles because of this sites prominence within the square so it is critical that all sides of the building be pleasing to the eye and made of durable materials. The current design proposes fabric awnings over all decks, which will fade and can show dust and bird droppings over time. Staff recommended that the applicant modify the awnings to be made of a more durable material, such as metal, to ensure a more maintenance free and longer lifespan, however the Planning Board suggested that the architect's design was adequate and did not require a material change. §5.07Affordable Housing Requirements In the CB District, a mixed -use project that creates more than 15 dwelling units is subject to the §5.07 of the WZO, Affordable Housing Requirements, the purpose of which is to "provide opportunities for conventional residential and mixed -use development to contribute to increasing the supply of affordable housing" Ten percent (10%) of the 24 dwelling units must be affordable. Two' affordable units will be provided onsite, which satisfies this requirement. Consistent with the other units, the affordable units would be offered for sale. The sale of the affordable units would be no higher than the maximum sale affordable to a household with an income at or below 80% of the area median income (AMI) adjusted for household size. The Petitioner is required to prepare and file a Local Action Unit application under the State's Local Initiative Program and comply with all the requirements of the State Department of Housing and Community Development in order for the affordable units to be included on the State's Subsidized Housing Inventory, which includes the development of a regulatory agreement, an affirmative marketing plan, and all required monitoring and reporting requirements. 1 Any calculation of required affordable housing units that result in the fractional or decimal equivalent of one-half or above shall be increased to the next highest whole number. Page 10 of 15 33 Mt Auburn Street April 17, 2014 ZBA-2013-29-SP/SR Planning Board Report In addition to review by Planning Staff, the project was reviewed by the Watertown Housing Partnership (WHP) at the November 2013 meeting. In accordance with §5.07(j), the WHP has made findings in reference to the proposal's fulfillment of the affordable housing requirements. 1. Affordable units shall be proportionately distributed throughout the building in a covered development. Met. The locations of the affordable units are evenly distributed throughout the building with one unit on the second floor and one unit on the third floor. 2. Affordable units shall be indistinguishable from market -rate units in exterior building materials and finishes; overall construction quality; and energy efficiency, including mechanical equipment and plumbing, insulation, windows, and heating and cooling systems, as determined by the Building Inspector. Met. The Petitioner has indicated that the affordable units will be built to the same specifications as the market rate units regarding exterior building materials and finishes; overall construction quality; and energy efficiency, including mechanical equipment and plumbing, insulation, windows, and heating and cooling systems. 3. Affordable units may differ from market -rate units in type of appliances, finishes; however, the affordable units shall be comparable to the base market -rate units in such instances. Met. The Petitioner has indicated that the appliances and finishes of the affordable units will not differ from the market -rate units. 4. Affordable units shall have the same gross floor area as the average market -rate unit within a margin of 20%; provided, a one bedroom affordable unit shall be not less than 800 s.f.; a two -bedroom not less than 1,000 s.f.; and a three -bedroom unit not less than 1,350 s.f.. The bedroom mix in the affordable units shall be proportionate to the market -rate units, unless the SPGA authorizes a different mix by special permit upon the recommendation of the WHP. Met. Of the 24 units, seven will have two bedrooms (one affordable), six will have one bedroom with a study (no affordable), and eleven will have one bedroom (one affordable). The affordable two -bedroom unit would be 1,152 s.f. which meets the minimum size requirement (1,000 s.f.) and is within the 20% margin of the average size of the market rate two -bedroom units which is 1,190 s.f.. The one -bedroom affordable unit would be 800 s.f., which meets the minimum size requirement (800 s.f.) and is within the 20% margin of the average one -bedroom market rate units, which is 807 s.f. V. STAFF AND PLANNING BOARD RECOMMENDATIONS: A. Staff Recommendation Based on the finding