HomeMy Public PortalAboutApplication 12 November 2015 e a PERMIT APPLICATION FORM
Planning Board and Zoning Board of Appeals
149 Main Street
Watertown, MA 0247
(617) 972-6427
www.watertovm-ma.gov
TO BE COMPLETED BY STAFF
Case Number: Notice to Applicant: An application may be denied for outstanding
taxes or charges to the Town (Watertown Ordinance, Chapter
❑ Fees received: MI). Upon deeming the submittal complete,the application will Toitm Clerk Stamp
be stamped/filed at the Town Clerk's office by DCD&P Staff. Required
❑ Complete submittal: X
Town Treasurer sAppr oval(As required by Ch.40, 5`
TO BE COMPLETED BY APPLICANT
Site Address: /1 I List application requests below: NOV
I Is wc. ttr.�V rr. �# I Special Permit(SP) PAN Variance(V)
Site Plan Review(SR) WATE BARD 8
Parcel ID#s: Special Permit Finding(SPF) W Nr MA
For an amendment to previous relief,provide case#s:
Zoning District: F4ta�. tAt l SR(Site Plan Review) meeting date, if required:
Petitioner(s): L`0.t-k �el�� +C1�e�: S _ Phone: G �J _ C6 t- 2(� ems(
Address: lj Co `j2�wwv�� S� 05 W cbk,& •• f-C v,- Email:
� Signature(s): �. Date: / �l oi//
C_� S
Owner(s): Ll.' d...� y 6 t.e.nt,L� Phone: (�l'y... �'I'L. - 9'y 77
Address: i d 'a- A0_j4_-ec 'ice t'���?°Fe.r `�-,. /VtA 6 Email C�Yd23—IZIPJLw.�o�•.�F
Signature(s): (i 3 (, i Dater (D
Agent: Phone/Email:
Other Contacts: Phone/Email:
The Petitioner must be the fee simple owner or hold sufficient "interest"in the subject property (in which case evidence must be pro-
vided as to the nature of the property interest and the fee owner shall co-sign this application. For legal entities such as corporations,
LLC, etc, list the type and legal status ofownership, the name of trustees/officer members, their affiliation and contact information-
NATURE OF REQUEST _
Applicable Sections of Zoning Ordinance(Specify Sections)of the ZONING ORDINANCEfr•om which relief is sought):
d
Brief description of the project as it relates to the zoning relief requested—Include existing dimensions,proposed dimensions,
and any non-conformities that exist:
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THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE
The ZONING ORDINANCE cam be found oidiw ar:wwm.watertmw-magov
Written Supporting Statement
e ition for Special Permit Finding(s) Sec. 4.06 (a) (project must meet the following criterion)
1. Is the proposed change�gubstantially more detrimental than the existing non-conforming use,structure, or building to the
neighborhood?YES/�O, Explain why. -tom Qnn,� �- CA�v � ( 2_ j6us. W� s L-
m.JA,�m— V/tnA fit Ws( wJW-k S.0 M(- JJJ 0J 0- �.�y 4St t"Yr SP�aC2 .
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Petition for Special Permits)/Amendment Sec. 9.05(b) (project must meet all of the following criteria)
1. Is the subject site an appr riate location for such use,structure,and/or condition? YES/NO, Explain.
2. Will the proposed use/structures adver ly affect the neighborhood? YES/NO, Explain.
3. Is there potential for nuisance or serious hazards to chicle or pedestrians?YES/NO, Explain.
4. Will adequate and appropriate facilities be provided for the prop r operation of the proposed use? YES/NO, Explain.
Petition for Variance(s)/ mendment Sec. 9.14(b) (project must meet all of the following criteria for a variance)
1. Is the variance being sought due circumstances related to the soil conditions,shape,or topography of such land or structures,
and especially affecting such land structures but not affecting generally the zoning district in which it is located? YES/NO,
Explain.
2. Would enforcement of the Zoning Ordinance i volve substantial hardship, financial or other? YES/NO, Explain.
3. Would granting of the desired relief be a substantial det N,ent to the public good? YES/NO, Explain.
4. Would granting the desired relief nullify or substantially derogate fr in the intent of this Zoning Ordinance? YES/NO, Explain.
IF NEEDED, ATTACH ADDITIONAL SHEETS OF PAPER TO THIS APPLICATION
3
Clark Elefteriadis and Zayna Gold 7
195 Mount Auburn Street
i
Zayna and I are cognizant of the growing concern with neighbors
in regards to 195 Mount Auburn Street and its current and 'future
state. Our proposed plans will be an improvement to the
property and the neighborhood in respect to condition of
property and parking. Our vision is aligned with the
neighborhood in respect to parking issues and also the visual
appearance of the property. We will be immediately improving
the outside of the property while simultaneously working with the
neighborhood to reduce unwanted parking on Franklin Street.
We look forward to being involved in this neighborhood effort.
We have already reached out to many of the local residents to
make their acquaintance and listen to and validate their concerns.
