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Home My Public Portal AboutApplication_201311201242358671 PERMIT APPLICATION FORM Planning Board and Zoning Board of Appeals �;t)4 149 Main Street jy Watertown, MA 0247 RECEIVED RY (617)972-6427V L yoD JH CElIKSI0F"CF ° a TO BE COMPLETED BY STAFF l) Case Number: Notice to Anulicant: An application may be gC� eb'flo'r oilmanding i taxes or charges to the Town (IVatertown Ordinance, Chapter ❑ Fees received: \V/1). Upon deeming the submittal complete,the application will I u u CIri 1, til,00p be stamped/filed at the Town Clerk's office by DCD&P Staff. Rcgoil.d ❑ Complete submittal: X Date: Tmrn Treasurer's Approval(As required by Ch.40,Section 57) TO BE COMPLETED BY APPLICANT Site Address: I List application requests below: s 354 Arsenal Street I Special Permit(SP) Variance(V) B Watertown,MA Site Plan Review(SR) SP/SR Pm eel 1 D As: 1213 1 A 0 Special Permit Finding(SPF) I For an amendment to previous relief,provide case!!s: Zoning District:I-I I SR(Site Plan Review)meeting date,if required: 1 -;0 petittoner(s):Zlad Nabbout Phone:198,1'979-1718 Address: 354 Arsenal Street Email: Signaturi(e. Dale: r1111/1 201 3 Owner(s): Ziad Nabbout —� Phone: 979-1718 Address: 354 Arsenal Street Email: i ISignatur 4: _ Date: 11/1/2013 Agent: Choubah Engineering Group,P.C.(I Who Choubah,P.E,) Phone/Email: hchoubah@choubahgroup.co)� Other Contacts: Phone/Email: 508-8585040 The Petitioner most he the fee simple owner or hold sttfcieut "interest"!it the subject property(in which case evidence most be pro- vided as to the trantre of the Iu operi,interest and the fee owner shall eo-.sign this application /vu legal entities.roc/r as cur7torutioas, /.L(; etc, list the type and legal slahry al'ownership, the name qf b us7ees/q(ficer members, their glliliation and contact in jornmtion.. NATURE OF REQUEST Applienble Sections ofZoningOrdina lice(Spec'(&Seetion(ti)(?/'the ZONINGORDINANCI /i-ontwhichrelicfissought): Section 4.06 Alteration of non-conforming uses and bullding/structures(SPF) Section 5.04 Table of Dimensional Requlatlons(Variance) Brief description of the project as It relates to the zoning relief requested—Include existing dimensions,proposed dimensions, and any non-conformities that exist: t upgrade and modifications to an existing non conforming gasoline station use in 1-1 District. Modifications to all exisline non conforminn structure to a new non conformine structure(does not meet dimensional setbacks) 4"_3� -A41<4J7) I THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE the ZONING ORDINANCri can be found online at: gnv 1 3 J SUBMITTAL REQUIREMENTS - e Signed Applications(3 original& 17 copies) a Full Set of Plans,collated(20 Copies and PDF version) I. Certified Plot Plan(for all applications) e Written Supporting Statement(20 Copies) 2, Architectural Drawings(Floor,Elevations,etc. if applicable) e Release/Indemnification Waiver(I copy signed) 3. Grading/Drainage Plan(if applicable) 4. Roof Plan(if applicable) Newspaper 13illing Authorization Form(I copy signed) 5. Parking/Circulation Plan(if applicable) e Any additional information relevant for review 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 SUBMITI'ED. FILL IN THE APPLICABLE PROJECT DATA BELOW Data Required Existing Proposed Staff Comments A. Use(Article V,WZO) I/ gas station gas station B. Dwelling units C. Lot Size I 7,857 SF 7,857 SF I !(!( D. Front Yard Setback I 11' 6' E. Rear Yard Setback I 5' 3' I j F. Side Yard Setback(left) G. Side Yard Setback(right) I 3' 3' H. Building Coverage I 7% 26% I. Impervious Coverage I 100% 9_0,%/ J. I leight/11 of Stories I 2 2� z. �/ t' K. Lot Area per Unit L. Gross Floor Area I 510 750 I 1 M.Floor Area Ratio(FAR) I 0.06 0.1 I - N.Open Space 0 10 I 3 O.Parking Spaces 2 9 Other data: THIS APPLICATION MUST BE SUBMITTED IN PERSON TO THE ZONING OFFICE ON THE 2ND FLOOR OF THE TOWN ADMINISTRATION BUILDING. I lhe ZON/NG ORDlN.I NCIi enn he frnntrlonline af:xe'rv.e°amlo��n-imfluv I i 2 i Written Supporting Statement Petition for Special Permit Find!ng(S) Sec.4.06 (a) (project must meet the following criterion) I. Is the proposed change substantially more detrimental than the existing non-conforming use,structure,or building to the neighborhood? YES/NO, Explain why. No,see attached Stntement Petition for Special Perm it(s)IAmendment sec. 9.05(b) (project must meet all of the following criteria) i I. Is the subiecl site an appropriate location for such use,structure,and/or condition? YES/NO, Explain. 2. Will the proposed use/structures adversely affect the neighborhood? YES/NO, Explain. 