HomeMy Public PortalAboutStaff Report_18 Hudson_FINAL_201502100837214993 �1630 TOWN OF WATERTOWN
X .
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#: ZBA-2015-02 SP
Subject Property: 18 Hudson Street
Parcel ID: 333 12 14
Zoning District: T(Two Family) Zoning District
Petitioner(s)/Owner: Ari Koufos, 55 School Street/5 Bellevue Terrace, Watertown
Zoning Relief Sought: Special Permit-§6.02, Location and Design of Off-Street
Parking Spaces, subpart (j)
Special Permit Granting Authority: Zoning Board of Appeals
Date of Staff Report: January 28, 2015
Staff Recommendation: Conditional Approval
Planning Board Meeting: February 11, 2015
Zoning Board Hearing: February 25, 2015
18 Hudson Street January 28,2015
ZBA-2015-02-SP Staff Report
I. PUBLIC NOTICE(M.G.L.c.40A,§11)
A. Procedural Summary
Petition ZBA-2015-02 is scheduled to be heard by the Planning Board on February 11, 2015,
and by the Zoning Board of Appeals on February 25, 2015. As required by M.G.L. c. 40A,
sec.11 and the Watertown Zoning Ordinance, notice will be given as follows:
• Publish in the newspaper of record (Watertown Tab) on February 6 and 13, 2015;
• Posted at the Town Administration Building and on the Town Website on January 28,
2015;
• Mailed to Parties in Interest on January 28, 2015.
B. Legal Notice
18 Hudson Street- "Ari Koufos, Owner, 55 School Street, Watertown, herein requests the Zoning
Board of Appeals grant a Special Permit in accordance with Watertown Zoning Ordinance§6.0Z
Location and Design of Off-Street Parking, Front Yard, so as to allow the construction of two
front-entry garages with the new two-family structure. T(Two-Family)Zoning District. ZBA-201-
02"
t'Fli t
5b
View of Site: existing house demolished & View from the top of the stairs. Note the
vegetation removed with parking to the right. former house's cellar hole.
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View from the street of abutting lots Other nearby houses
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18 Hudson Street January 28,2015
ZBA-2015-02-SP Staff Report
II. DESCRIPTION
A. Site Characteristics
The site is a single 8,400 square foot lot, off Hudson Street that contained a single-family
structure. The Department of Community Development& Planning(DCDP) staff's site visit on
1/22/15 indicates that the existing house has been demolished, and the vegetation on the lot
removed. As shown in the site photos, and on the Petitioner's Existing Conditions Plan,the lot
steeply slopes upward from the cellar hole where the original house once stood, and there is an
off-street"parking area" enclosed by retaining walls on three sides. This may have been a
garage at one point.
B. Surrounding Land Use
The neighborhood is a mix of one and two-family homes on cul-de-sacs and small dead end
ways. The side of the street on which the subject property sits slopes steeply upward, such that
several of the adjacent single and two-family homes have garages or parking areas inset into the
slope of the front yard. The opposite side of the street slopes steeply down towards Fayette
Street, below.
C. Nature of the Request
The project request to the Zoning Board of Appeals is for a Special Permit to allow the
construction of two new townhouses with two attached garages facing the front yard with front
approaching driveways. The proposed new garages can accommodate two vehicles parked side
by side inside each garage, and the new driveways can accommodate one vehicle.
III. FINDINGS
A. Plan Consistencv
Met: Existing plans recognize the character of the residential neighborhood, but do not
specifically address development within these areas. Single-family and Two-family uses in
residential neighborhoods are generally in keeping with the vision and strategies of
Watertown's relevant plans.
B. Special Permit: §6.02, Location and Design of Off-Street Parking Spaces, subpart (j)
Projects must meet the four conditions of approval for a Special Permit set forth in §9.05(b), of
the WZO.
Special Permit Criteria§9.05(b)
1. The specific site is an appropriate location for such a use, structure,or condition.
Conditionally Met: The proposed redevelopment of the lot into two new Townhouses is an
appropriate use. The design proposes two front yard garages, and front yard parking.
Generally,the desire of the Town is to limit the amount of front yard parking and to preserve
the front yard as open space. In this case,the single-family home had a parking area to the east
side of the house, carved out of the front yard (See site photos and Existing Conditions Plan).
The redevelopment will maintain a landscaped area within the front yard. Further, the side
yards have lawn areas and the amount of area dedicated to parking is limited by allowing the
front-facing garages as opposed to driveways/parking areas on the side of each Townhouse.
The project design also further diminishes impervious areas by the Petitioner's use of porous
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ZBA-2015-02-SP Staff Report
pavers (will be required as a condition) and a center landscaped area between the driveways
and adjacent to a new set of entry stairs. The proposed front-approaching driveways also
narrow the development profile on the lot, allowing the majority of the yard to remain as open
space.
