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Home My WebLink AboutVR-92-0000 - Supplemental - 0017 Bacon StreetCity of South Burlington 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 FAX 658-4748 PLANNER 658-7955 March 23, 1992 Richard Brousseau P.O. Boy 46 Colchester, Vermont 05446 Re: Restaurant, 17 Bacon Street Dear Mr. Brousseau: ZONING ADMINISTRATOR 658-7958 Enclosed please find some preliminary continents on the above referenced project from City Engineer Bill Szymanski, Fire Chief Goddette and myself. Please submit any additional information requested and/or revised plans by no later than Friday, April 3, 1992. If you have any questi-ms, please give me a c,7111. Sincerely, Raymond J. Belair, Zoning and Planning As-sistant F:Z c- 1 s RJB/mcp M E M O R A N D U M To: Project Files ()-�A From: Raymond J. Belair, Zoning and Planning Assistant Re: Preliminary Comments - April 14, 1992 agenda items Date: March 16, 1992 SHEUN POOH - RESTAURANT - 17 BACON STREET --- parking aisle serving double row of parking spaces scales to be only 23 feet wide, this must be widened to 24 feet. --- planting schedule should indicate which plants are existing and which are proposed, be more specific about the type of Juniper proposed. --- applicant should provide the Planning Commission with a written agreement between the applicant and Thomas Farrell authorizing ingress and egress across the Farrell property to applicant's property. This agreement must be reviewed by the City Attorney. --- indicate the number of seats proposed for the restaurant. --- provide square footage of floor area provided for patron use but not containing fixed seats. --- provide information on any proposed or existing exterior lighting. --- staff has calculated overall coverage to be 69.4% (maximum allowed is 70%) and the site plan application states that it is 54%. Increasing the width of the parking aisle as noted above will bring overall coverage to 70%. --- this property is in Traffic Overlay Zone 1 which would allow this lot to generate a maximum of 3.3 vehicle trip ends during the P.M. peak hour. The proposed use would exceed this limit. Since the main access to the site will be via the Farrell property, the applicant must be prepared to make a case for allowing this use to exceed the traffic generation limit given the unique circumstances in this case, otherwise the Planning Commission would have to deny the application. ROBERT ERDMANN - 2 LOT SUBDIVISION - SWIFT STREET Additional information required on plat: --- the location of all utility poles, sewage disposal systems and water supply systems. --- location of driveway for parcel 2 as described in City Engineer's memo (see enclosed) City of South Burlington 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 FAX 658-4748 PLANNER 658-7955 April 10, 1992 Richard Brousseau P.O. Box 46 Colchester, Vermont. 05446 Re: Restaurant, 17 Bacon Street Dear Mr. Brousseau: ZONING ADMINISTRATOR 658-7958 Enclosed is an agenda for next Tuesday's Planning Commission meeting and comments from City Engineer Bill Szymanski, Fire Chief Jim Goddette and myself. Please be sure someone is present - on Tuesday, April 14, 1992 to present your request. If you have any questions, please give me a call. Sincerely, io Weith , Rya City Planner Encls JW/mcp LOT SIZE l5 125rX 70 �5 NEW 7-/7EE 'v, i I s , I '�iRgNi�iwNrED I rF•L3 ` g%151r �pE �/nnveD I I V I S I i 1 � �/RPNSPI N�rJ; I r TRCK L 2 3+ > MAIN FLoorR RR6R 97: ,4/F' \J ITCWCH VIF'In 390 q/FT ENVY JG 50/r-r 430 s0/ F r STAINS AND E;Yir 36 :' o/ Fr \� vfiEEN Hn,lS %/�/Ni rik;/. i 60 SQ/rT. C/N/Z/ace of fr/sTrvc Dn rcv) Al, 'r .a/ LANI> l5 F1n+ '. Ii Efl,j'i'( F^� Ilri r. ,ro7ouRS I)��Je1 .7i•,r,l1(7on"_ )F n/rw ilJn/OScpp.,9 Crih'/i5 woucA hie �rrsz.,.t T�r„rsrd 'YP4e q,vcl,Nrep r,�rn JKDurID w,16 Jq�3 T,pNFGic Flov/-IM/a/G /{/7'0 fPAI0,6 V 7N IZPAwrLJC. is .'