3 3. Is there potential for nuisance or serious hazards to vehicle or pedestrians?YES/NO, Explain. 4. Will adequate and appropriate facilities be provided for the proper operation of the proposed use? YES/NO, Explain. a Petition for Variances)/Amendment Sec.9.14(b) (project must meet all of the following criteria for a variance) I. 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. 3 3( Yes,see attached Statement 1 2. Would enforcement of the Zoning Ordinance involve substantial hardship,financial or other? YES/NO, Explain. Yes,see attached Statement 3. Would granting of the desired relierbe a substantial detriment to the public good? YF.S/NO, Explain. No,see attached Statement 4. Would granting the desired relief nullify or substantially derogate from the intent of this Zoning Ordinance? YES/NO, Explain. j No,see attached Statement 1 Ilk IF NEEDED, ATTACH ADDITIONAL SHEETS OF PAPER TO THIS APPLICATION 3 j 3119 Cranberry Highway/Unit 5B/E.Wareham MA 02538 Tel: (508) 759-6260/ Fax: (508) 759-6230/www.choubahgroup.com November 4, 2013 Zoning Board of Appeals 'town of Watertown 149 Main Street Watertown MA, 02472 Re: Variance and Special Permit Findings 354 Arsenal Street (Parcel ID: 1213 IA 0) Watertown, MA 02472 t Applicant/Owner: Ziad Nabboul 354 Arsenal Street (Panel ID: 1213 IA 0) Watertown, MA 02472 Dcar Board Members: The subject properly is located at 354 Arsenal Street, Corner of Arsenal Street and school Street in Watertown MA. The site measures approximately 7,857 Square Feet (0.18 acres) and located 9 in 1-1 Zoning District. It is bound to the north by Watertown Greenway, to the south by the i Arsenal Street, to the west by School Street and to the east by existing businesses. Access to the site is via two existing driveways of Arsenal Street(refer to existing conditions plan). The properly is currently being used as a gasoline filling station with two one concrete island with 4 pumps and it small kiosk structure used for retail purposes. The existing gasoline filling station is not an allowed use in 1-1 Zoning District (5.01 Table of Use Regulations). 'There is also a small two story block building on site located 3' away from the easterly property line. Both existing Kiosk and bulling stiiictures do not meet the dimensional setback requiremerils in i the I-1 Zoning District (5.04 "fable of Use Regulations). Approximately the entire property is covered with impervious surfaces with hardly any green or landscape coverage. The Owner is proposing site improvements and modifications to the existing parcel to include the demolishing of the existing kiosk, islands and pumps, existing block building and the construction of a new 750 square foot retail store, one gasoline dispensing island with three pumps and a 66'x20' overhead canopy structure. Also included in this project is the replacement of the existing underground storage tanks and fuel lines with double-walled fiberglass tanks and lines, new cone•cle containment pads, paving and landscape. i i i Proposed canopy and building structures would not meet the setback requirements. The new canopy structure would be located I from Arsenal Street where 20' is required. The new 1 building would be located 6' from Arsenal Street. The proposed new building and landscape t improvements to the site are substantially more attractive and architecturally pleasing than the I existing ones and would enhance the neighborhood. Special Permit Findings, Section 4.06 (a): The proposal is to upgrade an exiting dated non-conforming gasoline filling station facility. The improvements would include the replacement of the underground storage fuel tanks with double j wall fiberglass tanks, replacing and updating dispenser pumps and fuel lines. Improvements would also include the replacement of an existing dated non-conforming two- story block wall building with a new attractive building. The new building would meet all current Building Codes. The proposed improvements would enhance traffic and pedestrian circulation and would improve public safely by reducing exiting curb openings width and by restricting traffic flow to a one way in and one way out of the site, The proposed improvements would enhance and improve parking layout, lighting and would add approximately 10%of green space and would reduce runoff from the site to adjacent streets. } The proposed site modifications and improvements including the new architecturally pleasing store would be in harmony with the surroundings neighborhood. The proposed improvements would not be substantially more detrimental than the exiting non-conforming use and structure to the neighborhood. Variance Findings