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HomeMy WebLinkAboutVR-90-0000 - Supplemental - 0008 Ruth Streetlot- 10 fi r A .. , y,. . 'a a� ...„ �. ,. T � ! Y�I P Q O �9 ��', G• h c`..; ',. r~' i \ / V. 4� No Text (I Property bes criptjo�, A A.iaiybi8 UNIFORM NESIOLN tIAL Al�F"i'tprlSAL. HI -PORT Fli wu. Property Address 8 Ruth Street Census Tract 1305 32 LENDER DISCRETIONARY USE Sale Price $ Date Mortgage Amount $ Mortgage Type Discount Points and Other Concessions Paid by Seller $ City South Burlington County Chittenden State VT Zip Code 05403 Legal Description Volume 155 pages 96-97 Owner/Occupant James and Ellen Frail Map ReferenceVll P179 L55 Sale Price $REFINANCE Date of Sale PROPERTY RIGHTS APPRAISED ® Fee Simple ❑ Leasehold ❑'j Condominium (HUD/VA) De Minimis PUD Loan charges/concessions to be paid by seller $ R.E. Taxes $ TO BE DETERMINMx Year HOA $/Mo Lender/Client Source LOCATION ❑ Urban © Suburban ❑ Rural NEIGHBORHOOD ANALYSIS Good Avg. Fair Poor BUILT UP ® Over 75% ❑ 25.75% ❑ Under 25% Employment Stability ❑ ® ❑ ❑ GROWTH RATE ❑ Rapid ® Stable ❑ Slow Convenience to Employment ❑ ® ❑ ❑ PROPERTY VALUES ❑ Increasing ® Stable ❑ Declining Convenience to Shopping ® ❑ ❑ [] DEMAND/SUPPLY ❑ Shortage ❑ In Balance ® Over Supply Convenience to Schools ® ❑ ❑ ❑ MARKETING TIME Under 3 Mos. 3.6 Mos. Over 6 Mos. Adequacy of Public Transportation Recreation Facilities ® ❑ ❑ L-1 [X�j n ❑ PRESENT LAND USE °io LAND USE CHANGE PREDOMINANT SINGLE FAMILY HOUSING Single Family 95 2.4 Family 5 Not Likely ® Likely 0 OCCUPANCY Owner LX_ NCE $F(000) IvG � Adequacy of Utilities Property Compatibility �X] [ j ❑ RU FI Multi -family In process ❑ Tenant 85 I.ow 30 Protection from Detrimental Cond. ® [] 1-1 1 Commercial To: Vacant (0-5%) IX] 140 ugh 50 Police & Firc f'nitectiun LX] [ 1 L. Industrial Vacant (over 5%)❑ General Appearance of Properties ❑ ® 1-1 Predominant Vacant 1 95 — 35± Appeal to Market Note: Race or the racial composition of the neighborhood are not considered reliable appraisal factors. COMMENTS: Established neighborhood with mixture of ranch and cape style homes. Area is generally quiet —well treed with no view amenity. Neighborhood is delineated to the north and east by commercial district. Convenient to schools shopping and recreational park and I - access. South Burlington has a complete schools stem of quality education. Dimensions X 127 Topography Level Size Average Site Area .1 acre Corner Lot No Zoning Classification Residential R- Zoning Compliance Yes Shape Rectangular HIGHEST & BEST USE: Present Use Yes Other Use No Drainage Appears View None adequate_ UTILITIES Public Other SITE IMPROVEMENTS Type Public Private Electricity IT] Street Asphalt EX] ❑ Landscaping Average Gas ® Curb/Gutter — — — ❑ ❑ Driveway Asphalt - Water ® Sidewalk — — — ❑ ❑ Apparent Easements Typical Sanitary Sewer ® Street Lights Yes ® ❑ FEMA Flood Hazard Yes' No X Storm Sewer Alley --- FEMA" Map/Zone #5001/Zone C COMMENTS (Apparent adverse easements, encroachments, special assessments, slide areas, etc.): No apparent adverse easements or encroachments. Site is maintained with shrubbery in front of daring Back yard is mostly shaded by mature trees. GENERAL DESCRIPTION EXTERIOR DESCRIPTION FOUNDATION BASEMENT INSULATION Units 1 Foundation C.B. Slab Area Sq. Ft. 1135 Roof ❑ Stories Exterior Walls Vinyl Crawl Space % Finished 29% Ceiling Avg• Type (Det./Att.) Det. Roof Surface C.S. Basement 100% Ceiling Unf. Walls Avg. Design (Style) Cape Gutters & Dwnspts. Partial Sump Pump Yes Walls Sheetrock Floor ❑ Existing Window Type DH—Thermo Dampness No Floor Tile None [� Proposed X Storm Sash Yes Settlement NO Outside Entry No Adequacy Avg. Under Construction Screens Yes Infestation No Energy Efficient Items: Age (Yrs.) ± new Manufactured House No None Effective Age (Yrs.) Mrnew ROOMS Foyer Living Dining Kitchen Den Family Rm. Rec, Rm. Bedrooms # Baths Laundry Other Area Sq. Ft. 1 1135 1 1 1 1 2 Fnh 3 1 _ 888 