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Home My Public Portal About3_Staff Report_124 Marshall-Final Town of Watertown 1630 Department of f 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#: ZBA-2016-08 (SPF) SUBJECT PROPERTY: 124 Marshall Street PARCEL ID#: 313 11A 0 ZONING DISTRICT: S-6 (Single-Family) Zoning District PETITIONER: Peter Sachs,Architect OWNER: Laura A. Zimmerman ZONING RELIEF SOUGHT: Special Permit Finding§4.06(a): Alterations to Non- Conforming Structures SPECIAL PERMIT GRANTING AUTHORITY: Zoning Board of Appeals DATE OF STAFF REPORT: May 4, 2016 STAFF RECOMMENDATION: Conditional Approval DATE OF PLANNING BOARD MEETING: Scheduled May 11, 2016 DATE OF ZBA HEARING: Scheduled May 25, 2016 124 Marshall Street May 4, 2016 ZBA-2016-08 SPF Staff Report I. PUBLIC NOTICE(M.G.L.c.40A,§111 A. Procedural Summary Petition ZBA-2016-08 SPF is scheduled before the Planning Board on May 11, 2016 and before the Zoning Board of Appeals on May 25, 2016.As required by M.G.L. c. 40A, sec.11 and the Watertown Zoning Ordinance, notice will be given as follows: • Publish in the newspaper of record (Watertown Tab) on May 6, 2016& May 13, 2016 • Post at the Town Administration Building and on the Town Website on April 27, 2016 • Mail to Parties in Interest on April 27, 2016 B. Legal Notice Laura A.Zimmerman, 134 Mt.Auburn St., U-8, 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/Lots,Side Yard Setback, Building Coverage,so as to remove existing rear porch to construct a 2-story rear addition, maintaining the non-conforming northerly side yard setback at 3.2'; where 10'is required; maintaining the non-conforming southerly side yard setback at 8, where 12'is required and increasing the non- conforming building coverage where 25%maximum is allowed on an existing undersized lot of 3,837s.f., where 6,000 s.f. is required. S-6(Single Family)Zoning District. ZBA-2016-08 II. DESCRIPTION A. Site Characteristics The subject property is a 38,333 +/-square foot parcel (0.088 acre) on Marshall Street containing a 2 %- story Colonial style house, built in 1910 (Assessor's records). The lot is non-conforming in size (6,000 square feet is required),frontage, front yard setback, both side yard setbacks, and building coverage. �1 11 Subject property Rear of Property—Existing Sunroom B. Surrounding Land Use Located in the S-6 (Single Family)Zoning District,the property abuts a mix of primarily larger single- family residences with some two-family structures. Victory Field is one block to the north and Whitney Hill is one block to the west. Page 2 of 6 124 Marshall Street May 4, 2016 ZBA-2016-08 SPF Staff Report C. Nature of the Request The project requires a Special Permit Finding from the Zoning Board of Appeals to build an approximately 9.7'x23' 2-story rear addition with an indent of 2.5'x8' adjacent to the driveway and garage, replacing an existing approximately 8'x21'single-story sunroom. The addition will extend the non-conforming westerly side yard setback at 3.9' where the existing setback is 3.2', and where the required setback is 10'. The addition will also maintain the non-conforming easterly side yard setback at 8 feet with no change from the existing condition, other than increased height of the addition, where 12 feet is required. The site coverage will expand from the nonconforming 29.7%to 31.1%, where 25% is required, to accommodate a slightly larger footprint (the addition adds about 2.5'x15'=37 s.f.). The front stoop is also being reconstructed, but will comply with zoning. D. Public Comments As of the date of the staff report,the Department of Community Development & Planning (DCDP) had not received any comments on this project. E. Relevant Permitting History According to Town records, 124 Marshall Street has the following relevant permitting history: • 1910: Lot appears on the Assessor's records • 1923: Building Permits granted for house and garage • 1938: Building Permit granted for sun porch Staff finds that none of the previous permits materially affect this request for