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Home My Public Portal About5_PB Report_9 Bartlett Street Final TOWN OF WATERTOWN 1630 Department of Community Development and Planning r: r, PLANNING BOARD d Board Members: Administration Building John B. Hawes,Jr., 149 Main Street Chairman Watertown, MA 02472 Jeffrey W. Brown Phone: 617-972-6417 FergalBrennock Fax: 617-972-6484 Janet Buck www.watertown-ma.gov Gary Shaw PLANNING BOARD REPORT On May 11 and June 8, 2016, with four(4) members of the Planning Board (Board) present, case number ZBA-2016-09, a Special Permit Finding, was heard. The Board submits the following Report, as requested,to aid the Zoning Board of Appeals in deciding on the application before it. CASE#: ZBA-2016-09 (SPF) SUBJECT PROPERTY: 9 Bartlett Street PARCEL ID#: 329 2 23 ZONING DISTRICT: S-6 (Single-Family) Zoning District OWNER/PETITIONER: Mohammed & Laila Karachi 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: May 11, 2016; Continued to June 8, 2016 PLANNING BOARD RECOMMENDATION: (3-0) Conditional Approval DATE OF ZBA HEARING: Scheduled May 2S, 2016; Continued to June 22, 2016 9 Bartlett Street June 9, 2016 ZBA-2016-09 SPF Planning Board Report I. PUBLIC NOTICE(M.G.L.c.40A,§111 A. Procedural Summary Petition ZBA-2016-09 SPF was heard by the Planning Board on May 11, 2016 and was continued to June 8, 2016. This case was scheduled before the Zoning Board of Appeals on May 25, 2016, continued to June 22, 2016.As required by M.G.L. c.40A, sec.11 and the Watertown Zoning Ordinance, notice was given as follows: • Published in the newspaper of record (Watertown Tab) on May 6, 2016 & May 13, 2016 • Posted at the Town Administration Building and on the Town Website on April 27, 2016 • Mailed to Parties in Interest on April 27, 2016 B. Legal Notice "Mohammed& Laila Karachi,9 Bartlett Street, 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, Front Yard Setback,so as to construct a full 2nd floor addition with attic, maintaining non-conforming front yard setback at 21.8, where 25'is required. S-6(Single Family)Zoning District. ZBA-2016-09" II. DESCRIPTION A. Site Characteristics The subject property is a 6,098 +/-square foot parcel (0.140 acre) on Bartlett Street containing a single story ranch style house, built in 1954 (Assessor's records) with a driveway leading to an existing garage under the house. The lot is conforming in size,frontage, rear yard, building height, building coverage, impervious coverage, and both side yard setbacks. It has a non-conforming front yard setback, having 21.8 feet,where 25 feet is required. 4�. -- ur ss =I Subject property Rear of Property Porch to be removed when second story is built. B. Surrounding Land Use Located in the S-6 (Single Family)Zoning District,the property abuts a mix of larger single-family residences. Page 2 of 6 9 Bartlett Street June 9, 2016 ZBA-2016-09 SPF Planning Board Report C. Nature of the Request The Petitioner requests a Special Permit Finding from the Zoning Board of Appeals to construct a second floor with new gable roof on top of a 26-foot by 38-foot single story single family house. Relief is necessary to maintain the non-conforming front yard setback. 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. The Planning Board heard comments on the project at its meeting on May 11, 2016. The Planning Board also received an Email on 5/12/16 from Daniel Brooks of 15 Bartlett Street, and a 6/7/16 Email from Margaret MacWilliams and Jeff Bell of 22 Everett Avenue. A summary of these written and oral comments include: Summary Comments Received by the Planning Board Date of Comments Jeff Bell, 22 Everett: Neighbor to the right,on the corner. Structure is too large, not quite 5/11/16 at appropriate for the neighborhood. Existing house is appropriate for the size of the lot. Bought his Planning Board house because of the views and sunset. Petitioner should make the house fit,and consider a rear Meeting dormer instead. Anita Shismanian, 15 Bartlett: Two ranches behind Bartlett Street that were demolished and 5/11/16 at converted into bigger houses.Town is changing too fast. It's more than the historic residents can Planning Board take, in terms of the changes. Meeting Timothy Murphy, 15 Everett: Dismayed at the manner in which these changes are allowed to occur in 5/11/16 at Watertown. Planning Board Meeting Sharon Holewinski, 12 Bartlett: Her house is a smaller Cape. The other