rea above grade contains: Rooms; 5 Bedroom(s); 2 Bath(s); 2023 Square Feet of Gross LivingArea SURFACES Materials/Condition HEATING KITCHEN EQUIP. ATTIC IMPROVEMENT ANALYSIS Good Avg. Fair Poor Floors HW WW VINYL/G Type H.A. Refrigerator X❑ None [] Quality o1 Construction [� � ❑] [—j Walls Panel sheetrock A Trim/Finish Wood A—G Fuel Gas Conditior-Good Range/Oven X] Disposal X❑ Stairs ❑ Drop Stair [� Condition of Improvements Room Sizes/Layout ©❑ ❑ ❑ � ❑ [] [ Bath Floor Vin 1 G Adequac!vood Dishwasher © Scuttle Closets and Storage ❑ EN [— Bath Wainscot Fiber lass/G COOLINGNone Fan/Hood ® Floor ❑ Energy Efficiency ❑ L1 0 L-_j Doors Wood —solid Central Compactor [� Heated ❑ Plumbing -Adequacy & Condition L� 7, hollow/G Other Condition Adequacy Washer/Dryer❑ Microwave [_] Intercom Finished ❑ ❑ Elecirical-Adequacy& Condition Kitchen Cabinets -Adequacy & Cond. Compatibility to Neighborhood Appeal & Marketability ❑ ❑ ❑ E [ - i Fireplace(s) # 0 CAR STORAGE: Garage Attached ❑ Adequate [❑ House Entry No. Cars Carport ❑ Detached ❑ Inadequate [� Outside Entry [� Estimated Remainin ; Fax; i :- L f, Condition None Built In Electrir, poor Ba s ment Entry l Estimated Remain. Additional features: Aluminum shed Depreciation (Physical, functional and external inadequacies, repairs needed, modernization, etc.): No physicals functional or exter inadequacies --no repairs warranted. Addition to be constructed. General market conditions and prevalence and impact in subject/market area regarcinq h ;n ,u:,: xntl.,, rritr i,i; l huydowns anu c I C'("Tionii r_ stable with m'ted--eXpanaiQn-Qnticigat�,d. (on\, ,i: onal. Mortg,9ge rate-) 30 year range. Discounts, buydowns _at1d-__cQnceasis tts remain infre(jun -.-but.-.ap,�c a._ t4_-bL rnrrvnnn }-kon 4n 'Finn r noi- Purpose of Appraisal is to estimate Market Value as defined In the Certification & Statement of Limiti 4 conditions. BUILDING SKETCH (SHOW GROSS LIVING AREA ABOVE GRADE) ESTIMATED REPRODUCTION COST -NEW -OF IMPROVEMENTS: N for Freddie Mac or Fannie Mae, show only square foot calculations and cost approach comments in this space. Dwelling Sq. Ft. @ $ _ $ _ Sq. Ft. © $ _ 30 x 24.5 = 735 16 x 25 = 400 15 x 30 = 450 5 x 22 = 110 16 x 20.5 = 328 TOTAL 2023 (Not Required by Freddie Mac and Fannie Mae) Does property conform to applicable HUD/VA property standards? ❑ Yes [:] No If No, explain: Extras Special Energy Efficient Items Porches, Patios, etc. Garage/Carport Sq. Ft. @ $ _ Total Estimated Cost New ....................... = $ Physical Functional External Less Depreciation = $ Depreciated Value of Improvements .............. =•$ Site Imp. "as is" (driveway, landscaping, etc.) = $ ESTIMATED SITE VALUE ........................ = $ (If leasehold, show only leasehold value.) INDICATED VALUE BY COST APPROACH = $ Construction Warranty Yes No Name of Warranty Program Warranty Coverage: Expires The undersigned has recited three recent sales of properties most similar and proximate to subject and has considered these in the market analysis, The description includes a a adjustment, reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant item in the comparable property is sup to, or more favorable than, the subject property, a minus (—) adjustment is made, Inus reducing the indicated value or suolecr, n a signmcanr nem nr uie cumpdidu,e ., or less favorable than, the subject property, a plus (+) adjustment is made, thus increasing the indicated value of the subject ITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Ruth St. So.BurlVT 232 Patchen Road South Burlington, VT 66 Hayden Parkway South Burlington, VT 55 East Terrace South Burlington, VT Proximity to Subject P!" 2 mile mile l� miles Sales Price $ 125 500 $ 133 000 $ 165 000 Price/Gross Liv. Area $ Z $ 80.66 $ 89.87 A $ 90.46 Data Source Insp./S&P Inspection -Comp. File Inspection -Comp. File Ins tion-MLS VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION + I-) $ Adjustment DESCRIPTION + (-)S Adjustment DESCRIPTION + (-)s Adjustmen; Sales or Financing Concessions Conv. — — — Conv. — — — Conv. --- Date of Sale/Time 7-90 4-90 --- 9-89 --- 3-90 --- Location Average Inferior ; +3 000 Average --- SuDerior 1-10 000 Site/View .15acre none . 