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Home My Public Portal About3_Staff Report_15 Arden Road_FINAL Town of Watertown 1630 Department of 11' 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-2017-05 (SPF) SUBJECT PROPERTY: 15 Arden Road PARCEL ID#: 1121 12 70 ZONING DISTRICT: S-10 (Single-Family) Zoning District PETITIONER/OWNER: Richard William and Jeanne Segal ZONING RELIEF SOUGHT: Special Permit Finding§4.06(a): Alterations to Non- Conforming Structures SPECIAL PERMIT GRANTING AUTHORITY: Zoning Board Of Appeals DATE OF STAFF REPORT: April 5, 2017 STAFF RECOMMENDATION: Conditional Approval DATE OF PLANNING BOARD MEETING: Scheduled April 12, 2017 DATE OF ZBA HEARING: Scheduled April 26, 2017 15 Arden Road April 5, 2017 ZBA-2017-05 SPF Staff Report I. PUBLIC NOTICE(M.G.L.c.40A,§111 A. Procedural Summary Petition ZBA-2017-05 (SPF) is scheduled to be before the Planning Board on April 12, 2017 and before the Zoning Board of Appeals on April 26, 2017.As required by M.G.L. c.40A, sec.11 and the Watertown Zoning Ordinance, notice is given as follows: • Publish in the newspaper of record (Watertown Tab) on April 7, 2017 and April 14, 2017 • Post at the Town Administration Building on March 29, 2017 • Mail to Parties in Interest on March 29, 2017 B. Legal Notice "Richard Williams and Jeanne Segal, 15 Arden Road, Watertown, MA 02472, herein request the Zoning Board of Appeals grant a Special Permit Finding in accordance with Watertown Zoning Ordinance§4.06(a), Non-Conforming Front and Side(s)Setbacks and Maximum Building Coverage,so as to construct second, third floor and garage additions within the non-conforming front and side yard setbacks, and to increase the non-conforming building coverage from 20.02%to 20.35% where 20%maximum is allowed.S-10(Single Family)Zoning District. ZBA-2017- 05" -- - -- 11� PfE UK Front facade Rear of House(All White Dwelling) Y ■V yy, III1�llllll�� Garage and sunroom Left view Page 2 of 6 15 Arden Road April 5, 2017 ZBA-2017-05 SPF Staff Report II. DESCRIPTION A. Site Characteristics The subject property is a 5,346 square foot parcel (0.123) on Arden Road. The lot contains a two-story plus attic Dutch-Colonial style single-family house built in 1928 (Assessor's records) with a single-car attached garage under a sunroom. The site has a substantial grade change to the rear of the site. The lot is non-conforming in size (10,000 square feet is required) and the structure is non-conforming in regard to the front (21.2'where 25' is required) and side yard (6.2'where 12' is required) setbacks. In addition,the Building Coverage is non-conforming at 20.02%where 20% is allowed. B. Surrounding Land Use Located in the S-10 (Single Family)Zoning District,the property abuts a mix of largely two-story single- family residences. The subject property abuts the Oakley Country Club to the rear. Arden Road also slopes upwards from its intersection with Oakley Road. C. Nature of the Request The project requires a Special Permit Finding from the Zoning Board of Appeals to add two feet on the front of the garage (See Sheet A2), add a story above the sun room on the East side, reconstruct the gambrel roofline, increase the ridge height of the third floor, and add a dormer to the rear of the house. The Petitioner has provided update plans for the front fagade dormers as originally shown on Sheet A2 and A3, removing two of the initially proposed dormers on the front fagade. The petitioner has provided three alternatives, (A31, A3z, and A33) showing the front elevation with either 3 eyebrow dormers, 1 central eyebrow dormer, or 1 central eyebrow dormer with two skylights. D. Public Comments As of the date of the staff report,the Department of Community Development & Planning (DCDP) did not receive any comments on this project. E. Relevant Permitting History According to Town records, 15 Arden Road had no relevant permitting history. III. FINDINGS A. Plan Consistencv Watertown's 2015 Comprehensive Plan discusses preservation of the Town's neighborhoods, and the ability to enlarge the house while maintaining its general character is in keeping with the character of the surrounding neighborhood. B. Special Permit Finding§4.06(a) In accordance with Section 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." Conditionally Met: The proposed third-floor addition, garage extension, and second floor addition are within the setbacks of the undersized lot. The initial concept requested an increase in height of the main ridgeline of the house within this setback and requested the addition of dormers to the front and rear of the new third floor roof. The project also requested a minor expansion of the garage and a second-floor addition above