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Home My Public Portal AboutPB Report_Bellevue Rd_FINAL_201403240830174086 TOWN OF WATERTOWN 1630 Department of Community Development and Planning PLANNING BOARD t� mv ' Administration Building Board Members: 149 Main Street John B.Hawes,Jr., Chairman Watertown, MA 02472 Linda Tuttle-Barletta Phone: 617-972.6417 Jeffrey W. Brown Fax: 617-972-6484 Fergal Brennock www.watertown-ma.gov Neal Corbett PLANNING BOARD REPORT On March 12, 2014 with five (5)members of the Planning Board(the Board)present, case#ZBA- 2014-07 SPF, a Special Permit Finding to be heard by the Zoning Board of Appeals on March 26, 2014, was considered. The Board submits the following report, as requested,to aid the Zoning Board of Appeals in deciding the application before it. CASE#: ZBA-2014-07 SPF SUBJECT PROPERTY: 238 Bellevue Road PARCEL ID#: 1115 31 A ZONING DISTRICT: S-10 (Single-Family)Zoning District OWNER/PETITIONER: Robert Paarlberg&Marianne Perlak ZONING RELIEF SOUGHT: Special Permit Finding §4.06(a) Alteration of Non-Conforming Structure, Side Yard Setback SPECIAL PERMIT GRANTING AUTHORITY: Zoning Board of Appeals DATE OF STAFF REPORT: March 5, 2014 DATE OF PLANNING BOARD REPORT: March 19, 2014 STAFF AND PLANNING BOARD RECOMMENDATION: Conditional Approval DATE OF PLANNING BOARD MEETING: March 12, 2014 DATE OF ZBA MEETING: Scheduled March 26, 2014 Page 1 of 5 238 Bellevue Road March 19,2014 ZBA-2014-07 SPF Planning Board Report I. PUBLIC NOTICE(M.G.L.c.40A,01) A. Procedural Summary Petition ZBA-2014-07 SPF was heard by the Planning Board on March 12,2014 and is scheduled to be before the Zoning Board of Appeals on March 26, 2014. 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 3/7/2014 and 3/14/2014; • Posted at the Town Administration Building and on the Town Website on 2/26/2013; and, • Mailed to Parties in Interest on 2/26/2013. B. Lesal Notice "238 Bellevue Road - Robert Paarlberg and Marianne Perlak, 238 Bellevue Road, Watertown, MA 02472, herein requests the Zoning Board of Appeals grant a Special Permit Finding in accordance with Watertown Zoning Ordinance §4.06(a), Alts to Non-Conforming Structure; Side Yard Setback, so as to construct a second-story addition above an existing non-conforming sunroom; maintaining westerly side yard setback of 5.8-6.0', where 10'is required. S-10(Single Family)Zoning District. ZBA-2014-07" IL DESCRIPTION A. Site Characteristics The subject property is a 10,026 s.f.parcel(2 original lots)on Bellevue Road containing a 1925 Dutch Colonial style single-family house with a small gable-roofed addition to the side and rear. A one-story sunroom with roof deck is located to the left side of the main house and the site has substantial landscaping. The site slopes up to the rear with parking accessed from Marcia Road. The property is currently nonconforming regarding the structure's side yard setback with 5.8' existing where 10' is required. inoi t Side facade with existing enclosed sunroom Front facade from Bellevue Rd Page 2 of 5 238 Bellevue Road March 19,2014 ZBA-2014-07 SPF Planning Board Report B. Surrounding Land Use Located in the S-10 (Single-Family)Zoning District,the property abuts a mix of primarily single-family residences. The site is one block from the Oakley Country Club and is located a few blocks from Common St. C. Nature of the Reauest The petitioner is requesting a Special Permit Finding to add a second floor addition above an existing sunroom,preserving the existing railing by having the footprint stepped in from the existing walls.The proposal requires a Special Permit Finding §4.06(a)to alter an existing non-conforming structure by extending a existing nonconforming structure upward within the 5.8' side yard setback(10' is required and 5.8' exists). D. Public Comments Letters of support were submitted as part of the application from 232 Bellevue Rd and 12 Marcia Rd. III. FINDINGS A. Plan Consistencv Existing plans do not specifically address development within Watertown's residential neighborhoods. Single-family use in residential neighborhoods is generally in keeping with the vision and strategies of relevant plans. B. Special Permit Finding&4.06(a) hi accordance with§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." Met: The proposed addition would not be substantially more detrimental to the neighborhood than the existing condition. The addition will be used primarily as a closet and will have less impact on the side yard than the existing open 2nd floor deck. The design is in-keeping with the architecture of the house and will blend in with the neighborhood. There are many Dutch Colonials from this era with second floor additions in the neighborhood and this proposal is a good example of how to preserve the historic aspects of the sunroom while allowing a more useable space on the second floor. IV. STAFF AND PLANNING BOARD RECOMMENDATIONS Staff and Planning Board(5-0)recommends conditional approval of the requested Special Permit Finding §4.06(a) as it meets the necessary criteria set forth in the WZO. Page 3 of 5 238 Bellevue Road March 19,2014 ZBA-2014-07 SPF Planning Board Report V. CONDITIONS Timeframe To be # Condition for Verified Compliance by Control Plans. The Control Plans shall be: Existing Conditions -Plan of Land In Watertown,MA,238 Bellevue Road,prepared by EMB,Everett M. Brooks Co.,Bruce Bradford,PLS dated BP 1. February 6,2014; and, SK-10 Proposed Conditions dated perpetual ZEO/ISD 2/6/2014 by Amy Bloom; SK-2 & SK-3, Elevation; SK-0 Existing Conditions; SK-5 Floor Plan; SK-7, 8, &9 Proposed Elevations, all dated 2/4/2014 by Amy Bloom 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 2. DCDP for an opinion as to whether or not such change or CO ZEO/ISD 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. Recordation. Upon application for a Building Permit,the Petitioner shall provide evidence to the Zoning Enforcement 3' Officer that this entire decision has been filed with the Registry BP ZEO of Deeds. Codes/Regulations Compliance. The Petitioner shall comply 4. with all other applicable local, state, and federal requirements, CO ZEO/ISD ordinances, and statutes. Certificate of Occupancy/Final Inspection. A copy of the Building Permit with final approval signatures from all relevant 5' inspectors must be submitted to the Zoning Enforcement CO ZEO Officer upon completion of the project. 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 sooner 6. commenced except for good cause, or, in the case of a permit Perpetual ZEO for construction,if the construction has not begun by such date except for good cause,or as allowed by applicable State or Federal law. Page 4 of 5 238 Bellevue Road March 19,2014 ZBA-2014-07 SPF Planning Board Report rrz �u g Q ❑ �o J j v, m N 00 SAI LEY RD,� N_ ■ s 1 az N r r JJ �(',I A R❑ Q7 q,�P � r � 7 �1 �, ❑ ❑ N d� Go rc- N T ir eo r N q0 7�Sg r, r+ L7 -C4 � r r 4-! �fk _ r` ri If1 ik� -m r IN N i.. � r ik r CV �r DE r NO C : L pj fh rZr mom, Qf as S�1$go eto NQ� N Cs� x �' 4 p Page 5 of 5