We have also spoken with the town regarding concerns and issues
with the property. We have kept these conversations and
concerns in mind while developing our architectural, landscaping
and business plans. We believe that our purchase of 195 Mount
Auburn Street will be a huge improvement to the neighborhood.
i
Is the proposed change substantially more detrimental than the j
existing non--conforming use, structure or building to the
neighborhood?
NO
Parking on Franklin Street is
STRICTLY PROHIBITED
and may result in ticketing or towing.
Violators will be asked to leave their workout
and move their cars,
Why is BBP less detrimental to neighborhood?
• We bring an overall more compliant and realistic parking plan.
• Plan converts 2 non-conforming uses into 1 non-conforming use.
Current TCM Rejuvenation massage is very busy with men driving
from all over Boston to Watertown. They park their cars on the
corner of Franklin St. and Mt. Auburn causing blockage,
congestion, and low visibility for cars entering and exiting Franklin
St. and the 195 driveway. I have personally witnessed this myself
as I am spending a lot of time on the site. TCM is open late, well
past 10pm. We believe this has been the source of most
complaints from neighbors in regards to excessive cars parked on
the corner of Mount Auburn St. and Franklin St.
We will immediately be taking over TCM's space for our own use.
This will eliminate corner congestion on Franklin Street and
improves the neighborhood image with a less intrusive presence.
BBP brings health, wellness and positivity to the neighborhood and
to the Watertown community. We serve the community with our
work with amputees, auto immune disease, breast cancer and
rehab work for back and joint issues. We are corporate sponsors
of the Take Steps walk—the largest fundraising event for Crohn's
& Colitis Foundation of America. Our proposed use in Watertown
betters our community and brings much needed physical relief to
local residents who make up a majority of our clients.
• Clients come regularly to studio an average of 2-4 times a week.
They are respectful of our parking policies - our advanced
reservation system allows us to enforce these policies. This is a
far less detrimental situation than what currently exists.
• Currently landlord is not on site and has had difficulty maintaining
upkeep of property. Parking has not been monitored at all —
leading to discourse between the owner, the property and several
Franklin Street residents. Our proposed use and being owner
occupiers means that we can immediately improve this.
As new owners we will be onsite full time. We are investing time
and money to renovate, restore and maintain the building and
property. We will also be supervising and monitoring parking to
reduce current problems. Our proposed use and plans to upgrade
property is a positive and much needed change — far less
detrimental than what currently exists.
• Currently there is an ongoing battle between owner and the
abutter. This will cease when we become the owners.
• We have architectural plans to restore and improve interior and
exterior of distressed property.
• We have a landscape design plan that will improve presence of this
large corner lot and add beauty to the neighborhood.
• Abutters: Our proposed use will have a private entrance on the
west side where the abutter is a large brick building and parking
lot. On the north side in view of our entrance is Mount Auburn
street and a busy bus stop and foot traffic. There is no direct
abutter to the east. On the south side abutter is Jonathan Block.
We will be adding a fence or decorative grass around our entrance
to create privacy. This eliminates line of sight to south abutter.
This is far less intrusive (and detrimental) to this neighbor than the
current situation where he can see the comings and going of the
massage business.
i
Clark Elefteriadis and Zayna Gold 1
195 Mount Auburn Street
Clark Elefteriadis
Zayna Gold
195 Mount Auburn Street
Current Usage.
Mixed use: 1 residential unit and 3 commercial offices.
o Main house — 3 floors built by Chester Sprague in 1893
o First floor - real estate office.
o Second/third floor - residential apartment —vacant
o Two story structure attached to west end of main house
o First Floor— acupuncture and massage
o Ground Floor— writing consulting
Current Abutters.
o West Side — Otis House Apartment Building
o East Side — No direct abutter on Franklin side
o North Side — No abutter on Mount Auburn side
o South Side —Abutter: Jonathan Block
Proposed Usage.
o Main House
o First floor remains real estate office 5 year lease
o Second and third floor— remains residential unit
o Two story structure attached to west end of main house
o Replace massage business with pilates studio improving overall
image of neighborhood and Mount Auburn Street.
o Boston Body Pilates studio. Founded 1989.
o Owner run and operated for over 25 years.
o Reduce use from 2 non conforming commercial uses to one
commercial use.
o Reduces non conforming commercial use from 1951 sq. ft. to
3
1600 sq. ft.
o Reduces parking from 6 required spaces to 4 required spaces
for the attached rectangular space.
1
1
i
Proposed Improvements
Inside Structure
o Residential Unit— Update kitchens and baths; restore hardwood
floors; rebuild roof deck; add second egress
o Two story attached structure
o Removal of walls to create open and clean floor plan
o Install hardwood floors, paint, and colonial decor sympathetic
to 1893 structure. Add one large handicapped accessible
bathroom on first floor.
