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HomeMy Public PortalAbout195_Mt_Auburn_PB_2019_FinalTOWN 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: Jeffrey W. Brown, Chair Janet Buck Jason Cohen Gary Shaw Payson Whitney, III On April 10, 2019 with five (5) members of the Planning Board (Board) present, case number ZBA-2019-06, a Special Permit, was considered. This case is scheduled to be heard by the Zoning Board of Appeals (ZBA) on April 24, 2019. The Board submits the following Report, as requested by the ZBA, to aid the ZBA in deciding on the application before it. CASE #: SUBJECT PROPERTY: PARCEL ID#: ZONING DISTRICT: OWNER/PETITIONER: ZONING RELIEF SOUGHT: SPECIAL PERMIT GRANTING AUTHORITY: DATE OF REPORT: BOARD & STAFF RECOMMENDATION: DATE OF PLANNING BOARD MEETING: DATE OF ZBA MEETING: ZBA-2019-06 SP 195 Mount Auburn Street 1018 1 0 SC (Single Family Conversion) Zoning District and Mount Auburn Street Historic District Clark Elefteriadis, 456 Belmont Street Special Permit §9.04; §9.05; §5.01.1(B&C) Zoning Board of Appeals April 5, 2019 (5-0) Conditional Approval April 10, 2019 Scheduled April 24, 2019 195 Mount Auburn Street April 11, 2019 ZBA-2019-06 SP Planning Board Report I. PUBLIC NOTICE (M.G.L. c. 40A, §11) A. Procedural Summary Petition ZBA-2019-06 (SP) went before the Planning Board on April 10, 2019 and is scheduled to be heard by the Zoning Board of Appeals on April 24, 2019. 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 on 4/5/19 (Boston Globe) and 4/12/19 (Watertown TAB); • Posted at the Town Administration Building on March 30, 2019 and, • Mailed to Parties in Interest on March 30, 2019 B. Legal Notice "§5.01.1(B&C), §9.04 and §9.05: to allow the conversion of commercial space on the lower and first floor to a residential unit with the existing residential unit on the second & third floors and the previously permitted commercial space on the first floor to remain, for a total of two residential units. Located in SC (Single Family Conversion) Zoning District ZBA-2019-06" 11. DESCRIPTION A. Site Characteristics and Surrounding Uses The subject property is a 11,543 square foot (0.265 acre) parcel on Mount Auburn Street containing a Queen Anne/Colonial Revival Victorian era house, built around 1893 (Assessor's records). The building has had three separate commercial tenant spaces on the ground/first and basement floors. There is a residential apartment on the second and third floor. The front and side yard are landscaped, and there is an existing driveway within the rear yard that leads to a large attached flat -roof garage. The site is within the Mt Auburn Street Historic District which has a mix of larger Victorian era former single- family homes used for a variety of mixed commercial/multi-family residential uses. The corridor also has a mix of apartment/condominium buildings which replaced former Victorian era houses. To the south of the house is a neighborhood of primarily residential structures with a mix of single, two-family, and multi -family uses. View from Mt Auburn Street View from Mt Auburn Street Page 2 of 7 195 Mount Auburn Street April 11, 2019 ZBA-2019-06 SP Planning Board Report B. Nature of the Request The Petitioner requests a Special Permit from the Zoning Board of Appeals to convert a portion of the existing structure that is currently used for two commercial units (the units are approximately 1,043 s.f. and 1,013 s.f. for a total of 2,056 s.f.) into a second residential unit. The existing residential unit on the second and third floor will remain, as will the remaining portion of the previously permitted commercial space on the first floor which is currently leased as a realtor's office. The site would have a total of two (2) residential units by Special Permit, as well as the remainder of the previously permitted commercial office on the first floor only (1,028 s.f.). The portion of the basement not converted to residential would remain as storage/utility space. The building would also have minor exterior facade changes to meet code requirements for the new residential unit that will require final review/approval from the Historic District Commission, and site plan updates to reflect a vehicle parking layout for up to seven (7) parking spaces (6 delineated and one shadow space). B. Permit History According to Assessors, DCDP, Building Department, and Zoning Board of Appeals records, 195 Mount Auburn Street has the following permitting