Section 9.14 (b): The variance is sought because of circmnslances relating to the soils conditions, shape, or lopography of such land or structures, and especially affecting such land or structures bill not affecting generally the zoning district in which it is located. ) Shape of' the lot is unique. The lot depth is approximately 50 feet and if a front setback of 20' and 30' rear setbacks are applied, nothing could be built on the property. In addition the shape of the lot is unique with a width to depth ration of 4 (lot is narrow and long unique shape). Literal enfru•cenent of the Zoning Ordinances would involve a strbsianticrl hardship, financial or other, to the Applicant, j Without obtaining the relief from the Zoning Board of Appeals, the canopy structure and the small retail building structures cold not be built. An overhead canopy structure is very crucial for the gas station business in order to offer protection against the elements for employees and clients. Without it would hard for the owner to compete with other gasoline filling stations, which offer such protection. It would present a financial hardship for the business owner to i sustain a profitable operation. 4 I i i Desirable relic/'way be granted wilhoul substantial determent to the public. i The project is to upgrade a dated existing non-conforming gasoline filling station facility. The improvements would include the replacement of the underground storage fuel tanks with double wall fiberglass tanks, replacing and updating dispenser pumps and fuel lines. Improvements would also include the replacement of an existing dated, non-conforming two- story block wall building with a new attractive building. The new building would meet all current Building r Codes. The proposed improvements would enhance traffic and pedestrian circulation and would 1 improve public safety by reducing exiting curb openings width and by restricting traffic Flow to a one way in and one way out of the site, The proposed improvements would enhance and improve parking layout, lighting and would add approximately 10%of green space and would reduce runoff from the site to adjacent streets. The proposed site modifications and improvements including the new architecturally pleasing store would be in harmony with the surroundings neighborhood. The proposed improvements would not be substantially more detrimental than the exiting non-conforming use and structure to the neighborhood. Desirable relief may be granled rvilhoul nullifying or substantially derogalingfirom the intent of this Zoning Ordinance. The project is to upgrade a dated existing non-conforming gasoline filling station facility. The improvements would include the replacement of the underground storage fuel tanks with double wall fiberglass tanks, replacing and updating dispenser pumps and fuel lines. Improvements would also include the replacement of an existing dated, non-conforming two- story block wall building with a new attractive building. The new building would meet all current Building Codes, h The proposed improvements would enhance traffic and pedestrian circulation and would improve public safety by reducing exiling curb openings width and by restricting traffic flow to a one way in and one way out of the site, i The proposed improvements would enhance and improve parking layout, lighting and would add approximately 10% of green space and would reduce runoff from the site to adjacent streets. The proposed site modifications and improvements including the new architecturally pleasing store would be in harmony with the surroundings neighborhood. The proposed improvements would not be substantially more detrimental than the exiting non-conforming use and structure to the neighborhood. In summary, we believe that the proposed project is a great opportunity for both the Owner and the Town of Watertown to improve safety, traffic circulation, slrectscape and upgrade existing i utilities and building as shown on the submitted plans. The proposed improvements are to improve an existing non-conforming use and would not be substantially more detrimental than the exiting non-conforming use and structure to the neighborhood. r i Based on the unique property shape, which prohibits the placement of any structures in 3 compliance with the required setbacks without setback relief and the needs to upgrade a dated nonconforming gasoline filling station, we respectfully request the grant of the requested relief. Sil cly Flalim A. houbar, P.E., P sident 1 Licensed Professional En ineer MA, RI, CT, NI I & ME Cc: File,Liad Nabboul,Owner 9 1 a 1 I i 7� i I t fi f 7t7 i t i 1