_ "'46 Rr,-Acrr; p �j y L„ "yf c i DEciDI Dus (PIt"Er Ecdf, v rP� -- sz - 6" ---- — PRVEb RRER PaR LINLORDINC OND EMPLOYEE PPRKIN4 1375'5o/Fr I I I � 2 I �'l l-1 31 w,y if=r y7rNG L L �V S V I �rv5 EX /5 r/NG LswN ./ FX/5T/Ny DRIVE WRY PRER LA,vdscw�/� Sc h rrt � �� (2) 3 N C"AA wets (P) 2 3" SIIurR MpPlc !:l) z-3" (led M40C CA�1�.t MttiFtVRld 2.3" M001jrAIN ASh (I) 'Rew C PQivtr lithe) /� aI X 30 6r�5f'N� LAww Z-� I NydR" wT E-"-" C E 1 V E" U FEB 19 199Z City of So. Burlington Memorandum - Planning April 14, 1992 agenda items April 10, 1992 Page 5 Corporate Way: The Streetscape Committee has recommended a 40' wide pavement for Corporate Way. In this area, it is recommended that the existing curb on the south side of Corporate Way remain in place and that widening take place on the north side of Corporate Way to achieve the 40 feet. The Judge plan proposes widening on the south side. Staff has spoken with the consultant and he said the plans will be revised to reflect the Streetscape Committee recommendations. This will result in shifting the building about 4 - 5 feet to the north. Other: --- one (1) of the two (2) previously proposed screened dumpsters has been removed from the northeast corner of the site in response to a neighbor on Mary Street. --- the proposed fire hydrant location is acceptable to the Fire Chief. -- adjoining property owner on Mary Street has asked for a fence along the property line. --- streetscape detail is consistent with the recommendations of the Streetscape Committee. 4) SEEUN POON - RESTAURANT - 17 BACON STREET This project consists of the conversion of a three (3) unit multi -family building to a standard restaurant. The Zoning Board of Adjustment granted a variance on 3/9/92 to allow alterations to the property to exceed the 25% limit to a noncomplying structure. This property located at 17 Bacon Street is within the C1 District. It is bounded on the north by Bacon Street, on the west by a service station, on the south by the Ben Franklin store and on the east by a car wash. Access: A 20 foot access is proposed from the Farrell property to the south which now serves as the parking area for Ben Franklin. This access will serve a 10 space parking lot which will be the main access for this restaurant. Access to this property will also be provided by a 25 foot curb cut from Bacon Street serving a three (3) car parking area for employee parking and unloading area. 5 Memorandum - Planning April 14, 1992 agenda items April 10, 1992 Page 6 Bacon Street is an accepted sub -standard City street (50 feet wide). The main access to the property will be via private property. Applicant must provide the Planning Commission with a written agreement between the applicant and Thomas Farrell authorizing ingress and egress across the Farrell property to applicant's property. This agreement must be reviewed by the City Attorney. Traffic: This property is in Traffic Overlay Zone 1 which limits this property to 3.3 vehicle trip ends (vte's) during the P.M. peak hour. I.T.E. estimates that this use (Quality Restaurant) will generate 16.8 vte's during the P.M. peak hour. The existing multi -family use generates an estimated 2.1 vte's so the proposed change in use would increase vte's by 14.7 vte's. If approved, the applicant would be required to contribute $385 to the Shelburne Road Intersection Improvement Fund based on 14.7 additional peak hour trip ends. Sewer: This property is