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HomeMy Public PortalAbout60 Russell Ave Planning Board Report_FINAL_201408211509433682TOWN 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. w atertown - ma.gav PLANNING BOARD REPORT Board Members: John B. Hawes, Jr., Chairman Linda Tuttle -Barletta Jeffrey W. Brown Fergal Brennock Neal Corbett On August 13, 2014 with four (4) members of the Planning Board (Board) present, case # ZBA-2014- 20 SPF, a Special Permit Finding, to be heard by the Zoning Board of Appeals on August 27, 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: PETITIONER: OWNER: ZONING RELIEF SOUGHT: SPECIAL PERMIT GRANTING AUTHORITY: DATE OF BOARD REPORT: BOARD AND STAFF RECOMMENDATION: DATE OF PLANNING BOARD MEETING: DATE OF ZBA HEARING: ZBA-2014-20 SPF 60 Russell Avenue 1108 2 8 S-10 (Single -Family) Zoning District Margaret Smart Booz, Smart Architecture Najib Khalil and Alexis Khalil Special Permit Finding §4.06(a) Alteration of a Non -Conforming Use and Buildings/Structures Zoning Board of Appeals August 14, 2014 (4-0) Conditional Approval August 13, 2014 Scheduled August 27, 2014 Page 1 of 6 60 Russell Avenue August 14, 2014 ZBA-2014-20 SPF Planning Board Report Subject Property PUBLIC NOTICE (M.G.L. C. 40A, §11) A. Procedural Summary Petition ZBA-2014-19 SPF went before the Planning Board on August 13, 2014 and is scheduled before the Zoning Board of Appeals on August 27, 2014. As required by M.G.L. c. 40A, sec.11 and the Watertown Zoning Ordinance, notice was be given as follows: • Published in the newspaper of record (Watertown Tab) on August 8, and August 15, 2014; • Posted at the Town Administration Building and on the Town Website on July 30, 2014; and, • Mailed to Parties in Interest on July 30, 2014. B. Legal Notice "60 Russell Avenue - Maggie Booz, Architect, for Owners, Najib & Alexis Khalil, 60 Russell Ave., 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 Structures; Side Yard Setback, so as to construct a 1.5 story addition above existing non -conforming attached garage, creating a side setback of 8', where 9.4' exists and where 10' required. 5-10 (Single Family) Zoning District ZBA-2014-20" I Back Yard Looking to the Street over the existing garage roof/deck Area of the New Addition (Over Existing Garage) Page 2 of 6 60 Russell Avenue August 14, 2014 ZBA-2014-20 SPF Planning Board Report DESCRIPTION A. Site Characteristics The subject property is an 8,833 square foot parcel on Russell Avenue containing a non -conforming one and one-half story single family Cape style house with an attached single -car garage. The lot is non- conforming in size, being 8,833 square feet where 10,000 square feet is required. It is also non- conforming with respect to the right side yard setback, having 9.4 feet currently. Note the existing subsurface garage to the right of the house. The proposed new addition will sit on top of this area. The minimum required side yard setback in the 5-10 Zoning District is 10 feet. B. Surrounding Land Use Located in the S-10 (Single -Family) Zoning District, the property abuts a mix of single-family residences. C. Nature of the Request The Petitioner requests a Special Permit Finding from the Zoning Board of Appeals to alter and extend the existing non -conforming house and garage, which currently has a setback to the right property line of 9 feet, 4 inches. The proposed new construction would sit on top of the area occupied by the subsurface garage (See site photos), resulting in a non -conforming side yard setback of 8 feet where 9.4 feet exists and 10' is required. The Petitioner states in the Application that the proposed addition "will not alter the density, sunlight or congestion in the neighborhood, and is part of a larger, comprehensive renovation of this small house. The addition clarifies an existing, asymmetrical facade and entrance." D. Public Comments At the Planning Board meeting on August 13, 2014, a neighbor, Gary Shaw, 77 Russell Avenue, spoke in favor of the proposed project. He suggested the proposed project was warranted given the small house and small lot and constraints with the tree to the rear of the house. 