Because of the Town's desire to limit front yard parking and preserve as much of the front yard
as open space,the project should be conditioned to require that the side yards remain
vegetated. Additional plantings should be included in the side yards, such as trees or shrubs,to
enhance the project's street presence and the Petitioner should consult with the Tree Warden,
to provide public shade trees if recommended.
2. The use as developed will not adversely affect the neighborhood.
Conditionaliv Met: The architecture is in keeping with the style of existing single and two-family
dwellings in the neighborhood. The profile and height of the new structure is also lower, which
is less impactful to the neighborhood. The Petitioner will also be required,via the Control Plans,
to implement the updated Landscape Plan. As noted above, additional shrub or tree plantings
in the side yards should be included to ensure that adequate buffering is provide for direct
abutters.
3. There will be no nuisance or serious hazard to vehicles and pedestrians.
Conditionaliv Met: The proposed new Townhouses provide six(6) parking spaces (two in each
of the garages, and one in each driveway),which meets the requirements of§6.01 for Town and
Rowhouses.
Per§6.02(b),the driveways and off-street parking spaces "shall not be less than [8.5]feet in
width and 18 feet in length." The Petitioner's Landscaping Plan indicates the driveways will be
24 feet from the garage doors to the edge of the driveway just before it transitions to the
sidewalk. The driveway widths are 18 feet at their maximum width just in front of the garage
doors, and they taper to 11 feet at the entrance,to accommodate the new landing and
vegetated area around the front entry stairs.
According to §6.02(i), 'for a site upon which new construction is proposed; to which an increase
in the number of existing bedroom or units is sought....there shall be allowed a maximum of two
curb cuts per site at a maximum of eleven (11)foot width, with a minimum distance of twenty
(20)feet between curb cuts." The project includes the demolition of a single-family structure
and construction of two new townhouses, so this section applies. As shown on the Landscaping
Plan and on the Plot Plan Showing Proposed Dwelling,the number of new curb cuts, driveway
widths and distance between them at the street edge conforms to §6.02(i). Finally,the
Petitioner's proposed Landscape Plan also details the area of pavers around the central
entrance stairs, and planting beds facing Hudson Street. This is in keeping with the Town's
desire to preserve a defined street edge and plantings that can also be enjoyed by pedestrians.
The Petitioner's Landscaping Plan shows a retaining wall along the driveway edges and fronting
on the street. This wall shall be consistent with the intent of Section 6.02(h) with review by the
Zoning Enforcement Officer in regards to height.
4. Adequate and appropriate facilities will be provided for the proper operation of the
proposed use.
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ZBA-2015-02-SP Staff Report
Conditionally Met: The proposal will be required to meet all building, health, safety and
applicable Department of Public Works (DPW) requirements.
The driveways will be sloped to direct runoff to a new drainage structure. Included with the
Petitioner's submittal is a copy of the DPW Site Plan Review Checklist for Single and Two-Family
Homes, and drainage calculations.The Petitioner's engineer has had preliminary meetings with
DPW staff. The Town Engineer notes that prior to issuance of a Building Permit,the Petitioner
will need to obtain DPW sign off on utility connections, curbing installation, sidewalk
improvements, surface restoration requirements, and stormwater management and erosion
control measures.
Staff notes that part of the proposed project is to terrace the rear yard with a series of stepped
retaining walls. Given the steepness of the lot,terracing or bracing of some kind is advisable to
retain the slope, retain soil in place, and lessen sheet flow. The Town Engineer also notes that
prior to issuance of a Building Permit,the Petitioner should provide additional details about the
proposed retaining walls, including geotechnical or structural analysis as needed. The terraces,
as "structures,"will also be subject to review by the Building Department.
The DPW will also require that as built drawings shall be submitted and approved prior to
issuance of a Certificate of Use/Occupancy.
IV. STAFF RECOMMENDATION:
Based on the finding that the proposed project meets the criteria set forth under§9.05 (b), and
with the general purpose of the Ordinance outlined in §1.00 of the WZO, staff recommends that
a Special Permit under§6.02, Location and Design of Off-Street Parking, Front Yard, subpart(j)
be granted with the following conditions.