history: • 1957: Variance — Conversion from residence to a Funeral Home with an apartment • 1996: Special Permit Finding/Building Permit — Change from a Funeral Home with an apartment to a commercial/office use and an apartment with 10 parking spaces • 1998: Special Permit Finding Amendment/Building Permit — To allow for an expansion of the commercial/office use in the basement with no change to parking • November 2014: Order to Show Cause hearing before the Zoning Board of Appeals (ZBA) with Owner, Clyde Younger, submittal of several iterations of a parking plan to the ZBA, to bring the site into compliance with the 1996/1998 parking plan, none were approved . • January 27, 2016: New owner, Clark Elefteriadis, is granted Special Permit Finding, Zoning Board of Appeals, to allow a Change in Use to change two commercial use/offices (acupuncture/massage and the Writing Company) to one new commercial use (Pilates studio). One office to remain, as did the existing residential unit. The SPF also included demolition of the garage, creation of an enclosed landing and stairs at the rear, and 7 delineated onsite parking spaces. This decision was appealed by an abutter and no resolution has been made at this time. III. ANALYSIS AND FINDINGS A. Plan Consistency Conversion of two commercial offices totaling 2,056 s.f. +/- on the site into one residential unit is more in keeping with Watertown's 2015 Comprehensive Plan. This area of the structure is within a one-story addition added to the original historic building in approximately 1961. The proposed fagade changes are minor in nature and will maintain the main portion of the building's historic character and distinguishing architectural features. B. Special Permit This project must meet the four conditions of approval for a Special Permit set forth in §9.05(b) of the WZO. 1. The specific site is an appropriate location for such a use, structure, or condition. Met: The site and location are appropriate for the proposed conversion of 2,056 s.f. of commercial use within the building into a second residential unit. The remaining portion of the first floor will remain as previously permitted through a building permit with approximately 1,028 s.f. of office in two areas with a shared common area which also serves as a required means of access to the second floor residential unit. Page 3 of 7 195 Mount Auburn Street April 11, 2019 ZBA-2019-06 SP Planning Board Report The conversion of two commercial units into a residential unit will create a total of two residential units which is an allowed use within the SC Zoning District, by Special Permit. Specifically, the intent of the SC Zone was to protect the character by allowing for conversion of older, larger homes within the zone while allowing for more flexibility and continued relevance of the very large single-family structures within this area. 2. The use as developed will not adversely affect the neighborhood. Met with Conditions: This conversion of a portion of the commercial space to residential would be less impactful than the previous business use, and a total of two residential units is more in keeping with the objectives of the WZO and surrounding development patterns. Any architectural changes will be under the control of the Historic District Commission through a separate hearing process. For this reason, a condition has been added to the project to 1) coordinate the approved Control Plans (should the SP be granted) with those submitted for Historic District review, and 2) that exterior changes be subject to review by DCDP staff and the Historic District, as appropriate. Historically, this building had become dilapidated as a single-family in the 1950s and the owner was looking for ways to maintain it. The size and age of the structure had created substantial barriers at that time to maintaining the building. With no demand as a single-family, the building was in jeopardy of being demolished, but a purchaser converted it into an undertaker's business/funeral home which allowed it to be maintained and some additions were completed. Subsequent permits to convert the portion of the building used as the funeral home continued this progression of the site as a commercial building with residential above. The current proposal would remove much of the previously permitted commercial area and convert it into a residence. The remaining commercial office is less than 50% of the first floor and is a much smaller portion of the entire structure than the original funeral home or subsequent use as office. This would decrease the commercial activity at the site substantially. 