HomeMy Public PortalAbout11 Dwight St_Staff Report_2012_0705
Town of Watertown
Department of
Community Development and Planning
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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 #: ZBA-2012-13 SPF
SUBJECT PROPERTY: 11 Dwight Street, Watertown, MA
PARCEL ID#: 523 10 213
ZONING DISTRICT: T (Two-Family) Zoning District
OWNER: Peter Coleman, 11 Dwight St, Watertown, MA
PETITIONER/AGENT: Steven Petitpas, Architect, 617-323-4955
ZONING RELIEF SOUGHT: Special Permit Finding §4.06(a) side yard
setbacks
SPECIAL PERMIT GRANTING AUTHORITY: Zoning Board of Appeals
DATE OF STAFF REPORT: July 5, 2012
STAFF RECOMMENDATION: Conditional Approval
DATE OF PLANNING BOARD MEETING: Scheduled July 11, 2012
DATE OF ZBA MEETING: Scheduled July 25, 2012
11 Dwight Street July 5, 2012
ZBA-2012-13 SPF Staff Report
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I. PUBLIC NOTICE (M.G.L. C. 40A, §11)
A. Procedural Summary
Petition PB-2012-13 SPF is scheduled to be before the Planning Board on July 11, 2012 and the
Zoning Board of Appeals on July 25, 2012. 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 & Press) on 7/6/2012 and 7/13/2012;
• Posted at the Town Administration Building and on the Town Website on 6/27/2012; and,
• Mailed to Parties in Interest on 6/27/2012.
B. Legal Notice
“11 Dwight Street – Special Permit Finding - Steven Petitpas, Architect, for owner, Peter Coleman,
11 Dwight Street, Watertown, MA 02472, herein requests the Zoning Board of Appeals to grant a
Special Permit Finding in accordance with §4.06(a), Alts/Additions to Non-Conforming Structures,
Side Yard Setbacks, Zoning Ordinance, so as to construct a 2nd floor addition and 3rd floor dormers
on both sides maintaining the non-conforming side yard setbacks at 11 Dwight Street. T (Two-Family)
Zoning District.”
II. DESCRIPTION
A. Site Characteristics
The subject property is a 2,788 s.f. lot on Dwight Street containing a single family 2-story (plus attic)
gable-roofed house with a 2-level covered porch/entrance. The rear yard is fenced and parking for one
car is located to the side of the front entrance. The lot varies from approximately 27-29’ wide and is 100’
deep. The property is nonconforming regarding lot size (2,797 s.f. where 5,000 s.f. is required) front yard
setback (11.3’ where 15’ is required), parking (1 space where 2 is required), and side yard setback (1.3’
and 6.7’ where 10’ and 12’ are required).
View of right side of house from the street Left side of house from street
11 Dwight Street July 5, 2012
ZBA-2012-13 SPF Staff Report
Page 3 of 4
B. Surrounding Land Use
Located in the T (Two-Family) Zoning District, the property abuts a mix of one and two family
residenceswith some industrial and commercial sites along the rail corridor to the northeast. The parcel is
situated one parcel away from the Waltham line. Belmont’s Waverly Square is a few blocks to the north.
C. Nature of the Request
The Petitioner proposes to build a second floor on top of an existing single story shed addition at the rear
of the house as well as add two dormers to the existing unfinished attic to create a half-story of
additional living space. The dormers will accommodate spiral stairs on the east side and egress windows
for two-bedrooms on the west side of the house. The additions will all be within the footprint of the
existing structure.
The proposal requires a Special Permit Finding §4.06 (a) to alter a nonconforming structure within the
side yard setback of 1.3’ and 6.7’ where 10’ and 12’ are required.
III. FINDINGS
A. Plan Consistency
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)
In 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.”
The proposed alteration to allow a second floor addition and two dormers would not be substantially more
detrimental than the existing condition. The amount of lot coverage does not change and no existing
nonconforming setback on the site is increased. The proposal would not diminish the views from
neighboring properties and the addition is in keeping with the existing house and other residential
structures within the community.
IV. STAFF RECOMMENDATIONS
Staff recommends conditional approval of the requested Special Permit Finding §4.06(a) as it meets the
necessary criteria set forth in the WZO.
11 Dwight Street July 5, 2012
ZBA-2012-13 SPF Staff Report
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V. CONDITIONS
# Condition
Timeframe
for
Compliance
To be
Verified
by
1.
The Control Plans shall be: Addition Plan, No 1 Dwight St.
Watertown, MA prepared by Michael Antonio, May 8, 2010.
and the plan set titled Coleman Residence, 11 Dwight Street by
Aesthetic Images, Architects, Planners- Title Sheet; A1 Floor
Plans; A2 Exterior Elevations all dated 6/3/2012 with EX1 and
EX2 – Existing Floor Plans dated 10/9/2011 and 10/10/2011
BP,
Perpetual ZEO/ISD
2.
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.
CO ZEO/ISD
3.
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.
BP ZEO
4. The Petitioner shall comply with all other applicable local, state,
and federal requirements, ordinances, and statutes. CO ZEO/ISD
5.
A copy of the Building Permit with final approval signatures
from all relevant inspectors must be submitted to the Zoning
Enforcement Officer upon completion of the project.
CO ZEO
6.
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 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.
Perpetual ZEO