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HomeMy WebLinkAboutBATCH - Supplemental - 0110 Central AvenueCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD Report preparation date: May 10, 2004 1drb\misc\turner\conditional_use.doc Application received: April 19, 2004 CONDITIONAL USE APPLICATION #CU-04-5 110 CENTRAL AVENUE Agenda #5 Meeting Date: May 18, 2004 Owners/Applicants Mike Turner and Mary Jo Reale 110 Central Avenue S. Burlington, VT 05403 Architect Property Information Lawrence Atkin Architect, Inc. Tax Parcel 0330-00110-R 63 Central Avenue Queen City Park Zoning District S. Burlington, VT 05403 Location Map 1 9 i ) CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING 1drblmisclturnerlconditional use.doc Mike Turner and Mary Jo Reale, hereafter referred to as the applicants, are requesting conditional use approval for a 240 square foot expansion of a single-family dwelling by enclosing a deck, 110 Central Avenue. Associate Planner Brian Robertson and Administrative Officer Ray Belair, referred to herein as Staff, have reviewed the plans submitted on April 19, 2004 and have the following comments. SURFACE WATER PROTECTION REVIEW STANDARDS Pursuant to Section 3.11(D) of the Land Development Regulations, the proposed conditional use shall meet the following standards: 1. Except as otherwise provided in sub -sections (2) and (3) below, and in Article 4, Section 4.08, Queen City Park District, and in Article 12, Section 12.01(D), any non- complying building or structure may be altered, including additions to the building or structure, provided such alteration does not exceed in aggregate cost thirty-five percent (35%) for residential properties and twenty five percent (25%) for industrial and commercial property of the current assessed value as determined by the City Assessor and in compliance with Section 3.11(B) above. In the event an addition or an expansion to a building or structure is proposed, the addition or expansion itself must comply with the provisions of these regulations (e.g., setback requirements), The assessed value of the building and land at 110 Central Avenue is $364,000. The estimated cost of the proposed addition is $25,000. Therefore, the proposed project meets this requirement. 2. The thirty-five percent (35%) limitation for residential properties described above shall not apply to structures on lots that were in existence prior to February 28, 1974. The structure on the subject lot was not in existence prior to February 28, 1974. QUEEN CITY PARK REVIEW STANDARDS Pursuant to Section 4.08(D) of the Land Development Regulations, the proposed conditional use shall meet the following standards: 1. The maximum height for all structures shall be no more than twenty-five (25) feet above the average pre -construction grade adjoining such structure. See Article 3, Section 3.07(B) for definition of pre -construction grade. The proposed addition is 25' feet above the average pre -construction grade. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING ldrb\misc\turner\condibonal use.doc 1. The height of the proposed addition shall not exceed 25' above the average pre -construction grade. 2. The maximum height of a structure may be increased to thirty-five (35) feet if approved by the Development Review Board subject to the provisions of Article 14, Conditional Use Review. In addition, the Development Review Board shall determine that the proposed increase in height will not affect adversely: This criterion is not applicable to the proposed project. (a) Views of adjoining and/or nearby properties; This criterion is not applicable to the proposed project. (b) Access to sunlight of adjoining and/or nearby properties; and This criterion is not applicable to the proposed project. (c) Adequate on -site parking. This criterion is not applicable to the proposed project. 3. Rooftop apparatus, such as solar collectors, television antennas, and air conditioning equipment shall be included in the height measurement Chimneys for residential structures shall be exempt from the height limitations. This has been acknowledged in the height calculations for the proposed project. 4. Television antennas and steeples for places of worship that are taller than normal height limitations may be approved by the Development Review Board subject to the provisions of Article 14, Conditional Use Review. This criterion is not applicable to the proposed project. 5. Any non -complying building or structure may be altered provided such work does not: (a) Exceed in aggregate cost thirty-five percent (35%) for residential properties and twenty-five percent (25%) for non-residential properties of the fair market value as determined by the City Assessor or by a separate independent appraisal approved by the Administrative Officer, or The assessed value of the building and land at 110 Central Avenue is $364,000. The estimated cost of the proposed addition is $25,000. Therefore, the proposed project does not exceed 35% of the properties fair market value. (b) Involve an increase to the structure's height or footprin4 or otherwise involve an increase to the square footage of the building or structure. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING \drbVnisc\tumer\conditional use doc The proposed project does involve an increase to the structure's height, and therefore the square footage of the building. 6. The Development Review Board may approve any alteration which exceeds the thirty- five and twenty -rive percent rule described above or which involves an increase to the structure's height, footprint or square footage subject to the provisions of Article 14, Conditional Use Review. The provisions of Article 14, Conditional Use Review have been addressed below. 7. In addition to the provisions set forth above, the Development Review Board shall determine that the proposed alteration or expansion will not adversely affect., (a) Views of adjoining and/or nearby properties; The subject property is at the end of Central Avenue and is surrounded by a wooded area and the Potash Brook. The proposed project will adversely affect the views of adjoining or nearby properties. (b) Access to sunlight of adjoining and/or nearby properties; and The proposed project will not adversely affect the access to sunlight by adjoining or nearby properties. (c) Adequate on -site parking. The proposed project will not alter or affect on -site parking. 