11. FINDINGS A. Plan Consistency Existing plans do not specifically address development within Watertown's residential neighborhoods. Single-family uses in residential neighborhoods are generally in keeping with the vision and strategies of Watertown's relevant plans. B. Special Permit Finding §4.06(a) In accordance with Section 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." Page 3 of 6 60 Russell Avenue August 14, 2014 ZBA-2014-20 SPF Planning Board Report Met: The proposed project will intensify an existing non -conforming setback by 1.4'. However, the proposed partial demolition/removal of the North side and rear wall of the existing subsurface garage, along with the removal of the walls on the existing first and second floors of the North elevation to accommodate a new, slightly larger garage, basement, and addition on the first and second floors, would not be substantially more detrimental to the neighborhood than the existing condition. (See Drawing A-7.0 in Petitioner's submittal) The design is in keeping with the architecture of the neighborhood, and surrounding houses and will blend in with the neighborhood. The redesign of the front facade with the inclusion of two new dormers and a new porch is also in keeping with the building designs within the surrounding neighborhood. III. BOARD AND STAFF RECOMMENDATIONS Staff and the Planning Board (voted 4-0) recommend conditional approval of the requested Special Permit Finding under §4.06(a) by the Zoning Board of Appeals as it meets the necessary criteria set forth in Watertown's Zoning Ordinance. IV. CONDITIONS # Condition Timeframe for Compliance To be Verified by 1 Control Plans. The Control Plans shall be: Plan Set Entitled: Khalil Residence, 60 Russell Avenue, Watertown, MA 02472, by Margaret Smart Booz, Registered Architect, and AJC Home Improvement, General Contractor, dated 7/10/14 1. Cover Page, A-0.0 2. Basement Demolition Plan, A-2.0 3. First Floor Demolition Plan, A-2.1 4. Second Floor Demolition Plan, A-2.2 5. Existing Elevations, N/E, A-2.3 6. Existing Elevations, S/W, A-2.4 7. Proposed Basement Plan, A-3.0 8. Proposed First Floor Plan, A-3.1 9. Proposed Second Floor Plan, A-3.2 10. Proposed Roof Plan, A-3.3 11. Proposed Front (East) and Side (North) Exterior Elevations, A-7.0 12. Proposed Rear (West) and Side (South) Exterior Elevations, A-7.1 13. Basement Electrical Diagram, A-11.0 14. First Floor Electrical Diagram, A-11.1 15. Second Floor Electrical Diagram, A-11.2 16. Window and Door Schedules, A-16.0 BP/ Perpetual ZEO/ISD Page 4 of 6 60 Russell Avenue ZBA-2014-20 SPF August 14, 2014 Planning Board Report # Condition Timeframe for Compliance To be Verified by 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' Demolition and Construction. The Petitioners shall: A. Follow the required demolition permitting, including, a plan for the control and mitigation of accumulation of standing water for the prevention of vector borne diseases to the Health Department (Nuisance Control Regulation Section 3F.) and a plan for the control and mitigation of on -site noise, odors, dust, asbestos, and rodent abatement to the Health Department. B. Submit a plan for vehicle parking during construction to the Police Department Prior to Demo Permit ISD 5. As-Built(s). The Petitioner shall submit a certified "as -built" foundation plot plan showing all dimensional setbacks at the time of foundation inspection. BP ZEO/ISD 6. Codes/Regulations Compliance. The Petitioner shall comply with all other applicable local, state, and federal requirements, ordinances, and statutes. CO ZEO/ISD 7' 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 8. 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 Page 5 of 6 4 A. 144"RsH4.1 A. r STco a4, -PO 0 ▪ ST Lu a Tr Q m $RI GHAM S1 .gyp. �e% ©puler R..idersel • i ©R.w.�.t • R.7BO B..d.Nid • R1.2gtides-I,otiaL*i .l-l7©cd 9.biY-13=CB C.m.' Bus ♦irJ.l�beth.adBu. O Sl nd. 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