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Home My Public Portal AboutStaff Report_122 Grant Avenue_FinalTown 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: PETITIONER/OWNER: ZONING RELIEF SOUGHT: SPECIAL PERMIT GRANTING AUTHORITY: DATE OF STAFF REPORT: STAFF RECOMMENDATION: DATE OF PLANNING BOARD MEETING: DATE OF ZBA HEARING: ZBA-2019-07 (SPF) 122 Grant Avenue 537 14 0 S-6 Residential District Bonnie Dirr Special Permit Finding §4.06(a): Alterations to Non - Conforming Structures Zoning Board of Appeals February 8, 2019 Conditional Approval Scheduled February 13, 2019 Scheduled February 27, 2019 122 Grant Avenue ZBA-2019-01 SPF February 8, 2019 Staff Report I. PUBLIC NOTICE (M.G.L. C. 40A, §11) A. Procedural Summary Petition ZBA-2019-01 (SPF) is scheduled before the Planning Board on February 13, 2019 and before the Zoning Board of Appeals on February 27, 2019. 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 February 8 and February 15, 2019 • Post at the Town Administration Building on January 30, 2019 • Mail to Parties in Interest on January 30, 2019 B. Legal Notice "Bonnie Dirr, 122 Grant Avenue, 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 Existing Non - Conforming Structures, Lot Coverage, so as to construct a rear addition and expand existing garage, increasing non -conforming Building Coverage from 28.1% to 28.8%, where 25% maximum is allowed. Located in the 5-6 (Single Family) Residential Zoning District. ZBA-2019-01" Rear from Sparkill Street Grant Avenue Facade with Drive to be Removed Sparkill Street Facade Neighborhood View Page 2 of 5 122 Grant Avenue ZBA-2019-01 SPF February 8, 2019 Staff Report 11. DESCRIPTION A. Site Characteristics The subject property is a 9,104.04 square foot parcel (0.209 acres) on the corner of Grant Avenue and Sparkill Street. The lot contains a single-family, single -story ranch, built about 1952. The front entrance is on Grant Avenue with one front facing parking space. An attached garage and driveway are accessed from Sparkill Street. The structure has non -conforming Front Yard, sitting at less than the required setback. Building Coverage is also non -conforming. The in -ground swimming pool in the Rear Yard was removed which has reduced the impervious coverage. B. Surrounding Land Use The property is on the corner of Grant Avenue and Sparkill Street in the northwestern area of Town. Located in the S-6 Zone, the subject property is immediately surrounded by single family homes. The subject property is located just south of St. Patrick's Cemetery. C. Nature of the Request The project requires a Special Permit Finding from the Zoning Board of Appeals to allow the expansion of the garage to allow for handicap van accessibility and create an accessible connector between the garage and the house. This would increase the non -conforming coverage by 0.7% (approximately 64 s.f.). The project also includes a second -floor addition and a relocated entry which are within the front yard setback in -line with the existing footprint. D. Public Comments As of the date of the staff report, no comments were received by the Department of Community Development and Planning. E. Relevant Permitting History Town records show that the prior permit history for 122 Grant Avenue is only Building Permits, which are not relevant to this request. 111. FINDINGS A. Plan Consistency 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 requested project does not create a detriment to the neighborhood. The increased building coverage is primarily to allow for accommodation of larger vehicles (handicap accessible vans) within the proposed garage and to allow for an enclosed ramp and stairs between the attached garage and the house. The increase in coverage is approximately 64 s.f. and is not substantially more detrimental than the existing coverage. Further, the change in location to the covered front door is set back further from the front setback than the current condition. The second floor addition is Page 3 of 5 122 Grant Avenue ZBA-2019-01 SPF February 8, 2019 Staff Report substantially compliant but is at 22' where 25' is required. The entire house is shifted on the lot toward the front so the increase in mass on the second floor is consistent with the overall neighborhood and is minimal since there is also an increased rear yard setback because of the era when the house was first constructed. The removal of a driveway in the front yard and consolidation of the parking within the side yard provides for an improved front yard. IV. STAFF RECOMMENDATIONS Staff recommends conditional approval of the requested Special Permit Finding under §4.06(a) for an increase to the building coverage and for a second story addition within the non -conforming front yard setback, as it meets the criteria set forth in the Watertown Zoning Ordinance. V. CONDITIONS # Condition Timeframe for Compliance To be Verified by 1. Control Plans. The Control Plans shall be: 1. Proposed Plot Plan, #122 Grant Avenue, Watertown, MA, by Rober Survey, Signed 5/18/18 by Clifford E. Rober, Professional Land Surveyor 2. EX1, First Floor — Existing, by CDS, Construction Design Services, dated 1/7/19 3. Al, First Floor — Relocated Entry, CDS, dated 1/7/19 4. A2, Second Floor Plan — Option B, CDS, dated 1/7/19 5. A3, Front Elevation — View from Grant Ave, CDS, dated 1/7/19 6. A4, Side Elevations (two shown), CDS, dated 1/7/19 7. A5, Rear Elevation, CDS, dated 1/7/19 Perpetual ZEO/ISD 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. Perpetual 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. Building Permit ZEO 4. Codes/Regulations Compliance. The Petitioner shall comply with all other applicable local, state, and federal requirements, ordinances, and statutes. Perpetual ZEO/ISD 5' As-Built(s). The Petitioner shall submit a certified "As -Built" foundation and plot plan showing all dimensional setbacks at the time of foundation inspection. Building Permit ZEO /ISD 6. Permit Expiration. In accordance with WZO §9.13, a Special Permit granted under §9.04 shall lapse one (1) year from the date of grant thereof if substantial use thereof has not sooner commenced except for good cause, or, in the case of a permit for 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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