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Home My Public Portal About11 Fuller Road FINAL PB Report TOWN OF WATERTOWN 1630 Department of • Community Development and Planning Yv" PLANNING BOARD _ Board Members: John B. Hawes,Jr., Chairman Administration Building Linda Tuttle-Barletta 149 Main Street .Jeffrey W. Brown Watertown, MA 02472 Fergal Brennock Phone. 617-972-6417 Neal Corbett Fax: 617-972-6484 www.watertown-ma.gov PLANNING BOARD REPORT On June 10, 2015, with five (5) members of the Planning Board (Board) present, case number ZBA-2015- 16 SP/SPF, a Special Permit and a Special Permit Finding,to be heard by the Zoning Board of Appeals on June 24, 2015, was considered. The Board submits the following Report, as requested,to aid the Zoning Board of Appeals in deciding on the application before it. CASE#: ZBA-2015-16 SP/SPF SUBJECT PROPERTY: 9-11 Fuller Road PARCEL ID#: 439 16 25 ZONING DISTRICT: T (Two-Family) Zoning District OWNER/PETITIONER: James P. Caulfield, II ZONING RELIEF SOUGHT: Special Permit Finding: §4.06,Alteration of a Non- Conforming Buildings/Structures: Side Yard Setback; Distance between structures; Building Coverage Special Permit: §5.04, Table of Dimensional Regulations, FAR:to allow up to 0.625 FAR SPECIAL PERMIT GRANTING AUTHORITY: Zoning Board of Appeals DATE OF STAFF REPORT: June 4, 2015 BOARD&STAFF RECOMMENDATION: (5-0) Conditional Approval DATE OF PLANNING BOARD MEETING: June 10, 2015 DATE OF ZBA MEETING: Scheduled June 24, 2015 9-11 Fuller Road June 11,2015 ZBA-2015-16 SPF Planning Board Report I. PUBLIC NOTICE(M.G.L.C.40A,&11) A. Procedural Summary Petition ZBA-2015-16 SP/SPF was heard before the Planning Board (Board) on June 10, 2015 and is scheduled to be heard by the Zoning Board of Appeals on June 24, 2015.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 June 5, 2015 &June 12, 2015 • Posted at the Town Administration Building on May 27, 2015; and, • Mailed to Parties in Interest on May 27, 2015. B. a al Notice "James P. Caulfield 11, 11 Fuller 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),Alterations to Non-Conforming Structures and a Special Permit in accordance with§5.04(r), Table of Dimensional Regulations, FAR,so as to replace and extend an existing 6'x 16'two-story rear porch to 8'5.5"x 20'3.5", creating a 9.1'northerly side yard setback, where the non-conforming house is at 6.5'and where 10'is required,extend the non-conforming distance required between structures from 6'3"from porch and 3'from handrail to 44", where 10'is required;increase non- conforming building coverage from 35.8%to 37.2% where 30%maximum is allowed;and increase FAR from.58 to .61, where.5-.625 maximum is allowed. T(Two-Family)Zoning District. ZBA-2015-16." H. DESCRIPTION A. Site Characteristics The subject property is a 5,000 square foot (0.115 acre) parcel on Fuller Road containing a two- story two-family house,built around 1927 (Assessor's records) with a driveway on the Southerly side of the house,that has a detached garage at the end. The lot is non-conforming with respect to side yard setbacks. There is a 9.1 foot setback on the Southerly side,where the garage is,and a 6.5 foot setback on the Northerly side. The required setbacks are 12 and 10 feet,with 12 feet being required on the driveway side. These requirements are all per Section 5.04 and 5.04(e), Table of Dimensional Regulations. Other non-conformities are discussed below under Nature of the Request. - lu Subject Property from Fuller Road looking East View of Southerly side,driveway and detached from the abutting property. garage. Note handrail of back deck in the lower left. Page 2 of 7 9-11 Fuller Road June 11,2015 ZBA-2015-16 SPF Planning Board Report Back yard view. Existing garage,first floor First floor covered porch and second floor screened covered deck,second floor screened porch and porch. relative positions of deck stairs,handrail and garage. B. Surrounding Land Use Located in the T (Two-Family) Zoning District,the property abuts other two-family residences of various sizes and styles. The subject property is located one lot in on Fuller Road,from the intersection with Orchard Street. The Watertown Department of Public Works and Victory Field are across Orchard Street,one house lot away and Lowell School is one block to the west from the subject property. C. Nature of the Reauest The Petitioner requests a Special Permit and a Special Permit Finding from the Zoning Board of Appeals. The Special Permit is requested to increase the Floor Area Ratio (FAR) of 0.58 to 0.61 where 0.625 is allowed. The project has two components that increase the FAR. First,both porches are getting