8. Development, construction, and alterations within the QCP District within one hundred (100) linear feet of the center line of Potash Brook shall be subject to the requirements of the Potash Brook Overlay District Currently, the City does not have any additional requirements for the Potash Brook Overlay District. 9. Multi -family dwellings shall be subject to site plan review, as per Article 14. This criterion is not applicable to the proposed project. SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Requlations establishes the followin -general review standards for all site plan applications: (a) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movemen4 and adequate parking areas. CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING ldrb\misc\turnerlcondibonal use.doc The site is not being altered in a way that will jeopardize a desirable transition from structure to site or from structure to structure. The site will still provide for adequate planting, safe pedestrian movement, and adequate parking. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. The parking layout on the property will remain unchanged though the proposed project (c) Without restricting the permissible limits of the applicable zoning district; the height and scale of each building shall be compatible with its site and existing or adjoining buildings. The height of the proposed addition is 25', which is compatible with the existing buildings in the area. (co Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 2. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modfcations shall be underground. (e) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles The proposed project will not create buildings of different architectural styles. (f) Proposed structures shall be related harmoniously to themselves, the terrain, and to existing buildings and roads in the vicinity that have a visual relationship to the Proposed structures The proposed addition relates harmoniously to the terrain and the existing buildings in the area. Site plan applications shall meet the following speck standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: (a) The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial of collector street; to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. Staff does not feel it is necessary to require any additional access to abutting properties. (b) Electric, telephone and other wire -served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING 1drblmiscltumerlconditional use doc Staff has already stated that pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (c) All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that bash and debris do not escape the enclosure(s). No dumpsters exist on the subject property, nor are any dumpsters being proposed through this project. (d) Landscaping and Screening Requirements Pursuant to Table 13-9 of the Land Development Regulations, the proposed project will require a minimum of $750 of landscaping. The plans do not depict any additional landscaping. While the site is heavily landscaped, staff feels the applicant should comply with the minimum landscaping requirement. 3. The plans shall be revised to depict a minimum of $750 worth of landscaping, prior to issuance of a zoning permit. (e) Access/Circulation Access and circulation on the property will remain unchanged through the proposed project. (t) Setbacks The building footprint already exists and is in compliance with the setback requirements outlined in Table C-2 of the Land Development Regulations. (g) Traffic Traffic will remain unchanged through the proposed project. (h) Lighting The proposed project is for a single-family home, which are exempt from the City's lighting standards. CONDITIONAL USE REVIEW STANDARDS Pursuant to Section 14.10(E) of the Land Development Regulations the proposed conditional use shall meet the following standards: 1. The proposed use, in its location and operation, shall be consistent with the planned character of the area as defined by the City of South Burlington Comprehensive Plan. The proposed addition to the existing single-family dwelling is in keeping with the planned CITY OF SOUTH BURLINGTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING 8 ZONING %drblmisclturnerlconditional use doc character of the area as identified in the Comprehensive Plan 2. The proposed use shall conform to the stated purpose of the district in which the proposed use is located. According to Section 4.08(A) of the Land Development Regulations, the QCP Zoning District is formed to encourage residential uses at densities and setbacks that are compatible with the existing character of the QCP neighborhood. It is designed to promote smaller lots, and reduced setbacks. Staff feels that the proposed addition to the existing single-family dwelling is keeping in with the purpose of the QCP Zoning District. 3. The Development Review Board must find that the proposed uses will not adversely affect the following: (a) The capacity of existing or planned municipal or educational facilities. Staff does not believe that the proposed addition will adversely affect municipal services. (b) The essential character of the neighborhood or district in which the property is located, nor ability to develop adjacent property for appropriate uses. Staff believes that the proposed addition is in keeping with the character of surrounding properties and will not adversely affect the character of the area or the ability to develop adjacent properties. (c) Traffic on roads and highways in the vicinity. The proposed addition will not affect traffic in the vicinity. (d) Bylaws in effect The proposed addition will not affect bylaws in the vicinity. (e) Utilization of renewable energy resources. The proposed addition will not affect renewable energy resources. (t) General public health and welfare. The proposed addition will not have an adverse affect on general public welfare. Other The City Engineer reviewed the plans for the proposed project and provided comments dated April 30, 3004 (attached). 