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Home My WebLink AboutAgenda 06_CU-21-04_13 White Pl_McGinnisCITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD CU-21-04_13 White Pl_McGinnis_2021-12-07.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: December 1, 2021 Application received: November 17, 2021 13 White Place Conditional Use Application #CU-21-04 Meeting date: December 7, 2021 Applicant/Owners Michael & Samantha McGinnis 13 White Place South Burlington, VT 05403 Property Information Tax Parcel ID: 1790-00013 Residential 4 Zoning District 5,000 sf lot CU-21-04 PROJECT DESCRIPTION Conditional use application #CU-21-04 of Mike McGinnis to reconstruct and expand an existing attached garage on a lot occupied by an existing single family home. The proposed expansion includes increasing the length and height of a portion of the structure that is located less than five (5) feet from the adjacent side property line, 13 White Place. CONTEXT The Project is located within the Residential 4 zoning district. The property may be reviewed under 3.06J, which allows exceptions to setback and lot coverage requirements for lots used for single family residential and existing prior to February 28, 1974. The existing side yard setback is 3.29 ft. This project is subject to review under the LDRs covering the R4 zoning district and Section 14.10 conditional uses. The application was complete on November 17, 2021 and is therefore subject to the draft Land Development Regulations warned November 10, 2021. If the draft regulations are not adopted, then it will be instead subject to the LDRs effective 12/28/2020. Differences in applicable sections of the regulations are limited to clarifications on wording and are not substantive. This staff report reflects the language of the draft regulations. COMMENTS Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner have reviewed the plans submitted on November 17, 2021 and offer the following comments. Numbered items for the Board’s attention are in red. Zoning District & Dimensional Requirements: R4 Zoning District Required Existing Proposed @ Min. Lot Size 9,500 SF 5,000 SF No change √ Max. Building Coverage 20 % 17% 18.0% √ Max. Overall Coverage 40 % 32% 32% @ Min. Front Setback 30 ft. 22.7 ft. 22.5 ft.1 @ Min. Side Setback 10 ft. 3.0 ft. 3.0 ft.2 @ Min. Side & Rear Setback, accessory structure 5 ft. 1.6 ft. 1.6 ft √ Min. Rear Setback 30 ft. 48.2 ft. 48.2 ft. √ Max Height, pitched roof 28 ft. 17.7 ft. 21.2 ft.3 √ Zoning Compliance @ Existing nonconforming 1. Porch encroaches into front setback beyond principal structure; see 3.06K below. The existing front setback encroachment proposed to be expanded to include a greater portion of the enclosed building space; see 3.06J(2) below. 2. Garage is most encroaching point of structure; encroachment proposed to be expanded to include a greater portion of the enclosed building space. 3. The addition is proposed to have a shed dormer with a midpoint height of 21.2 ft. The mid- point of the shed dormer is higher than the midpoint of the existing portion of the roof to CU-21-04 remain. Since the existing and proposed heights are so much lower than the allowable maximum height for the zoning district, Staff has not undertaken a detailed analysis of the proposal with respect to LDR Figure 3.1b to determine whether the height is properly measured at the midpoint of the main roof or at the midpoint of the dormers. 