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Home My Public Portal About4_Planning Board Report_42 Grenville_FINALTOWN 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 REPORT Board Members: John B. Hawes, Jr., Chairman Jeffrey W. Brown Janet Buck Gary Shaw On September 13, 2017, with four (4) members of the Planning Board (Board) present, case # ZBA- 2017-12 SPF, a Special Permit Findings, was considered. This case is to be heard by the Zoning Board of Appeals (ZBA) on September 27, 2017. The Board submits the following Report, as requested by the ZBA, to aid the ZBA in deciding on the application before it. CASE #: SUBJECT PROPERTY: PARCEL ID#: ZONING DISTRICT: PETITIONERS/OWNERS: ZONING RELIEF SOUGHT: SPECIAL PERMIT GRANTING AUTHORITY: DATE OF STAFF REPORT: STAFF RECOMMENDATION: DATE OF PLANNING BOARD MEETING: DATE OF ZBA HEARING: ZBA-2017-12 (SPF) 42 Grenville Road 116 18A 0 S-10 Zoning District Joanne Donovan 8c Peter Pokorski Special Permit Finding §4.06(a): Existing Non - Conforming Setbacks, front and side Zoning Board of Appeals September 7, 2017 Conditional Approval Conditional Approval (4-0), September 13, 2017 Scheduled September 27, 2017 42 Grenville Rd ZBA-2017-12 SPF September 21, 2017 Planning Board Report I. PUBLIC NOTICE (M.G.L. C. 40A, §11) A. Procedural Summary Petition ZBA-2017-12 SPF was heard by the Planning Board on September 13, 2017 and is scheduled before the Zoning Board of Appeals on September 27, 2017. As required by M.G.L. c. 40A, sec.11 and the Watertown Zoning Ordinance, notice is given as follows: • Published in the newspaper of record (Watertown Tab) on September 8, 2017 and September 15, 2017 • Posted at the Town Administration Building on August 30, 2017 • Mailed to Parties in Interest on August 30, 2017 B. Legal Notice 'Joanne Donovan & Peter Pokorski, 42 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), Alterations to Non - Conforming Structures, Front and Side Yard Setback, so as to convert existing side porch into livable space, maintaining non -conforming front and side yard setbacks at 20.3' and 14', where 25' and 15' respectively, are required. 5-10, Single Family Zoning District. ZBA-2017-12 Property showing wrap -around porch DESCRIPTION Front view of facade A. Site Characteristics The subject property is an 8,426 square foot parcel with a non -conforming width of 45' and a 2.5 story single family house built in approximately 1893. The house has a wrap -around front porch and there is a non -conforming garage/barn to the rear of the house. The lot grades upward toward the rear. The existing structure is non -conforming for the Front (20.3' where 25' is now required) and Side Yard (14.4' where 15' is now required) setbacks. B. Surrounding Land Use The subject property is located within a primarily single family residential neighborhood and directly abuts the Oakley Country Club to the north. Many houses within the neighborhood, and particularly to the west on this block, where built prior to Zoning and are located within setbacks. C. Nature of the Request The project requires a Special Permit Finding from the Zoning Board of Appeals to enclose an existing, unenclosed porch within the Front and Side Yard setbacks. The request will enclose only a portion of Page 2 of 4 42 Grenville Rd ZBA-2017-12 SPF September 21, 2017 Planning Board Report the porch and will maintain the existing non -conforming setbacks and building footprint. The project proposes matching shingles in -keeping with the house and maintains the front area of the porch. The enclosed area is 5.5' by 8' for a total of 44 square feet. The addition is proposed to allow the update and relocation of the first -floor bathroom and will comply with all building codes. D. Public Comments As of the date of the Planning Board Report, the Department of Community Development & Planning (DCDP) has not received any comments on this project. The application included a letter of support from the immediate neighbor to the east at 44 Grenville Rd and from the neighbor directly across the street at 45 Grenville Rd. E. Relevant Permitting History There are no previous permits (Zoning Relief) relevant to this request. 111. FINDINGS A. Plan Consistency Watertown's 2015 Comprehensive Plan discusses preservation of the Town's neighborhoods, and allowing the enclosure of a porch of an existing, side -facing open porch while maintaining the house's general character and preserving the front facing porch is in keeping with the character of the surrounding neighborhood. 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." Conditionally Met: The proposal is not substantially more detrimental that the existing non -conforming condition. The proposed alteration of the existing structure to enclose a portion of the porch will create an additional 44 square feet of living space (5.5'x8') but will not expand the building coverage of the lot. The roof of the porch will be retained and the front facing area of the porch will be retained and remain open/unenclosed. It is very common for older houses with narrow living spaces built prior to modern amenities to expand the living space into all or part of the original wrap -around porch. This project requests a minimum amount of expansion to allow more efficient use of the interior and to allow an appropriately sized bathroom while still maintaining the use and character of the porch. This proposal also uses like materials (wood shingles and a wood window with appropriate mullions) to match the house and is in -keeping with the surrounding homes and the neighborhood. IV. PLANNING BOARD & STAFF RECOMMENDATIONS The Planning Board and DCDP staff recommends conditional approval of the Special Permit Finding under §4.06(a) as it meets the criteria set forth in the Watertown Zoning Ordinance, and is consistent with the general purpose of the Ordinance outlined in §1.00 of the WZO. Page 3 of 4 42 Grenville Rd ZBA-2017-12 SPF September 21, 2017 Planning Board Report V. CONDITIONS # Condition Timeframe for Compliance To be Verified by 1. Control Plans. The Control Plans shall be: A. Proposed Plot Plan: 42 Grenville Rd, by Rober Survey, dated 8/7/17 B. A.1 South Elevation, by Pete Lackey, 7/16/17 revised 8/2/17 C. A.2 East Elevation, by Pete Lackey, 7/16/17, revised 8/2/17 D. A.3 Partial 151 Floor Plan, by Pete Lackey, 7/16/17, revised 8/2/17 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. Building Permit 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. Permit Expiration. In accordance with WZO §9.13, a Special Permit granted under §9.04 shall lapse one (1) 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 Zr 111650 #261 Z' tt 1116123 0 #255 U" / 1116 11 2 #251 111661 1116 148 0 #16 #10 1116420 #235 231 1116 10 1 #245 111541 0 #9 1115 55C 0 #158 1115 2 0 #15 111530 / #23 1115 53 1 11155680 #155 #152 1115 57E 0 #148-150 11155 3A 5 #142 Q' 1115542 0 #153 111558 3 #149 #143 20 #22 1116 175 0 1116 13A 0 #25 1116 35 #32 1116 206 0 636 1116 2B 038 1115 4C 0 027 1.( ' RD 111555 #33 2900 Rented on 09/2812017 at 04.57 FM 1116180 #44 1115 6 A #39 111570 #45 1115 61A 0 #49 1115 42 8 #32 1115 43 7 628 z 1115 48 3 42 Grenville Rd Page 4 of 4