4. The plans shall be revised to comply with the requests of the City Engineer, as outlined in his CITY OF SOUTH BURLINGTON 8 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING \drb\misc\tumer\conditional use.doc comments dated April 30, 2004, prior to issuance of a zoning permit. RECOMMENDATION Staff recommends that the Development Review Board approve Conditional Use application #CU- 04-05, conditional upon the applicant addressing the numbered items in the "Comments" section of this document. Respectfully submitted, Brian Robertson, Associate Planner Copy to: Mike Turner, applicant Liall Ll,' CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 (802) 846-4106 FAX (802) 846-4101 May 20, 2004 Mike Turner Mary Jo Reale 110 Central Avenue South Burlington, VT 05403 Re: Conditional Use Application 4CU-04-05 Dear Mr. Turner & Ms. Reale: Enclosed, please find a copy of the Findings of Fact and Decision of the above referenced project approved by the South Burlington Development Review Board on 5/18/04 (effective 5/19/04). Please note the conditions of approval, including that the applicant shall obtain a zoning permit within six (6) months of this approval or this approval is null and void. In addition, the applicant shall obtain a Certificate of Occupancy prior to use of this structure. If you have any questions, please contact me. Sincerely, Betsy McDonough Administrative Assistant Encl. 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S• j #' r r �'l�� t' �,, �. / - _ -_ ilg� �.-�4-���` �-, aim 'f ��,1. ,ii �Yi • rr �� �Y - -_ - ysV-. _ •� r � _ +�� y �IrJ-n r4u, i - .. yr{!r'i ' Y �. a :�.+:x i �� —_ _ ��� ,_.4{4r}�, � I�O�, t� wY _ �1�� • •LI II R_�-P. '�1.� 7�:4, • ''i y�•�, +eY4 'b!�'�fr"Rc'1'I�'' .�,�,'l�.NL�l� 'Ir1f� „..Zty'7c_..I';I:�l;yq�• r� ' 1, . �-, �Tr (lam 'J'���!'J•�� �' 1 4i, '%�, �N' , 1� •.q,��ag � r9'I i, a ai ;, DEVELOPMENT REVIEW BOARD 18 MAY 2004 Mr. Belair noted that the applicant needs to show that their plantings meet the $750 landscaping requirement. He explained the options for bonding. The approval motion was amended as follows: Stipulation #3a was replaced with the following wording: "The Plan shall be revised to depict a handicapped space". Stipulation #3b had the following language added: "...which shall include a landscape budget." Mr. Boucher moved to approve Conditional Use Permit #CU-04-16 and Site Plan Application #SP-04-16 of Jennifer Gracie subject to the stipulations in the draft motion as amended above. Ms. Quimby seconded. Motion passed unanimously. L5.� Public Hearing: Application #CU-04-15 of Mike Turner and Mary Jo Reale seeking conditional use approval under Section 14.10, Conditional Use Review of the South Burlington Land Development Regulations. Request is for permission to allow a 240 sq. ft. expansion of a single family dwelling by enclosing a deck, 110 Central Avenue: Mr. Turner asked the Board to waive the landscape requirement. He said the porch is on the second floor in back of the house. He also showed pictures of the existing landscaping on the property. Mr. Belair had no problem granting the questions as the enclosing of the deck won't affect views. Members agreed. The draft motion was amended to delete Stipulation 2b and to change Stipulations #6 to read: "The Board grants a $750 credit for existing landscaping." Mr. Boucher moved to approve Application #CU-04-15 of Mike Turner & Mary Jo Reale subject to the stipulations in the draft motion as amended above. Ms. Quimby seconded. Motion passed unanimously. 6. Sketch Plan Application #SD-04-27 of Verizon to amend a previously approved planned unit development consisting of 117 multi -family residential units in 16 buildings. The amendment consists of. 1) constructing a 11' x 17'.5" utility hut, and 2) adding decorative fencing along the Hinesburg Road and Eldredge Street frontage, 33 Eldredge Street: Mr. Belair said the main issue is a request for a setback waiver in front. Members had no problem with this. Mr. Rice asked that preliminary and final plat be combined. The Board had no issues. No Text 11 CITE' OF SOUTH BURLINGTON DEPARTMENT OF PI,ANNING & ZONING 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 (802) 846-4106 FAX (802) 846-4101 June 2, 2004 Mike Turner no Central Avenue South Burlington, VT 05403 Re: Minutes Dear Mr. Turner: Enclosed, please find a copy of the minutes from the May 18, 2004 Development Review Board meeting. If you have any questions, feel free to contact me. Sincerely, " � 1 L1 Betsy McDonough Administrative Assistant Encl. 2004; Published Effective 5/19/04 n [Brackets] delete. inderlined add. BURLINGTON REGULATIONS ving traffic regulations y enacted by the Public nmission as amend - Appendix C, Motor and the City of n's Code of Ordinances: Handicap spaces ed. i shall park any vehicle Tie in the following , except automobiles g special handicapped later issued pursuant to 1325, or any amend- •enumbering thereof: ,ugh (54) As Written :he west side of Pine ?80 feet north of treet] 50 feet south of )ugh (146) As Written this 7th day of April the Board of Public mmissioners: ignature Wwin, P.E. : Director - Technical to 6:00 p.m., Monday through Friday include: (1) through (5) As Written (6) [Three spaces in front of #436 Maple Street, 1 space just east of the driveway and the 2 remaining spaces just west of the driveway.] Reserved. (7) through (15) As Written Adopted this 7th day of April 2004 by the Board of Public Works Commissioners: Attest: signature Norm Baldwin, P.E. Assistant Director - Technical Services Adopted 4/7/2004 Published 4/28/04; Effective 5/19/04 Material in [Brackets] delete. Material underlined add. CITY OF BURLINGTON TRAFFIC REGULATIONS The following traffic regulations are hereby enacted by the Public Works Commission as amend- ments to Appendix C, Motor Vehicles, and the City of Burlington's Code of Ordinances: Sec. 16. Bus stop. (a) The following spaces are hereby designated as bus stops. PUBLIC HEARING SOUTH BURLINGTON DEVEL- OPMENT REVIEW BOARD The South Burlington Development Review Board will hold a public hearing at the South Burlington City Hall Conference Room, 575 Dorset Street, South Burlington, Vermont on Tuesday, May 18, 2004, at 7:30 P.M. to consider the following: 1. Appeal #AO-04-01 of Wesco, Inc., appealing decision of Administrative Officer to deny zoning permit #ZP-04-047 to construct a 24' x 24' diesel pump canopy, 1108-1118 Williston Rd. 2. Conditional use permit #CU- 04-16 of Jennifer Gracie for a 14-student day care facility under Section 14.10, Conditional Use Review of the South Burlington Land Development Regulations, 184 Spear St. 3. Application #CU-04-15 of Mike Turner and Mary Jo Reale seeking conditional use approval under Section 14.10, Conditional Use Review of the South Burlington Land Development Regulations. Request is for per- mission to allow a 240 sq. ft. expansion of a single family dwelling by enclosing a deck, 110 Central Ave. Copies of the applications are available for public inspection the South Burlington City Hatt. John Dinklage, Chairman South Burlington Development Review Board April 28, 2004 ► support groups DON'T SEE A SUPPORT group here that meets your needs? Call United Way GET -INFO (a confiden- tial help line) 652-4636, Monday - Friday, 8:30 a.m. - 4:30 p.m. SELF REALIZATION: Social/sup- port group for like-minded people interested in spirituality, yoga, psychic experiences, transcen- dence and transformation. Burlington. If interested, call Jill at 877-3375 or email jLo@ together.net. mation library, mesa a board, chat room, yahoo group, and more. (ALL FREE) Visit www.nakedinvermont.com. SCLERODERMA FOUNDATION New England: Info, Blythe Leonard, 878-0732 or atblythel @aoL.com. WOMEN'S SPIRITUALITY GROUP forming. If you are old enough to remember the Apollo lunar landing and are exploring your spirit self, this group may be for you. Organizational meet- ing at 3 p.m., Sunday, 3/28, Fletcher Free Library. 