3.06(J) EXCEPTIONS TO SETBACK AND LOT COVERAGE REQUIREMENTS FOR LOTS EXISITNG PRIOR TO FEBRUARY 28, 1973 The following exceptions to setbacks and lot coverages shall be permitted for lots or dwelling units that meet the following criteria: the lot or dwelling unit was in existence prior to February 28, 1974, and the existing or proposed principal use on the lot is a single-family dwelling or a two-family dwelling. (1) Side and Rear Setbacks. A structure may encroach into the required side or rear setback up to a distance equal to 50% of the side or rear setback requirement of the district. In no event, however, shall a structure have a side setback of less than five (5) feet unless approved by the Development Review Board in accordance with subsection (3) below. This provision reduces the side setback to 5-ft and the rear setback to 15 ft. The rear setback is met for the existing and proposed principal structure without use of this provision. This provision does not allow the existing or proposed side setback, but the Board may approve additional encroachment in subsection (3) below. (2) Front Setbacks. A structure may encroach into a required front setback up to the average distance to the building line of the principal structures on adjacent lots on the same street frontage. In no event, however, shall a structure have a front setback of less than five (5) feet unless approved by the Development Review Board in accordance with subsection (3) below. Based on the provided survey for 15 White Place and a review of aerial imagery for 11 White Place (the adjacent lots), the proposed additional will not encroach further into the front setback than adjoining structures, and will not encroach further into the front setback that the existing structure at 13 White Place. Staff considers the proposed front setback encroachment to be allowable under this provision. (3) Additional Encroachment Subject to DRB Approval. Encroachment of a structure into a required setback beyond the limitations set forth in (1) and (2) above may be approved by the Development Review Board subject to the provisions of Article 14, Conditional Uses, but in no event shall a structure be less than three (3) feet from a side or rear property line or less than five (5) feet from a front property line. The applicant’s survey shows that the existing structure is 3.0 ft from the side property line at the front of the structure, and 3.3 ft from the side property line at the rear of the existing structure. The applicant is proposing to reconstruct the 1-story garage portion of the existing structure and convert it to a 2-story structure. The reconstructed portion of the building will be the same height as the existing portion of the structure to remain. The reconstructed structure will remain 3.0 ft from the side property line at the front and 3.3 ft from the side property line at the rear of the structure. The structure will not be expanded towards the side property line, though it is proposed to expand to the front as noted under (2) above. No such additional encroachment shall be approved unless the Development Review Board finds that the proposed encroachment will not have an undue adverse effect on: (a) views of adjoining and/or nearby properties or principal buildings located thereon; (b) access to sunlight of adjoining and/or