ZBA-2015-02-Allow the construction of two front-entry garages with front yard access in a two-
family structure. T(Two-Family)Zoning District
# Condition Timeframe for To be Verified
Compliance by
Control Documents.This approval is based upon the application
materials and the Control Documents submitted by the Petitioner, as
modified by these conditions:
1. Plan set entitled Hudson St. Residences, 18 Hudson Street Watertown,
MA, prepared by Avo Asdourian, Registered Architect,dated 1/13/15,
Sheet T1, Title Sheet
2. Sheet L1,Proposed Landscaping Plan, 18 Hudson Street Watertown, MA,
prepared by Avo Asdourian, Registered Architect, dated 1/13/15
1' 3. Sheet Al, Garage/Basement Plan, 18 Hudson Street, Watertown, MA, Perpetual ZEO/ISD
prepared by Avo Asdourian, Registered Architect, dated 1/13/15
4. Sheet A2,First Floor Plan, 18 Hudson Street Watertown, MA, prepared
by Avo Asdourian, Registered Architect, dated 1/13/15
5. Sheet A3,Second Floor Plan,18 Hudson Street, Watertown, MA,
prepared by Avo Asdourian, Registered Architect,dated 1/13/15
6. Sheet A4,Attic Floor Plan,18 Hudson Street, Watertown, MA, prepared
by Avo Asdourian, Registered Architect, dated 1/13/15
7. Sheet A5,Building Elevation (front), 18 Hudson Street, Watertown, MA,
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18 Hudson Street January 28,2015
ZBA-2015-02-SP Staff Report
# Condition Timeframe for To be Verified
Compliance by
prepared by Avo Asdourian, Registered Architect,dated 1/13/15
8. Sheet A6, Building Side Elevation, 18 Hudson Street Watertown, MA,
prepared by Avo Asdourian, Registered Architect,dated 1/13/15
9. Sheet A7, Building Rear/North Elevation, 18 Hudson Street, Watertown,
MA, prepared by Avo Asdourian, Registered Architect, dated 1/13/15
10. Existing Conditions Plan in Watertown, MA, 18 Hudson Street, by D&A
Survey Associates, Inc., Medford, MA, drawn by Paul J. DeSimone,dated
8/18/14
11. Plot Plan Showing Proposed Dwelling in Watertown, MA, 18 Hudson
Street, by D&A Survey Associates, Inc., Medford, MA,drawn by Paul J.
DeSimone, dated 1/12/15
12. Plan of Land in Watertown, MA, 18 Hudson Street,Sheet 1 of Z prepared
by Everett M. Brooks Co., dated 1/6/15, stamped by Michael S. Kosmo,
Civil Engineer,shows Existing and Proposed Conditions on one sheet,
Large Size
13. Plan of Land in Watertown, MA, 18 Hudson Street Sheet 2 of Z prepared
by Everett M. Brooks Co.,dated 1/6/15, stamped by Michael S. Kosmo,
Civil Engineer,shows structural details such as sewer manhole, etc.,
Large Size
14. Plan of Land in Watertown, MA, 18 Hudson Street, Proposed Conditions,
prepared by Everett M. Brooks Co.,dated 1/26/15,Same as item#12,
11x17 inch size
15. Everett M. Brooks Company,Pre and Post Drainage Calculations,Sheets
1-16, Calculations Completed and Checked on 1/6/15,stamped by
Michael S. Kosmo, Registered Professional Engineer
Plan Modifications. Neither the Petitioners 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 Director, Zoning Enforcement
2. Officer, and Building Inspector,for an opinion as to whether or not such CO ZEO/ISD
change or modification requires further review from the Special Permit
Granting Authority. Minor modifications may be considered and
approved by the DCDP Director that are found to be consistent with the
project approval granted by the Special Permit Granting Authority.
Recordation. Upon application for a Building Permit,the Petitioner shall
3. provide evidence to the Zoning Enforcement Officer that this entire BP ZEO
decision has been filed with the Registry of Deeds, and/or Land Court.
Codes/Regulation Compliance.The Petitioner shall comply with all other
4. applicable local, state, and federal requirements, ordinances, and CO ZEO/ISD
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/DPW
submitted to the Zoning Enforcement Officer upon completion of the
project.
As-Built(s). The Petitioner shall provide As-Built drawings to the
Department of Public Works and Zoning Office. Such As-Built drawings
6. shall depict all paved surfaces,topography, major landscape features, CO/Perpetual ZEO/DPW
utilities, and stormwater management features as well as foundations
showing all dimensional setbacks.
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ZBA-2015-02-SP Staff Report
# Condition Timeframe for To be Verified
Compliance by
Permit Expiration. In accordance with WZO §9.13, a Special Permit
granted under§9.04 shall lapse one year from the date of grant
7 thereof if substantial use thereof has not sooner commenced except Perpetual ZEO
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.
Site Plan.
A. The Petitioner shall install permeable pavers on the driveways and
around the central entry stairs, updating Sheet L-1 of the Control
Documents.
8' B. The Petitioner's Landscaping Plan shows a retaining wall along the CO/Perpetual ZEO/ISD/DPW
driveway edges and fronting on the street. This wall shall be
consistent with the intent of Section 6.02(h)with review by the
Zoning Enforcement Officer in regards to height, etc.
Department of Public Works.The Petitioner shall:
A. Provide additional details about the proposed retaining walls,
including geotechnical or structural analysis as determined by
the Town Engineer.
9 B. Obtain final approval of the site plan, including all utility BP DPW/Tree
connections, curbing and sidewalk improvements, surface Warden
restoration requirements, stormwater management and
erosion control measures.
C. Up to two street trees shall be provided if locations and type
can be identified by the Tree Warden.
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ZBA-2015-02-SP Staff Report
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