861-6000. WOMEWS WEIGHT LOSS SUP- PORT GROUP: Do we know what to do? Yes! Do we do it? Not always! Sometimes the answer is mutual support — for free! Let's decide together what works for us. I want to start — do you? Anne, 861-6000. BIPOLAR SUPPORT GROUP open to new members. Meets downtown. Our goal is to become healthy and happy. For info, call Gerhard at 864-3103. ALS (LOU GEHRIG DISEASE) monthly support group: For patients, caregivers and loved ones who are Living or have lived with ALS. Third Thursday of the month, 1-3 p.m. Jim's House, 1266 Creamery Rd., Williston. Info and directions, 802-862- 8882 or vt@aLsanne.org. AL -ANON: Thursdays beginning February 5, noon-1 p.m. The Aware Office, 88 High St., Hardwick. Angie, 472-6463. WOMEN HELPING BATTERED WOMEN offers free support groups for survivors of domestic violence. Please call 658-1996 to get information on locations and times. GAMBLING PROBLEM? It's time to get help! Do you or does some- one you know have a problem with gambling? For information and a free, confidential screening, please call: 802-878-2120. WOMEN IN TRANSITION: Join a support/social group for women who are separated or divorced. The goal is to form a circle of friends for support and social activities. If interested email Katherine at MKR27609@aol.com. SMART RECOVERY: For info, contact Bob at 425-4058 or email carmody@madriver.com. BRAIN INJURY ASSOCIATION of Vermont: Daytime support group meets the second Thursday of each month at the Fanny Allen Hospital in Colchester, from 12-2 p.m. For more info, contact Polly Erickson at 847-6941. The Alano Club. Directions: Rt. 15 Fort Ethan Allen entrance, Barnes Ave., third right on to Hegeman Ave., #74 on left. All are welcome. TRANS PARTNERS support group: Meet and talk with other partners of transgendered/transsexual peo- ple. The second Friday of every month. R.U.1.2? Community Center, 6 p.m. 860-RU12. WOMEN IN MIDLIFE: a group for women navigating the chat- lenges of transition (divorce/ marital difficulty, career change, children leaving home, caring for elderly parents, etc.). Soutstice Psychotherapy, 651-9816. HEPATITIS C SUPPORT group: Second Thursday of each month. McClure MuLtigenerational Center, 6-8 p.m. Those who have hepati- tis, their friends and family mem- bers are welcome. 454-1316. ARE YOU A BUTCH, F2M, StoneButch, TGButch, TransMan, Femme, High Femme or any other description of Butch, FtM or Femme/feminine woman? If so, join us as we plan fun activi- ties and offer each other resources, support and friendship within the Butch/FtM-Femme world. For more info, contact Miss Morpheus at missmorpheusl @yahoo.com. HARD -OF -HEARING support group: I'm starting a support group for adults who have a hear- ing loss that affects the quality of their work/family/social Life. Let's share personal experiences and knowledge of hearing -aid technology. Marlene, 865-9781. WOULD YOU LIKE to join a thriving, mixed social group? Get together for various activi- ties/friendship in Montpelier/ Burlington. 229-4390 or email DA1076@yahoo.com. SKINNYDIPPERS UNITE! Visit Vermont Au Naturel. Join other naturists and like-minded people for support, discussions and more! www.vermontaunatureL.com. PARENTS TOGETHER support groups: Would you like to talk and share ideas with other parents about the joys and challenges of children? Support groups for all parents. Connie, 878-7090. MENTAL ILLNESSES: The National Alliance for the Mentally ILL holds support meetings for the families and friends of the mental- ly ill at Howard Center, corner of Flynn and Pine. Second and fourth Tuesdays of every month at 7 p.m. Park in Pine St. lot and walk down ramp. 862-6683 fur info. W(ne.r Bill Szymanski, City Engineer City of South Burlington 575 Dorset Street South Burlington, VT 05403 846-4io6 - ph 846-4101 - fax TURNER-REALE RESIDENCE CENTRAL AVENUE QUEENY CITY PARK 4/30/04 1. Plan should show the lot lines of property. Also, sewer and water connections should be shown. CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 (802) 846-4106 FAX (802) 846-4101 May 14, 2004 Mike Turner 110 Central Avenue South Burlington, VT 05403 Re: 110 Central Avenue Dear Mr. Turner: Enclosed is the agenda for next Tuesday's Development Review Board meeting and staff comments to the Board. Please be sure that someone is at the meeting on Tuesday, May 18, 2004 at 7:30 p.m. at the City Hall Conference Room, 575 Dorset Street. If you have any questions, please give us a call. Sincerely, Betsy McDonough Administrative Assistant Encl. CITY OF SOUTH BURLINGTO�-,1 DEPARTMENT OF PLAIa NE'gG & ZONING 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 (802) 846-4106 FAX (802) 846-4101 - „ _ O S Permit Number CIA �_ APPLICATION FOR THE DEVELOPMENT REVIEW BOARD All information requested on this application must be completed in full. Failure to provide the requested information either on this application form or on the site plan will result in your application being rejected and a delay in the review before the Development Review Board. I understand the presentation procedures required by State Law (Section 4468 of the Planning & Development Act). Also that hearings are held twice a month. That a legal advertisement must appear 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 hearing. Type of application check one: ( ) Appeal from decision of Administrator Officer (includes appeals from Notice of Violation) (' Request for a conditional use ( ) Request for a variance ( ) Other PROVISION OF ZONING ORDINANCE IN QUESTION (IF ANY) tI TllE��iU1 S �.iriv ✓azv E -Zv CR0A-46 7-,o WHAT ACTION OF THE ADMINISTRATIVE OFFICER ARE YOU APPEALING? 