Proposed Improvements - Outside property
o Removal of garage and garage foundation
o Remove water damaged non historic enclosed porch/staircase
o Remove non historic second floor sun room on south elevation
o Remove and replace deteriorated asphalt driveway with a cleaner
and more natural looking stone and cement driveway.
o Remove chain link fence on west side elevation, two large and
intrusive tree stumps, weeds and crabgrass. Replace with garden
patio, wooden fence and landscape design,
o Landscape Design — implement professionally drawn landscape
designs to improve lot using planting and configuration styling
sympathetic to 1893 era.
o Working closely with historic architect and with guidance from
historic commission of Watertown to ensure that all renovations are
sympathetic to 1893 original structure.
o Roof Repair. Replace shingles as necessary.
o Longterm remove aluminum siding
o Repair and repair large wrap around front porch with historic
architect guidance and historic commission approval.
o Update existing signage with more modern and visually appealing
presence with town approval.
i
3
2
Clark Elefteriadis and Zayna Gold 13
195 Mount Auburn Street
Overview : We are long time residents of Payson Estate — a historical
property in Watertown less than a mile from 195. 1 serve on the Board of
Trustees for Payson Estate and the renovation, repair and upkeep of
historic properties is a passion of mine.
My wife and I have a vision for the Chester Sprague property. We would
like to restore and renovate the original structure. Long term we envision
living in the residential apartment and running our small boutique Pilates
studio. Proposed use is for a one on one Pilates training studio. It is a
passive use that caters to a quiet clientele. We will be on premises full time
and the Pilates studio takes over the space of two businesses— reducing
foot traffic on and off the property. We have architectural plans to
renovate the house, landscaping and driveway so that there is an
immediate positive impact on the neighborhood.
Parking Improvement.
o Improved parking circulation by creating a roundabout where there
was once an oversized non historic cinder block garage.
o All parking spots will conform to 2015 guidelines —this was lacking on
original parking plan.
o 22 foot long x 8.5 foot parallel parking
o reduce 6 stacked tandem parking to 1 tandem parking spot
o tandem spots will be reserved for residential parking which
was not provided in original 1998 parking plan
o Previous parking plan required all cars to back out onto Franklin
Street. Proposed parking plan allows circulation and roundabout for
face first exit onto Franklin Street. This provides a much safer and
improved environment for a corner lot off of a main street.
o Proposed parking plan includes removal of oversized garage. This
adds turnabout space in the driveway so cars can exit face first.
o Removal of garage adds 2 parking spaces on West Side elevation of
property. This eliminates the excessive stacked parking in the 1998
approved configuration.
o Current owner is absentee landlord and has not been able to
maintain upkeep of property. New proposed use creates an owner
occupied property - beneficial to tenants, and neighborhood
residents as well as improving upkeep and maintenance of property.
3
We have tried to address the board's concerns and discussion points from
the October 28th meeting. We hope it is evident to the board that we are
trying to be as helpful and accommodating as possible.
Parking Requirements per Usage.
Use/Parking Ratio Gross S.F. Spaces
Main House-1st Floor 1028 3
Main House-3 Bed 2
Residential Unit
Addition-First Floor 1600 4
&Basement
TOTAL Required 9
Storage/Utilities not 1879 N/A
accounted for in 1600
and 1028 square foot
measurements.
Stora¢e Area Breakdown:
Decommissioned Restroom: 64 square feet
Utility Storage Area: 135 square feet
Utilities/Storage REAG: 364 square feet
Crawl Space Corridor: 86 square feet
2 Boilers; HVAC;Washing Machine: 501 square feet
Storage Utilities Area Writing Co.: 202 square feet
Storage Area Basement: 34 square feet
Common Foyer Area: 99 square feet
Storage Supplies: 132 square feet
Storage Mechanical: 262 square feet
195 Parking Usage Table
7 Total Off Street Parking Spots
Use Weekday Schedule - Saturday Summary
Schedule
Real Estate 9 am to 5 pm 1 pm to 5 pm Real Estate Advisors Group only
Advisors Group 2 Parking Spots 2 Parking Spots uses two spots during the day.
This leaves one spot always
available for Boston Body Pilates,
Boston Body 7 am to 9 am 8 am to 1 pm Before 9 a.m.and after
Pilates 5 spots 5 parking 5 p.m.REAG's 3 spots are
9 am to 5 pm spots available to BBP clients. Staff
3 spots takes bus,bike or walks.
5pmto8pm
5 spots
Residential N/A N/A Residence will always have 2
spots reserved.
4
Clark Elefteriadis and Zayna Gold 5
195 Mount Auburn Street
Tenant Work Hours and Usage of Parking.
o Real Estate Advisors Group uses a maximum of 2 spots during
business hours of 9 am to 5 pm.
o Boston Body sees only private clients during the hours of 9 a.m. to
5:30 p.m. Each of the private clients will have the option of reserving
a parking spot during their appointment since there are a maximum
of 4 clients at one time.
o Group class times (up to 4 clients) don't overlap with Real Estate
Advisors Group office hours. Therefore, Boston Body will be able to
use all but the 2 residential parking spots for a total of 5 pilates
clients.
Our proposed change of use has reduced the number of required parking
spaces from 13 to 9. This is less detrimental than the previously approved
parking plan. Although our proposed change of use calls for 9 spots, we
were only able to configure 7 actual spots that are compliant and allow
easy entry and exit from the driveway. Although it is 2 less spots than
required, our proposed usage along with the existing usages and the
corresponding peak and off peak hours synchronize perfectly with 7 spots.
