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
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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.
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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
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Page 7 of 7