connected to the Burlington water and sewer systems. Applicant has received allocation from the City of Burlington. Coverage/setbacks: Building coverage is 11% (maximum allowed is 30%). Overall coverage is 70% (maximum allowed is 70%). Front yard coverage is 54.1% (maximum allowed is 30%). This front yard coverage is the current situation which will not be increased by this proposal. The building does not meet the front and side setback requirements. This structure is therefore a noncomplying structure and a variance was granted for the alterations. Landscaping: The landscaping requirement for this project is $1500. Staff calculates proposed landscaping to be $300 short of this requirement. Proposed plantings include Juniper, Silver Maple and Red Maple. The size of the proposed Maples should be increased to meet the required value. Parking: Applicant has not submitted sufficient information for staff to determine compliance with the parking standards. This information was requested but not submitted. The parking aisle serving the double row of parking scales to be only 23 feet wide, this aisle must be widened to 24 feet. Memorandum - Planning April 17, 1992 agenda items April 10, 1992 Page 7 Plan should show parking layout on adjacent Farrell property to allow the Planning Commission to adequately assess the impact the proposed main access will have on this adjacent property. Lighting: Details on any existing or proposed exterior lighting has been requested but not submitted. 5) DORSET LAND COMPANY, 421 DORSET STREET This application was continued to this meeting primarily for a -k.kvvp vQmgining isxuoaz 1) impact on wetlands, 2) impact on the minor stream, and 3) subdivision of a 13,000 square foot lot off the rear of the main 12 acre parcel, along Oakwood Drive. Enclosed is a revised plan (identified as "2nd Revision") which the applicant is proposing in order to address the three issues above. Also enclosed are revised statistics (e.g. coverage, square foot, acres of wetland impacted) for the new plan. Wetlands: Enclosed are two (2) plans showing locations of wetlands on the site. One plan shows existing wetland limits while the second plan shows predicted wetland limits after drainage is diverted as part of the Dorset Street project. As indicated in the statistical profile (page 4), the revised plan will result in 1.06 acres of the existing wetland being filled. If this is related to the predicted wetland, only 0.43 acres will be filled. The applicant said that they will do further revisions to reduce potential wetland impact to under one acre. Federal Wetland regulations generally allow up to one acre to be filled without requiring significant mitigative measures to be undertaken. Since the wetland is a Class III wetland, State wetland preservation requirements will not be required. Stream: Enclosed is a letter from Natural Resources Consulting Services regarding the issue of the stream/drainageway. Staff agrees with many of the opinions expressed in the letter, however, it is very clear in the zoning regulations that even drainageways are to be protected by CO zones. 7 Preliminary Comments - City Engineer April 14, 1992 agenda March 12, 1992 Page 2 3. The on site sewage disposal design is acceptable. 4. The original lot was laid out assuming Swift Street r.o.w. to be 66' in width. This is sufficient for future improvements therefore additional land is not necessary. b cov CHINESE RESTAURANT, BEACON STREET Parking lot shall be graded so as to divert all the runoff toward the drop inlet located along the easterly property line. TO: FROM: RE: DATE: 1. 2. 