At its regularly scheduled meeting, the Newton Planning and Development Board approved the special permit to rezone the property at 386-390 Watertown Street from BU1 to MU4. In early December, the City Council had granted the owners, John Mula and Nicholas Beaujean, a special permit to build a three-story, mixed-use development providing commercial space on the first floor and ten dwelling units on the second and third floors. Two of those units were designated to rent at below-market rates. In addition, the project called for fourteen ground-level parking spaces.
In January, the owners submitted a special permit request to rezone the property designation to MU4, allowing them to build up to five stories. Their request stated that they were planning to add to the building one more floor — with three additional units — and that would include an additional below-market-rate unit, but no additional parking spaces. The Board met via Zoom following a January 22 public meeting (which was “spirited,” according to the project attorney, Matthew Eckel).
Before Mr. Eckel presented the newly configured project, Barney Heath, Director of Newton Planning Department, recommended that the Board vote to correct the project’s stated address (386-394 Watertown Street) to the actual address (386-390 Watertown Street) as recommended by the City’s Law Department. Fig City News took pictures of 392 Watertown Street and 394 Watertown Street to show that there were existing businesses on Watertown Street that actually belonged to the adjacent Adams Street parcel appearing on the Newton Assessor’s database. The property’s incorrect address on the special permit application (386-394 Watertown Street) had been filed by Mr. Mula’s first attorney in 2017 and had been repeated in all the special permits Mr. Mula had filed with the City. According to Matthew Eckel, the reference to 392-394 was for two properties in the rear of the project, but that is not evident on the Assessor’s maps of the area.
Mr. Eckel presented the earlier version of the project — with three stories and the new rendering, which shows the fourth story set back significantly from the Watertown Street side of the building. He emphasized that there was no increase in the building’s footprint, which remains at slightly more that 9,500 sq.ft., and he noted that all the safety measures and traffic mitigating features of the ground-level parking stalls have been retained. Moreover, he told the Board the combination of increased units and commercial space would be a plus for the community. The current special permit request — the fourth since 2017 p- reflected increasing costs, personal tragedies, and Covid, all of which contributed to the need to expand the project. Additionally, achieving MU4 zoning requires two special permits, unlike BU1, and is a much more rigorous process.
While the majority of speakers at the hearing were from Nonantum and opposed the zoning change, there were residents from Newtonville who explained that they shop in Nonantum. Gail Deegan said she believes that the businesses would appreciate the increased foot traffic. Brooke Lipsitt, a member of Newton’s Zoning Board of Appeals and former President of the Newton Board of Aldermen, said she saw no visual implication of the increased half story. She told the Board that sometimes economic concerns necessitate project changes. There is no implied precedent in the zoning change, she assured the audience, telling them that the Board and the City Council are ”tough.”
Board member Peter Doeringer asked about how the planned commercial space — possibly a coffee shop — would manage without onsite parking. Mr. Eckel noted the two public parking lots in the area, adding that most of the local businesses did not have parking. Board Chair Kevin McCormack told the audience that the Board was not in favor of wholesale change on Watertown Street and did not know where that idea, circulating through the community, came from. At the Board’s January 6 meeting, Peter Doeringer had commented, ”I did find the notion of extending the MU4 zoning more broadly along Watertown Street to be an interesting one.” Amy Dain offered that there was a need for more housing and supported rezoning in walkable areas. The Board voted 5-0 in favor of the special permit.
Speaking with Fig City News prior to the Board meeting, Anthony Mazzola, a Nonantum resident and one of the owners of the parcel called 132-136 Adams Street, where the current 392 and 394 Watertown Street businesses are located, said he had not noticed the discrepancy of those addresses because he was concentrating on other matters. He supports John Mula’s request since “he did all the right things,” except for above-ground parking. Mr. Mazzola underscored what many in the community said — that his children cannot afford to live here. He predicted that other owners might consider selling their property, too. And he surmised, “people with money will move here.” Answering the concern about the lack of two-family housing, Mr. Mazzola said “no builder builds two-family houses anymore.”
After the meeting, Terry Sauro, President of the Nonantum Neighborhood Association, reiterated her fear that MU4 zoning will “spiral down Watertown Street and displace many local businesses.”
A recording of the Planning and Development Board meeting starts at time mark 21:54 in this video video.
