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Home My Public Portal AboutPB_Report_49 Grenville Rd_201401170931337833TOWN 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-tna.gov PLANNING BOARD REPORT Board Members: John B. Hawes, Jr., Chairman Linda Tuttle -Barletta Jeffrey W. Brown Fergal Brennock Neal Corbett On January 8, 2014 with three (3) members of the Planning Board (the Board) present, case # ZBA- 2014-03 SPF, a Special Permit Finding to be heard by the Zoning Board of Appeals on January 22, 2014, was considered. The Board submits the following report, as requested, to aid the Zoning Board of Appeals in deciding the application before it. CASE #: SUBJECT PROPERTY: PARCEL ID#: ZONING DISTRICT: OWNER/PETITIONER: ZONING RELIEF SOUGHT: SPECIAL PERMIT GRANTING AUTHORITY: STAFF RECOMMENDATION: PLANNING BOARD MEETING: DATE OF ZBA MEETING: ZBA-2014-03 SPF 49 Grenville Road, Watertown, MA 1115 61A 0 S-10 (Single -Family) Zoning District Marc & Nicole Quinones Special Permit Finding §4.06(a) Alteration of Non -Conforming Structure Zoning Board of Appeals Conditional Approval, January 2, 2014 Vote 3-0 recommending Approval, January 8, 2014 Scheduled January 22, 2014 Page 1 of 5 49 Grenville Road January 14, 2014 ZBA-2014-03 SPF Planning Board Report I. PUBLIC NOTICE (M.G.L. c. 40A, 11) A. Procedural Summary Petition ZBA-2014-03 SPF was heard by the Planning Board on January 8, 2014 and is scheduled to be before the Zoning Board of Appeals on January 22, 2014. 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 01/03/2014 and 01/10/2014; • Posted at the Town Administration Building and on the Town Website on 12/24/2013; and, • Mailed to Parties in Interest on 12/24/2013. B. Legal Notice "49 Grenville Road - Marc and Nicole Quinones, 49 Grenville Road, Watertown, MA 02472 herein request the Zoning Board of Appeals grant a Special Permit Finding in accordance with Watertown Zoning Ordinance §4.06(a), Alts to Non -Conforming Structure, Front Setback, so as to raze existing non- conforming 4'x6' front entry, located 21.7' to construct 20.2 x4.3'-6.4' porch, located 19.4'-18.9' from front setback where 25' is required. ZBA-2014-03" IL DESCRIPTION A. Site Characteristics The subject property is a 12,283 s.f. lot on Grenville Road containing a 1928 gable -roofed single-family house with a small gable -roofed enclosed entrance. The site slopes to the rear and has a side yard parking near the street. The property is currently nonconforming regarding the structure's front yard setback with 21.7' existing where 25' is required. Front facade with existing enclosed entrance Side facade from Grenville Rd Page 2 of 5 49 Grenville Road January 14, 2014 ZBA-2014-03 SPF Planning Board Report B. Surrounding Land Use Located in the S-10 (Single -Family) Zoning District, the property abuts a mix of primarily single-family residences. The site is across the street from the Oakley Country Club and is located a few blocks from Common St. C. Nature of the Request The petitioner is requesting a Special Permit Finding to replace an existing front landing and enclosed entrance with a 20'wide porch with a depth varying from 4.3' at the entrance to 6.4' at the driveway. The proposal would remove the existing landing and enclosure and rebuild a porch with a modern shed style angled roof. The proposal requires a Special Permit Finding §4.06 (a) to alter an existing non- conforming structure by extending a porch to create a18.9' front yard setback (25' is required and 21.7' exists). III. FINDINGS A. Plan Consistency Existing plans do not specifically address development within Watertown's residential neighborhoods. Single-family use in residential neighborhoods is generally in keeping with the vision and strategies of relevant plans. B. 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 addition will be open-air and will provide a more welcoming facade. The porch addition will not substantially alter the existing condition or non -conforming aspects of the structure. As a whole, the house is in the midst of substantial renovations with building permits already approved for all work except the porch. The design is more modern that the existing house but so are the additions to the rear of the house. The addition of the porch is relatively minor and in keeping with the new additions and attempts to tie the old and new construction together. The open porch does not diminish views from neighboring properties and will not conflict with the surrounding uses or front yard landscape. Open-air porches play a role in making neighborhoods more pedestrian oriented and provides an opportunity for 'eyes on the street', and therefore, a condition of this approval will be that it remain a porch and not be enclosed. IV. STAFF & PLANNING BOARD RECOMMENDATIONS Staff and Planning Board recommend conditional approval of the requested Special Permit Finding §4.06(a) as it meets the necessary criteria set forth in the WZO. Page 3 of 5 49 Grenville Road ZBA-2014-03 SPF January 14, 2014 Planning Board Report V. CONDITIONS # Condition Timeframe for Compliance To be Verified by 1. Control Plans. The Control Plans shall be: Certified Plot Plan located at 49 Grenville Rd, 10/4/2013 &Certified Plot Plan showing proposed conditions dated 12/16/2013 all by Boston Survey; L 1.0 Site Survey Plan; D 2.0, 2.1, & D 2.3 Demo Ext. Elev.; A 1.1 First floor Plan; A 2.0, 2.1, 2.3, Exterior Elevations, all by Maryann Thompson Architects and dated 11/4/2013. 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. Perpetual ZEO Conformity. Within the front yard setback, the addition shall be7. maintained as an open-air porch and shall not be enclosed. Perpetual ZEO Page 4 of 5 11.d... IO k$ atthl•simIo ' Ertel 52 as s. ksnsIssl p aining wpm. as T. Town sea ....nunn...e is m r.we.u w ln... rola.. e n nib uipre ubctu IN Iewl a 270 #2fl 1.12 # ' g5. 5-2 # i cz- # 1-16 #112 Printed On 12/2812013 at 01-20 PM Fln SgOein I pare STaEon. 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