that the proposed project meets the criteria set forth under §9.03(c), §9.05 (b), §5.07, and with the general purpose of the Ordinance outlined in §1.00 of the WZO, Staff recommends that the Special Permit with Site Plan Review under §5.01.1(k) - Mixed -use development greater than 3 units be granted Conditional Approval. B. Planning Board Discussion/Vote Page 11 of 15 33 Mt Auburn Street April 17, 2014 ZBA-2013-29-SP/SR Planning Board Report The Planning Board discussed various aspects of the project. Concerns and requests included: • The commercial unit should have the bathroom(s) and other plumbing included on the plans • Enlarge the commercial space (storage and bathroom) to allow more flexibility. (this would not impact the commercial floor area and therefore would not require a loading space)This would include the removal of one parking space which would still meet the requirements of the WZO. The plan would be updated to modify the garage layout to provide parallel rather than perpendicular parking along the northerly side of the garage. • Finish materials and number of materials/colors with a request to consider extending the primary red color down to meet the commercial space. The Board did not like the two tone color of the residential 2nd floor. Some discussion also focused on the material and brick was mentioned several times as a good material for Watertown Square. Ultimately, the Board found that the cementitious clapboard would be appropriate and would fit within the context of the Square but that color tone was very important and that the size of the clapboard should emulate the courses for the historic brick found through -out the Square. Some discussion ensued related to the 4" vs. the 7" clapboard. • Mixed -use (meets the definition) Linda Tuttle Barletta made a motion to recommend approval of the revised project with the modification to the facade to use Alternative # 3 - A7.3.0 with four inch spacing, limiting the colors, increasing floor area of the commercial space to accommodate bathroom/storage (not counting toward retail square footage) and to strike condition #14. The following conditions shall apply to the project: # Condition Timeframe for Compliance To be Verified by 1. Control Documents. This approval is based upon the application materials and the control plans, as modified by these conditions, submitted by the Petitioner: 1. Cover Sheet — 33 Mount Auburn St Rendering with list of drawings (09/06/2014 revised 4/9/2014) 2. CO — Existing Conditions Plan (05/21/2013) 3. Cl Site Layout Plan (05/21/2013 revised 3/7/2014) 4. C3 Permit Site Utility Plan (05/21/2013 revised 3/7/2014) 5. C4 Details (05/21/2013 revised 3/7/2014) 6. AO Zoning Summary (09/06/2013) 7. Al Basement Floor Plan (09/06/2013 revised 4/9/2014) 8. A2 First Floor Plan (09/06/2013 revised 4/9/2014) 9. A3 Second Floor Plan (09/06/2013 revised 4/9/2014) 10. A4 Third Floor Plan (09/06/2013 revised 4/9/2014) 11. A5 Fourth Floor Plan (09/06/2013 revised 4/9/2014) 12. A6 Roof Plan (09/06/2013 revised 4/9/2014) 13. A7 Mt Auburn Street Elevation and Streetscape (09/06/2013) A7.3 Alt C (4/9/2014) modified with four inch coursing 14. A8 Taylor Street Elevation (09/06/2013 revised 4/9/2014) 15. A9 Rear Elevation (09/06/2013 revised 4/9/2014) 16. A10 West Elevation (09/06/2013 revised 4/9/2014) 17. All Reference Photographs (09/06/2013) 18. L1 Landscape Plan (08/26/2013) updated (03/05/2014 & revised 3/7/2014) Perpetual ZEO/ ISD Page 12of15 33 Mt Auburn Street ZBA-2013-29-SP/SR April 17, 2014 Planning Board Report # Condition Timeframe for Compliance To be Verified by 19. L1 Landscape Plan Excerpt (08/26/2013) (removed as it is outdated) 20. L2Landscape Plan Bench/Fence(08/26/2013) 21. L3 Landscape Rendering (08/26/2013) and any additional drawings described herein submitted after this report was drafted. 2. Plan Modifications. Neither the Petitioner nor any present or future owner of any interest in the project shall change or modify either the control plans referenced in this decision, or the project itself, without first filing a formal request with the DCDP Director, Zoning Enforcement Officer, and Building Inspector, for an opinion as to whether or not such change or modification requires further review from the Special Permit Granting Authority. Minor modifications including changes to floor plans that do not change the number of bedrooms may be considered and approved by the DCDP Director that are found to be consistent with the project approval granted by the Special Permit Granting Authority. CO ZEO/ ISD 3. Recordation. Upon application for a Building Permit, the Petitioner shall provide evidence to the Zoning Enforcement Officer that this