(See Parking Tables.) In addition, new owner occupiers will be onsite to
monitor and supervise parking compliance— making sure this is less
detrimental to the neighborhood.
5
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PARKING.
1. On-Site Parking for Pilates Clients:
At 195 Mount Auburn Street we will offer up to 5 parking spots for clients.
Boston Body currently does not provide on-site parking so having even
limited on-site parking availability will be an additional perk.
E
o Appointments are reservation only. Parking reservations will be
made online or via email. Our existing software and business
systems allow for this.
o Parking Reservations are first come, first serve.
3
o If all spots are reserved clients who need on-site parking will
schedule their appointment at a different time.
2. Off-Site Parking for Pilates Clients:
Many Boston Body clients walk, bike or bus to the studio. Those who drive
currently park on the street in appropriate parking spots. There are
numerous Mount Auburn St. businesses that do not provide on site parking.
(See attached list.) Their clients and visitors park on Mount Auburn and
side streets. As detailed on the list attached, many of these businesses
have more clients than Boston Body. They find appropriate street parking.
Boston Body will instruct clients not to park on Franklin Street.
o Although Franklin Street is a public street that allows on street
parking, we are aware that excessive parking on Franklin St. causes
congestion for residents.
o A logistics email is automatically sent to all new clients.
o Auto-Email wording: "Please park on Mount Auburn Street. Parking
on Franklin Street will result in ticketing or towing. Violators will not
be allowed to participate in class."
o Parking instructions will be posted on premises and on our website.
See attached sign.
Boston Body will encourage clients to bike, bus or walk.
o There is a major bus stop directly in front of 195.
o We will provide a bike rack.
o Our clients will earn "green points" when they bike, bus or walk to
studio. Green points will be used for studio credit.
Boston Body will instruct clients to park on Mount Auburn St.
o There is ample parking available on Mount Auburn Street.
6
Clark Elefteriadis and Zayna Gold 7
195 Mount Auburn Street
o Maximum parking time on Mount Auburn Street is one or two hours
— Boston Body appointment length is 50 minutes.
3. Boston Body Staff .
o Staff is not currently provided with parking.
o Staff bikes, walks or takes public transportation to work.
o We screen job applicants to make sure they have access to public
transportation, biking or walking since we don't provide staff parking
and street parking is limited to one or two hours.
o Staff receives incentives for using public transportation such as
reimbursement for bus/T passes.
o Bike Rack will be provided.
I
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7
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Parking on Franklin Street is
STRICTLY PROHIBITED
and may result in
ticketing or towing.
Violators will be asked
to leave their workout
and move their cars.
7
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Private instruction gives the best therapeutic results. We offer small group classes l ed to participan s.
All classes are by appointment only.
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The pilates refomer &tower provides therapeutic strength Our employees live locally and bus, bike or walk to work.
and flexibility training. Preferably with private instruction. Go green. Get lean.
One client per machine.
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ZAYNA GOLD
HEALING
THROUGH
' MOVEMENT
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Increase
StrengthenPrevent Bonn Loss
BODY
• • •
Digestive
Boston Body is a corporate sponsor of Take Steps Walk that raises money for the Crohn's&Colitis
Foundation of America. Pilates is often prescribed by the medical community to help people with auto
immune diseases. Healing Through Movement is a method Zayna Gold developed to stay in shape
while afflicted with a chronic illness. While in pain it is easy to give up on exercise as a whole. Zayna has
been slowly developing this workout for her own illness so that she can stay motivated to workout and
modify the workout based on how she's feeling that day. Designed to be modified for the viewer at any
point in their health cycle, Healing Through Movement gives you sustainable development of lower
body, upper body,and core muscles,culminating into a full body workout.
STRIKE A a
BALANC
When Zayna Gold was diagnosed
with Ulcerative Colitis, she was \
forced down a new Pilates path.
Here, she shares the moves—and
newfound mind-set—that helped
her heal both mind and body.
By Zayna Gold
-- ------------------------------
Edited by Amanda Altman
"PRACTICING DILATES IS try to find the medications that might � fmstrated. in order to regain myjoy
NOT ABOUT ACHIEVING give you relief. of movement,I began to develop a
PERFECTION. RATHER More than 20 years ago,lwas i compassionate training style to revive
IT IS A JOURNEY diagnosed with IBD(inflammatory I my body,mind and spirit.As a trainer,
TOWARD HARMONY Bowel Disease)when I was a newly i
I this approach really resonated with
AND BALANCE." divorced young mom with a busy I
1 all my clients—not just those with
—Nora St.John,Balanced Body Education ' Pilates studio.I prided myself on I autoimmune diseases.Through the
program director being physically fit,strong,invincible. years,this has reaffirmed my love for
As I got sicker and lost control of Pilates,showing me that the right type
Can you imagine living in a body that I my own body and health,I tried f of practice can help the body find
is waging war against itself?This is the I numerous medications and holistic I harmony and balance on a physical and
nature of autoimmune diseases like treatments;nothing helped my severe emotional level.