approval. III. FINDINGS A. Plan Consistencv Watertown's 2015 Comprehensive Plan discusses preservation of the Town's neighborhoods, and the ability to enlarge the house while maintaining its general character 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 expansion will maintain the existing non-conforming side yard setbacks, and increase the existing non-conforming building coverage from 29.7%to 31.1% (a 1.4%increase). The new massing will be to the rear of the house, screened from public view and will minimally affect the neighbors'yard, despite the narrow setback, as the addition will only encroach into the rear yard setback by an additional 2 feet and the height of the addition maintains the second floor wall heights. The roof of the addition also matches the existing hip roof. The subject property is surrounded by other houses of substantial size and varied massing, and the replacement of the rear sunroom with the proposed addition will create a rear fagade and roof shape in keeping with the neighborhood. Page 3 of 6 124 Marshall Street May 4, 2016 ZBA-2016-08 SPF Staff Report For these reasons, DCDP staff recommends the project will not be substantially more detrimental than the existing non-conforming condition. IV. STAFF RECOMMENDATIONS DCDP staff recommends conditional approval of the requested rear addition as a Special Permit Finding under§4.06(a) as it meets the criteria set forth in the Watertown Zoning Ordinance. V. CONDITIONS Timeframe To be # Condition for Verified Compliance by Control Plans.The Control Plans shall be: A. Existing Conditions Plan:124 Marshall Street, by John R. Hamel, Professional Land Surveyor, dated 4/20/16, received 4/25/16 B. Site Plan:124 Marshall Street, by John R. Hamel, Professional Land Surveyor, dated 4/20/16, received 4/25/16 C. Title Sheet,A-0,Zimmerman Residence, 124 Marshall Street,Watertown, MA by Peter Sachs, Registered Architect,dated 4/13/16, received 4/25/16 D. Proposed Basement Plan,A-2 E. Proposed First Floor Plan,A-3 F. Proposed Second Floor Plan,A-4 G. Proposed Roof Floor Plan,A-5 H. Proposed Left Elevation,A-6 1 I. Proposed Front Elevation,A-7 Perpetual ZEO/ISD J. Proposed Right Elevation,A-8 K. Proposed Rear Elevation,A-9 L. Proposed Second Floor Plan,A-4 M. Existing Basement Plan, EX2 N. Existing First Floor Plan, EX3 0. Existing Second Floor Plan, EX4 P. Existing Roof Plan, EX5 Q. Existing Left Elevation, EX6 R. Existing Front Elevation, EX7 S. Existing Right Elevation, EX8 T. Existing Rear Elevation, EX9 U. Pictures, Existing Condition,AP-EX V. Pictures, Neighbors,AP-NE 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 2 decision,or the project itself,without first filing a formal request with the DCDP for an Perpetual ZEO/ISD 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. 3' As-Built(s).The Petitioner shall submit a certified "As-Built"foundation and plot plan Building showing all dimensional setbacks at the time of foundation inspection. Permit ZEO/ISD Recordation. Upon application for a Building Permit,the Petitioner shall provide Building 4. evidence to the Zoning Enforcement Officer that this entire decision has been filed with ZEO the Registry of Deeds. Permit Page 4of6 124 Marshall Street May 4, 2016 ZBA-2016-08 SPF Staff Report Timeframe To be # Condition for Verified Compliance by 5 Codes/Regulations Compliance.The Petitioner shall comply with all other applicable Perpetual ZEO/ISD local,state, and federal requirements,ordinances,and statutes. 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 6. sooner commenced except for good cause,or, in the case of a permit for construction, Perpetual ZEO if the construction has not begun by such date except for good cause,or as allowed by applicable State or Federal law. Page 5 of 6 124 Marshall Street May 4, 2016 ZBA-2016-08 SPF Staff Report V J vL m /�� pew .Yooaa C-0 �ooiooiioi�00000iiinoe�b��=-�=az �, MARION R'D " o� x1 W m o� o� " `' M•RR•S•N'�� C m ¢��O 1 a SyJ oC2 a m ms " izi J Q O\-` r r g a 1S ^& Sw - n# m n All Nn d yy� >>/ 01 " �� • .. •`g2�. na 0 as,e r Page 6 of 6