HomeMy Public PortalAboutDecision_917_Belmont_Beacon SchoolTOWN 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-ma.gov
PLANNING BOARD DECISION
Board Members:
John B. Hawes, Jr., Chairman
Linda Tuttle -Barletta
Jeffrey W. Brown
Fergal Brennock
Neal Corbett
The Planning Board is the Special Permit Granting Authority (SPGA) for Site Plan Review requests.
On April 9, 2014, continued to May 14, 2014 with three (3) members of the Planning Board ("the
Board") present, case number PB-2014-01 SR was considered for a Site Plan Review approval.
Case #:
Subject Property:
Parcel ID #:
Zoning District:
Petitioner/Owner:
Zoning Relief Sought:
Special Permit Granting Authority:
Site Plan Review Meeting:
Staff Report:
Staff Recommendation:
Planning Board Hearing:
Planning Board Vote:
Date Decision Filed with Town Clerk
20 Day Appeal Period
PB-2014-01 SR
917 Belmont Street
519 2 0
T (Two -Family)
David Donato, Walker Home & School, 1968 Central Avenue,
Needham, MA 02492
Site Plan Review (SR) §9.03
§5.01.2 (a) Educational Use, Construction Over 4,000 s.f.
under M.G.L.c.40A §3
Site Plan Review Approval - Planning Board
Waived — Informal review meeting held 2/13/2014
March 31, 2014
Conditional Approval of Site Plan Review Project
April 9, 2014, continued to May 14, 2014
Approved (3-0)
May 29, 2014
June 19. 2014
Decision to be recorded at the Southern Middlesex Registry of Deeds by Land Owner
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917 Belmont Street
PB-2014-01 SR
05/29/2014
DECISION
I. Public Notice (M.G.L. c. 40A, §11)
A. Procedural Summary
Case PB-2014-01 SR was heard by the Planning Board April 9, 2014 and continued to May 14,
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 3/21/2011 & 3/28/2014;
• Posted at the Town Administration Building and on the Town Website on 3/26/2014; and,
• Mailed to Parties in Interest on 3/26/2014.
B. Legal Notice
"917 Belmont Street - David Donato, Walker Home & School, 1968 Central Ave., Needham, MA 02492
herein requests the Planning Board grant a Site Plan Review in accordance with Watertown Zoning
Ordinance §5.01.2(a.2), New Construction >4,000 sf, so as to construct a 4,880 sf easterly side
addition to an existing 8,500 sf rear structure to be used as a gymnasium for The Beacon High School.
T (Two -Family) Zoning District. PB-2014-01"
II. Description
A. Site Characteristics
The site is a 2.06 acre lot on Belmont Street at the intersection of Knowles Road, Orchard Street, and
Pierce Road. The site has two structures - one is the historic Orchard House - an 1832 Greek
Revival, which was identified as an important community asset that should be preserved, and as such
has been designated as a "Historic Landmark". Efforts are being made by the school to restore the
building and establish a new use for the structure, perhaps as administrative offices. The principal
building on the site is the school building, which is located near the rear corner of the property and
has a footprint of 8,500 s.f. To the side/rear of the school building, there is a 15' side yard buffer to
the north and a 29' side yard buffer to the west. The site has two entrances and one exit across from
Pierce Road onto Belmont Street. There are 38 parking spaces existing on the site and a u -shaped
drive to the main entrance of the school building. Currently there is a play court located within the
`front' yard of the school facing Knowles Road. The site has a large open area where original
additions to the historic house where located. The existing and proposed use and structures are
conforming in all respects to the Zoning Ordinance.
B. Surrounding Land Use
The project site is located in the western area of Town near the Belmont town line. Uses within the
area are a mix of single-family, two-family, and the Villages townhouse development is across
Belmont Street. Saint Patrick's Cemetery is located directly behind the property.
