Description

TO:     CITY CLERK
           PLANNING BOARD

The Board of Zoning Appeal will hold a Virtual Public Meeting, THURSDAY –JULY 25, 2024

Members of the public can participate or view the meeting remotely using the Zoom Webinar link:  

https://cambridgema.zoom.us/j/85299551558

Or join by phone:  Dial +1 929 436 2866 or +1 301 715 8592 - Webinar ID: 852 9955 1558

6:00 P.M.  – The Cambridge Board of Zoning Appeals voted unanimously on July    , 2024, to submit this petition to update the Zoning Ordinance.

Rationale

The Board of Zoning Appeals (BZA) reviews numerous cases of homeowners and developers wishing to add a dormer (or dormers) to their roof to create additional habitable space in existing attics. Construction of dormer(s) can be an effective tool for expansion of existing homes or adding units to the City’s housing stock. The frequency of cases has increased in recent years along with the cost of housing and difficulty for families to purchase larger homes.

We believe that the current process should be clarified and simplified to facilitate this reasonable and common way of expanding a home, as-of-right. This revision will eliminate the time and expense of a zoning application review and hearing for this frequent request.

The current process for gaining approval for dormers can involve either a Special Permit or a Variance when the structure is non-conforming and will not meet Zoning Ordinance section 8.22.1.h, along with compliance with a stand-alone set of Dormer Guidelines that are neither referenced nor appended to the Zoning Ordinance. Including the specific dormer conditions suggested in this proposal into the Ordinance will incentivize proponents to follow the City’s dormer standards as well as make the review process more predictable and clearer for Proponents.

Proposed revisions to the Ordinance

1. ARTICLE 2.000 DEFINITIONS

   Add the following definition: Dormer- A roofed projection built out from a sloping roof, containing a window or windows.

    

2. Revision to 8.22.1.h.2

1. Construction of a dormer or dormers to a nonconforming one- or two-family dwelling which may further violate the yard, height and/or FAR requirements of Article 5.000 but no other requirements of Article5.000 including FAR, in the following cases: shall comply with the following conditions:
   1. A dormer or addition to the second story that does not extend horizontally beyond the vertical walls of the existing first story of the structure. The primary face of dormer(s) shall not extend beyond the face of the wall below.
   2. A dormer on the third story no longer than fifteen (15) feet that does not extend horizontally beyond the vertical walls of the existing second story nor above the existing ridge line provided that the total linear length of all dormers on the third story of the building, after the issuance of the permit by this Subpargraph h 2, does not exceed fifteen (15) feet. The length of any dormer shall not exceed 1/2 of the length of the roof upon which it is built.
   3. Sides of dormer(s) shall not extend to within 3'-6" of the existing roof termination.
   4. Windows within dormers shall cover a minimum of 50% of the primary dormer wall.
   5. The top of the dormer shall not extend above the existing roof ridge.

                        Maria Pacheco

                                      Administrative Assistant