bigger. Second,both porches will have roofs,although the second floor porch will be only partly covered.The first floor porch is increasing by 70 square feet. The second floor porch is increasing by 19 square feet. These alterations are shown in a table on Sheet A-101 of the Control Plans. §5.04, Table of Dimensional Regulations, Note (r) envisions the potential in the T-zone for an FAR in excess of 0.50,but stipulates a Special Permit review by the Zoning Board of Appeals for an FAR between 0.50-0.625. The Special Permit Finding is requested because elements of the proposed project will alter several pre-existing and non-conforming dimensional and building coverage aspects of the lot or onsite structure. The replacement of the stacked porches will extend into the Northerly Side Yard setback by 0.9 feet(9.1 feet) where the existing structure is 6.5 feet and 10 feet is required. This is shown on the Certified Plot Plan. The project will also diminish the non-conforming distance between the existing house and garage. (See the Site Photos) The Watertown Zoning Ordinance (WZO) requires a 10 foot separation between these structures. As reconstructed,the second floor porch and garage will be separated by less than one foot in plan view,and 2 feet in actuality due to the sloping roof. The distance when measured from the new first floor porch will be 4 feet,4 inches which improves that passageway which currently is 3 feet, 3 inches to the existing first floor deck stairs and railing although the non- conforming separation is actually just over 6 feet between the existing structure and the garage. The proposed project will also increase the non-conforming building coverage from 35.8%to 37.2%,where 30%is the maximum allowed in the T-zone. Page 3 of 7 9-11 Fuller Road June 11,2015 ZBA-2015-16 SPF Planning Board Report D. Public Comments As of the date of this Planning Board Report,neither the Department of Community Development& Planning (DCDP) staff nor the Board had received any comments on this project. E. Relevant Permitting History According to DCDP, Zoning Board of Appeals,Assessor/Collector's records, 9-11 Fuller Road has the following permitting history: • 1927: House appears on the Assessor's records as 2 Apt. House" • October 1928: Building Permit for a two-car detached garage • 2008: Building Permit for window replacement and addition of French doors to kitchen The Board suggests that none of the previous permits materially affect this request for approval. III. FINDINGS A. Plan Consistencv This project provides an opportunity to improve and maintain an existing structure,consistent with the draft Comprehensive Plan language regarding preserving existing character of neighborhoods. B. SDecial Permit: §5.04, Table of Dimensional Regulations, FAR, Note (r): FAR of 0.61 sought. Projects must meet the four conditions of approval for a Special Permit set forth in§9.05(b), §9.07,and§9.08 of the WZO. SDecial Permit Criteria -69.O5(b) 1. The specific site is an appropriate location for such a use,structure,or condition. Conditionallv Met: The house is a two-family. The proposed demolition and removal of the existing two story porch and the reconstruction into new,and slightly larger roofed porches is an appropriate use.The FAR set by§5.04 of the WZO is 0.50 in the T-zone. The current FAR is 0.58 and the requested FAR is 0.61. The covered porches will count towards the FAR. As noted above, the first floor porch will be an increase of 70 square feet,from 102 gross square feet to 172 gross square feet(GSF). The second floor porch will increase by 19 square feet,from 102 GSF to 121 GSF. The porches will be larger,but are not enclosed,and therefore create less building mass. To prevent the building massing from increasing,the Board has included a condition that the porches not be enclosed,i.e. become fully functional living space. 2. The use as developed will not adversely affect the neighborhood. Conditionallv Met: The proposed project is an enlargement of an existing covered first and second floor porch. These are amenities,but will not as currently proposed expand the building's year- round living space because they will not be enclosed. Many of the surrounding homes have a similar configuration in the rear or side yard. 3. There will be no nuisance or serious hazard to vehicles and pedestrians. Met: As currently configured,and with the proposed project, it appears the lot provides sufficient off-street parking for residents. The WZO requires 2 parking spaces per dwelling unit for one and two family houses. Given the length and width of the driveway,it appears to provide at least four parking spaces,not including parking in the garage. The driveway location,length and width will not change as a result of the requested reconstruction. The building facade facing Fuller Street will also not change. Page 4of7 9-11 Fuller Road June 11,2015 ZBA-2015-16 SPF Planning Board Report 4. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. Conditionallv Met: The project will simultaneously increase the separation distance between the new first floor covered porch and garage,while at the same time narrowing the overhead separation distance between the second floor partially covered porch and the garage roof eave. However,this re-arrangement overall provides additional separation distance between the two structures,making the house more conforming relative to the WZO. Also,fire access is still maintained by the Southerly driveway,which could provide access to the rear yard in the event of an emergency. Department of Public Works staff had no comments on the proposed project. Special Permit Findina 64.06(a) In accordance with Section 4.06(a),pre-existing non-conforming structures or buildings may be extended or altered provided that the Zoning Board of Appeals 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." Conditionallv Met: Removal,replacement and extension of the existing porches will not be substantially more detrimental to the neighborhood than the existing condition. This is evidenced in part by the surrounding homes,many of which have a similar configuration in the rear or side yard. Also,as noted above,the reconfiguration will provide a slightly larger separation at ground level between the new first floor porch and garage. IV. BOARD AND STAFF RECOMMENDATION Member Jeff Brown asked about the distance between the porches and the existing garage. The Petitioner responded that as reconstructed,there be a larger pass through between the house/porches but that the second floor would be closer to the garage's sloping roof. The Board and DCDP staff recommend to the Zoning Board of Appeals conditional approval of the requested Special Permit under§5.04(r), Table of Dimensional Regulations,and the Special Permit Finding under§4.06(a) as the proposed project meets the necessary criteria set forth in the Watertown Zoning Ordinance. V. CONDITIONS Timeframe To Be # Condition for Verified Compliance By Control Plans.The Control Plans shall be: 1. Certified Plot Plan: 9-11 Fuller Street, Watertown,Mass,by Boston Survey, Inc.dated 5/4/15,stamped and signed by George C.Collins,Registered Professional Land Surveyor 1 2. First Floor Plan: Deck Renovation-Caulfield Residence, 9-11 Fuller Street, BP/ ZEO/ISD Watertown,MA by DYMAXAEON Sustainable Design&Consulting, Perpetual Waltham,MA,dated 5/8/15 (SheetA-101) 3. Southeast Elevation,by DYMAXAEON,dated 5/8/15 (Sheet A-201) 4. Northeast Elevation,by DYMAXAEON,dated 5/8/15 (Sheet A-202) 5. Southwest Elevation,by DYMAXAEON,dated 5/8/15 (Sheet A-203) Page 5 of 7 9-11 Fuller Road June 11,2015 ZBA-2015-16 SPF Planning Board Report Timeframe To Be # Condition for Verified Compliance By 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 2. request with the 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 3. provide evidence to the Zoning Enforcement Officer that this entire decision BP ZEO has been filed with the Registry of Deeds. 4 Codes/Regulations Compliance.The Petitioner shall comply with all other CO ZEO/ISD applicable local,state,and federal requirements,ordinances,and statutes. Certificate of Occupancy/Final Inspection. A copy of the Building Permit 5. with final approval signatures from all relevant inspectors must be CO ZEO submitted to the Zoning Enforcement 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 6. use thereof has not sooner commenced except for good cause,or,in the case Perpetual ZEO 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. Enclosure of Porches 7. The first and second floor porches approved by this decision may become Perpetual ZEO screened in,but shall not become enclosed and fully functional living space. Page 6 of 7 9-11 Fuller Road June 11,2015 ZBA-2015-16 SPF Planning Board Report �Y 440 14 37 #22.24 #10 43910 99 r j #7 #6 439918 941 i[1 440432 #34 C'S q #18 4391328 A:Y #23 L2 "0 15 7A 440 3 31 439 820 #35- f j #3 #14 439 14 27 928-30 37 �7 771 #19 #132 a 439721 #37 a #24 �+ 439 15 26 n. "016B #13 4381514 ^N C?4 #705 440 2 5 rs 439622 #27 •; i 3 1 50 #20 4381613 �• 439523 2 #23 #16 2 439140 2 4381712 #91 439424 r #19 #12 U 438 18 11 43923 #15-17 #85 PUBLIC 43932 438 19 10 Q'P�, #77 #9 WORKSep� 438 20 9 141T #5 #21 438 21 1 917 #63 4382128 s �• PMntMm0.527124,52t01AFM 9-11 Fuller Road (Two Family) Page 7 of 7