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917 Belmont Street
PB-2014-01 SR
05/29/2014
DECISION
C. Nature of the Request
The petitioner has requested a Site Plan Review hearing, to be heard by the Planning Board, in order to
add a 6,860 s.f. addition to the existing Beacon School, relocating the existing basketball court (located
where the addition is proposed). The project is conforming with the Zoning Ordinance.
III. PUBLIC COMMENT
During the public hearing several residents spoke about concerns in regards to the setback and about
providing some alternative designs. The residents felt that there had been no outreach. A letter was
received written as a petition by neighbors requesting that the Board consider other options for the
design.
W. FINDINGS
The Planning Board is the Permit Granting Authority for Site Plan Review approvals. The request
must consider the 10 criteria for Site Plan Review as set forth in §9.03(c) of the WZO.
A. Plan Consistency
The proposed project is an exempt 'Dover Amendment' use under M G.L. c. 40A §3 and is allowed
throughout the Town.
B. §9.03 (c), Site Plan Review
A preliminary site plan review meeting for the proposal was waived, although a meeting was held
with planning and zoning staff on February 13, 2014. Design and site layout was discussed, as well
as parking requirements, and stormwater retention. The Planning Board determines if the proposal
sufficiently meets requirements for Site Plan Review provided in §9.03(c) of the WZO and or
requires conditions to minimize impacts.
Staff has reviewed the criteria and finds that:
1. Preservation of Landscape: "The landscape shall be preserved in its natural state, insofar
as practicable, by minimizing tree and soil removal, and any grade changes shall be in keeping with
the general appearance of neighboring developed areas. Adequate landscaping shall also be
provided, including screening of adjacent residential uses, provision of street trees, landscape
islands in the parking lot and a landscape buffer along the street frontage"
Conditionally Met: The project proposal does not remove any significant landscaping. Areas
around the proposed addition will have an increase in landscaped area with new landscaping between
the drive aisle and the building. No landscaped area will be removed within the side yard between
the expansion and the residential development to the north. There will be some impact to the
landscaping to the front yard along Knowles Road. As a condition of this approval, existing trees
shall be preserved to the maximum extent possible and the new court shall be screened with a dense
evergreen planting such as arborvitae along the street side of the property.
2. Relation of Buildings to Environment: "Proposed development shall be integrated into the
terrain and the use, scale and architecture of existing buildings in the vicinity and shall be in
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917 Belmont Street
PB-2014-01 SR
05/29/2014
DECISION
accordance with the Comprehensive Plan or other plans adopted by the Town guiding future
development. The Planning Board may require a modification in massing so as to reduce the effect of
shadows on abutting property in all districts or on public open space."
Met: The proposal has a height and scale in keeping with the surrounding two-family neighborhood.
The building is set back a minimum of 38' from Knowles Road which is more than twice the depth
required in the District. The addition will provide more architectural detail than the existing building
and will create a presence on the street that fits well with the other gable -roofed structures within the
neighborhood.
The Planning Board requested that the setback be reconsidered and found that an additional 5' on the
north side yard would create an appropriate 20' setback from the neighboring property.
3. Open Space: "All open space required by this Zoning Ordinance shall be so designed as to
maximize its visibility for persons passing the site, encourage social interaction, maximize its utility,
and facilitate its maintenance."
Conditionally Met: Open space is provided in the front yards and within a central courtyard (where
former historic `additions' were located) to be planned at a later date. The play court is highly visible
and, with the addition of some screen planting, will create a buffer along Knowles Road.
4. Circulation: "Special attention shall be given to traffic circulation, parking areas and
access points to public streets and community facilities in order to maximize convenience and safety
of vehicular, bicycle and pedestrian movement within the site and in relation to adjacent streets."
Met: No changes are being proposed to the current off-street loading/unloading area, which provides
an area for queuing, and the circular driveway allows vans to exit onto the street safely. The parking
areas are not being changed other than a more clear striping plan being laid out. The plan provides a
marked additional parking space.