1) OWNER OF RECORD (Name as shown on deed, mailing address, phone and fax M► w. F -r, .rQA/" M WP—v -TD 2 F4 L E c -,cnTvR4 N v i1! F S' 3 / 7-5— PhVa-E 2) LOCATION OF LAST RECORDED DEED (Book and page #) VO4- 35 7 �4W_ - 5 3) APPLICANT (Name, mailing and fax #) I 46- TUP-46 2 1'' k&VTO kE;AL-kC- P AX =C 4) CONTACT PERSON (Name, mailing address, phone and fax #) 3 M-►'Vt r=- _ 5) PROJECT STREET ADDRESS: 9I&M J� 6) TAX PARCEL ID# (can be obtained at Assessor's Office) O s s d — o o l i Q 7) PROJECT DESCRIPTION a) Existing Uses on Property (including description and size of each separate use) .1* b) Proposed Uses on property (include description and size of each new use and exsting uses to c) Total building square rootage ion�r®.petty (proposed buildings and existing buildings to rain) lr d) Height of building �& number of floors (proposed buildings and existing buildings to remain, specify if basement and mezzanine) �5� —r w :> iL 74c'S L/ viAlG- &,4e,-- ✓V e, - .4.jyA—roW --- /%✓ T e) Number of residential units (if applicable, new units and existing units to remain) f) Number of employees & company vehicles (existing and proposed, note office versus non -office employees) g) Other (list any other information pertinent to this application not specifically requested above, please note if Overlay Districts are applicable): � YI Z,15 ; j, Utz.sa F'r _ 8) LOT COVERAGE a) Building: Existing 'Yo Proposed b) Overall (building, parking, outside storage, etc) �I✓r'�,zee,X Existing Proposed % Front yard (along each street) Existing % Proposed % (does not apply to residential uses) UaV514G 9) COST ESTIMATES a) Building (including interior renovations): $ ,��, Dp0 b) Landscaping: $ c) Other site improvements (please list with cost): ,1-0) ESTIMATED TRAFFIC a) Average daily traffic for entire property (in and out): b) A.M. Peak hour for entire property (in and out): c) P.M. Peak hour for entire property (In and out): 11) PEAK HOURS OF OPERATION: 12) PEAK DAMS OF OPERATION: 13) ESTIMATED PROJECT COMPLETION DATE: 14) LIST ABUTTERS ( List names and addresses of all abutting property owners on a separate sheet of paper). 1 FS' .44JA 1)4 r?)` 10 VT t) fin? I hereby certify that all the information requested as part of this application has been submitted and is accurate to the best of my knowledge. IF tE OF APPLICANT SIGNATLT40 �.OWNEA Do not write below this line DATE OF SUBMISSION: / REVEEW AUTHORITY: Development Review Board ❑ Director, Planning & Zoning I have reviewed this site plan application and find it to be: Complete ❑ Incom 1 & Zoning or Designee Date d I�Z6)7—Td6� 12,6� -/-- CA9 ce-oi-le'll -4tl-c sea '� 4- 5-�� � MEMORANDUM To: South Burlington Zoning Board of Adjustment From: Richard Ward, Zoning Administrative Officer Re: December 28, 1998 Agenda Items Date: December 18, 1998 1) MICHAEL TURNER - 110 CENTRAL AVENUE Area in question zoned QCP District. Section 26.40 Home occupation - "use of a minor portion of a dwelling." Request is for permission to use a minor portion of a garage (2°d story) as a business office. Garage 24' x 34' 2 story - second floor contains guest quarters (bedroom/bath) and approximately 300 square feet of office area. Variance granted 6/13/94 for existing structures. 2) WILLIAM & NANCY JACOBUS - 11 BAYCREST DRIVE Area in question zoned R-4 District. Section 25.00 Dimensional requirements - minimum side yards ten (10) feet. Request to adjust a boundary line (Planning Commission approval required) which creates a easterly side yard of 9.7 feet. Steps from rear deck to be relocated. Existing westerly side yard 9.7 feet resulting from original replacement of structure. Letter from Attorney Wheelwright explains the chain of events. t ,1�-W,OdJ -- —`' 9-"12-eeox M ro' 4. w Yw 1'-01 I 31': iM W i ti a "" o!. CENTRAL AVENUE POTAsH Q 51 TE PLAN �. a. NOTE, TOPO 4 DOUNDAMr 1WOMlATION PROVIDED BY MICWAEL ?11 Pt 4 MART JO Jr I SOUTH BURLINGTON ZONING NOTICE In accordance with ithe South Burlington Zoning Regulations and Chapter 117, Title 24, V.S.A. the South Burling- ton Zoning Board of Ad1'ustment will hold a public hearing at the South Burlingtm Munici- pal Offices, Conference Room, 575 Dorset Street, South Burlington, Vermont on Monday, December 28, 1998 at i 7:00 P.M to consider the following: #1 Appeal of Michael turner & Mary Jo Reale seeking a variance from f Section 26.40 Home oc- cupation of the South Burlington Zoning Regu- lations. Request is for permission to convert a portion of a garage into office area for a home occupation, located at 110 Central Avenue. #2 Appeal of William & Nancy Jacobus seek- ing a variance from Sec- tion 25.00 Dimensional requirements of the South Burlington Zoning Regulations. Request is for permission to adjust a boundary line which creates an easterly side yard of nine feet seven inches (9.7) also, estab- lishes the same westerly side yard which is the result of the original replacement of the struc- ture, located at 11 Bay - crest Drive. Richard Ward, Zoning Administrative Officer December 12, 1998 City of South Burlington 575 OORSET STREET SOUTH BURLINGTON, VERMONT 05403 FAX (802) 658-4748 PLANNING �802)658-7955 December 14, 1998 Mr. Michael Turner 1 10 Central Avenue South Burlington, Vermont 05403 Re: Zoning Appeal Dear Mr. Turner: 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, December 28, 1998 at 7:00 P.M. to consider your request for a zoning variance. ZONING 302)658-7958 Please plan to attend this meeting and be prepared to address the enclosed review criteria. If you have any questions, please don't hesitate to call me. Very truly, Richard Ward, Zoning Administrative Officer RW/mcp 1 Encl City of South Burlington 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 FAX (802) 658-4748 PLANNING (802)658.7955 November 23, 1998 Mr. Michael Turner 110 Central Avenue South Burlington, Vermont 05403 Re: Zoning Violation, 110 Central Avenue Dear Mr. Turner: ZONING (802)658-7958 Please be advised that you are in violation of Section H.10 Permitted uses of the City of South Burlington Zoning Regulations. Your violation consists of commencing development without obtaining the required permits. Your specific violation consists of operating a business within a residential district at the above address. Pursuant to 24 VS. A. Section 4443 you have seven (7) days in which to cure this violation. In order to cure the violation, you must cease operation