homes have been increased 5/11/16 at the in size. When one person can veto what another does in their homes? Planning Board Meeting Daniel Brooks, 15 Bartlett: Sympathize with need for more space for their growing family. My 5/12/16 objections are to the manner in which they are proposing the project. Quality of construction will be compromised,and create an eyesore in what is otherwise an attractive neighborhood. Petitioner may be taking on a financial burden too great to be able to complete the project. Project destroys the Bell's view to the west and the sunset. Proposed project is inconsistent with the architecture and aesthetics of the surrounding neighborhood. Margaret MacWilliams, 22 Everett Avenue:Size/design is too large for the space. Not aesthetically in 6/7/16 keeping with our and other older homes in our immediate neighborhood.Great concern -View to the west would be blocked by the increased building height,and would take away amazing views which were a major deciding factor when we purchased here in 2004. Submitted 4 photos. E. Relevant Permitting History According to Town records, 9 Bartlett Street has the following relevant permitting history: • 1910: Lot appears on the Assessor's records • 1954: House with a drive-under garage is built None of the previous permits materially affect this request for approval. Page 3 of 6 9 Bartlett Street June 9, 2016 ZBA-2016-09 SPF Planning Board Report 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 and footprint 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 project will not be substantially more detrimental than the existing non- conforming condition. The proposed project design is in keeping with the architecture of the house and, although not in keeping with the older houses directly adjacent to the site, will be consistent with the eclectic housing styles in the immediate vicinity in the neighborhood. Many houses in the surrounding area are two-story and have dormers, or are reconstructions of smaller single family homes into larger structures. Also, although the site has a non-conforming front yard setback,when considering the abutting property to the Northwest(larger Victorian style house),that abutting house has a porch that protrudes further into the front yard setback, and the main house is in line with the proposed addition. IV. PLANNING BOARD&STAFF RECOMMENDATIONS The Planning Board (3-0) with Member Shaw not voting, and the DCDP staff recommend Conditional Approval of the requested addition as a Special Permit Finding under§4.06(a) as it meets the criteria set forth in the Watertown Zoning Ordinance. The Planning Board also recommends the Conditions as shown in the Matrix, below: Page 4 of 6 9 Bartlett Street June 9, 2016 ZBA-2016-09 SPF Planning Board Report V. CONDITIONS Timeframe To be # Condition for Verified _ Compliance by Control Plans.The Control Plans shall be: A. Addition Plan,9 Bartlett Street, Michael Paul Antonio,Antonio Land Surveyors, dated 3/25/16 B. Proposed Additions and Alterations to Residence: 9 Bartlett Street, 1. Elevations, Sheet A-1, Peter J. Karb,Architect, dated 4/6/16 Perpetual ZEO/ISD C. Proposed Additions and Alterations to Residence: 9 Bartlett Street, Elevations Sections,Sheet A-2, Peter J. Karb,Architect,dated 4/6/16 D. Proposed Additions and Alterations to Residence: 9 Bartlett Street Plans, Sheet A-3, Peter J. Karb,Architect, dated 4/6/16 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 2' for an opinion as to whether or not such change or modification requires further Perpetual ZEO/ISD review from the Granting Authority. Minor modifications may be considered and approved by the DCDP Director if found to be consistent with the original approval. Recordation. Upon application for a Building Permit,the Petitioner shall provide 3. evidence to the Zoning Enforcement Officer that this entire decision has been filed Building ZEO with the Registry of Deeds. Permit Codes/Regulations Compliance.The Petitioner shall comply with all other applicable 4. local,state,and federal requirements,ordinances, and statutes. Perpetual ZEO/ISD 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 5. not sooner commenced except for good cause,or, in the case of a permit for Perpetual ZEO construction, if the construction has not begun by such date except for good cause,or as allowed by applicable State or Federal law. 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