nearby properties; CU-21-04 Since the reconstruction will be the same height as the portion of the structure to remain, Staff considers that impacts on views and access to sunlight will be minimal. (c) adequate on-site parking; and The existing driveway is 9.3 ft wide and 27.5 ft long within the property (40.6 ft long to the edge of the street). The portion of the building to be removed is a one-car garage. It is proposed to be replaced by habitable space; there will no longer be a garage. The driveway will be reduced to 22.7 ft long within the property (35.8 ft to the edge of the street). There are no parking minimums for single family homes. Staff considers the available parking will be reduced from space for three vehicles to space for one vehicle; standard parking spaces are 18 – 22 ft deep depending on whether they are parallel or perpendicular to the drive aisle. For reference, Staff reviewed the length of several small modern cars and found them to be 13.5 to 15 ft long, while pickup trucks are 18-21 ft long. White Place has a 50-ft ROW and paved to be approximately 24- ft wide. The LDRs proscribe a minimum width of 26-ft for private streets with parking; White Place is a public road and, if new, would be paved at 28-ft wide. Parking is not prohibited on White Place, though it is subject to winter overnight parking bans. 1. In light of these facts, Staff recommends the Board discuss whether they find the proposed expanded encroachment has an undue adverse effect on the adequacy of on-site parking. Staff considers the Board may wish to require the applicant to maintain the existing driveway length. Staff considers that the Board may be able to work with the applicant to develop a specific enough solution to allow this to be addressed as a condition of approval. (d) safety of adjoining and/or nearby property. Staff considers the proposed expansion does not impact safety of adjoining properties. (4) Processing of a Request. Any request under subsections (1) - (3) above to expand an existing structure, or place a new structure, to within less than ten (10) feet of any property line shall include the submission of survey data prepared by a licensed surveyor showing the location of affected property lines, existing and/or proposed structures, and any other information deemed necessary by the Administrative Officer. 2. The applicant has provided an existing conditions survey, prepared by Summit Engineering, Inc. The survey does not include the proposed structure; proposed plans were prepared by the project architect. Since the proposed structure expands the side within 10-ft of the property line, Staff recommends the Board require the applicant to include the proposed structure on the provided survey, with a note indicating that the building placement was provided by the architect and not the surveyor. (5) Lot Coverage. For lots that are five thousand (5,000) square feet or greater in size, but less than seven thousand five hundred (7,500) square feet, lot coverage may exceed the maximum allowed for the district up to a maximum of thirty percent (30%) for buildings and fifty percent (50%) for total lot coverage. For lots that are less than five thousand (5,000) square feet in size, lot coverage may exceed the maximum allowed for the district up to a maximum of forty percent (40%) for buildings and sixty percent (60%) for total lot coverage. Building and lot coverages are met without making use of this provision. 