HomeMy WebLinkAboutCU-23-01 - Supplemental - 0011 White Place431 Pine Street, Ste. 314, Burlington, VT 05401 802.923.3088 www.hingeincvt.com
Variance
Application
To: Planning and Zoning
Regarding: 11 White Place
Date: 05/17/23
Proposal to replace existing 1 story garage (in poor condition) with a 2 story addition to single
family home and add a new front porch and ramp for accessibility
Application for Zoning Variance
Zoning Permit Application and Fee: completed and submitted
Property Description
11 White Place is a single-family dwelling with a small, attached one-car garage. The lot is
rectangular in shape and equals 5,000 SQ FT with a depth equaling 100.5’ and greatest width
equaling 50’. The dwelling has 478 SQ FT of gross living area above grade with a footprint of 845
SQ FT. The driveway is located on the northeast edge of the property. The east edge of the
existing garage is 1’-4 ¼” and of the north side property line, 54’-3 1/4” from the rear (south)
property line and 27’-11 ½” from the front (north) property line.
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):
This addition will improve the distance from the side yard as the garage currently is 1’-4 ¼” and
the new set back will be 3’-0” no openings will be allowed in this distance for fire safety. The
exterior wall will be clad in fiber cement and have gypsum sheathing which will create a 1HR
rated wall assembly.
The International Building Code (IBC) Life and Safety (Building permit Code for Fire Safety) require
fire rating and separation distances between structures as defined in the tables below. The current
and new distance between 13 and 11 White Place is 16’-8 ¼” and will be 18’-4 ¾” this separation
distance would allow for the exterior walls to be non-rated. Openings in exterior walls such as
windows and doors are limited to 15% of the area of the wall when the distance between structures
is between 10’ -15’. The total percentage of openings proposed is 5%
We are proposing to have the addition be set back 4’-0” from the front of the existing home. A number
of properties along this street have this condition and is currently what exists. Many properties project
further into the front yard set back including 9 and 11 White Place which constructed a enclosed front
porch within this setback.
This image shows the front steps of 9 White closer to the road than the current ramp at 11 White Place
The 2 adjacent properties to the West and East all have non-conforming front yard setbacks to the front
of their homes. The opposite side of the street has even greater discrepancies to the alignment of the
front of the home in relation to the road. This element alone provides significant design vocabulary to
the characteristics of a street. The home that is conforming to the front yard set back seem out of
character for this particular street.
12 White
17 and 15 White place front façades are within | 9 White is also in within Front yard setback
the Front yard setback
The average front yard set back based on the image and measurements above is 16’-6”
Many properties along this street are also non-conforming the side yard setback. These non-conforming
setbacks are the standard within this neighborhood and create the relational character to the street.
Relief of side and front yard setback requested (3.06J(3)5a&b):
13 White Place has written a letter of support for this project. This is the property most impacted
by this addition. The views and daylight are non-issues for the neighbor. Being that the addition is
to the East of the property the increase in shadows will only happen in the late afternoon and
evening.
11 white place looking towards 13 white Place
Parking and driveway impact assessment
The current driveway length within the property lines is 27’-11 1/2” the proposed distance will remain
the same. These distances meet regulation for a single parking space. The owners currently can fit 2 cars
within the driveway from the front of the home to the street a total distance of 41’-7 ¼”
There are also shorter driveway lengths along this street
Driveway at 18 White Place Driveway at 20 White Place (34’-0” from face of
Garage to road edge
Neighboring properties / character of Street (14.10 2)
The character is defined as exterior 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.
The overall character of White Place neighborhood is mixed with cape colonial and ranch
homes. There a several similar homes in size and style to 11 white place such as 7,11,18, 20 & 22
as well as several homes that are very different as seen in the images throughout this document.
Summary
We are seeking the approval for the side and front yard variances requested. We think the
addition meets the character of the neighborhood both in scale and materials without having
an adverse affect on neighboring properties in regards to fire safety, solar and views. This
proposed addition is the only feasible way to add onto this home in order to make it fully
accessible for the occupants. Thank you for your consideration to accommodate our request.
END OF APPLICATION NARRATIVE