39acre/none ; -3 000 .23acre none ; --- . 34 cre none : -3 000 Design and Appeal Cape/avg. 12stor /avg. --- Cape/avg. --- Colonial d. ' --- Quality of Construction Average Average --- Avera e --- Avera le --- Age 35 new 50 new --- 40 years --- 12 years --- . Condition Good Good - - - Good ; - - - Good --- Above Grade ' Room Count ' Gross Living Area Total Bdrms Baths Total i Bdrms Baths 7 � 3 ' .75 --- 1556 Sq. Ft. +18 500 Total Bdrms Baths_ 7 4 1 +31500 1480 Sq. Ft. 421,500 Total Bdrms Baths 8 ' 4 2.5 : -29000 1824 Sq. Ft. ; +8 000 9 5 2 2023 Sq. Ft. . Basement & Finished Rooms Below Grade full basemeni 322'part fin basement ; unfinished i +l 500 full basement 576' finished :, -3 000 full basement unfinished +1 500 Functional Utility Average Average --- Average . --- Average --- Heating/Cooling GHA none GHW none --- OHW none --- OHW none --- Garage/Carport None 1 detached -3 500 2 detached -7 000 2 attached -7 000 Porches, Patio, Pools, etc. --- Patio ; Porch 7x14 -2 000 --- --- Deck 12xl4 - 000 Special Energy Efficient Items --- --- --- _-- _-- Fireplace(s) --- Flue I -l. 000 Fireplace -3 000 Fireplace -3 000- Other(e.g.kitchen equip., remodeling) ROHF,REF.,DW New kit.+bats ROHF,REF. --- New kit. + . --- ROHF,REF.,DW , ---- Remod. kitche +1 500 RO,REF.,DW ; --- New kit. +bat� --- Net Adj. (total) FX-+ - : $ 13,500 X + - ' $ 13 500 + X - ' $ 16,500 _- Indicated Value of Subject $ 139,000 $ 146 500 $1480500 Comments on Sales Comparison: All three comparables are multi -level homes with comparable effecti�tP...age,�} #1 and #2 are most similar --renovation and/or updatinp, were conducted on these two dwell.iits__j Sales comparable to subject were limited --dated sale and excessive adjustments werevoidable rr1uIGA1CU VALut 01 SALtb fiUfrrrAnrsan ArrnuR6n ................... ..................................................... INDICATED VALUE BY INCOME APPROACH (if Applicable) Estimated Market Rent LIMITED -DATA /Mo. x Gross Rent Multiplier-—. This appraisal is made ❑ "as is" ❑ subject to the repairs, alterations, inspections or conditions listed below FX completion per plans and specifications Comments and Conditions of Appraisal: A new two story addition to be constructed off rear of dwell.ing,.__._N kitchen and baths to be installed. Final Reconciliation: Market Data Analysis is most reliable_ method -utilized in _ establishing vat l )^ on residential real estate. This appraisal is based upon the above requirements, the certification, contingent and limiting conditions, and Market Value definition that are stated in --� FmHA, HUD &/or VA instructions. ® Freddie Mac Form 439 (Rev. 7/86)/Fannie Mae Form 10046 (Rev 7/86) filed with client _ Jul 911--__ 19 90 _-_ I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE SUBJECT PROPERTY AS OF July 9 � to 90 __- to be I (We) certify: that to the best of my (our) knowledge and belief the facts and data used herein are true and correct; that I (we) persona,ly inspected the s both inside and out, and have made an exterior inspection of all comparable sales cited in this report; and that I (we) have no undiscic',ea interest, present therein. /'? y_ Appraiser(s) SIGNATURE Mac Form 70 10/86 10Ch. Forms and Review (it applii;:, Inc.® 315 Whitney Ave., New Haven, C1 06511 1(800) 243-4545 _. r,,i.. -tannje Mac r .: James and Alen Frail 8 Ruth Street South Burlington, VT 05403 INTERIOR LAYOUT AND EXTERIOR DIMENSIONS 25 30 2a .5 30, .ZW,S' James and Ellen Frail 8 Ruth Street South Burlington, VT 05403 m 50 ' James and Ellen Frail. 