HomeMy Public PortalAbout9 Hersom Street - Updated Application_201711031549463693PERMIT APPLICATION FORM
Planning Board and Zoning Board of Appeals
149 Main Street
Watertown, MA 0247
(617) 972-6427
www.watertown-ma.gov
FILE COPY
TO BE COMPLETED BY STAFF
Case Number:
❑ Fees received:
0 Complete submittal:
Notice to Applicant: An application may be denied for outstanding
taxes or charges to the Town (Watertown Ordinance, Chapter
XVII). Upon deeming the submittal complete, the application will
be stamped/filed at the Town Clerk's office by DCD&P Staff.
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Town Treasurer's Approval (As required by Ch. 40, Section 57)
Date:
Town Clerk Stamp
Required
TO BE COMPLETED BY APPLICANT
Site Address: 9 Hersom Street
List application requests below:
Special Permit (SP)
Site Plan Review (SR)
Special Permit Finding (SPF)
For an amendment to previous relief,
SR (Site Plan Review) meeting date,
Variance (V)
SP/SR
case #s:
Watertown, MA 02472
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Parcel ID #s: Lots 314 & 315
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provide
if required:
Zoning District: Two Family
Petitioner(s): David McMillan and Kristine McMillan Phone: (908) 510-9571
Address: 9 Hersom Street, Watertown, MA 02472 Email: david.p.mcmillan@gmail.com
Signature(s): / ► l (%ntrit".--' -rr� _ Date: August 5, 2017
Owner(s): David McMillan; Robert Avalle Phone: (908) 510-9571
Address: 9 so S ( 1 Hersom Street), Watertown, MA 02472 Email: david.p.mcmillan@gmail.com
Signature(s): \L 1e_.----^ Date: August 5, 2017
Agent: Phone/Email:
Other Contacts: Phone/Email:
The Petitioner must be the fee simple owner or hold sufficient "interest" in the subject property On which case evidence must be pro-
vided as to the nature of the property interest and the fee owner shall co-sign this application. For legal entities such as corporations,
LLC, etc, list the type and legal status of ownership, the name of trustees/officer members, their affiliation and contact information..
NATURE OF REQUEST
Applicable Sections of Zoning Ordinance (Speck Section(s) of the ZONING ORDINANCE from which relief is sought):
Section 4.06 (Alteration of non -conforming uses and buildings/structures); and,
Section 5.04 and 5.05 (Notes to table of use regulations) - requesting FAR exceeding 0.50.
Brief description of the project as it relates to the zoning relief requested —Include existing dimensions, proposed dimensions,
and any non -conformities that exist:
We are requesting permission to build an additional bedroom on top of an existing one story portion of unit 9A that would continue
the non -conforming set -back of the original 1920s (minus 1" due to the original house being not perfectly square on the lot) house
of 4.4' from the right property line and would increase the FAR of the property to 50.99%. The proposed additional bedroom
would have outside dimensions of 14'2" by 15'7" (plus a small alcove as drawn). The current 'study' on the second floor of unit 9A
would be converted into a master bathroom, hallway, and closet. The 9 Hersom Street Condominium Trust Master Deed
explicitly allows for this proposed addition to unit 9A.
THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE
The ZONING ORDINANCE can be found online at.• www.watertown-ma.gov
SUBMITTAL REQUIREMENTS
❑ Signed Applications (3 original & 17 copies)
❑ Written Supporting Statement (20 Copies)
❑ Release/Indemnification Waiver (1 copy signed)
❑ Newspaper Billing Authorization Form (1 copy signed)
❑ Any additional information relevant for review
❑ Full Set of Plans, collated (20 Copies and PDF version)
1. Certified Plot Plan (for all applications)
2. Architectural Drawings (Floor, Elevations, etc. if applicable)
3. Grading/Drainage Plan (if applicable)
4. Roof Plan (if applicable)
5. Parking/Circulation Plan (if applicable)
6. Landscape Plan (if applicable)
7. Site Utility Plan (if applicable)
8. Lighting Plan (if applicable)
NOTE: THE APPLICATION WILL NOT BE CONSIDERED "COMPLETE" UNLESS ALL NECESSARY DOCUMENTS
ARE SUBMITTED.
FILL IN THE APPLICABLE PROJECT DATA BELOW
Data Required Existing Proposed Staff Comments
A. Use (Article V, WZO)
B. Dwelling Units
C. Lot Size
D. Front Yard Setback
E. Rear Yard Setback
F. Side Yard Setback (left)
G. Side Yard Setback (right)
H. Building Coverage
I. Impervious Coverage
J. Height/# of Stories
K. Lot Area per Unit
L. Gross Floor Area**
M. Floor Area Ratio (FAR)
N. Open Space
O. Parking Spaces
Other data:
/'
1
2
2
7,440'
7,440'
15'
7.1'
7.1'
20'
21.3'
21.3'
12'
24.3'
24.3'
10'
4.4'
4.3'
26.55%
26.9%
41.5%
41.9%
35'/2.5
35'/2
35'/2
3,720'
3,720'
3,560.8'
3,793.8
<0.5
47.86%
50.99%
>15%
48%***
48%***
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4
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**Per Section 5.03 of the Zoning Ordinance, in the Two Family zone, FAR does not include basement space. As FAR is
gross floor area (using outside dimensions) divided by lot size, gross floor area reported does not include basement space.