3. There will be no nuisance or serious hazard to vehicles and pedestrians. Met with Conditions: The proposed project provides six delineated parking spaces within the existing driveway and one shadow space within the side yard that could be installed if it is deemed that it is necessary. DCDP staff and the Board analyzed parking requirements for the Petitioner's request using the current Watertown Zoning Ordinance (WZO) based on exclusion of certain areas (such as the porch and foyer/reception area) from the 'gross' floor area used for calculating parking. 2,056 s.f. of office currently configured as two units is proposed to be converted to a one residential unit. As office, that amount of space would require approximately 5.9 parking spaces using the current WZO requirements of 1 space per 350 s.f. of office. The proposed use as a residence would require 2 spaces. This change in use decreases the current amount of parking required, if permitted, by approximately 4 parking spaces. The previous permitting for the site includes an existing 2+ bedroom unit which would require 2 parking spaces. The remainder of the first floor is a combination of common area (approximately 315 s.f.) shared between the office and the second/third floor unit, plus a separate second access to the upper floor unit. The basement is split into an older section under the historic house and a newer section. The old section is proposed to remain as a utility/storage area for the building with existing stairs and doors accessing it, so the Board found that it should not be considered for living/parking analysis. Under the current WZO, looking at the active use portion of the office to remain (1,028 s.f. on the first floor), the required parking would be 2.9 spaces. Therefore, in its entirety, the site would need 7 spaces with the allowance for up to 20% (1.4 spaces) to be shadow. The shadow parking space and the stacked parking spaces (§6.02(d)) configuration is appropriate and should work well for the proposed two-family configuration with two parking spaces assigned to each unit. Page 4 of 7 195 Mount Auburn Street April 11, 2019 ZBA-2019-06 SP Planning Board Report 4. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. Met with Conditions: The majority of the proposed changes will reconfigure the building's interior space. All of the reconfigured space will be integrated into the structure's existing electrical, heating, sanitary and other facilities and all code requirements will be met at the time of any relevant permitting. IV. PUBLIC COMMENTS In the DCDP staff's report to the Planning Board, staff suggested that it would be reasonable to request as a condition that there be a physical buffer in front of the parking spaces with the understanding that the drive aisle be maintained at the sidewalk at a minimum of a 10 feet. The buffer would be approximately 4 feet deep by 8.5 feet wide, to be determined by the required drive aisle width. Several questions were asked about the project. One person was curious about the door locations and access to the units. The abutter (Mr. Bloch) identified that this is going in the right direction but had some concerns, including garage opening detail and ability to park cars as is, buffer from parking to driveway (in support of staff condition), concrete apron within the ROW should be removed, and remove option for a shadow space. Jason Cohen asked Mr. Bloch about the issue of parking if the shadow space which provides flexibility was removed. Ultimately Mr. Bloch suggested that the on -street spaces are already used, so would rather see that than the loss of the landscaped area. Based on the submittals and the discussion, the Planning Board suggest the condition in the staff report concerning the Shadow Space be eliminated. The Planning Board also recommend to the Board of Appeals that it consider the staff's recommended physical buffer between the parking and the sidewalk as an addition condition. The Planning Board also advised the Petitioner to add dimensions to the parking spaces and garage for the Zoning Board meeting. V. BOARD & STAFF RECOMMENDATION The Planning Board (Vote 5-0) and DCDP staff recommended conditional approval of the requested Special Permit under §5.01.1(b & c), §9.04 and §9.05 as it meets the necessary criteria