The URL can be used to link to this page

Home My Public Portal AboutStaff Report_52 Channing Rd_2020_0206Town 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 It: ZBA-2019-27 SPF SUBJECT PROPERTY: 52-54 Channing RD PARCEL ID#: 437 9 50 ZONING DISTRICT: T (Two -Family) Zoning District OWNER/PETITIONER: Sona Manoukian and Mels Margaryan ZONING RELIEF SOUGHT: Special Permit Finding §4.06(a): Alterations to Non - Conforming Structure SPECIAL PERMIT GRANTING AUTHORITY: Zoning Board of Appeals DATE OF STAFF REPORT: February 6, 2020 STAFF RECOMMENDATION: Denial DATE OF PLANNING BOARD MEETING: Scheduled February 12, 2020 DATE OF ZBA HEARING: Scheduled February 26, 2020 52-54 Channing RD ZBA-2019-27 SPF February 6, 2020 Staff Report I. PUBLIC NOTICE (M.G.L. c. 40A, §11) A. Procedural Summary Petition ZBA-2019-27 (SPF) is scheduled to be before the Planning Board on February 12, 2020 and before the Zoning Board of Appeals on February 26, 2020. 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 August 9, 2019 & August 16, 2019 • Post at the Town Administration Building on July 31, 2019 • Mail to Parties in Interest on July 31, 2019 Front and Side facade ullu�' ,il ifIffl llTIllflI11 I iIi111fl B. Legal Notice View from Mason Road "52-54 Channing Road —Sona Manoukian & Mels Margaryan, 54 Channing Road, Watertown, MA 02472, herein request the Zoning Board of Appeals grant a Special Permit Finding, §4.06(a), Non - Conforming Structures, FAR and Building Coverage to construct a two-story, open, side -yard deck, increasing existing non -conforming building coverage from 35% to 36.6% and increasing existing non- conforming FAR from .744% to 76%. Located in the "T" Two -Family Zoning District. ZBA-2019-27" II. DESCRIPTION A. Site Characteristics The subject property is an approximately 5,655 s.f. lot on Channing Road in the Two -Family Zoning District. The lot contains a two-family 2 1/2 story structure, built about 1915 with a detached garage in the Side Yard at the rear property line. There is a substantial retaining wall on the left property line that allows the site to be flat with a slight grade to the rear. There is a partially built frame for a two -level deck on this side. This framing appears to be larger than the proposed decks since it is flush with the sunroom. B. Surrounding Land Use The site is located in the T Zoning District, and the area has primarily two-family structures surrounding it. The Lowell Elementary School is a couple of blocks to the west. C. Nature of the Request A Special Permit Finding is required to build a two-story deck on the southerly side yard. The current proposal reduced the scale from the initially proposed size (already framed out) to eliminate an encroachment into the side yard setback. Relief is required because the project increases the already Page 2 of 4 52-54 Channing RD ZBA-2019-27 SPF February 6, 2020 Staff Report non -conforming building coverage and FAR. The application was initially for a Variance but the project architect has indicated that the site has a coverage of 35% (increasing to 36.6%) where 30% is allowed and a FAR of 0.74 increasing to 0.76 where 0.625 is allowed by Special Permit. The plot plan appears to not indicate the proposed coverage. 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 The building was extensively remodeled with Building Permits pulled in 2010. Those permits identified a two-story deck that was crossed out and not approved. Doors were installed with the Building Permit to a potential future deck for the first and second floor. Records from 2012 identify work completed on a retaining wall. The application is a result of building without a permit and there is a stop work order on the current decks. III. FINDINGS A. Plan Consistency Watertown's 2015 Comprehensive Plan discusses preservation of the Town's neighborhoods, often allowing some flexibility for non -conforming houses to allow for additions while maintaining the general character of the neighborhood is in keeping with the plan. 