Crohn's disease and ulcerative colitis. I GI symptoms,chronic pain and I Two years ago, I got my life back.
1 am one of 1.6 million Americans exhaustion.Simply surviving each day Medications had stopped working,and
who battle these chronic illnesses. 1 had become my life. my doctor recommended Remicade,a
Symptoms are horrific—imagine the I Pilates was my passion,but pushing ' biologic medication delivered through
worst stomach flu you ever had,then myself and focusing on perfect an IV infusion for six to eight weeks.
add bleeding, nausea,fatigue andI alignment wasn't working for me in I After my first two infusions,given two
joint and back pain—and they last for my vulnerable state.It just made me weeks apart,my insides felt calm and
weeks,months,even years as doctors I feel ashamed of my limitations and quiet—for the first time in decades.
44 november•december 2015
DO
U HAVE
CROWS DISEASE SCOOTER KNEE STRETCH
COLITIS?OR ULCERATIVE
SPRING SETTING: medium—light to medium
PURPOSE: strengthens the quadriceps;hamstrings and glutes in both the
of • nonprofit support and working sides; increases awareness of using the abdominals and
organization dedicated t. upper-back extensors together,to maintain a straight back
finding cuTes for the conditions I s EToP: Stand beside the carriage with your left knee bent and right foot
and improving the quality of against the near shoulder rest,knee bent. Place your hands on the upright
life for those affected.For more footbar shoulder-widthapart, keeping your spine in neutral.
information or to get involved,
visit www.ccfa.org. 1. Position your left heel directly under your sit bone.Create opposition by
pressing through all four corners of your left foot and pulling that leg up into
your hip. Press your hands firmly into the footbar while pulling your upper arm
My GI symptoms were improving; bones into your shoulders.
continued Remicade treatments gave
me a chance for remission!Now I faced 2. Press your right foot into the shoulder rest to push the carriage out,
the challenge of reversing the effects reaching the crown of your head away.
of muscle wasting,especially in the
postural muscles,buttocks and core. 3.Slowly return the carriage. Do 6-10 reps on both sides.
u "Muscle wasting occurs in IBD for
many reasons:dietary changes leading T I Ps: Focus on engaging your glutes,abdominals and upper-back muscles
to poor nutrition,deconditioning when while pressing the carriage away. "Zip up"through both the front and back
symptoms are active and medication of your pelvic floor. Release your glutes and sit bones while returning the
side effects, particularly from steroids, carriage. Concentrate on head-to-toe opposition and elongation. —
Chronic inflammatory conditions
are also associated with muscle In o o I F I c AT 10 N s: Decrease the resistance or range of motion. If you feel any
= catabolism due to the metabolic discomfort in your knees, lower the footbar.
burden of inflammation,"explains
Dr.Alan Moss,a member of Harvard A D VA N C E D: Add a twist: "Thread a needle" in step 1,then reach your arm
Medical Faculty Physicians(HMFP) back and straighten your spine as you push the carriage back.Stay within a
and a gastroenterologist at Beth Israel comfortable range of motion to stretch your upper back and spine.
Deaconess Medical Center.
Another downside of the disease?
Back and S(pain,even during remission. 1
"A small number of patients with IBD ). +
also have inflammation in their joints,
typically the sacroiliac joints(low back),
but it can also affect elbows,wrists, y �'
knees and feet.In addition,steroids can _ _____
weaken bones or cause painful joints
when stopped,"adds Dr. Moss.
The following Reformer exercises
helped me focus on rebuilding
strong muscles—including the spinal
extensors and pelvic floor—while '
keeping my spine in a stable neutral f
to avoid low-back pain.But above all, SETUP STEP 2
they helped me regain harmony and
balance,and feel strong and centered
from head to toe. Do this routine two
to three times a week,working up to
six repetitions of each move.Don't ,
harp on breath patterns just breathe
naturally—but keep the resistance '(
strong enough to fatigue your muscles
while keeping your joints safe. PS
LOW) HAVE A � a
RLFfJMER?
Check out the Mat Moves throughout! A D VA N C E D.1 ADVANCED.2
pilatesstyle.com 45
MOUNT AUBURN STREET
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DEED REFERENCE: ��!
BOOK 26883 PAGE 299
PLAN REFERENCE:
PLAN #1709 OF 1963
THE PROPERTY SHOWN ON THIS PLAN IS IN PLAN OF LAND — WATERTOWN, MA
FLOOD ZONE "X" AND IS NOT IN THE 100 YEAR SHOWING EXISTING BUILDING
FLOOD PLAIN AS DESIGNATED BY THE FLOOD
INSURANCE RATE MAP p25017CO556E #195 MOUNT AUBURN STREET
JUNE 4, 2010 DATE:10105115 SCALE:1•=30'
PREPARED BY:
LOT COVERAGE:. BIBBO BROTHERS AND ASSOCIATES
EXISTING HOUSE = 3,975±S.F. OR 34.3% SURVEYING,ENGINEERING
&CONSTRUCTION CONSULTING
10 HAMMER STREET,WALTHAM, MA 02453
TEL:781.891-0417-E-MAIL:bibbobrothers oomcastnet
RALPH BIBBO,JR.,MANAGER - ROBERT BIBBO,P.L.S.
