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Home My Public Portal About16 Sunset RD_Staff ReportTown 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: OWNER/PETITIONER: ZONING RELIEF SOUGHT: SPECIAL PERMIT GRANTING AUTHORITY: DATE OF STAFF REPORT: STAFF RECOMMENDATION: DATE OF PLANNING BOARD MEETING: DATE OF ZBA MEETING: ZBA-2013-02 SPF 16 Sunset Road, Watertown, MA 1118A 7 6 T (Two -Family) Zoning District Matthew Engle, 16 Sunset Road, Watertown, MA Special Permit Finding §4.06(a) Alteration of Non -Conforming Structure Zoning Board of Appeals December 31, 2012 Conditional Approval Scheduled January 9, 2013 Scheduled January 23, 2013 Page 1 of 5 16 Sunset Road December 31, 2012 ZBA-2013-02 SPF Staff Report I. PUBLIC NOTICE (M.G.L. C. 40A, 11) A. Procedural Summary Petition ZBA-2013-02 SPF is scheduled to be before the Planning Board on January 9, 2013 and the Zoning Board of Appeals on January 23, 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 01/04/2013 and 01/11/2013; • Posted at the Town Administration Building and on the Town Website on 12/26/2012; and, • Mailed to Parties in Interest on 12/26/2012. B. Legal Notice "16 Sunset Road - Matthew D. Engle, 16 Sunset Road, Unit 2, Watertown, MA 02472, requests a Special Permit Finding in accordance with §4.06(a), Alteration to Nonconforming Structure so as to construct two (2) side dormers and a rear gable on a nonconforming 4 -story structure within a nonconforming side yard setback. T (Two -Family) Zoning District." II. DESCRIPTION A. Site Characteristics The subject property is a 5,072 s.f. lot on Sunset Road containing a hip -roofed two-family house. There is an unfinished basement, two levels of living space and an attic with a dormer over the stairs and a hip dormer facing the street. The site slopes to the rear and has a side yard driveway and a rear yard two -car garage. The property is nonconforming regarding the number of stories (4 -stories where 2.5 stories is allowed), height (37 feet where 35 feet is maximum), eave height maximum of 26 feet, side yard setback (4.2' where 10' is required), Building Coverage at 39% where 30% is allowed, and FAR at 98.7% (including the basement since more than half of it is above ground) where 62.5 % is allowed. View of house from Sunset Road View from rear of house Page 2 of 5 16 Sunset Road December 31, 2012 ZBA-2013-02 SPF Staff Report B. Surrounding Land Use Located in the T (Two -Family) Zoning District, the property abuts a mix of two-family residences to the east, west and south. A large 4 -story apartment building directly to the south. The Oakley Country Club is directly behind the houses on the south side of Sunset Rd and Cushing Square is two blocks to the north of the site. C. Nature of the Request Prior to application, the petitioner proposed two full-length windowless shed dormers on each side of the attic and a gable extension on the rear. After several meetings with staff, the project was redesigned to be more in keeping with the architectural style of the building with appropriately scaled dormers, windows, and a more efficient and slightly downsized interior living space. The petitioner is requesting a Special Permit Finding to alter an existing attic by building a dormer on the west side, a dormer on the east side, and a gable roof extension to the rear and to convert the space into living space to be used as a master bedroom, closet, and bathroom. The proposal requires a Special Permit Finding §4.06 (a) to alter an existing non -conforming structure to increase the area of the fourth story where 2.5 stories is allowed within a non -conforming 4.2' side yard where 10' is required. The addition will maintain existing non -conforming height of the structure (37' where 35' is maximum) and all setbacks and building coverage (39% where 30% is allowed). III. FINDINGS A. Plan Consistency Existing plans do not specifically address development within Watertown's residential neighborhoods. Two-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 addition would not be substantially more detrimental to the neighborhood than the existing condition. The project will not increase the building coverage or the existing 4.2' side yard setback. The expansion of the attic will create only minor changes to the appearance of the house from the street and will not noticeable alter the existing condition or non -conforming aspects of the structure. The minor additions, however, will provide substantial improvement in the usability of the interior areas of the attic. The design is in keeping with the era and architectural style of the house, and will provide a balanced roofline and appropriately scaled windows. The proposal does not hinder views from neighboring properties and will not conflict with the surrounding uses. 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. Page 3 of 5 16 Sunset Road ZBA-2013-02 SPF December 31, 2012 Staff Report V. CONDITIONS # Condition Timeframe for Compliance To be Verified by 1 The Control Plans shall be: Addition Plan No. 16 Sunset Road, Watertown, MA prepared by Michael P. Antonio, RLS dated July 3, 2012; X1 Existing Attic Plan; X2 Front Elevation; X3 Right Elevation; X4 Rear Elevation; X5 Left Elevation; Al Proposed Attic Plan; A2 Front Elevation; A3 Right Elevation; A4 Rear Elevation; A5 Left Elevation; A6 Proposed South East Aerial View, all by Gary Moyer, Architect Uxbridge, MA and dated November 20, 2012 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. 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