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Home My Public Portal AboutBradford_Staff Report_Final_1Town of Watertown Department of Community Development and Planning STAFF REPORT This Staff Report is a technical analysis of the submitted application material and the required findings of the Watertown Zoning Ordinance. It is based only upon information submitted prior to the public hearing and may be revised or updated with new recommendations, findings and/or conditions as new information is obtained by Planning Staff during the public hearing process. CASE #: SUBJECT PROPERTY: PARCEL ID#: ZONING DISTRICT: OWNER/PETITIONER: ZONING RELIEF SOUGHT: DATE OF STAFF REPORT: SPECIAL PERMIT GRANTING AUTHORITY: STAFF RECOMMENDATION: PLANNING BOARD MEETING: ZONING BOARD OF APPEALS HEARING: ZBA-2018-21 SP 71 Bradford Road, Watertown, MA 426 35 143 T (Two -Family) Zoning District Jing Ma, 38 California Street, Watertown Special Permit §6.02(j): Attached front - facing carport/garage July 31, 2018 Zoning Board of Appeals Conditional Approval Scheduled August 8, 2018 Scheduled August 29, 2018 Page 1 of 6 71 Bradford Road ZBA-2018-21 SP July 31, 2018 Staff Report I. PUBLIC NOTICE (M.G.L. c. 40A, §11) A. Procedural Summary Petition ZBA-2018-21 SP is scheduled to be before the Planning Board on August 8, 2018 and the Zoning Board of Appeals on August 29, 2018. As required by M.G.L. c. 40A, sec.11 and the Watertown Zoning Ordinance, notice is given as follows: • Publish in the newspaper of record (Watertown Tab) on August 3, 2018 and August 10, 2018; • Posted at the Town Administration Building on 7/25/18; and, • Mailed to Parties in Interest on 7/25/18 B. Legal Notice "Jing Ma, 38 California Street, Watertown, MA 02472, herein requests the Zoning Board of Appeals grant a Special Permit in accordance with Watertown Zoning Ordinance §6.02(j), To permit a front - facing attached carport/garage (no garage door) under the sunroom, with access to the compliant Side Yard. T (Two -Family) Zoning District. ZBA-2018-21" II. DESCRIPTION A. Site Characteristics The subject property is a 5,009 square foot (0.115 acre) lot with a two and a half story two family dwelling. The original structure was built in 1925, and was "gut renovated" and added to in early 2018. There renovation included reconstruction of the driveway and parking area on the Southeast side yard, and construction of a new paver patio in the Front Yard. Front — Note Pavers to the Left and Behind Real Side Yard from the Back — Showing Area Under Estate Sign Sunroom Page 2 of 6 71 Bradford Road ZBA-2018-21 SP July 31, 2018 Staff Report B. Surrounding Land Use The subject property is located in the northern area of Town in a T (Two -Family) Zoning District, close to the boundary with the S-6 Residential District. The site is surrounding by a mix of larger two-family homes. C. Nature of the Request The Petitioner is seeking a Special Permit, to construct a carport and partially uncovered parking below a two story sunroom on the Southerly side yard to provide two parking spaces for one condo within the two-family structure. In accordance with §6.02(j), the garage/carport construction must provide a 5 - foot setback from the back of sidewalk, provide a parking area of at least 18 feet in depth, and conform to other setbacks. D. Relevant Permitting History According to Town records, no Special Permits or Variances have been issued. III. Findings A. Plan Consistency Met: Existing plans recognize the character of the residential neighborhood, but do not specifically address development within these areas. Single-family and two-family uses in residential neighborhoods are generally in keeping with the vision and strategies of Watertown's relevant plans. B. Special Permit: Projects must meet the four conditions of approval for a Special Permit set forth in §9.05(b) of the Watertown Zoning Ordinance (WZO). Special Permit Criteria §9.05(b) 1. The specific site is an appropriate location for such a use, structure, or condition. Conditionally Met: The site is a standard size and width and has an existing two-family structure with a sunroom built prior to zoning extending into the side yard. Without the sunroom, the driveway could be installed by right. The plan provides for an open access under the sunroom into and through the proposed carport and into the side yard. This design is in -keeping with other sites within this area and preserves a substantial area of the front yard and is appropriate for the location. The project also addresses a potential issue of using the front yard for parking by removing the 'patio'. Some of the existing homes in the neighborhood have a similar driveway/parking area, but this project will include the required 4 -foot buffer between the driveway and the property line. 2. The use as developed will not adversely affect the neighborhood. Conditionally Met: This proposal will create conforming parking area under and along the side of the house. The Petitioner also provided a Proposed Driveway and Carport Plan that indicates vehicles can navigate the driveway, and clear the space below the structure to park in the carport/garage. 3. There will be no nuisance or serious hazard to vehicles and pedestrians. Conditionally Met: The proposed parking spaces will allow vehicles to park on the site in a manner where they do not protrude over the sidewalk, nor take up space in the Front Yard. Based on the Page 3 of 6 71 Bradford Road ZBA-2018-21 SP July 31, 2018 Staff Report Proposed Driveway and Carport Plan, the spaces will be at least 18 feet long and at least 9 feet wide, which is consistent with a conforming parking space per the Zoning Ordinance. 4. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. Conditionally Met: The proposal must meet all building, health, safety and applicable Department of Public Works (DPW) requirements. There are existing concrete stairs on the Southeast side of building (See Site Photos). The Petitioner may need to redesign the location of the stairs so they face toward the side or rear of the property, thereby providing adequate space for the parking area, and retaining access/egress from the dwelling units. IV. STAFF RECOMMENDATIONS Staff finds that the petition meets the criteria set forth under §6.02(j) and with the general purpose of the Ordinance outlined in §1.00 of the WZO and recommends conditional approval of the requested Special Permit. V. CONDITIONS # Condition Timeframe for Compliance To be Verified by 1 Control Plans. A. Proposed Plot Plan, 69-71 Bradford Road, Rober Survey, dated 6/12/18, signed Clifford Rober, Professional Land Surveyor, 6/12/18 B. Proposed Plot Plan, 69-71 Bradford Road, Rober Survey, dated 6/12/18, signed Clifford Rober, Professional Land Surveyor, 7/12/18. Received by ZBA office 7/12/18 C. Existing South Elevation, Sheet A101, by TD Architecture, dated 7/13/18 D. Existing East & West Elevation, Sheet A101, TD Architecture, dated 7/13/18 E. Proposed South Elevation, Sheet A101 F. Proposed East & West Elevation, Sheet A102 G. Proposed Basement Plan, Sheet A103 H. 2 pages of black and white photos of Garage/Parking on Bradford Street and Standish Street [sic] I. Proposed Driveway and Carport Plan, WH Moore Associates, James M. White, Civil Engineer, stamped and signed, dated 7/18/18 BP/ Perpetual ZEO/ISD Page 4 of 6 71 Bradford Road ZBA-2018-21 SP July 31, 2018 Staff 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. 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 §9.16, if the rights authorized by a Special Permit are not exercised within one (1) year of granting of the Special Permit, they shall lapse and may not be re-established except after notice and a new hearing, or as allowed by applicable State or Federal Law. Perpetual ZEO 7. Landscaping. A Landscape Plan shall be submitted, showing the required 4 -foot vegetated buffer adjacent to the new driveway and the remainder of the Front Yard. 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