1
SY a_sA
T
HISTORIC SIGNIFICANCE
THE CHESTER SPRAGUE HOUSE, 195 MOUNT AUBURN STREET
WATERTOWN, MASSACHUSETTS
October 27, 2015
SPENCER & VOGT GROUP
architecture preservation
1 Thompson Square,Ste.504
Charlestown,MA 02129
617227.2675
F The house at 195 Mt.Auburn Street,prominently
a sited on the corner of Mt.Auburn and Franklin
Streets,was built c1893 by Chester Sprague,an
influential Watertown real estate developer and
builder.Founder of Chester Sprague&Co.,con-
tractors and builders,Sprague at his death in 1910
, was reported to be the largest individual taxpayer' v in Watertown.His projects included Irving Park,
7� F the Paige Estate,the Hood Rubber Company,the
I widening of Mt.Auburn Street,and the construc-
1, tion of over 1,200 buildings in town. Sprague's
importance to the community was illustrated in
` A&IA r. • 1898 by the inclusion of a drawing of his house
on the border of a bixdseye view map of Water-
town.
Drawing of house that appeared on border of 1898 birdseye view
map of Watertown.Original at Watertown Town Manager's Office.
Latex owners of this high style residence included
Henry Shields,a civil engineer who lived there
from at least 1926 to 1942,and Arthur Rockwell,who operated a funeral home on
the premises from about 1961 to 1996.
The house primarily reflects the Queen Anne style,which predominated in Ameri-
can domestic architecture from about 1880 to1910.Houses executed in this style are
among the most exuberantly decorated and ornate manifestations of Victorian-era
architecture.The style's defining characteristics include an asymmetrical facade;a
partial or full-width one-story porch that frequently wraps around one or both sides;
a steeply pitched,irregularly-shaped gable roof;elaborate chimneys;towers,tur-
rets and other wall projections (bays and overhangs);and multiple surface materials
creating textured walls.Entrance doors are single and often feature carved detailing
and a pane of glass in the upper half.Stained glass accents are trademark features in
doors and windows.
f
I
I tl
f�a
Left:Raised panel door with beveled glass light and oval light with wood tracery.Right:Porch details include
Doric columns,turned balusters and oval ship's wheel balustrade panels.
31 In 1961,when the residence first saw use as a
funeral home,a single-story,flat roofed,rectan-
WGK
23 Garr 23 gular addition was made that extends west from
(717)
(18) the tower and wraps the west side of the house.
FFL N 4 FFL 18 4 12 At about the same time a concrete block, flat
BMi 3 4 $TG�FL
ip — —18 13 roofed(ee) 12 12 ,two-car garage was constructed at the
FFLsouth elevation abutting the one-story addition.
BMr A shed roofed entr vay approached by stairs was
t0 ATC 8 (32) 32 built at the south elevation to provide access to
e FL F
F BW
the second floor apartment and the offices on
m a (t2te)
12 BMt is (1200) the first floor.A shed roofed sunroom with lou-
s 4� vered windows and a wood deck were added at
�8 14 20 B 'WOK the second story above the 1961 addition; these
oFF 14 B U (18) lead off the apartment.
(40T)
131101 The 1961 west side addition is sided with alumi-
num at the north and west elevations;the rear
1960s first floor additions seen in yellow. wall abutting the garage is concrete block.The
entryway,and sunroom are clad with aluminum.
Left:West side addition at junction with garage.View south.Right:Garage and east elevation of house.View west.
The Chester Sprague house exhibits numerous well preserved Queen Anne features
including asymmetric massing;projecting bays;octagaonal tower;steeply pitched,
complex roof forms (including hipped,gable and gambrel);wraparound porch;
patterned shinglework;and ornamental trim details.The main roof originally had a
balustraded"widow's walk."The house also reflects Colonial Revival stylistic influ-
ences in the gambrel-roofed cross gable facing Franklin Street(east elevation),the
Palladian windows at the third story,and the classical porch posts.Although the
house is dad in wide profile aluminum siding,its character defining trim details have
been retained.
Polychromatic paint 19t4
schemes that emphasize
complex trim details are lid fl '
particularly well suited to
Queen Anne houses.It is or 3t
probable that the original
paint scheme for the
Chester Sprague House
was polychromatic and
employed earth tones.
Modifications to the - .- —_
house have included
removal or enclosure of
an open porch seen on �Y t
the 1898 illustration to Left:Gambrel cross gable with Palladian window at pediment.Right:Octagonal tower and gable
the left of the gambrel pediment with decorative shinglework.
cross gable at the east
elevation.The building u
footprint seen on the 1928 Sanborn map suggests I J
that this happened sometime before that year.Several t
windows have been replaced with more modern sash
configurations.
tl rn.,J"
p
ate, r
a�
6 b f L 4'
d
A
1
Footprint of house seen In 1928 Sanborn map.Note wood
outbuilding at southwest corner of property.Source:Water-
town Public Library.