5. Surface Water Drainage: "Special attention shall be given to proper site surface drainage
so that removal of surface waters will not adversely affect neighboring properties or the public storm
drainage system. Proposed developments shall seek to retain storm water runoff on site to the
maximum extent possible, incorporating best practices in storm water management and Low Impact
Design techniques. In cases where storm water cannot be retained on site, storm water shall be
removed from all roofs, canopies and paved areas and carried away in an underground drainage
system."
Met: The project does not propose to modify the existing stormwater retention system, which in
conjunction with on site surface infiltration, is designed to retain all stormwater on -site. Any
stormwater connection would be required to obtain approval by DPW prior to connections to the
Town system.
6. Utility Service: "Electric, telephone, cable TV and other such lines and equipment shall be
underground. The proposed method of sanitary sewage disposal and solid waste disposal from all
buildings shall be indicated."
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917 Belmont Street
PB-2014-01 SR
05/29/2014
DECISION
Met: According to the applicant, all utility, water, and sewer requirements and demand appears
adequate with no modification needed for any existing utilities.
7. Environmental Sustainability: "Proposed developments shall seek to diminish the heat
island effect; employ energy conscious design with regard to orientation, building materials and
shading; utilize energy -efficient technology and renewable energy resources; and minimize water
use.
Met: The building, as proposed, is being built to the current Stretch Code Requirements and faces
the street. Plantings will help with shading.
8. Screening: "Screening, such as screen plantings, shall be provided for exposed storage
areas, exposed machinery installations, service areas, truck loading areas, utility buildings and
structures, and similar accessory areas and structures in order to prevent their being incongruous
with the existing or contemplated environment and the surrounding properties."
Conditionally Met: Screening of HVAC and other service oriented areas are provided and
landscape planting is already provided for parking areas. The new play court will require landscape
screening along the street side.
9. Safety: "With respect to personal safety, all open and enclosed spaces shall be designed to
facilitate building evacuation and maximize accessibility by fire, police, and other emergency
personnel and equipment."
Met: The project was reviewed by DPW, Fire, Police, and Commission on Disabilities, and the
building and site are not being changed and appear to meet the requirements for access, evacuation,
and other emergencies.
10. Design: "Proposed developments shall seek to protect abutting properties from detrimental
site characteristics resulting from the proposed use, including but not limited to air and water
pollution, noise, odor, heat, flood, dust vibration, lights or visually offensive structures or site
features."
Conditionally Met: No nuisances are evident from the proposed use or structure. Any lights will be
shielded (full -cutoff) and the site design reduces the impact of noise and pollution on abutters.
Landscaping has been provided with additional landscaping requested along the play court to screen
this area and buffer noise and other nuisances. No lighting is proposed for the play court so the site
will be less inviting to use by neighborhood youth in the evening.
V. STAFF RECOMMENDATIONS
The petitioner requests Site Plan Review Approval, considered by the Planning Board:
Staff finds that the petition will meet the criteria set forth under § 9.03, and meets with the general
purpose of the Ordinance outlined in § 1.00 of the WZO. Therefore, staff recommends conditional
approval for Site Plan Review.
VI. PLANNING BOARD DECISION:
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917 Belmont Street
PB-2014-01 SR
05/29/2014
DECISION
Linda Tuttle -Barletta motioned to approve the Special Permit with Site Plan Review under §5.01.2(a)
based on the finding that it meets the criteria under § 9.03, and satisfies the general purpose of the Zoning
Ordinance as outlined in § 1.00 subject to the following conditions. Jeff Brown seconded. The Petition is
granted with a vote of 3-0.