3. *nutb T-Ro urltngton Satre B epnrtment , 575ignrset _treet :-�!,nutb Nurlingh7n, 11crmnnt 1154113 (802) 658-7960 SO. BURLINGTON PLANNING COMMISSION CHIEF GODDETTE TUESDAY APRIL U,1992 AGENDA ITEMS THURSDAY MARCH 12,1992 100 DORSET ST. & CORPORATE CIRCLE PROJECT PROJECT #9120 RECIEVED DATE: 3/4/92 I HAVE HAD A MEETING WITH THE OWNER ON TUESDAY MARCH 4,1992 ON THIS PROJECT. MY ONLY CONCERNS WERE THE FOLLOWING: A. ROAD WAY MUST BE AT LEAST 24' WIDE FOR EMERGENCY EQUIPMENT WHERE WE CAN ENTER FROM TWO DIRECTIONS AND 30' WIDE IF AN AREA IS A DEAD END NEAR BUILDINGS B. ONE HYDRANT INSTALLED ON THE PROPERTY AT THE LOCATION APPROVED BY THIS OFFICE. EDWARD AUSTON & JANET T. PROPERTY SWIFT STREET PLANS HAVE BEEN REVIEWED FOR THE SUB -DIVISION AND AT THIS TIME I DO NOT SEE A PROBLEM WITH THIS PROJECT. ROBERT H. & CAROL B. ERDMAN PROPERTY PALNS HAVE BEEN REVIEWED ON THE LOT SUB -DIVISION FOR THE ERDMAN'S AND I DO NOT SEE A PROBLEM WITH THE SUB -DIVISION. 4. BACON STREET LOT #17 RESTAURANT PLANS HAVE BEEN REVIEWED AND MY ONLY CONCERNS ARE TO MAKE SURE BECAUSE OF THE CHANGE FOR THE USED OF THE BUILDING TO A RESTAURANT THAT THE PLANS ARE REVIEWED BY THE STATE TO MAKE SURE ANY WORK DONE MEETS STATE LAW FOR THE SAFETY OF THE WORKERS AS WELL AS PUBLIC. COMMISSION Tom Racine, Chair Ellen Leff, Vice Chair Virginia Winn William Neilsen Ted Mead William Hauke, Jr. Robert Alberry DIRECTOR OF PUBLIC WORKS George Cromble ENGINEERING DIVISION Steven Goodkind, P.E., City Engineer FINANCE MANAGER Patrick J. Buteau February 21, 1992 Working together for Burlington Mr. Joseph Weith, City Planner City of South Burlington 575 Dorset Street So. Burlington, VT 05403 RE: 17 Bacon Street Dear Mr. Weith: STREET DIVISION Jerry Tomlinson TRAFFIC DIVISION Norm Baldwin CONSTRUCTION MANAGEMENT INSPECTION SERVICES DIVISION Scott Corse, P.E. EQUIPMENT MAINTENANCE DIVISION Bruce Maysilles WASTEWATER a SOLID WASTE DIV. Thomas E. Moreau WATER DIVISION Laurie Adams In regards to the proposed 30 seat restaurant at 17 Bacon Street, please be advised this site uses both water and sewer in the Burlington systems, both of which have sufficient capacity for this site. Per Burlington ordinance, the applicant is subject to a sewer plant impact fee of $2,223.00 based on the net water usage increase. this one-time fee is payable prior to issuing the certificate of occupancy. Water and sewer usage charges will be determined by metering and billed quarterly. Thanks for your cooperation. Scerely D OrleyaldF. Traffic Engineer CFM/rr:dmsoburl cc: Tom Moreau, Wastewater Richard Brosseau Files Jvv` J 1'� j kON � � YF,ACF.r P.O. BOX 849 • BURLINGTON, VT 05402-0849 • (802) 863-9094 (T.D.D.) • (802) 863-0466 FAX Printed On Recycled Paper X/l- - " �/ t\_j CITY OF SOUTH BURLINGTON SITE PLAN APPLICATION 1) OWNER OF RECORD (name, address, phone #) N16,R+ 4 R,tA its U-4She-tb artj` Q-A. Sc,, C3; Q :� 80�--66,;) S-b$16 2) APPLICANT (name, address, phone #) SheLk&) Poorl � Alb"+ �Cet�cS I by3 'Sk' L;0'&1#— 'f'Q 1J112�t�IG�Q�: IJa' �C1� �6v+-_JrO�2 3) CONTACT PERSON ( name, address, phone #) KICKAN-CA 81ro.k.5�,�rw. Pay Rex ► g �, 5 -Al✓>> -� ags Gs7 - 4) PROJECT STREET ADDRESS: JLJF3 a _,.. N S _t- 5) LOT NUMBER (if applicable) lk 1:1 6) PROPOSED USE(S) S+ANLI(.\Yc( Rc sA-��Mrk,,jt 7) SIZE OF PROJECT (i.e. total building square footage, # units, maximum height and # floors,_ square feet per floor) 223o ZAse,*^,1T--- T9 ,S®�` /cIt_ 'nA4 } A 2"d "a -S-P 8) NUMBER OF EMPLOYEES 9) LOT COVERAGE: building _/l_%; landscaped areas building, parking, outside storage 10) COST ESTIMATES: Buildings $ •�c��ooa Landscaping $ l5Uo4(kis Other Site Improvements (please list with cost) $ 24�bo•oo -6[2 t RVtwq A�rid[nt4 ��r�AS 11) ESTIMATED PROJECT COMPLETION DATE: 12) ESTIMATED AVERAGE DAILY TRAFFIC (in and out) C� Estimated trip ends (in and out) during the following hours: Monday through Friday 11-12 noon/0 12-1p.m. 1-2 p.m. ; 2-3 p.m. 3-4 p.m._ Z 4-5 p.m.5-6 p.m. /O ; 6-7 p.m.