HomeMy Public PortalAboutApplication Supplement_4 November 2015 NOV '4 2015
Why is BBP less detrimental to neighborhood?
PLANNING BOARD
We bring an overall'VMheFETbaWNpLUd 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. I here is no direct
abutter to the east. On the south side abutter is Jonathan Block.
We will be adding a fence or decorative grasses/bushes 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.
� ECEE 1'"', Elefteriadis and Zayna Gold 7
195 Mount Auburn Street I
N 0 V y "l!)'5
Zayna and I are cognizant of the growing concern with neighbors
in regards to 195 Mour& lt�br'e�"�A�' nlil
tet Ad its current and future
state. Our proposed plans wl tri`�`ovement 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.
Is the proposed change substantially more detrimental than the
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.
C Irk
Ne.ftpr: iW Zayna Gold
1I ult ®a
Clark Elefteriadis
zayna Gold NOV -4 2015
195 Mount Auburn Street PLANNING BOARD
Current Usage. WATERTOWN, MA
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
• 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
1600 sq. ft.
o Reduces parking from 6 required spaces to 4 required spaces
for the attached rectangular space.
1
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.
• 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.
2
Clark Elefteriadis and Zayna Gold 3
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.
0 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 281,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.
Storage 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.
�i
5
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.
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.
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 E(efteriadis 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.
7
Mount Auburn Street businesses with no designated parking. All
business people and customers park on the street. l
(Business (Address 1
Large congregation that meets not only on the
weekends but also during the week. Has overflow
parking on Marshall St.parking lot but uses the
Redeemer Fellowship Church 111 Mount Auburn Street surrounding streets tnn.
IMoneyGram International Money Transfer 1113 Mount Auburn Street (One-story building
ISakura Foot Reflexology 1115 Mount Auburn Street (One-story building 1
(Watertown Laundromat and Dry Cleaning 1119 Mount Auburn Street One-story building
(Glenn's Barber Shop 1123 Mount Auburn Street One-story building
ICK Realty Group 1125 Mount Auburn Street (One-story building
IFruttiBerri 1127 Mount Auburn Street (One-story building
(John's Alterations 1129 Mount Auburn Street (One-story building 1
IRoksana Take-out 1133 Mount Auburn Street (One-story building
ID&D Pizza-Subs 1135 Mount Auburn Street (One-story building
(Hair Cuttery 1137 Mount Auburn Street lone-story building
(Graphic Connections Screen Printing and Embrodiery 1145 Mount Auburn Street lone-story building
IMakarian Electric 1147 Mount Auburn Street (One-story building J
(Okinawan Karate-Do Academy 1151 Mount Auburn Street lone-story building
NOV -q 2015
PLANNING BOARD
WATERTOWN, MA
(Boston Pet Haven Vetinary Hospital lAddress
153 Mount Auburn Street (One-story building
(Business I I
France Coiffure I155 Mount Auburn Street (One-story building
(Barefoot Refexology 1157 Mount Auburn Street (One-story building
(Salon Suma 1159 Mount Auburn Street (One-story building
(Century 21 Commonwelath 1161 Mount Auburn Street (One-story building,20 agents with clients daily
IGuard Insurance 1279 Mount Auburn Street (One-story building
(Paramount Cleaners 1281 Mount Auburn Street (One-story building
ISweetree Ink 1281A Mount Auburn Street lone-story building
IBangs Hair Design I283 Mount Auburn Street (One-story building
IRexercise Trainers 1285 Mount Auburn Street (One-story building
Converted single-family to 1st level medical offices
IPapazian HZ DPM(Podiatrist) (303 Mount Auburn Street (and Ind flnnr nnarlMonr
IShilalis Real Estate 1443 Mount Auburn Street (One-story building
Converted single-family with added retail structure
Cass The Florist 1531 Mount Auburn Street (and Ind lovol anartmpnt
Funeral Homes have a lage number of cars parking
Faggas Funeral Home 1551 Mount Auburn Street �at nne cneNB'9mp m
Funeral Homes have a lage number of cars parking
(Bedrosian Funeral Home 1558 Mount Auburn Street (at one oeriflr time many timpa within awepk
Funeral Homes have a lage number of cars parking
IGiragosian Funeral Home I576 Mount Auburn Street (ar nnp cnpRfir rime many nmp�varh'
+,
HISTORIC SIGNIFICANCE
THE CHESTER SPRAGUE HOUSE, 195 MOUNT AUBURN STREET
WATERTOWN, MASSACHUSETTS
October 27, 2015 ®® �',
CEI Y EL'I
NOV `y 2015
PLANNING BOARD
WATERTOWN, MA
SPENCER & VOGT GROUP
architecture preservation
1 Thompson Square,Ste,504
Charlestown,MA 02129
617.227.2675
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"widows walk"The house also reflects Colonial Revival stylistic influ-
ences in the gambrel-roofed doss gable facing Franklin Street(east elevation),the
Palladian windows at the third story,and the classical porch posts.Although the
house is clad in wide profile aluminum siding,its character defining trim details have
been retained.
Polychromatic paint _ +Txd - 7.
Itpow
schemes that emphasize
complex trim details are
particularly well suited to ri J•
Queen Anne houses. It is --
probable that the original
paint scheme for the
Chester Sprague House ,
was polychromatic and -
employed earth tones.
Modifications to the — ♦ — 1I�'
house have included
removal or enclosure of
an open porch seen on -
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
footprint seen on the 1928 Sanborn map suggests
that this happened sometime before that year. Several f
windows have been replaced with more modern sash U
configurations.
u
6
a� r
ux' o
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f
e
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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.
_V II
Left:South elevation showing west side addition,entryway addition,and second story sunroom.Right:South and east eleva-
tions.
v
EC 'V
4 2015
` G BOAR
O 9q,
M '
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Private instruction gives the best therapeutic results. We offer small group c asses imi ed to particpan s.
All classes are by appointment only.
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.
ZAYNA GOLD
i
HEALING
THROUGH
MOVEMENT
• Increase Muscle . .
• Prevent Bone Loss
pilates head to toe BODY
• Strengthen Core
Crohn's Colitis,
Celiac, IBS and
igestive
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.
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