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Home My Public Portal AboutZBA 2012-03_24 Green St_Staff Report_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 MEETING: ZBA-2012-03 SPF 24 Green Street, Watertown, MA 206 4A 0 T (Two -Family) Zoning District Mark & Heather Hartshorn, 24 Green St. Special Permit Finding §4.06(a) side yard setbacks Zoning Board of Appeals March 8,2012 Approval March 14,2012 Scheduled March 28,2012 Page 1 of 4 24 Green Street ZBA-2012-03 SPF I. PUBLIC NOTICE (M.G.L. c. 40A, §11) 03/08/2012 Staff Report "24 Green Street — Mark & Heather Hartsman — Special Permit Finding Mark and Heather Hartsman, 24 Green Street, Watertown, MA herein request the Zoning Board of Appeals to grant a Special Permit Finding in accordance with §4.06(a), Alts/Additions to Nonconforming Structures, Side Yard Setback(s), Zoning Ordinance, so as to expand/raise the roof to accommodate a '/2 story for a new 13 x22' living area, maintaining existing non -conforming northeasterly side yard setback at 7.3', where 12' is required and southwesterly side yard setback at 3.2 , where 10' is required. T (Two -Family) Zoning District." Google Street view of house from Green St. II. DESCRIPTION A. Site Characteristics Rear of house showing existing roofline The subject property is a 4,390 s.f. lot on Green Street containing a two and one-half story two-family structure with a hip roof built approximately in 1923. The lot is 122.7' long with a shared driveway (4' on each property) along the westerly lot line leading to a gravel parking area. The property is nonconforming regarding frontage (35.5' where 50' is required) and side yard setbacks ( varying from 7.3'-6.9' and 3.7'-3.2' where 10'/12' are required). B. Surrounding Land Use Located in the T (Two -Family) Zoning District, the property abuts a mix of two-family, single-family, and institutional uses. Main St. is one block to the northeast and Pleasant St. is two blocks to the southwest. C. Nature of the Request The Petitioner proposes to expand the living area of the second floor unit into the third floor, finishing the entire attic and replacing the hip roof at the rear of the structure with a gable Page 2 of 4 24 Green Street ZBA-2012-03 SPF 03/08/2012 Staff Report roof and two gable additions, all within the footprint of the existing structure. The existing stairs would be modified to allow more head room and fewer turns with a portion of the dormer providing the necessary headroom for the stairs. The attic conversion would create an additional bedroom in the rear and a living space/play area in the existing portion of the attic, increasing the finished area of the attic to 48.8%. The proposal requires a Special Permit Finding §4.06 (a) to alter a nonconforming structure within the side yard setbacks of 3.2'-3.7' and 6.9'-7.3' where 10'/12' is required for a third floor half -story addition. III. FINDINGS 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." Staff finds that the proposed alteration to allow living space within the third floor, creating a half story within the nonconforming side yard setbacks, would not be substantially more detrimental than the existing condition. It would not change the amount of lot coverage_nor would it alter any nonconforming setbacks on the site. The proposed changes meet all other zoning requirements including minimum roof pitch. There are similar rooflines within the neighborhood and the proposal_would not diminish the views from neighboring properties. 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. V. CONDITIONS # Condition . Timeframe for Compliance To be Verified by 1. The Control Plans shall be: Plot Plan of Land in Watertown, MA prepared by Justin Maloney, PLS of Maloney Geospatial Survey dated 01/27/2012 and the plan set, sheets E-1 Existing North and South Elevations, E-2, Existing Conditions and Calculations dated ; and, DWG 1 Floor and Roof Plan; DWG 2 North and South Elevations; DWG 3 Wall Section and Elevation; and, DWG 4 Framing and Electrical Plans (DWG 1- 4 all revised 2/26/12); and DWG 4 (#2) Front Elevations BP, Perpetual ZEO/ISD Page 3 of 4 24 Green Street ZBA-2012-03 SPF 03/08/2012 Staff Report # Condition Timeframe for Compliance To be Verified by 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 a copy to the DCD&P, Zoning Enforcement Officer, and Building Inspector, for an opinion of the Board of Appeals as to whether or not such change or modification requires further modification of the Special Permit Finding if the Board of Appeals so requires, seeking and obtaining such further modification from the Board of Appeals. 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 Page 4 of 4 #20 -404-26 V-130 4 - If -OA* #61-6-63 -465 7173 0 #150 iPW AM A 56 #9 #8-10 #17-15 #15-23 -a 112 m #1 25 #20';' \#18A -20A \ f#230 #15-r17\ #250' #238; #182 #170 #2Q The data shown on this site are provided for informational and #3.3 planning purposes only. The Town and its consultants are not - responsible for the misuse or misrepresentation of the data. A/ Town Boundary Abutting Tomes Buildings by Caegary Landmak Public Building Schcol Buildings Open Water Pawls Pacds vilh Orthos A/ Hocks f ROW N Property Line Zcning 1 Cluster Residential - C R • Residential -R.75 Residertial -R1.2 LJ Industrial -11 Industrial -12 Industrial -13 CB Central Business Limited Business - LB Neighborhood Business -NB Sinye Family -S10 Sine Family -S6 Sine Family Conversicn - S Two Fan ily-T 0 Open Space/Conservarcy - OSC Pleasant St Cerddar Dist -PSCD 24 Green Street