8 Ruth Street South Burlington, VT 05403 0 co 7. CA ADS IT CT,Z! JZ tj 1.4 E fts% h3UEL ST, FYI EAU CT RAD RW M.A Oa _!!r ACK " z z 0 CEDAR rno w 0 E IF CH feOUNI N. CHITTE IAN Y OF J .T C, o 1AR L E 0 (A AD, MS MOUNT 1w V1 w cr In" 0 OC LIFRto LN F jS-L Do Y % Et"R `Tp C CHEST IR 4o r S T. o �IrYHITE PL. -'MAOLEY R 'ACON LWQCAWOOD I Asa DR. F-.: 0 LIN 'I 'fif. ca -j ur 0 U CI 0 AW Z n! CT. 3 c n 41 oUA AIR - Dr CIR. T" 4 :FAA 63 $f. p Sim CT. '50 'o 3 z x 'U AV[SCH IGHT CT.• ouni 191INI IN'VIEW .4 1 .6 y 4 0 o 5 G U T Rit ObURUNGTON Ufq RD. 116 wWIT M SOU/ 43 OARST RD. Un 0 cr CHPFIx (c a � j w > 0 C) 0, MO Isc OR PHOTOGRAPH ADDENDUM Borrower/Client James and Ellen Frail Property Address 8 Ruth Street City South Burlington County Chittenden State Vermont Zip Code 05403 Lender .2• Zr$:'s a��i�tcy�, ",�t Aa - r� j�''�,., ^iq i .T; $y"}�,i"' •�C )r v S x �— COMPARABLE #1 r COMPARABLE #2 — COMPARABLE #3 FW 439D WoO 71 1 r f� Ul t r!7771 T Ir 14 L. ,l�'�-K.t.., �-.�%.C. �-e� �--,ua..� ._.9�-�--�-a,-e.4 t� --➢-ems--..ram � � ._.R.-�-�..�-�t i South Burlinqton Zoning Board of Adaustment Application for Variance Mr. and Mrs. James Frail #8 Ruth Street, South Burlington, Vermont The home is in an R-4 zone. It is non -conforming in size (50'x125' or 6250 s.f.). The zone now calls for a 9500 s.f. lot with 80' of frontage. Also the home is built to one side of the lot. The east side is 5'4" from the side property line; the current zone calls for 10 feet. The west side is 15'2" where the driveway is located. The applicant wishes to add additional living space to the back of the home. There is plenty of room to the rear and the addition can be accomplished with a 10 foot side yard to the east: but the floor plan would work better if the addition lined up with the easterly side of the home at the 5'4" side yard. Criteria: 1) The narrowness of the lot makes it difficult to add the needed space in the home in a practical manner (plans attached) without pushing to the 5'4" side yard. The neighbors to the east have no obaection (see letter attached). The non -conforming lot was the way it is when the applicant bought it _years ago. The other requirements of the R-4 zone would still comply including the coverage (building less than 20%, drive less than 20%). 2) The existing structure cannot comply without demolishing 20% of the home. The new structure could comply if necessary but a variance is needed in either situation. 3) The appellant did not create the hardship. It existed when they purchased the home _�2�L2v_-�.-` years ago. 4) The variance will not alter the character of the neighborhood. The neighbors on both sides have expanded in much the same manner. 5) The variance will be the Blast modificatin possible and could comply with current zoning regulations if the lot and house location on the lot were conforming. 6 Dear Board Members: 6/19/90 The Frail"s are a family of six (3 boys and 1 girl) and have resided at 8 Ruth Street for 11 years. There are only three bedrooms in this small cape house with limited living space. Mary, our youngest child (age 5), still sleeps in the same room with us and she is now at the age where she needs her own room. All our efforts have failed in the last year to identify a suitable home in the same vicinity that could provide us with ample bedrooms and living space. It is extremely important for my wife to remain in the area close to church, schools, stores and the bus line because of her MS condition. My wife's disability prevents her from driving a car in city traffic and living in an area less convenient would have a major impact on her ability to remain independent and continue her volunteer work for the church, schools and the community. The family is also very fond of the neighborhood and the local school system. Please give serious consideration to our request in expanding our present living space in order that we can maintain our present lifestyle. Sincerely, James Frail . aV a,,,' Z - V 04,4� "4�/�,Cvo O 0� ,01 Otticial USc City of South Burlington Application to Board of Adjustment Da t e �:_ --�•`- -2Z 11� p Applicant