and secure the necessary approvals and permits. If the violation is not cured in the manner specified within seven (7) days, you will be subject to legal action and fines of up to fifty (50) dollars per day for each day the violation continues. You are not entitled to an additional warning notice for a violation occurring after the seven (7) day period has run. If you do not agree with this Notice of Violation, you may appeal it to the Zoning Board of Adjustment in writing within fifteen (15) days of this date. If you have any questions regarding this matter, please don't hesitate to call me. Very truly, 44"Z,e;,f-r�- Richard Ward, Zoning Administrative Officer RW ,mcp City of South Burlington 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 FAX (802) 658-4748 PLANNING (802)658.7955 November 19, 1998 Mr. Michael Turner 110 Central A venue South Burlington, Vermont 05403 Re: Zoning Violation, 110 Central Avenue Dear Mr. Turner: ZONING (802)658-7958 Please be advised that you are in violation of Section IL 10 Permitted uses of the City of South Burlington Zoning Regulations. Your violation consists of commencing development without obtaining the required permits. Your specific violation consists of operating a business within a residential district at the above address. Pursuant to 24 V.S.A. Section 4441 you have seven (7) days in which to cure this violation. In order to cure the violation, you must cease operation and secure the necessary approvals and permits. If the violation is not cured in the manner specified within seven (7) days, you will be subject to legal action and fines of up to fifty (50) dollars per day for each day the violation continues. You are not entitled to an additional warning notice for a violation occurring after the seven (7) day period has run. If you do not agree with this Notice of Violation, you may appeal it to the Zoning Board of Adjustment in writing within fifteen (15) days of this date. If you have any questions regarding this matter, please don't hesitate to call me. Very tru Richard Ward, Zoning Administrative Officer RWimcp David A. Kenyon 105 Central Avenue South Burlington, VT 05403 November 12, 1998 Mr. Charles Hafter Manager City of South Burlington 575 Dorset Street South Burlington, VT 05403 Dear Chuck: I thought you might help with a question several neighbors and I have about our neighborhood, Queen City Park. Several years ago Mr. Michael Turner purchased property here and removed a seasonal camp and detached single car garage. He replaced them with a year-round home and large "garage" that can and has accommodated overnight guests. Nearly every day FedEx, UPS and others make visits to his place. Additionally 2-3 vehicles are parked there from about 9 am to 4:30 pm throughout the week. Dick Ward has assured me that Mr. Turner cannot have a business at his home. However, to those who live here the opposite is obvious and disturbing. It was my impression that we here lived in a restricted residential area. If Mr. Turner is in fact in compliance then I too have a change in mind for my property. Thank you in advance for your interest. Sincerely, 14 ",- David A. No Text Mr Richard Ward November 30, 1998 Zoning Administrative Officer City of South Burlington 575 Dorset St. S. Burlington, VT 05403 Re: Zoning Violation, 110 Central Ave Dear Dick, Thank you for taking the time prior to the holiday to explain this situation. Below I've outlined the history of my home office career in Vermont which started in K12 Stonehedge Drive in January 1994. I would like to first acknowledge that it does appear that I never requested a new permit for a home business after moving from K12 Stonehedge Dr, S Burlington to N13 Stonehedge Dr in July 1994. I either assumed the permit was transferable because the business was essentially unchanged or forgot to request the transfer. Our landlord sold K12 without warning ,we had to move immediately and my wife, pregnant and with shingles, gave birth to our son (healthy and 4'/z ) a month early. We found N13 at literally the last hour. There was a lot going on. The move to 110 Central Ave in Sept 1995 was uneventful. I vaguely remember asking you about the new address and home office situation ( this could be wishful thinking on my part) and no change in business activity occurring so no problem with a home office. My wife , Mary Jo Reale recalls calling you to discuss this location change but has no record of it. She thinks she remembers being told the original status applied or something to that effect. When the garage building was completed in October 1996 I moved the office out of the house and above the garage where there was roughly the same square footage used for the office activity as in the house. The person who acted as an administrative assistant in my home continued in the same position above the garage. I should have reviewed the home office situation again at that time but did not. The garage and living space above it were a permitted construction and I had no change in business activity so I moved the office without concern. I guess the outbuilding clause comes into effect here. The Prudential Committee in Queen City Park explained that two families could not inhabit one primary dwelling and since that was not occurring I saw no conflict. Throughout our purchase of 110 and construction of the house and a year later the garage I was in frequent contact with them and they with me . If there was ever a concern on their part , it was discussed and resolved , communication was open. To summarize our office operation : I am an independent sales rep of Outdoor footwear to retailers at the wholesale level. I have an office assistant who helps with the phones and computer work. Customers or venders do not come to 110 Central Ave. Activities at 110 Central Ave are of the information processing type and do not involve physical sales of inventories. I would like to address the specific points made by David Kenyon in his complaint to the City Manager. The type of and activity level of the sales rep business I own has not changed materially in the last five years. In fact I now represent fewer lines than I did when we moved to 110 Central Ave in '95. 