***This figure does not include landscaped areas above the retaining wall. If that area were included, the existing and
proposed open space would both be 65%.
THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE ON THE 2ND FLOOR
OF THE TOWN ADMINISTRATION BUILDING.
The ZONING ORDINANCE can be found online at: www.watertown-ma.gov
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Written Supporting Statement
Petition for Special Permit Finding(s) Sec. 4.06 (a) (project must meet the following criterion)
1. Is the propose nge substantially more detrimental than the existing non -conforming use, structure, or building to the
neighborhood? YES O Explain why.
The proposed bedroom does not increase non-conformance of the structure (but for 1" because the original house is not perfectly square to the
property lines), does not increase shadows on units of neighboring properties, and is intended to tie in aesthetically with the existing structure and
surrounding neighborhood. Intentions forthe proposed addition have been shared with all adjoining property owners and has received unanimous
written or verbal agreement.
Petition for Special Permit(s)/Amendment Sec. 9.05 (b) (project must meet all of the following criteria)
1, Is the subject site an appropriate location for such use, structure, and/or condition? / 0, Explain.
The proposed addition is adding a bedroom to a two-family home in a Two Family zoning district. The use of the structure is
not changing.
2. Will the proposed use/structures adversely affect the neighborhood? YES Explain.
No. The addition will not increase shadows on other properties and is designed to aesthetically fit with the neighborhood. All
adjoining property owners have been consulted on the proposed project and have unanimously provided written or verbal
consent to the project.
3. Is there potential for nuisance or serious hazards to vehicle or pedestrians? YES Explain.
The proposed project adds an additional bedroom to the back of the home. The addition is not near a sidewalk or street so
poses no hazard to vehicles or pedestrians.
4. Will adequate and appropriate facilities be provided for the proper operation of the proposed use?
The proposed addition would be maintained as an integral part of our home.
NO, Explain.
Petition for Variance(s)/Amendment Sec. 9.14 (b) (project must meet all of the following criteria for a variance)
1. Is the variance being sought due to circumstances related to the soil conditions, shape, or topography of such land or structures,
and especially affecting such land or structures but not affecting generally the zoning district in which it is located? YES/NO,
Explain.
2. Would enforcement of the Zoning Ordinance involve substantial hardship, financial or other? YES/NO, Explain.
3. Would granting of the desired relief be a substantial detriment to the public good? YES/NO, Explain.
4. Would granting the desired relief nullify or substantially derogate from the intent of this Zoning Ordinance? YES/NO, Explain.
IF NEEDED, ATTACH ADDITIONAL SHEETS OF PAPER TO THIS APPLICATION
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ADDITIONAL SPACE FOR SUBMITTAL
This proposal is to add an additional bedroom to 9 Hersom Street (unit A) as an extension of the
existing second floor over the portion of the unit that is a single story in height. This proposal is
explicitly allowed for in the condo association's documents recorded with the Middlesex County
Registry of Deeds. The other unit in the association has a mailing address of 11 Hersom Street and a
legal address of 9 Hersom Street, Unit 2.
The addition to and renovation of adjoining space of the existing second floor would create a master
suite. The proposed addition would be a bedroom. The bedroom would be accessed by converting
the existing second -floor study into a 5'3" x 9'5" bathroom, a conventional 7' wide closet, and hallway
access to the bedroom. The bedroom would contain a 2'8" x 3'9" alcove with plumbing connections.
These plumbing connections would allow for a future laundry closet when navigating the existing
staircase with laundry becomes difficult in older age. In the immediate term the plumbing connections
could be used for a wet bar or be capped to allow for additional closet space. The architectural
drawings show the wet bar option.
9 Hersom Street (unit A) was built circa 1920. The structure was built approximately 4.4' from the
southern (right) property line. The proposed addition maintains essentially the same non -conforming
distance to the property line by extending the plain created by the right side of the existing second floor
of the house by 14'. The corner of the proposed addition would be 1" closer to the property line due to
the fact that the entire existing structure is not quite perfectly square to the property lines.
It is our belief that the structure with the proposed addition is not "substantially more detrimental" than
the existing structure to the neighborhood. As the addition is on the southern side of the house,
additional shade created in the early morning hours will be minimal and fall on the property line
behind the garage of 575 Main Street and additional shade created in the afternoon and evening will
fall on our unit's patio. The addition would tie seamlessly into the plain of the existing second floor
and is intended to compliment the existing architecture of the unit. We have consulted with all of the
contiguous property owners that would be able to see the addition from their property and have
received unanimous written or verbal agreement. Additional information submitted includes written
agreement from the property owners of 575 Main Street, 569/571 Main Street, 565/567 Main Street,
and 8/10 Chapman Street.
From a purely personal perspective, we are seeking this proposed addition for one key reason - while
our family of three truly enjoys being a part of the Watertown community, we currently do not have
sufficient bedroom space to meet requirements for adopting additional children without repurposing
our family room space on the first floor. We investigated opportunities to build bedroom space in the
basement but cannot do so legally due to the low clearance of beams and floor joists, non conformance
of existing basement stairs with insufficient flexibility of our first -floor layout to address that issue, and
lack of egress windows. Thank you for your consideration of our request for a special permit and
special permit findings.
THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE ON THE 2ND FLOOR
OF THE TOWN ADMINISTRATION BUILDING.
The ZONING ORDINANCE can be found online at: www.wateiiow"-ma.gov
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