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." Not Met: The proposed condition will be more detrimental than the existing non -conforming structure to the neighborhood. From the street, the two decks are partially obscured by the sunroom which does limit some impact from the street. Despite this, the decks are very visible from the south on Channing Road and are also substantially above the adjacent properties on Mason Road because of the large retaining wall and grade change. The change in elevation between this house and the adjacent houses with a large retaining wall to the south creates an appearance of an additional story on this fagade. The second -floor deck creates a potential impact for these neighbors. In particular, the second -floor deck is well above the adjacent properties so there is potential for increased active use in close proximity to adjacent properties. IV. STAFF RECOMMENDATIONS Staff recommends denial of the requested Special Permit Finding under §4.06(a) for the additions in the setbacks as it does not meet the criteria set forth in the Watertown Zoning Ordinance. Page 3 of 4 52-54 Channing RD ZBA-2019-27 SPF February 6, 2020 Staff Report 4151 0 4176 LowELL A fF 'LP 440.1-1 e6 44 36 1 764 O • 440 12 39 415 0 63610 58 43611 58 #14 436 12 57 418-20 4111356 WALcoTr 437146 437455 #53 #14 437 6 54 810 437653 #23 437752 440 13 38 411 699 4416 26 40 924 42919152 43 4362fi4 4366158 26186) 411 Q 43129 784 4z5 8 194 (�� #53 p1p6 p83 #12 �� #11 43126799 °/ 1c?, M19 r+ 62619826 ' la 089 !,F axM90 4.115150 0 436363 V V 447 4367159 92610105 • 4112666 IV 4102 4p791 #6 .QL� Q 436 8160 #104 I.. 0364 62 #98 w 443 4M 9 426 11 106 431 13 1034 63125764 #4 47 4108 #199 936561 33 437 2 45 I. 447 45062 < 4]7348 '��—,}C4 44345 4901091 #23 440 7 35 #30-32 440 6 34 #26 #24 RQ 437136 415 43615167 476 92621 80 477 436 72 07 0 4262176 489 827 437851 #56-60 4371347 #9-11 437 1143 #5-7 4371049 #46 4391229 440 5 31 027 439 11 30 z 4401411 022.24 410 4391019 93E12 17 47 86 439918 #41 440422 O 434 418 Q. 439 13 25 /y 823 438 13 16 Y 440 15 74 440 3 31 ll., 439 8 20 #35-37 II 43 414 W 939 1427 028-30 4 S�A4G4 • 4361415 J --I CO 442421 V 431 2 62528 149 #93 431 12104 #93 42630148 491 431 11 105 492 426 31 147 487 43110106 488 926 32146 431 16100 483 4319107 497 426 24 77 #84 #65 426 33 145 It 079 I rte 431 8108 931 17 99 6 0 480 #91 4#6125 57 42634140 475 Cr 4317109 6311898 476 a. 467 4457 26 26 75 426 4715143 0 4116110 /� 926 2174 ....Cr #72 431 19 97 Q 453-55 42036142 �+e #83 CC 467 4396 111 410 ] 65 468 !/�� 47° 42/37141 4312096 —/ d2#92 73 #63 4314112 017 4x638190 859 926 39139 #53 662 451 21 95 401 3113 073 460 4312114 9313294 456 071 4311115 931 23 93 43811 13T 8110 461 449 �A 450369 N. - 431 24 9z #64 43810 241 Cr..11 42411115,4 - 430270 439 ^e #46 `-�� #60 640169 415 .yam 4381514 4389135 #105 44025 439622 �G #27 041 Cc �I p6 43916x5 #2U 1114:0 4388139 49 ` 4381613 460 424162J . #23 #39 4 O #121 V, 039164 v 438 1) 4367133 Q 11.1.119 691 439424 018 2 #]3 /f�� 436 412 47 438 6 132 429 . 66 2Q 8 407566 >Q U: 430 5 67 472 930466 000 43923 035 4361811 015.17 438 19 10 4385131 42410117 4246116 432 4247120 428 424 12 61 4241390 447 924 489 #41 4 31 14 16 26 4105 431 13 101 4101 430111 '56 930 21 51 4144 eF�L�VU�pip 427 1672 4133 427 9 73 427 11 50 0141 ZaninVueleorlRsv4enlie Read:461 Po. 2.23 Intludtllal-11 =▪ C6 Cont,al Bushes, Limed Gem.- 0 63211Pwnom Sue ni Single Family -510 Single Family -56 8�n9ie Pamiiy Con�re amuy. t PP`asa : Raa alMae,a°a.- Fa,Slalomal c aeons lwole 6 HospitalsA6ls▪ Stone, Gloomily HOII001nlem Buildings Hooks Pala Sol Boundry 2051540 ,e 045551l415411 Ablating Town label .41361600 Towns Sam4781/ 11 200 90011 Printed on 02/07/2020 at 10,19 AM Rio -3o3 �4 ns39 4809 =74-7fl - 7mn Locator 52-54 Channing Road Page 4 of 4