a"s 4 wne3-, leasee, agent Address �7 �i~ Telephone # APPLICATION # HEARING DATE FILING DATE FEE AMOUNT L�-b - L �q Landowner Sow► Address Location and description of property /_J dl'_t" -L&' y kle." Type of application check one ( ) appeal from decision of Administrative Officer( )request for a conditional use ( ✓) request for a variance. I understand the presentation procedures required by State Law (Section 4468 of the Planning & Development Act). Also that hearings are held twice a month (second and fourth Mondays). That a legal advertisement must appeal a minimum of fifteen (15) days prior to the hearing. I agree to pay a hearing fee which is to off -set the cost of the hearing. Provisions of zoning ordinance in question Reason for appeal The owner or applicant should submit along with this application (8 copies) plans, elevations, landscaping diagrams (drawn to scale) traffic data and any other additional information which will serve as support evidence to the Board. Hearing Date Signature of"Appellant Do not i4 ite below this line ----------------------------- SOUTH BURLINGTON ZONING NOTICE In accordance with the South Burlington Zoning Regulations and Chapter 117, Title 24, V.S.A. the South Burlington Zoning Board of Adjustment will hold a public hearing at the South Burlington Municipal Offices, Conference Room, 575 Dorset Street, South Burlington, Vermont on Day of Week at to consider the following: Month and Date Time Appeal of �►�t.>>t l.� , • r.;. -t�t,c-. =�,�,� seeking a from Section / of the South Burlington Regulations. Request is for permission .. Are G�L3�So City of South Burlington 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 PLANNER 658-7955 June 25, 1990 James Frail 8 Ruth Street South Burlington, Vermont 05403 Re: Zoning hearing Dear Mr. Frail: ZONING ADMINISTRATOR 658-7958 Be advised that the South Burlington Zoning Board of Adjustment will hold a public hearing at the City Offices, Conference Room, 575 Dorset Street on Monday, July 9, 1990 at 7:00 P.M. to consid- er your zoning appeal. Please plan to attend this hearing, and be prepared to make a presentation addressing the criteria setforth on the pink sheet enclosed. Very truly, Richard Ward, Zoning Administrative Officer 2 Encl RW/mcp LEGAL NOTICES 1 SOUTH BURLINGTON ZONING NOTICE In accordance with the South Burlington Zoning Reggulations and Chapter 117, Title 24 V.S.A. the South Burlington Zoning Board of Adjustment will hold a public hearing at the South Burlington Mu- nicipal Offices, Confer- ence Room, 575 Dorset Street, South Burlington, Vermont on Monday, July 9, 1990 at 7:00 P.M. to consider the following: #1 Appeal of Joseph Kel- ly and Kenneth Thomas seeking an approval from Section 19.65 Multiple uses of the South Burling- ton Regulations. Request is for permission to oper- ate an equipment repair in sho (small appliances) conjunction with a truck terminal d.b.a Bushey's Trucking, on a lot con- taining 42,780 square feet, located at 80 Ethan Allen Drive. #2 Appeal of John Larkin I seeking appr0val from Section 9.20 Conditional uses sub section 9.203 Nursing and Convalescent 1 homes of the South Bur- lington Regulations. Re- quest is for permission to 1 construct forty (40) one I bedroom units in conjunc- t tion with an existing twen- ty seven (27) unit community care facility on a parcel containing 3.3 t acres located at 1510, r 1514 and 1516 Williston F Road. F �a li Hp Frail tltll Vf Jai ie�a 0''i- Ellen seeking vari- Elie 5 5 ance from Section 19.00 c ' Non-complyinstructures h.001 alter- E - sub section ations of the South Bur- C a lington Regulations. t, Request is for permission t to construct a 16' x 24' story and half addition (700 square feet living area) to a dwelling which c is non -complying to di, c mensional requirements, ti a• A 0.0h Qfr + I f nIMESLJ J 9 � kL l; kl ;TI "� C� FC.o��y _ �'L'''•' 1 l ^—_ n � � .. � � | ----�-- | ~~— i n | ' '-----�----------�| | ` /