1 use approximately 350 square feet of the 675 square feet on the second floor of the garage. Much of this is open floor space. A small kitchen area, bathroom and one bedroom with closet make up the remainder. This area is used as a guest bedroom and bath. There is no stove but there is a microwave for heating coffee etc. I assume it is permitted to have family and friends stay the night as guests and park their cars in my driveway or on the street . This happens usually during holidays or in the summer when use of the lake is up. I do not have customers at my office or my house . I travel to visit them at their place of business. My office is not a showroom but a place to do phone and computer work and receive faxes. I store my sales samples in my garage. David Kenyons citing of 2 — 3 cars parked from 9 am to 4:30 pm every day is incorrect. We have a babysitter from time to time for our two children and they park in the driveway or on the street beside the garage. The daily parking consists of our office helper from 8:30 am to 5:00 pm and the babysitter 4 days a week either in the am or in the pm but not all day. The frequency of delivery by UPS is documented and from 5/1/98 to 11/20/98 my family had 56 deliveries made to 110 Central including business,personal and mailorder shopping. This included 9 in May, 8 in June, 11 in July, 6 in August, 8 in September, 7 in October and 7 in November. Some weeks there were no deliveries and some weeks there were a maximum of three. I do not ship out from this location. UPS has told me there are locations in the park that have a daily order for pickup and delivery. Federal Express makes one stop a week on Thursday or Friday. They could not provide the documentation as nicely as UPS but 1 could collect it if required. Beside the specific deliveries to 110 Central Ave, we are at the end of the road and every vehicle that makes a delivery or sightseer that drives south of the playground park usually drives to the end of Central Ave to turn around. Every neighbor receives deliveries from these services and this will most likely increase during the holidays. I would hope David Kenyon is aware of the traffic patterns within the confines of Queen City Park and realizes that not all delivery trucks at the end of the road are stopping at 110 Central Ave. I am unaware of any other of my neighbors being concerned about my home office activity at 110 . No one has expressed concern, verbally or otherwise though I would be responsive if they did. I take extra measures to have people park in unobtrusive places , drive slowly when they enter or leave the park and be thoughtful of park residents and animals. I think our neighbors would agree with this statement. I want to be in compliance with the zoning rules for South Burlington home office activity and welcome your input on this very important matter. Building our garage and the space above it for this partial use was no small undertaking. My family and I will work with you and the neighbors to resolve this complaint. Please let me know what I need to do next regarding this and thank you again for your time and thoughtful analysis of this situation. Sincerely Yours Michael Turner Mary Jo Reale 110 Central Ave S. Burlington ,VT 05403 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 Monday, December 28, 1998 at 7:00 P.M. to consider the following: # 1 Appeal of Michael Turner & Mary Jo Reale seeking a variance from Section 26.40 Home occupation of the South Burlington Zoning Regulations. Request is for permission to convert a portion of a garage into office area for a home occupation, located at 110 Central Avenue. #2 Appeal of William & Nancy Jacobus seeking a variance from Section 25.00 Dimensional requirements of the South Burlington Zoning Regulations. Request is for permission to adjust a boundary line which creates an easterly side yard of nine feet seven inches (9.7) also, establishes the same westerly side yard which is the result of the original replacement of the structure, located at 11 Baycrest Drive. Richard Ward, Zoning Administrative Officer December 12, 1998 ` ' City of South Burlington Official Use Application to Board of Adjustment APPLICATION # HEARING DATE FILING DATE �z/Z'! �F/EE AMOUNT Name of applicant(s)�'�i Address _ ����Itl 14W Telephone Represented by Landowner 0&4. JJ� ?UJ . � Lf.�Address 110 J' E&eIR C ` Location and description of property "ZIT%( �✓,� GAR G;� � 1��"� t7 1 W L-r __--L_t vitiJ�- 1Qua-R1r7eS' A6i9erC—_ Adjacent property owner(s) & Address 144� `M — p A/' I— 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 arc held twice a month, (second and fourth Mondays). That a legal advertisement must appear a minimum of fiReen (15) days prior to the hearing. I agree to pay a hearing fee which is to off -set the cost of hearing. Provision of zoning ordinance in question Reason for appeal Other documentation ,Dat Do not write 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 uth Burlin on Municipal Offices, Conference Room, 575 Dorset Street. South Burlington, Vermont on Monday, G_s., ,� 1�6 1'9t 7:00 P.M. to consider the following 10 Appeal of ��+ f y�.. t .•� /�%� 11 -- / seeking a from Section Ow", 414) of the South Burlington Zoning Regulations. Request is for permission to A P'c k Michael Turner & Mary Jo Rea% 110 Central Avenue S. Burlington, VT 05403 P: 802-863-9853 February 3, 1999 We support the home occupation use of Michael Turner and Mary Jo Reales' garage with finished second story, at 110 Central Avenue S. Burlington, vT 05403. NAME ADDRESS DATE 28. 2C, Pp"wewrw- G(,!r 'W-zTePf City of South Burlington 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 FAX 658-4748 PLANNER 658-7955 May 9, 1993 Mr. Michael Turner K-12 Stonehedge Drive South Burlington, Vermont 05403 Re: Zoning Appeal Dear Ms. Turner: 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, May 23, 1994 at 7:00 P.M. to consider your request for a zoning variance. Please plan to attend and be prepared to address the criteria as setforth under Section 4468. Very truly, Richard Ward, Zoning Administrative Officer 1 Encl RW/mcp To: The South Burlington Zoning Board June 12, 1994 From: Bruce Alvarez 52 Central Ave South Burlington Subject: The variance request for the property at 110 Central Ave It would appear that the 100 foot conservation zone setback from the center of Potash Brook is the primary issue in the request for a variance. I would appreciate a discussion by the board at the June 13th meeting with regard to the board's position as to the purpose of the conservation zone and the importance of that purpose. My feeling from previous meetings is that the board feels that the zone is of minimal importance. If this is the case, and the board is willing to grant substantial encroachment, based on other existing structures, then perhaps the zoning should be changed to decrease the setback to that of the existing structure which is most in violation. I would propose that the zoning change include enforced measures to sustain the purpose of the zone, or whatever part of the current purpose which can still exist with this change. A specific example would be to require and enforce erosion control measures during and after demolition/construction. This would negate the need for the current application as well as potential future applications. In addition, I would like to understand how the board determines need for a variance. The plan which I believe will be presented to the board shows a 2000 sq foot house which requires no variance to construct. In addition there is a structure approximately 900 sq feet in size ( as a 2 dimentional footprint ). 