3.06K. Front Setback for Front Decks and Porches in the R4 District In the R4 District, an open porch or deck that shall not exceed the width of the building face to which the porch or deck is attached and that shall not have a depth greater than 12 feet as measured from the building face, shall have a minimum front setback of 10 feet. Access steps not greater than 5 feet in width may project no more than 5 feet in front of the porch or deck, but in no case shall be located CU-21-04 closer than 5 feet from the front property line. An enclosed porch, or an open porch or deck exceeding 12 feet in depth, shall be considered part of the principal building and subject to standard front setbacks. The existing porch is set back 17.7 ft from the front property line and is less than 12 ft in depth. No changes to the porch are proposed. Staff considers this criterion met. CONDITIONAL USE CRITERIA Pursuant to Section 3.06J(3) of the South Burlington Land Development Regulations (Additional Encroachment Subject to DRB Approval), the proposed structure shall be reviewed as a conditional use and shall meet the following standards of Section 14.10(E): 14.10(E) General Review Standards. The Development Review Board shall review the proposed conditional use for compliance with all applicable standards as contained in these regulations. The proposed conditional use shall not result in an undue adverse effect on any of the following: (1) The capacity of existing or planned community facilities. Staff considers this project will have no adverse effect upon community facilities. (2) The character of the area affected, as defined by the purpose or purposes of the zoning district within which the project is located, and specifically stated policies and standards of the municipal plan. The “specifically stated policies and standards of the municipal plan” is statutory language which refers to the LDR and Comprehensive Plan. The purpose of the R4 district is “to encourage residential use at moderate densities that are compatible with existing neighborhoods and undeveloped land adjacent to those neighborhoods.” This property is located in an area with predominantly like-sized lots, with the lot immediately to the east and immediately across the street being larger than the average. The home on this lot is the same size as or slightly smaller than adjacent homes. Nearby homes are a mixture of one and two stories. Most but not all have single car garages. The property is located in an area characterized in the Comprehensive Plan as lower intensity, principally residential. Relevant excerpts from the Comprehensive Plan are as follows. Lower intensity, principally residential. Fostering a strong sense of neighborhood, these areas are primarily residential in use, with number of units and size of buildings to be among the lowest in the City. Open spaces are accessible and thoughtfully arranged as community gathering places, and roadways should be largely limited to local traffic with low volumes. While residential dwellings need not be all detached, the general character and appearance is that of a single family neighborhood. Building heights reflect this character. Small lots and small buildings are encouraged. Commercial uses are limited to those serving a small or local population. More intense