Preservation of the 1893 building and removal of selected 20th century addi-
tions
The 1893 house retains the majority of its original,character-defining detail and
maintains an important historic streetfront presence.It should be preserved in its
current state and consideration given to the future restoration of missing or ob-
scured elements such as wood clapboard siding and the roof balustrade.
The 1960s alterations and additions to the house,including the garage,sunroom and
enclosed entryway,accrued as practical solutions to changing uses of the building.
They are not historically significant nor are they sympathetic to the 1893 house in
form,massing,fenestration,details or use of materials.Their removal will improve
the aesthetics of the building and allow better visualization of the earlier house
form as well as the handsome puddingstone foundation.
Oro,'.
, W ,
r i}I�iill��>il ilk �
Left:South elevation showing west side addition,entryway addition,and second story sunroom.Right:South and east eleva-
tions.
rn.r..
195 MOUNT AUBURN STREET
Rojas WATERTOWN, MA 02472
RECEIVE
RENOVATIONS
NOV 12 2015
PLANNING BOARD
WATERTOWN, MA
- ZBA APPLICATION
11 /10/2015
Owner Architecture BW Interior Design
C & Z REALTY Fandsape Architecture
INVESTMENTS, LLC Rojas Design, Inc.
456 Belmont St. 1500 Soldiers Field Road
Unit R8 Brighton,MA 021 3 5-1 1 05
Watertown,MA 02472
(617)720-4100
www.roj asdes ign i n c.com
(617)851-2641
RD 2801
WINDOW SCHEDULE
MARK ANDERSEN MODEL NUMBER TYPE I EGRESS FREE AREA I SCREEN COMMENTS 195 MOUNT
A 1244FX4030 I PICTURE WINDOW I NO I NA NO I PROVIDE R310.1.4 COMPLIANT HARDWARE,SILL 2'-10"AFT I AUBURN STREET
--- - WATERTOWN MA
DOORSCHEDULE
DOOR I DOOR TYPE -_ COMMENTS
NO. I WIDTH HGT. THK. MAT. TYPE RENOVATIONS
Opt I 2'-8" I 6-8 I 1Y4" I WOOD I PANEL DOOR PROVIDE LOCK SET DOOR WITH WOOD THRESHHOLD AND
002 12-8" 6-8 I 1%" I WOOD I PANEL DOOR I WEATHERSTRIP PERIMETER
101 12-8" I 6-8 I 1A" I WOOD I PANEL DOOR
102 12-8" I 6.B" I 1Y," I WOOD I PANEL DOOR JL
201 12-8" I 6 B" I 1/" I STEEL I 15 LITF-INTERVAL
DOORS
WEATHERSTRIP PERIMETER
ILL I PROVIDE
DOOR STEEL THRESHHOLD AND
MODEL
14
301 2'-2" 6'-8" 1T/a" I WOOD I PANEL DOOR I PROVIDE
E PERIMETER
LOCK
OTRIP SET
DOOR WITH WOOD THRESHHOLD AND
WEATHNo. RSN�bm Data
NEW FRENCH DOORS BUILDING HEIGHT I.
�LL�t���" "/� �}/1� ALUMINUM CLAPBOARD 24'-7°(VIF.)
„ ETR c - SIDING
NEW GUARDRAILS a// TO MATCH EXISTING ON Job: RD2801
&WOOD DECK "` "` _ \ OTHER FACADES(TYP) Dote: 11/06/2015
I I I ATTIC FLOOR TO SHEATHING
ELEV_zo'a•1VIF.7 - S.I°' AS NOTED
' / Drawn: TYC, RJB
ALUMINUM CLAPBOARD I t ! EXISTING DOOR Checked: ATR
SIDING `
TO MATCH EXISTING ON ET
OTHER FACADES CTYP) ETR t _
TR ' PROPOSED
El
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_ ELEV NDDFLOO�IFJ
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REPLACED WITH NEW —� ,
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FO NDATION(TYP) - - i \ \ETR RD �
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ELEV=-6'-3•(VIF.
I—, — — — — — — — — — — — — — — — - — — — — — — _ ♦ BASEMENT FLOOR
NEW WD 4 ELEV--8v"
POSTS(TYP)
NEW STAIR&DECK
ADDITION
ESOUTH ELEVATION - PROPOSED
llSCALE: 1/8"=1'-0" A-0 5
I
0 8 16'
195 MOUNT
MOUNT AUBURN STREET AUBURN STREET
— EXISTING TREE OR SHRUB TO REMAIN. WATERTOWN MA
__ __ •E PROTECT AS REQUIRED, (fYP.)
'�° �BUS'.'.'.'.' '. • • I PLANT LIST-SEE PAGE L-02 p — I RENOVATIONS
�SHELT�R,�.�. J
C (5) RHC (5) DVW
(5) RHC (5)DVW
(5) DWV
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•
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(5)SNS (5)P) (5) IGC (5 RST Job: RD2801
'SL a Date: 10/29/2015
( )TGC scDk: AS NOTED
a
(5)TOE (5) PBB (5) MH j Drown: 7YC RJB
• SL D) VW G checked: VR
(5) 1 C
(5) PBB ( (5)M S PROPOSED
4 (5)HM J'� PLANTING PLAN
WOOD FENCE KA JNY SL' OBBLE TONE
SL,.: SL AUBURN STREET
/ ( TAG x w tksrgn.A.