100 percent of this structure would be on land that requires the variance requested. The structure would be a 2 car garage/storage building with a similar sized home office above. I would also like to make the following observations: o The point has been made that from an environmental perspective, the encroachment requested would be of minimal impact on the health of the brook, especially if erosion control measures were implemented. I would tend to agree. In fact, the city itself should be making an effort to remedy the ills of the brook by focusing on the pollution from roads and nearby businesses. These are a far greater hazard to the brook and Lake Champlain than a few houses, not to mention the 4 beavers the town had removed a few years ago. o The encroachment into the conservation zone of the existing house is approximately 35 feet. However, since the application is to remove the existing structure and foundation, I would think that any new structures would be required to minimize the encroachment either by careful design or elimination of a desired structure where a need can not realistically be demonstrated. o The house at 108 encroaches approximately 35 feet. I believe this is irrelevent. The structure existed prior to current zoning. The fact that another structure encroaches does not necessarily mean that other lots have similar requirements. For instance, the frontage on Central Avenue of the property at 108 is substantially less than that at 110. o The property was recently purchased with the express purpose of demolishing the existing structure and building structures which meet the applicants' desires. The existing restrictions imposed both by nature and zoning have not changed. Therefore, I must question if it is reasonable to purchase property which is known to be unsuitable for the buyers' desires and then request the town to grant a variance to rectify the hardship. o There are approximately 38 residential units on Central Avenue. Those residences include 11 single car and two 2 car garages. Thus, approximately two thirds of the units have no garage. April 26, 1994 To whom it may concern: We, as adjacent property owners, conditionally approve of the construction of a new dwelling on the property of Mike Turner at 110 Central Avenue, South Burlington. We have only a general verbal description of the proposed house and have not seen a site plan. We are concerned that the construction should have some consistency with the existing neighborhood and should impact on our end of the road privacy as little as possible. At the same time, the cottage that this structure will replace is in deteriorating condition and new construction may well be the most logical method of utilizing this lot. This conditional approval is intended to indicate that we harbor no fundamental objection to the project but need to see something on paper - a site plan at least - before giving our full .approval. Sincerely, Wesley & Patty Eldred 114 Central Avenue South Burlington, VT 05403 4�7 x ow No Text ............. L3KOOK ti WOO ns NP.�L N-N-M-- UA IK � -ro FKVI �tf VIOLA-� Wwy Qov. 16. IC)&+ I& IMCE-N-rKF\L AVE ko A-1 0 Woc K f, sp A--C-V- 110 Cr--Nl-P\AL � i T� �.I� • Nov'-`r�vcr�.��, Z= -501 UA o kf A-2 urriciai use -1 City of South Burlington Application to Board of Adjustment Date Li Applicant MIC.HAEt U94W Owner, leasee, agent Address Ito CPA,TUL 4-V& APPLICATION # HEARING DATE FILING DATE FEE AMOUNT G' Telephone # e111 �31 ?4513 Landowner � P_Aj e Address Location and description of property C509 j "R,up iW1J C-1VA Type of application check one ( ) appeal from d cision 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 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 The owner or applicant should submit along with -this application (8 copie"") 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 7 Sign e of Appellant Do not write bel64 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 Adjus_tmen_t will- hold__ _. a public hearing at the South Burlington Municipal Offices Conference Room, 575 Dorset Street, South Burlington, Vermont on _t Day df Week at , ' '"` _ to consider the following% Month and Date Time Appeal of seeking a A41Z_#4_ c from Section of the South Burlington Zoning Regulations. Request is for permission to ;;4�r.� Sic- 0 TURNER, Michael 110 Central Avenue Queen City Park District. Section 18.00 Dimensional requirements, minimum front yard 10 feet, side yard 5 feet and rear yard 10 feet. Existing setback 7 feet, all others conform. Cottage 24'x 24', detached garage 12'x 201. Section 18.105 Conservation - Open Space District (Muddy Brook), minimum setback 100 feet, existing and proposed 65 feet. Proposed demolish cottage and garage, replace with new dwelling (2500 square feet), attached garage and porch (1200 square feet) within 65 feet of centerline of Muddy Brook. Section 19.00 Non complying structures, subs section 19.002 alterations. F.M.V. $165,000 (recently purchased). New construction, estimated cost $150,000. 35% rule applies $165,000 x 35% _ $57,750. Lot size approximately 25,750 square feet. �Z u'fN du N ."cEN �ZppINO With th° ecoInguroilce n9 pp�hneq Ru no �4� t n Zoni 11 � W orof te9f gurunp WI : �dluset t d ha � W a bgurll(I ponler. the Sp pHiceS. porset encPa F g0uth5Bur11nptM Y nt gtreet, on MondeY.M Lo ' 23 199A °t tol�0Winp consider the Mlcheel df1 APP°akin9ta VeriNon" SurIo. eb ture .°. m - B nei�m sleet, pn loco' and ve 50 a Htnesburp containinp1020 toted at . aped the `N s ore pn Pieh ', Plan gurllnptovn,�..wM�' gouth Zonlr�p F1en, and et Cny e toted t guest. Sow 1 or Vertn°� lington, .'.u:rd