commercial or industrial uses should be avoided. Southwest Quadrant Objective 54. Promote higher-density, mixed use development and redevelopment along Shelburne Road and foster effective transitions to adjacent residential areas. Objective 4. Support the retention of existing and construction of new affordable and moderate- income housing, emphasizing both smaller single family homes and apartments, to meet demand within the regional housing market. Objective 5. Build and reinforce diverse, walkable neighborhoods that offer a good quality of life by designing and locating new and renovated housing in a context-sensitive manner that CU-21-04 will facilitate development of a high-density, City Center, mixed used transit corridors, and compact residential neighborhoods. Staff reminds the Board that the application must not result in an undue adverse effect on the character; it does not necessarily have to match the remainder of the neighborhood. Staff considers this criterion met. (3) Traffic on roads and highways in the vicinity. Staff considers this project will have no adverse effect on traffic on roads and highways in the vicinity. (4) Bylaws and ordinances then in effect. Consistency with the land development regulations is described in this document. Staff considers the project consistent with other applicable bylaws. (5) Utilization of renewable energy resources. This project will not affect renewable energy resources. RECOMMENDATION Staff recommends the Board discuss the project with the applicant and close the hearing. Respectfully submitted, Marla Keene, Development Review Planner xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx100.56'WHITE PLACEGARAGE13 WHITE PLACE: 711 S.F.PORCH:34 S.F.PATIO: 468 S.F.50.52'DRIVEWAY 250 S.F.WALK & STEPS:52 S.F.3' - 3 1/2"SHED: 100 S.F.10' - 0" 10' - 0"30' - 0"30' - 0"13' - 2 3/4"27' - 4"7' - 7 1/2"48' - 3 3/4"30' - 9 1/2" 4' - 10 1/2"10' - 4"15 WHITE PLACEDRAWING KEYADDITIONEXISTING STRUCTUREPROPERTY LINESETBACK LINEEXISTING LOT COVERAGEEXISTING LOT SIZE: 5,000 S.F.*EXISTING STRUCTURES: 845 S.F.EXISTING PATIO: 468 S.F.EXISTING DRIVEWAY: 250 S.F.WALK & STEPS: 52 S.F.EX. LOT COVERAGE TOTAL: 1,615 S.F. = 32% BUILDINGS ONLY TOTAL: 845 S.F. = 17%PROPOSED LOT COVERAGELOT SIZE: 5,000 S.F.*STRUCTURES: 892 S.F.PATIO: 454 S.F.DRIVEWAY: 209 S.F.WALK & STEPS: 52 S.F.PROP LOT CVG TOTAL: 1,607 S.F. = 32% BUILDINGS ONLY TOTAL: 18%* lot area is based off tax parcel mapZONING DISTRICT: RLZone: Res 4Single-family - min. lot size 9,500 SF lot coverage: building max 20% site max 40% setbacks: front -30, side - 10, Rear - 30 FENCE LINESHEET NO:© 2019 HINGE, INC.The design ideas and plans represented by these documents are the property of Hinge, Inc. Use or copy is permitted by contract only. The use or revisions of these ideas and plans is prohibited without the written permission of Hinge.SCALE:DATE:DRAWN BY:CHECKED BY:PHASE:11/17/2021 4:15:01 PMAs indicated$6,7(3/$1(;,67,1*13 WHITE PLACE, SOUTH BURLINGTON, VTMAMA10/27/21MCGINNIS RESIDENCESCALE PRINTED AT 11X17: 1" = 10'-0" xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx153'WHITE PLACE13 WHITE PLACE: 758 S.F.28' - 11"100.56'PORCH:34 S.F.PATIO: 454 S.F.50.52'DRIVEWAY 209 S.F.WALK & STEPS:52 S.F.11' - 5" 3' - 3 1/2"SHED: 100 S.F.10' - 0" 10' - 0"30' - 0"30' - 0"35' - 7 1/4"22' - 8 1/2"10' - 4"15 WHITE PLACEDRAWING KEYADDITIONEXISTING STRUCTUREPROPERTY LINESETBACK LINEEXISTING LOT COVERAGEEXISTING LOT SIZE: 5,000 S.F.