entire decision has been filed with the Registry of Deeds. BP ZEO 4 Codes/Regulation Compliance. The Petitioner shall comply with all other applicable local, state, and federal requirements, ordinances, and statutes. CO ZEO/ ISD 5. Certificate of Occupancy/Final Inspection. A copy of the Building Permit with final approval signatures from all relevant inspectors must be submitted to the Zoning Enforcement Officer upon completion of the project. CO ZEO 6 As-Built(s). Submit a certified "as -built" foundation plot plan showing all dimensional setbacks at the time of foundation inspection. BP ZEO/ ISD 7. Demolition. • Provide a plan for the control and mitigation of accumulation of standing water for the prevention of vector borne diseases to the Health Department (Nuisance Control Regulation Section 3 F.) • Provide a plan for the control and mitigation of on -site noise, odors, dust, asbestos, and rodent abatement to the Health Department • Submit a plan for vehicle parking during construction Prior to Demo Permit Health & Police 8. Signage. No signs shall be permitted except those that meet the signage requirements in Article 7 of the WZO, and those shall be subject to a separate review and permit process. Perpetual Planning 9. Permit Expiration. In accordance with WZO §9.13, a special permit granted under §9.04 shall lapse one year from the date of grant thereof if substantial use thereof has not sooner commenced except for good cause, or, in the case of a permit for construction, if the construction has not begun by such date except for good cause, or as allowed by applicable State or Federal law. Perpetual ZEO 10. Affordable Housing. The Petitioner shall prepare and submit a Local Action Unit application to the State's Local Initiative Program and comply with all the requirements of DHCD in order for the affordable units to be included on the State's Subsidized Housing Inventory. BP Planning 11. Stormwater. DPW stormwater requirements and approval are required prior to building permit. BP ZEO Page 13 of 15 33 Mt Auburn Street ZBA-2013-29-SP/SR April 17, 2014 Planning Board Report # Condition Timeframe for Compliance To be Verified by 12 Landscaping and Site Plan. • Install sidewalk, granite curbing, and street trees, where appropriate, along the property frontages on Taylor and Mt Auburn Street per DPW and Tree Warden requirements and approval process. • The landscape plan should include plantings and treatments for the rear and side yards. • Work with the DCDP to develop a signage program for the new 'park'. • Any required site modifications to accommodate a transformer will accommodate access to emergency egress and open space areas around the building exterior with staff review and approval. CO DCDP 13. Site Plan Modification. Provide assigned spaces, with a minimum of four commercial parking spaces in the Mt Auburn Street garage, two guest parking spaces identified, and spaces designated for each unit with spaces in each tandem configuration required to be assigned to the same unit. 30 days of Approval ZEO 14. Dcsign. Modify the the to look BP DCDP materials of structure provide a more cohesive that ties the base `stone' to the facadc Furthcr, the material entire above. modify to be durable to awnings made of a more material, such as metal, ensure a more free longer lifcspan. Dcsign to be by the maintenance and changcs approved Director DCDP.(This Condition has been to be deleted of recommended with the modification to the facade as identified in A7.3.C) 15. Bicycle Parking. In addition to racks identified on the plans, provide an option for securable hanging spaces in front of parking space within the garage. BP ZEO 16. Refuse. All trash and recycling will be located interior to the garage/structure and will be required to be collected by a private waste management company. Perpetual ZEO 17 Community Path. The applicant has agreed to provide an appropriate improvement to accommodate the Community Path the distance of their property frontage within the Taylor Street ROW with review and approval by DCDP and DPW. BP DCDP Page 14 of 15 sip S I aud #76 h rya f #110rZj�� #24 /C 30 N X31 w 1 L OM Worm or On We are Med rO .Rermeua ne Ione Woo.* prAwe. oily Rir neW c romMm ern n rn eral. mr 1M mswe or epree Wstio, a toe eala #35 #45 5'G#4143 #1 466-68 #48 �F .p #62-64 #44 `r T #40 #52-54 #46 C 431 F.a /Sr #40-42 -s`7 #18A ,Lxv C. , #9 C`� - #16-24 #26 32 k #39#41�s45 ��, 415-25 `� 5 C� -9{ '�> � q4#6-14 � J4, v 4'..),, 45 G" t 42-4 q, N4 #13 0 [0 7a #40 #24 #32 N if 00 #81 #75 #28 #67-73 #19 #7 #5 #15 NpN 54D 2T0 #1 ARSENALS T #1-1 20 #6 #15 S 13- r— #21 P t0 01 CC' in cp ic. C5 e. 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