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FOR PARKING
LOT USE
(5)TOE
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PLANTING PLAN - PROPOSED — MnIL-01
SCALE: 1"=15'
0 15' 30'
MOUNT AUBURN 195 MOUNT
TREET
EXISTING TREE OR SHRUB TO REMAIN, AUBURN STREET
( -
PROTECT AS REQUIRED, (TYP.) WATERTOWN MA
BUS."...'. .". .
ELT(=R. , . PLANT LIST-SEE PAGE L-02
RENOVATIONS
(5) RHC (5) DVW
(5) RHC (5) DVW
(5) DWV --- -- _ _ - -
(9}CST (5)•RST
(3) PAF : _ -SL (7). "SL Si
" .
: .SIGN .(3)CST
SL ' . (7j SBM- (5) CPA
(5)SNS
(3)CST
(5) CPA... 5)`RHC (3) DVW
(5)SNS (5)MSS (3) CST (3) IGC (3)CST
i (3)-HMH o J (5)5BM No. Revisions Dote
E. •E (5) PAF _ —
(3) IGC — —
•E
(5)MSS •E
' E'
OE (5)SN (3) RHC — —
( (5) RST
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` (5) IGC (S RST
( )TGC s ` Job: RD2801
Date:
(5)TOE - -` (5) PBB •�' stole: 1 0/2 912 01 5
-J r (5) MH AS NOTED
a SI (3) VW Drown: TYC, RJB
t - (5) I C L Checked: ATR
(5) PBB- ( .
{t 4 PROPOSED
f (5) HM CPS
PLANTING PLAN
WOOD FENCE ............. si- -ALT 'B'
SL �g5 MOUNT
SL UgURN STREET �- ( �ccE TONE
(5)MSS ------- _ A
(5 PAF
Archileclwe i
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61tA
POTENTIAL s�8 s^
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EASEMENT Landscape Auhitft-wie 3�
FOR PARKING alas r-en,naauo
LOT USE
(5)TOE
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AN/*wn a�w Iwit w t w
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PLANTING PLAN - PROPOSED (ALT- 8)
SCALE: 1"=15' L_O
_ 0 15' 30'
195 MOUNT
NEW DECK&STAIRS. LEGEND AUBURN STREET
svMeol: WATERTOWN MA
- _ NEW WORK
t I NEW ACCESSIBLE RESTROOM,
DOOR AND WALL
4H4
RENOVATIONS
t._L_4 EXISTING€ OOR
AND WALL
- — — -- TO REMAIN
• r,r�a�� i EXISTING WALLS
AND DOOR
r (�j, 1 TO BE DEMOLISHED
c
t rrE4'
E. 1
J I I TENANT g I No, Revisions Data
Iff 1,037S.F.
NC � I
4 J !
I TENANT A t
F PA
1,028 S.F.
,tab: RD2801
"» ! Bate: 11/06/2015
/ Scale: AS NOTED
UPS ! t a.u,res ,._•,:,, Orawn: TYC, RIB
srUao Checked: ATR
UP 1+1
PROPOSED
ETR PLAN-
NC /Q nN —
FIRST FLOOR
=�
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Aechllectum
1500 Snljias Fill!RI.i 6t
BngAfon
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NEW CLEAR STORY o{as
O WINDOW
1 TENANT A It TENANT B
up
/Mn�` ArdYeM.
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f (" f SwrrW C�et!• 4 lK.
PROPOSED PLAN - FIRST FLOOR
SCALE: 1/8"=V-0" A-O
0 8' 16'
............
195N10UNT
LEGEND AUBURN STREET
f SYMBOL: WATERTOWN MA
NEW WORK
DOOR AND WALL
J RENOVATIONS
EXISTING DOOR
AND WALL
TO REMAIN
EXISTING WALLS
AND DOOR
TO BE DEMOLISHED
I
No. Feviaions Plata i
O
NC nc
tip
Job: RD2801
IL I Dote: 10/2912015
TENANT B
saute: AS NOTED
Brawn: TYC, RIB
El
NC 993 S.F. Checked: ATR
C s ua;o PROPOSED
NIC PLAN-
BASEMENT
UP (ALT)
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Elm
NC
Brighton
fttlerior Design
C.-. A4:ssAnhhect 02 P35
landscape Archileclvee
T-671-720.4200 •i
NC !
NIC
I
�--TENANT B .�.....q.1..*60.«PL
«�CIIe�µ�M MY
`rr A*.volt k
PROPOSED PLAN BASEMENT (ALT)
SCALE: 1/8" 1'-0" A-04
0 8' 16'