*EXISTING STRUCTURES: 845 S.F.EXISTING PATIO: 468 S.F.EXISTING DRIVEWAY: 250 S.F.WALK & STEPS: 52 S.F.EX. LOT COVERAGE TOTAL: 1,615 S.F. = 32% BUILDINGS ONLY TOTAL: 845 S.F. = 17%PROPOSED LOT COVERAGELOT SIZE: 5,000 S.F.*STRUCTURES: 892 S.F.PATIO: 454 S.F.DRIVEWAY: 209 S.F.WALK & STEPS: 52 S.F.PROP LOT CVG TOTAL: 1,607 S.F. = 32% BUILDINGS ONLY TOTAL: 18%* lot area is based off tax parcel mapZONING DISTRICT: RLZone: Res 4Single-family - min. lot size 9,500 SF lot coverage: building max 20% site max 40% setbacks: front -30, side - 10, Rear - 30 FENCE LINESHEET NO:© 2019 HINGE, INC.The design ideas and plans represented by these documents are the property of Hinge, Inc. Use or copy is permitted by contract only. The use or revisions of these ideas and plans is prohibited without the written permission of Hinge.SCALE:DATE:DRAWN BY:CHECKED BY:PHASE:11/17/2021 4:15:01 PMAs indicated$6,7(3/$11(:13 WHITE PLACE, SOUTH BURLINGTON, VTMAMA10/27/21MCGINNIS RESIDENCESCALE PRINTED AT 11X17: 1" = 10'-0" LEVEL 10"LEVEL 29' -0"TOP OF ROOF21' -10"ALTER FASCIA TO FRONT OF HOME -PROVIDE BLOCKING AND NEW FASCIATO ALIGN WITH ADDITIONECBADMIDPOINT OF ROOF17' - 8 1/2"1' - 6 3/4"21' - 2"MIDPOINT OF DORMER ROOFLEVEL 10"LEVEL 29' -0"TOP OF ROOF21' -10"ABCD19' - 4 1/2"17' - 9"MIDPOINT OF ROOFMIDPOINT OF ROOFSHEET NO:© 2021 HINGE, INC.The design ideas and plans represented by these documents are the property of Hinge, Inc. Use or copy is permitted by contract only. The use or revisions of these ideas and plans is prohibited without the written permission of Hinge.SCALE:DATE:DRAWN BY:CHECKED BY:PHASE:FOR PERMIT ONLY11/16/2021 9:25:57 AM1/4" = 1'-0"$(/(9$7,21613 WHITE PLACE, SOUTH BURLINGTON, VTMADesigner11/16/21MCGINNIS RESIDENCESCALE:1/4" = 1'-0"A.201NORTH ELEVATIONSCALE:A.202PERSPECTIVE FROM FRONTSCALE:1/4" = 1'-0"A.203EAST ELEVATIONSCALE:A.204PERSPECTIVE FROM NORTHEASTMATERIAL KEYKeyValueKeynote TextA COMPOSITE SIDINGBCOMPOSITE TRIMC FIBERGLASS CLAD WINDOWD ASPHALT SHINGLESE ENTRY DOOR - FIBERGLASS CLADSCALE PRINTED AT 11X17: 1/8" = 1'-0"SCALE PRINTED AT 11X17: 1/8" = 1'-0"SCALE PRINTED AT 11X17: 1/8" = 1'-0" LEVEL 10"LEVEL 29' -0"TOP OF ROOF21' -10"ADDITION11' - 11 1/2"DBACLEVEL 10"LEVEL 29' -0"TOP OF ROOF21' -10"CROWN MOLDINGTO LAND ON RETURNCADEEXISTING20' - 10 3/4"ADDITION9' - 2"SHEET NO:© 2021 HINGE, INC.The design ideas and plans represented by these documents are the property of Hinge, Inc. Use or copy is permitted by contract only. The use or revisions of these ideas and plans is prohibited without the written permission of Hinge.SCALE:DATE:DRAWN BY:CHECKED BY:PHASE:FOR PERMIT ONLY11/16/2021 9:26:00 AM1/4" = 1'-0"$(/(9$7,21613 WHITE PLACE, SOUTH BURLINGTON, VTMADesigner11/16/21MCGINNIS RESIDENCESCALE:1/4" = 1'-0"A.211SOUTH ELEVATIONSCALE:1/4" = 1'-0"A.212WEST ELEVATIONSCALE:A.213PERSPECTIVE FROM SOUTHMATERIAL KEYKeyValueKeynote TextA COMPOSITE SIDINGBCOMPOSITE TRIMC FIBERGLASS CLAD WINDOWD ASPHALT SHINGLESE ENTRY DOOR - FIBERGLASS CLADSCALE PRINTED AT 11X17: 1/8" = 1'-0"SCALE PRINTED AT 11X17: 1/8" = 1'-0"SCALE PRINTED AT 11X17: 1/8" = 1'-0" 431 Pine Street, Ste. 314, Burlington, VT 05401 802.923.3088 www.hingeincvt.com Variance Application 7R3ODQQLQJDQG=RQLQJ 5HJDUGLQJ:KLWH3ODFH 'DWH 3URSRVDOWRUHSODFHH[LVWLQJVWRU\JDUDJHLQSRRUFRQGLWLRQZLWKDVWRU\DGGLWLRQWRVLQJOH IDPLO\KRPH Application for Zoning Variance =RQLQJ3HUPLW$SSOLFDWLRQDQG)HHFRPSOHWHGDQGVXEPLWWHG Property Description :KLWH3ODFHLVDVLQJOHIDPLO\GZHOOLQJZLWKDVPDOODWWDFKHGRQHFDUJDUDJH7KHORWLV UHFWDQJXODULQVKDSHDQGHTXDOV64)7ZLWKDGHSWKHTXDOLQJ·DQGJUHDWHVWZLGWK HTXDOLQJ·7KHGZHOOLQJKDV64)7RIJURVVOLYLQJDUHDDERYHJUDGHZLWKDIRRWSULQWRI 64)77KHGULYHZD\LVORFDWHGRQWKHQRUWKHDVWHGJHRIWKHSURSHUW\7KHHDVWHGJHRIWKH H[LVWLQJJDUDJHLVZLWKLQ·ôµRIWKHQRUWKVLGHSURSHUW\OLQH·µIURPWKHUHDUVRXWK SURSHUW\OLQHDQG·ôµIURPWKHIURQWQRUWKSURSHUW\OLQH Applicable Regulatory Provision highlighted below: 3.06J(3) Exceptions to Setback and Lot Coverage Requirements for Lots Existing Prior to February 28, 1974 The following exceptions to setbacks and lot coverages shall be permitted for lots or dwelling units that meet Page 58 ARTICLE 3 GENERAL PROVISIONS South Burlington Land Development Regulations the following criteria: the lot or dwelling unit was in existence prior to February 28, 1974, and the existing or proposed principal use on the lot is a single-family dwelling or a two-family dwelling. (1) Side and Rear Setbacks. A structure may encroach into the required side or rear setback up to a distance equal to 50% of the side or rear setback requirement of the district, but in no event shall a structure have a side setback of less than five (5) feet. (2) Front Setbacks. A structure may encroach into a required front setback up to the average distance to the building line of the principal structures on adjacent lots on the same street frontage, but in no event shall a structure have a front setback of less than five (5) feet. (3) Additional Encroachment Subject to DRB Approval. Encroachment of a structure into a required setback beyond the limitations set forth in (1) and (2) above may be approved by the Development Review Board subject to the provisions of Article 14, Conditional Uses, but in no event shall a structure be less than three (3) feet from a side or rear property line or less than five (5) feet from a front property line. In addition, the Development Review Board shall determine that the proposed encroachment will not have an undue adverse affect on: (a) views of adjoining and/or nearby properties; (b) access to sunlight of adjoining and/or nearby properties; (c) adequate on-site parking; and (d) safety of adjoining and/or nearby property 14.10 Conditional Use Review: General Provisions and Standards E. General Review Standards. The Development Review Board shall review the proposed conditional use for compliance with all applicable standards as contained in these regulations. The proposed conditional use shall not result in an undue adverse effect on any of the following: (1) The capacity of existing or planned community facilities. (2) The character of the area affected, as defined by the purpose or purposes of the zoning district within which the project is located, and specifically stated policies and standards of the municipal plan. (3) Traffic on roads and highways in the vicinity. (4) Bylaws and ordinances then in effect. (5) Utilization of renewable energy resources Additional encroachment relief of side and front yard setback requested (3.06J(3)1-5): 7KLVDGGLWLRQZLOOEHWKHVDPHGLVWDQFHIURPWKHVLGH\DUGDVWKHJDUDJHFXUUHQWO\LVZKLFKLV· ôµ7KHH[WHULRUZDOOZLOOEHFODGLQILEHUFHPHQWZKLFKDOVRLVUDWHGIRUD+5UDWHGZDOO DVVHPEO\WKLVUDWLQJLVQRWUHTXLUHGEXWZLOOEHSURYLGHG 7KH,QWHUQDWLRQDO%XLOGLQJ&RGH,%&/LIHDQG6DIHW\%XLOGLQJSHUPLW&RGHIRU)LUH6DIHW\UHTXLUH