VII. CONDITIONS:
#
Condition
Timeframe
for
Compliance
To be
Verified
by
1
Control Plans as modified by these conditions. Site Development
Plans dated 3/5/2014 by Kelly Engineering, with sheets: CO Cover
Sheet; Cl Existing Conditions Plan; C2 Layout and Zoning Plan
(revised 05/-8/2014) ; C3 Grading Plan; C4 Utility Plan; C5 Detail
Sheet, and Set titled `Beacon School Addition' Proposed addition to
Academic Building dated 2/25/2014 including: Al First Floor Plan; A2
Second Floor Plan; A- North & South Elevations; and, A7 East
Elevation & Roof . The May 8, 2014 packet by Elliot Associates
Architects to provide an additional 5' setback from the north
property line, updating the Control Documents.
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.
Perpetual
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.
Perpetual ZEO/ISD
5'
Foundation. A certified "as -built" foundation plot plan must be
submitted to the Building Inspector and Zoning Enforcement Officer
prior to commencing with structural framing. Said as -built plans shall
show all dimensional setbacks.
BP
ZEO/
ISD
6'
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
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917 Belmont Street
PB-2014-01 SR
05/29/2014
DECISION
#
Condition
Timeframe
for
Compliance
To be
Verified
by
7
Provide an updated landscaping plan to be reviewed and approved by
planning staff and said approved plan shall be maintained in perpetuity.
• All existing trees shall be preserved to the maximum extent
possible and when removal is necessary trees of a similar size
will be used to replace them (relocation may be allowed
through staff review)
• The new (basketball) court shall be screened with a dense
evergreen planting such as arborvitae along the street side of
the property
• The dry stack rock wall will be repaired and maintained along
Knowles Road
• No lighting shall be installed for the new play court adjacent to
Knowles Road to minimize evening use
BP, Perpetual
ZEO
PETITION # PB-2014-01-SR IS APROVED BY THE VOTE (3-0) OF THE PLANNING BOARD.
THE PLANNING BOARD:
JOHN HAWES
LINDA TUTTLE-BARLETTA
JEFFREY W. BROWN
ATTEST, BY THE HEAD CLERK TO THE PLANNING BOARD:
THE COMMONWEALTH OF MASSACHUSETTS
CERTIFICATE OF GRANTING
(GENERAL LAWS CHAPTER 40A, SECTION 11)
INGRID E. MARCHESANO
THE PLANNING BOARD CALLS TO THE ATTENTION OF THE OWNER OR PETITIONER THAT GENERAL LAWS,
CHAPTER 40A, SECTION 11 (LAST PARAGRAPH) PROVIDES THAT NO VARIANCE, SPECIAL PERMIT,
SPECIAL PERMIT FINDING OR ANY EXTENSION, MODIFICATION OR RENEWAL THEREOF, SHALL TAKE
EFFECT UNTIL A COPY OF THE DECISION BEARING THE CERTIFICATION OF THE TOWN CLERK THAT
TWENTY DAYS HAVE LAPSED AFTER THE DECISION HAS BEEN FILED IN THE OFFICE OF THE TOWN CLERK,
AND NO APPEAL HAS BEEN FILED OR THAT, IF SUCH APPEAL HAS BEEN FILED, THAT IT HAS BEEN
DISMISSED OR DENIED, IS RECORDED IN THE REGISTRY OF DEEDS FOR THE COUNTY AND DISTRICT IN
WHICH THE LAND IS LOCATED AND INDEXED IN THE GRANTOR INDEX UNDER THE NAME OF THE OWNER OF
RECORD OR IS RECORDED AND NOTED ON THE OWNER'S CERTIFICATE OF TITLE. THE OWNER OR
PETITIONER SHALL PAY THE FEE FOR SUCH RECORDING OR REGISTERING.
TWENTY DAYS HAVE ELAPSED AND NO APPEAL HAS BEEN FILED OR THAT IF SUCH APPEAL HAS BEEN FILED,
THAT IT HAS BEEN DISMISSED OR DENIED.
ATTEST, BY THE TOWN CLERK: DATE:
DECISION TO BE RECORDED BY LAND OWNER
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