the sunroom. Page 3 of 6 15 Arden Road April 5, 2017 ZBA-2017-05 SPF Staff Report The rear dormer, which has substantial mass,faces toward the rear of the property which slopes upward 8-10 feet above the house. This slope minimizes the feeling of mass to the rear and the addition faces the Oakley Country Club with a substantial 48' setback to the rear property line. Further, many of the surrounding houses have large rear dormers facing the Country Club, so staff finds that this is consistent with the neighborhood and is not substantially more detrimental. The extension of the attached garage within the front and side yard will allow more compliant parking and is a minor encroachment into the setbacks. The addition will bring the garage approximately 2 feet forward, level with the front of the house,which is not substantially more detrimental than the existing condition. The second-floor side yard addition above the sunroom maintains the existing side yard setback and is consistent with the architecture of the house and surrounding houses. Staff met with the architect and discussed the issue of massing and design of the front facing dormers. Staff's primary concern raised was the proposed dormers on top of the second floor'dormer' common to the Dutch Colonial style in Watertown. The second floor has the appearance of a dormer and adding another dormer above this is not consistent with this style of house or with the other Dutch Colonial style houses on Arden Road. Based on Staff's comments, the architect submitted updated plans for the front facing third floor design. Staff reviewed three options submitted and found that Version A32, retaining the one central eyebrow dormer, or Concept A33, showing the central eyebrow dormer and two skylights are appropriate, and would not impact the neighborhood. Staff suggests that Concept A31, with three central dormers would not be appropriate, creating too much mass on third floor facing the street and would not be in-keeping with the neighborhood. IV. STAFF RECOMMENDATIONS Staff recommends conditional approval of the requested Special Permit Finding under§4.06(a)for the basement garage, second floor, and half story/third floor addition as it meets the 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: A. Plot of Land in Watertown, MA, Existing Condition, by Hancock Associates, dated 9/22/16, stamped by Wayne Jalbert B. Plot of Land in Watertown, MA,Showing Garage Addition, by Hancock Associates,dated 3/21/17,stamped by Wayne Jalbert C. Drawing Al, First Second and Third Floors, Keith Malcolm Brown,9/20/16 1. D. Drawing A2, Roof and Basement, Keith Malcolm Brown,9/20/16 Perpetual ZEO/ISD E. DrawingA3, Exterior Elevations, Keith Malcolm Brown,9/20/16 F. DrawingA4, Composite Sections, Keith Malcolm Brown,9/20/16 G. Drawing A5, Existing Elevations, Keith Malcolm Brown, Revision 3/17/17 H. Drawing A6, Half Story Calculations, Keith Malcolm Brown,4/20/17 I. DrawingA3-2, Central Dormer Only, Keith Malcolm Brown,4/3/17 J. Drawing A3-3,Sky Lights, Keith Malcolm Brown,4/3/17 Final Design: Prior to a Building Permit the Petitioner shall finalize the approved Prior to 2. Control Plans, using Drawing A3-2 or Drawing A3-3 prior to Building Permit. Building ZEO/ISD Permit Page 4of6 15 Arden Road April 5, 2017 ZBA-2017-05 SPF Staff 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 3 decision, or the project itself,without first filing a formal request with the DCDP for an perpetual ZEO/ISD 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. Recordation. Upon application for a Building Permit,the Petitioner shall provide Building 4. evidence to the Zoning Enforcement Officer that this entire decision has been filed with ZEO the Registry of Deeds. Permit 5 Codes/Regulations Compliance.The Petitioner shall comply with all other applicable Perpetual ZEO/ISD local,state,and federal requirements,ordinances,and statutes. 6' As-Built(s).The Petitioner shall submit a certified "As-Built"foundation and plot plan Building showing all dimensional setbacks at the time of foundation inspection. Permit ZEO/ISD Permit Expiration. In accordance with WZO§9.13, a Special Permit granted under§9.04 shall lapse one(1)year from the date of grant thereof if substantial use thereof has not 7. sooner commenced except for good cause,or, in the case of a permit for construction, Perpetual ZEO if the construction has not begun by such date except for good cause,or as allowed by applicable State or Federal law. Page 5 of 6 15 Arden Road April \ 2017 ZBA 2O17-05SPF Staff Report j §l w, '§ )�` ' ) §` ]; CD2§999 !§/� i §ag �i■uin■ ■ H■ : :nE ■■ ■)/R!§�§ � � � D � . ` - . z 0 04 � 7 ■m �a ;k §� §§ £ § §k )$ & ~� § \\ ;k §§ �� §■ �`�||! )a , Page 6of6