ILUHUDWLQJDQGVHSDUDWLRQGLVWDQFHVEHWZHHQVWUXFWXUHVDVGHILQHGLQWKHWDEOHVEHORZ7KHFXUUHQW DQGQHZGLVWDQFHEHWZHHQDQG:KLWH3ODFHLV·µWKLVVHSDUDWLRQGLVWDQFHZRXOGDOORZIRU WKHH[WHULRUZDOOVWREHQRQUDWHG2SHQLQJVLQH[WHULRUZDOOVVXFKDVZLQGRZVDQGGRRUVDUHOLPLWHG WRRIWKHDUHDRIWKHZDOOZKHQWKHGLVWDQFHEHWZHHQVWUXFWXUHVLVEHWZHHQ··7KHWRWDO SHUFHQWDJHRIRSHQLQJVSURSRVHGLV tĞĂƌĞƉƌŽƉŽƐŝŶŐƚŽŚĂǀĞƚŚĞĂĚĚŝƚŝŽŶďĞŝŶͲůŝŶĞǁŝƚŚƚŚĞĨƌŽŶƚŽĨƚŚĞĞǆŝƐƚŝŶŐŚŽŵĞǁŚŝĐŚŝƐĐŽŶƐŝƐƚĞŶƚ ǁŝƚŚĂŶƵŵďĞƌŽĨƉƌŽƉĞƌƚŝĞƐŽŶƚŚŝƐƐƚƌĞĞƚŵĂŶǇƉƌŽƉĞƌƚŝĞƐƉƌŽũĞĐƚĨƵƌƚŚĞƌŝŶƚŽƚŚĞĨƌŽŶƚǇĂƌĚƐĞƚďĂĐŬ ŝŶĐůƵĚŝŶŐϵtŚŝƚĞWůĂĐĞǁŚŝĐŚĐŽŶƐƚƌƵĐƚĞĚĂĞŶĐůŽƐĞĚĨƌŽŶƚƉŽƌĐŚǁŝƚŚŝŶƚŚŝƐƐĞƚďĂĐŬ dŚŝƐŝŵĂŐĞƐŚŽǁƐƚŚĞĨƌŽŶƚƐƚĞƉƐŽĨϭϯtŚŝƚĞŝŶůŝŶĞǁŝƚŚϵtŚŝƚĞWůĂĐĞ;ŐƌĞǇŚŽŵĞďĞǇŽŶĚͿ dŚĞϮĂĚũĂĐĞŶƚƉƌŽƉĞƌƚŝĞƐƚŽƚŚĞtĞƐƚĂŶĚĂƐƚĂůůŚĂǀĞŶŽŶͲĐŽŶĨŽƌŵŝŶŐĨƌŽŶƚǇĂƌĚƐĞƚďĂĐŬƐƚŽƚŚĞĨƌŽŶƚ ŽĨƚŚĞŝƌŚŽŵĞƐ͘dŚĞŽƉƉŽƐŝƚĞƐŝĚĞŽĨƚŚĞƐƚƌĞĞƚŚĂƐĞǀĞŶŐƌĞĂƚĞƌĚŝƐĐƌĞƉĂŶĐŝĞƐƚŽƚŚĞĂůŝŐŶŵĞŶƚŽĨƚŚĞ ĨƌŽŶƚŽĨƚŚĞŚŽŵĞŝŶƌĞůĂƚŝŽŶƚŽƚŚĞƌŽĂĚ͘dŚŝƐĞůĞŵĞŶƚĂůŽŶĞƉƌŽǀŝĚĞƐƐŝŐŶŝĨŝĐĂŶƚĚĞƐŝŐŶǀŽĐĂďƵůĂƌǇƚŽ ƚŚĞĐŚĂƌĂĐƚĞƌŝƐƚŝĐƐŽĨĂƐƚƌĞĞƚ͘dŚĞŚŽŵĞƚŚĂƚŝƐĐŽŶĨŽƌŵŝŶŐƚŽƚŚĞĨƌŽŶƚǇĂƌĚƐĞƚďĂĐŬƐĞĞŵŽƵƚŽĨ ĐŚĂƌĂĐƚĞƌĨŽƌƚŚŝƐƉĂƌƚŝĐƵůĂƌƐƚƌĞĞƚ͘ ϭϮtŚŝƚĞ ϭϳĂŶĚϭϱtŚŝƚĞƉůĂĐĞĨƌŽŶƚĨĂĕĂĚĞƐĂƌĞǁŝƚŚŝŶͮϵtŚŝƚĞŝƐĂůƐŽŝŶǁŝƚŚŝŶ&ƌŽŶƚǇĂƌĚ ƚŚĞ&ƌŽŶƚǇĂƌĚƐĞƚďĂĐŬ dŚĞĂǀĞƌĂŐĞĨƌŽŶƚǇĂƌĚƐĞƚďĂĐŬďĂƐĞĚŽŶƚŚĞŝŵĂŐĞĂŶĚŵĞĂƐƵƌĞŵĞŶƚƐĂďŽǀĞŝƐϭϲ͛ͲϬЬ͟ DĂŶǇƉƌŽƉĞƌƚŝĞƐĂůŽŶŐƚŚŝƐƐƚƌĞĞƚĂƌĞĂůƐŽŶŽŶͲĐŽŶĨŽƌŵŝŶŐƚŚĞƐŝĚĞǇĂƌĚƐĞƚďĂĐŬ͘dŚĞƐĞŶŽŶͲĐŽŶĨŽƌŵŝŶŐ ƐĞƚďĂĐŬƐĂƌĞƚŚĞƐƚĂŶĚĂƌĚǁŝƚŚŝŶƚŚŝƐŶĞŝŐŚďŽƌŚŽŽĚĂŶĚĐƌĞĂƚĞƚŚĞƌĞůĂƚŝŽŶĂůĐŚĂƌĂĐƚĞƌƚŽƚŚĞƐƚƌĞĞƚ͘ Relief of side and front yard setback requested (3.06J(3)5a&b): :KLWH3ODFHKDVZULWWHQDOHWWHURIVXSSRUWIRUWKLVSURMHFW7KLVLVWKHSURSHUW\PRVWLPSDFWHG E\WKLVDGGLWLRQ7KHYLHZVDQGGD\OLJKWDUHQRQLVVXHVIRUWKHQHLJKERU%HLQJWKDWWKHDGGLWLRQLV WRWKH(DVWRIWKHSURSHUW\WKHLQFUHDVHLQVKDGRZVZLOORQO\KDSSHQLQWKHODWHDIWHUQRRQDQG HYHQLQJ ϭϯǁŚŝƚĞƉůĂĐĞůŽŽŬŝŶŐƚŽǁĂƌĚƐϭϱǁŚŝƚĞWůĂĐĞ WĂƌŬŝŶŐĂŶĚĚƌŝǀĞǁĂǇŝŵƉĂĐƚĂƐƐĞƐƐŵĞŶƚ dŚĞĐƵƌƌĞŶƚĚƌŝǀĞǁĂǇůĞŶŐƚŚǁŝƚŚŝŶƚŚĞƉƌŽƉĞƌƚǇůŝŶĞƐŝƐϮϳ͛Ͳϰ͟ƚŚĞƉƌŽƉŽƐĞĚĚŝƐƚĂŶĐĞǁŝůůďĞϮϮ͛ͲϴЪ͟ ďŽƚŚŽĨƚŚĞƐĞĚŝƐƚĂŶĐĞƐŵĞĞƚƌĞŐƵůĂƚŝŽŶĨŽƌĂƐŝŶŐůĞƉĂƌŬŝŶŐƐƉĂĐĞ͘dŚĞŽǁŶĞƌƐĐƵƌƌĞŶƚůǇĐĂŶĨŝƚϮĐĂƌƐ ǁŝƚŚŝŶƚŚĞĚƌŝǀĞǁĂǇĨƌŽŵƚŚĞĨƌŽŶƚŽĨƚŚĞŚŽŵĞƚŽƚŚĞƐƚƌĞĞƚĂƚŽƚĂůĚŝƐƚĂŶĐĞŽĨϯϱ͛Ͳϳ͟ dŚĞƌĞĂƌĞĂůƐŽƐŚŽƌƚĞƌĚƌŝǀĞǁĂǇůĞŶŐƚŚƐĂůŽŶŐƚŚŝƐƐƚƌĞĞƚ ƌŝǀĞǁĂǇĂƚϭϴtŚŝƚĞWůĂĐĞ ƌŝǀĞǁĂǇĂƚϮϬtŚŝƚĞWůĂĐĞ;ϯϰ͛ͲϬ͟ĨƌŽŵĨĂĐĞŽĨ 'ĂƌĂŐĞƚŽƌŽĂĚĞĚŐĞ Neighboring properties / character of Street (ϭϰ͘ϭϬϮ) 7KHFKDUDFWHULVGHILQHGDVexterior architectural features. The architectural character and general composition of the exterior of a structure, including but not limited to, the kind and texture of the building material and the type, design and character of all windows, doors, light fixtures, signs, other appurtenant elements and natural features when they are integral to the significance of the site, all of which are subject to public view from a public street, way or place. 7KHRYHUDOOFKDUDFWHURI:KLWH3ODFHQHLJKERUKRRGLVPL[HGZLWKFDSHFRORQLDODQGUDQFK KRPHV7KHUHDVHYHUDOVLPLODUKRPHVLQVL]HDQGVW\OHWRZKLWHSODFHVXFKDV DVZHOODVVHYHUDOKRPHVWKDWDUHYHU\GLIIHUHQWDVVHHQLQWKHLPDJHVWKURXJKRXWWKLVGRFXPHQW Summary :HDUHVHHNLQJWRWKHDSSURYDOIRUWKHVLGHDQGIURQW\DUGYDULDQFHVUHTXHVWHG:HWKLQNWKH DGGLWLRQPHHWVWKHFKDUDFWHURIWKHQHLJKERUKRRGERWKLQVFDOHDQGPDWHULDOVZLWKRXWKDYLQJ DQDGYHUVHDIIHFWRQQHLJKERULQJSURSHUWLHVLQUHJDUGVWRILUHVDIHW\VRODUDQGYLHZV7KLV SURSRVHGDGGLWLRQLVWKHRQO\IHDVLEOHZD\WRDGGRQWRWKLVKRPHDVWKHVWDLUFDVHWRWKHQGOHYHO DQGEDVHPHQWDVZHOODVWKHNLWFKHQZKLFKKDVEHHQUHFHQWO\UHQRYDWHGDUHDORQJWKHOHQJWK RIWKH6RXWKZDOO7KDQN\RXIRU\RXUFRQVLGHUDWLRQWRDFFRPPRGDWHRXUUHTXHVW (1'2)$33/,&$7,211$55$7,9(