HomeMy Public PortalAboutStatement101-103 Morse Street, Watertown, MA
Plan Updates for ZBA
5/8/2018
These new plans, as part of a renewed application to the City of Watertown for the conversion
of 101-103 Morse Street ("Morse") from a non -conforming commercial office/flex building in a
residential zone to a less non -conforming 36 unit residential apartment building, reflect many
months of deliberation and incorporation of much, if not all, the comments from the board
members during our last two meetings last Summer. We feel this project will add great value
to the neighborhood and turn a dated office building into a vibrant and fresh new living space.
We hope you like the changes we have made and would greatly appreciate your support.
The changes include further reducing the total unit count by 4 units to 36. Unit count has been
reduced from the initial 49 submitted with the original application, a reduction of more than
25%. This change has increased the average unit size for all the units including the 5 designated
affordable units. The required parking has been reduced to 45 due to this change and the 41
available spaces make the deficit far smaller than before and well within the 25% maximum
relief allowance granted in the bylaw for a project with easy access to public transportation.
The ratio of available parking spaces vs unit count has also greatly improved and is well in
excess of 1 space per dwelling unit. The additional 15 parking spaces in the easement area are
not included in this calculation.
Other major changes to the plan include widening the parking lot on/off ramp by 4ft. The
widening takes place away from the building to allow for easier access to the ramp from the
return lane in the lot. This will reduce the need to turn or swerve going up the ramp and will
enhance emergency vehicle access to the building. The location and access to handicap parking
spaces next to the ramp which were a concern to the members have been relocated and the
pedestrian stairs and pathways improved. Given the removal of the parking spaces from this
area we were able to create a nice landscaped area close to the building and the main
pedestrian access to this main entry. We were also able to relocate the trash enclosure closer
to the building and away from an abutter with the added benefit of having it more accessible to
the residents and with enough space for the trash truck to back up without blocking the main
entryway. We have dedicated an indoor area for the collection of recyclables with room for
several large roll away containers.
Other changes include creating a large indoor bicycle storage capacity totaling 26 and a further
6 exterior spaces in the courtyard area. In the courtyard we have removed the concrete stairs
from the corner and added more landscaping area and greatly improved the look and open feel
of this important additional direct access to the building. A new landscape plan has been
attached to this application for your review. We have added a second laundry room to the
courtyard level floor for handicap accessibility and relocated two designated handicap units on
this floor with easy and direct access to the courtyard entrance and Morse St. We have created
space for an equal number of storage units in a secure room off of the main entry hall and close
to the elevator to address the storage needs of future tenants.
Units on the first floor have been reconfigured to eliminate the number of units with only
window -well coverage below grade by shifting the hallway to the blind side and creating a
duplex unit with living area on the second floor. The duplex units on the 3rd floor have been
reduced by one to enlarge the remaining units for a better upper level bedroom spaces. The old
location for laundry in the annex building was eliminated to create more space to be shared
among the duplex townhouse style units. Laundry was moved closer to the elevator and the
space was enlarged to accommodate many more laundry machines. The two parking level
direct entry units were eliminated to allow for a community room, which includes a half bath as
well as a Yoga/exercise room. We have reconfigured the entryway hall to add a fire door and
maintain the staircase separation as well as create a double entry for security and mail. We
have dedicated a space in the entry for a mail "locker" to better service the demands of the
modern world and online shopping deliveries. An intercom system and security cameras will be
visibly placed in this space as well as the courtyard entry.
HVAC condensers have been relocated to the roof of the building behind acoustic screens and
are no longer on the ground level. New elevation drawings are provided with improved
sidewalk measurements. New windows were added to or were made larger throughout the
building for better unit lighting and exterior aesthetics as well as multiple skylights were added
to the top floor units for the same purpose. A material detail plan is hereby included.