set forth in the Watertown Zoning Ordinance with an additional condition (Shown in Yellow, below). The Planning Board also advised the Petitioner to add dimensions to the parking spaces and garage for the Zoning Board meeting, per the discussion shown above. # Condition Timeframe for Compliance To be Verified by 1. Control Plans. The Control Plan shall be: 1. Supporting Statement for Determination & Finding Under Section 9.05 of the Zoning Bylaw (sic), 195 Mount Auburn Street, Watertown, Massachusetts 2. Code Review— IBC; MGL 780 CMR, dated 3/12/19, for 195 Mount Auburn Street, Rojas Design, Inc. Architects 3. Plan of Land — Watertown, Showing Existing Building, Bibbo Brothers and Associates, dated 10/15/15, stamped and signed by Robert Bibbo, Professional Land Surveyor 4. Plan Set, 195 Mount Auburn Street — Renovations, Revised 3/12/19, For C&Z Realty, 465 Belmont Street, Unit 8, Watertown, by Rojas Design, Inc. A. Cover Sheet Perpetual ZEO/ISD Page 5 of 7 195 Mount Auburn Street ZBA-2019-06 SP April 11, 2019 Planning Board Report # Condition Timeframe for Compliance To be Verified by B. Sheet G-01, Project Description C. Sheet L-01, Proposed Planting Plan D. Sheet L-02, Proposed Planting Plan & Detail E. Sheet E-01, Existing Basement Floor Plan F. Sheet A-01, Proposed Basement Floor Plan G. Sheet A-1.1, Proposed Basement Floor Plan - Partial H. Sheet EX -02, Existing First Floor Plan I. Sheet A-02, Proposed First Floor Plan J. Sheet A-2.1, Proposed First Floor Plan - Partial K. Sheet EX -03, Existing North Elevation — Mount Auburn Street L. Sheet A-03, Proposed North Elevation — Mount Auburn Street M. Sheet EX -04, Existing East Elevation — Franklin Street N. Sheet A-04, Proposed East Elevation — Franklin Street 0. Sheet EX -05, Existing South Elevation - Rear P. Sheet A-05, Proposed South Elevation - Rear Q. Sheet EX -06, Existing West Elevation — Side R. Sheet A-06, Proposed West Elevation — Side 2. Landscaping/Site Design: The Proposed Planting Plan and Proposed Planting List and Detail shall be subject to review and approval by DCDP staff for species appropriateness, mix, size, quantity, and spacing. Prior to BP ZEO/ISD 3. Plan Modifications. Neither the Petitioner nor any present or future owner of any interest in the project shall change or modify either the Control Plan referenced in this decision, or the project itself, without first filing a formal request with the DCDP for an opinion as to whether or not such change or modification requires further review from the Granting Authority. Minor modifications may be considered and approved by the DCDP Director if found to be consistent with the original project. Perpetual ZEO/ISD 4. Codes/Regulations Compliance. The Petitioner shall comply with all other applicable local, state, and federal requirements, ordinances, and statutes. Perpetual ZEO/ISD 5 Planning Board suggests deleting the Shadow Space: Perpetual ZEO/ISD Onsite Pa Construction the "5h3do ' < shown Shcct g� of parking on 1 shall only be if: permitted A. Required by the Town, or B. After completion by the Petitioner of a Parking Study, and its to by the Town. submission and analysis 6. Buffer. Provide a physical buffer between the parking spaces and the sidewalk with the understanding that the drive aisle be maintained at the sidewalk at a minimum of a 10 feet. The buffer would be approximately 4 feet deep by 8.5 feet wide, to be determined by the required drive aisle width with review and approval of final layout and material by DCDP staff. BP DCDP 7. Exterior Alterations. The site is within the Mount Auburn Street Historic District. As such, any plans submitted to the Historic District Commission shall also be submitted to the DCDP. Exterior changes shall be subject to review by DCDP staff and the Historic District, as appropriate. Perpetual DCDP/ Historic District Page 6 of 7 195 Mount Auburn Street ZBA-2019-06 SP April 11, 2019 Planning Board Report 1017 15 95 #8 n2 101622 t1` #14 #11 110315A0 --�#9_ 1103 12A 0 n 1103 15 0 1103 138 0 #212 m a #200 #206 07 Q d 1101 6 2A 41 1103 14C 0 110171A #12 en 09 #190 C 16 MOUNT AUBURN ST MOUNT AUBURN ST 1017 1 16 #173 1017 14 10P 1018 12 23 #183 #9 O� 1017217 1018 11 24 #11 #16 101830 #15 1017318 1018 10 25 1017 13 11 #17 101634P #20 100 #22 1017419 1018926 iilA 1020 1 3 #215 1020 11 16 #205 y 1020 19 17 #16 t9� 1020 125 0 1018 4 24P #21 #20 10209A 0 #24 "FL'C "uIn:Alourrt-Au re-S4reet (S -C and Historic District (not shown)) Page 7 of 7