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Home My Public Portal AboutStaff Report_11_13_Union St_FINAL_201312051140443922Town of Watertown Department of Community Development and Planning STAFF REPORT This Staff Report is a technical analysis of the submitted application material and the required findings of the Watertown Zoning Ordinance. It is based only upon information submitted prior to the public hearing and may be revised or updated with new recommendations, findings and/or conditions as new information is obtained by Planning Staff during the public hearing process. CASE #: SUBJECT PROPERTY: PARCEL ID#: ZONING DISTRICT: OWNER/PETITIONER: ZONING RELIEF SOUGHT: SPECIAL PERMIT GRANTING AUTHORITY: STAFF RECOMMENDATION: PLANNING BOARD MEETING: ZONING BOARD OF APPEALS HEARING: ZBA-2013-30 SPF 11-13 Union St, Watertown, MA 107998 T (Two -Family) Zoning District Anthony Psikarakis, 13 Union St Special Permit Finding §4.06(a) Alteration of Non -Conforming Structure - Story, Half -Story (§2,79.b) and Eave Height (§ 5.5.j) Zoning Board of Appeals Conditional Approval, December 4, 2013 Scheduled December 11, 2013 Scheduled December 18, 2013 Page 1 of 5 11-13 Union Street December 4, 2013 ZBA-2013-30 SPF Staff Report I. PUBLIC NOTICE (M.G.L. C. 40A, 11) A. Procedural Summary Petition ZBA-2013-30 SPF is scheduled to be before the Planning Board on December 11, 2013 and the Zoning Board of Appeals on December 18, 2013. 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 (Watertown Tab) on 11/29/2013 and 12/6/2013; • Posted at the Town Administration Building and on the Town Website on 11/27/2013; and, • Mailed to Parties in Interest on 11/27/2013. B. Legal Notice "11 & 13 Union Street - Anthony Psikarakis, 13 Union Street, Watertown, MA 02472, herein requests the Zoning Board of Appeals grant a Special Permit Finding in accordance with Watertown Zoning Ordinance §4.06(a), Alterations to Non -Conforming Structure; Half -Story & Eave Height, so as to construct two third floor bathroom dormers, one in each unit, extending existing non -conforming half - story from 59% to 60%, where maximum 50% is allowed and an eave height of 30'10", where maximum 26' is allowed. T (Two -Family) Zoning District. ZBA-2013-30" II. DESCRIPTION West facade Union Street front facade A. Site Characteristics The 7,125 s.f. subject property is located on Union Street and contains a hip -roofed structured built approximately in 1910 with a gabled dormer on the third floor. The structure has two side -by -side townhouse style units with three floors each. The property has adequate parking areas located in each side yard with 5' landscaped buffers and a 26.3'x75' rear yard. B. Surrounding Land Use The surrounding houses are a mix of single-family, two-family, and higher density residential within the T (Two -Family) Zoning District. Galen St is located to the east and has a mix of uses including multi- family and commercial development. Page 2 of 5 11-13 Union Street December 4, 2013 ZBA-2013-30 SPF Staff Report C. Nature of the Request The proposal requests a Special Permit Finding to allow an expansion of the existing non -conforming two-family structure, to construct two mirror image third -floor bathroom dormers, one for each unit. The additions would expand the existing non -conforming half -story from 59% to 60%, where a maximum 50% is allowed. The dormers eaves would be in -line with the exiting gable dormer, which is 30' 10" high where a maximum of 26' is allowed. III. FINDINGS A. Plan Consistency Existing plans do not specifically address development within Watertown's residential neighborhoods. Two-family use in residential neighborhoods is generally in keeping with the vision and strategies of relevant plans. A. Special Permit Finding &4.06(a) In accordance with §4.06(a), pre-existing non -conforming structures or buildings may be extended or altered provided that the Board makes the finding under §4.06(a) that "such change, extension or alteration shall not be substantially more detrimental than the existing non -conforming use, structure or building to the neighborhood." Met: The proposed addition would not be substantially more detrimental to the neighborhood than the existing condition. The project does not increase the building coverage, the addition is on the third floor and will not increase or change the footprint or the pervious area on the site. No setbacks will change and the addition will not be extended within the setback. The expansion will create minor alterations to the sides of the house, which will be visible from the street. The design has minimized the size of the additions which are in keeping with the architecture and era of the building and will blend in with the other houses on the block. The minor alteration will not negatively affect or conflict with the neighboring properties and have a similar proportion and massing as these neighboring structures. IV. STAFF RECOMMENDATIONS Staff finds that the petition meets the criteria set forth under §4.06(a) and with the general purpose of the Ordinance outlined in § 1.00 of the WZO and recommends conditional approval of the requested Special Permit Finding. Page 3 of 5 11-13 Union Street ZBA-2013-30 SPF December 4, 2013 Staff Report V. CONDITIONS # Condition Timeframe for Compliance To be Verified by 1. Control Plans. Plan of Land, 11-13 Union Street, Watertown, MA, by Massachusetts Survey Consultants, 10/13/2013; and, C- 1 — Cover Sheet; X-1 — Existing Exterior Elevations; A-1 — Proposed Exterior Elevations; A-2 — Existing/Proposed Floor Plans; A-3 — Proposed Framing Plan; A-4 — Cross Sections Half -Story Calculations, all by JJK Development Group dated 11/14/2013 Perpetual ZEO/ISD 2. Plan Modifications. Neither the Petitioner nor any present or future owner of any interest in the project shall change or modify either the control plans 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. CO ZEO/ISD 3' Recordation. Upon application for a Building Permit, the Petitioner shall provide evidence to the Zoning Enforcement Officer that this entire decision has been filed with the Registry of Deeds. BP ZEO 4. Codes/Regulations Compliance. The Petitioner shall comply with all other applicable local, state, and federal requirements, ordinances, and statutes. CO ZEO/ISD 5' Certificate of Occupancy/Final Inspection. A copy of the Building Permit with final approval signatures from all relevant inspectors must be submitted to the Zoning Enforcement Officer upon completion of the project. CO ZEO 6. Permit Expiration. In accordance with WZO §9.13, a special permit granted under §9.04 shall lapse one year from the date of grant thereof if substantial use thereof has not sooner commenced except for good cause, or, in the case of a permit for construction, if the construction has not begun by such date except for good cause, or as allowed by applicable State or Federal law. 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