�_ 13 ) PEAK HOURS OF OPERATION: /1-at, s - 7 14) PEAK DAYS OF OPERATION: R(q)a l ' DATE OF SUBMISSION SIGNATURRAi F APPLICAN DATE OF HEARING ? YE Albert /POO , Sheun 17 Bacon Street Area in question zoned C-1 District. Section 11.104 alloWs standard restaurant. Section 19.00 Non conforming uses, non -complying structures, sub section 19.002 alt.er.ation to non -complying structures, 25'1c, of fair -market -value. F.M.V. $52,300. 1985 City records, proposed addition and alterations estimated at $ 50 , 000 Section 18.00 area, density and dimensional r-=:;:11_tirements. Mini- mum setback 40 feet, existing 27 feet. Minims-im side yard 15 feet, existing westerly yard 10 feet. Minim -:-_um lot size 40,000 square feet, existing 8.750 scruare feet (70'x1271). Property not recently a��,-rai.�pd, BE�n Frankliii off -red $188 , 000 - '? _year buy cut. Propo-al is "to cc I.ve?"'t an e�13ting 261..321 c,aoe .-welling (multi- fa�n ilS, into a Stan -lard e otaurant �aitsI a seating capacity of 30 maximam and cc,nstrt;ct a 6'_>>'3' greenhouse , removing, an existing Porch. ^aeon Street is an E-iCCeP,= J SII'D stal-ICard stye=t, WC77", AV Af, NMI 41, 00- r,, City of South Burlington APPLICATION # Application to Board of Adjustment HEARING DATE Date c),-1, 121g2- ii FILING DATE Applicant 5/ e uu Peen) Owner, leasee, agent FEE AMOUNT Address W;J 1•-S,_6ts T {J�� Telephone # (,_'g_3C,32 eR S—a65 Landowner A161-}- kg=64eS Address L1ocationanddescription of property �� 6AcoA) S�yed- ( �n� 6,e`,� uSea AS C'T�A,4m,,1 s lroizrme4 A R...-A t.A-fe %DcA4,J,v 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 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 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 _4 itt- 'L'- =# seeking a P from Section of the South Burlington Regulations. Request- is for permission to /fi/� (/ •� GQ it �' ".r_ _e .e� -c s:%c c�•vr ... "To .,� �,.�.. -.cam �y--," G.c..- -.� _��-t"• C � �"-�; � � �J O �� ( al?!::� 17 -` Z�z9�yZ' V '_ ; 1l 10 4 /7 ;/q 41-�e,e i X�yes � Se-uN Pod, /,7 ej Co.-V ) f Zv,,�-d TO, v%t dzL.-IJ <J�,��-t✓dAiV— fa d Sn¢AT /�sG�. _f r4L7f�+a/It��11 `th ;� /��+-cr ,:5 PzRlrn,f ., /;v JecA► a ll'Iarore,G- Ole A. 6, f� �-NR c� �Ns � �� 4-� ti JC-A' .414rOQ o /* %0'X we A 5 -/Ve o o-v� � �I ✓ 9 N -f- v S /�- v� � ,.�/.,r �� /b 4dd /3 6/�l %' �C�C�i�J/N To 4�le YeR d!= �f Li G QK�sTr.v r� %aQ4 /N p4ce di' AN L�x'67-IAJ V e4k- C0urve.A , /0 c�vc�, _ T A ,- (s Ai-e ) -o v M k ,u S 4 i c e nr fi $ll -c.�� , �U o P H aJ �in f- .o ,v o,.c y k /fir rf-/2 .�w. 4 S "wv* ( ( Ve,s �/}-�., r+NT �, � � r o p � � i� L�.1�/�c�.�' 74' c9 �G� l� , / n� .4 ^j P nJ vl b S c SC L /U qL2 y . vp Lj / J60kA v'✓* ►- ; �� es coo �.c cQ b e M 4 a� �Q �o f1 Q v �,.,b tL s u c j, L(S� _ram / ate /'�-6o�R Pv�oPu2FY �K�b�,nr� S r Z< of +�o� aCo25 Nc�`�,JMce l� u�S�vic-(— �ta�cciv�ww•.,li S Q-N1b S1� Or \cQq. ��7ov�cQ N6 �c 4GrEfcrrTw't-� � rod- i� •� � � �S�{-iriv�P4Y-� Y¢ S �.a-v,e�� 3) 5 rL,- or io-� h Vtu tR C.h 4wf e'f 1-t qv��•.o�-tz��C we �ca Q �-% 4c New u6e.., 4 e P-V-O P 1C V- f L� w ,J �I /ct t b 4- h i C-r l�Av� �-+� m acr �ju iS1�e5S¢S /a-Nb tj ¢orb /�i� i�(, bor�n.a,.A . �l-v,•,-� o C= �l�� l �1f��e c .ti►4 �S yes", ,gyp P` a-v-.J-A, C q- ) bulibNeS5 tj6 tvoL-tQ Ae<on1� e Ariz eN�YN CN/VI N), V-d 44 h�e��V�PBN QMO WJu( cv: o1�%tet� p.9R//k�IN� Otcl�ust Off' r4-e. Propva-e o!z w w(P Id n) i� ,¢ .v c,4 +.V c-,e F' �t r.� rM • Al m `�v C o fJ -tv rim d' i� f 'V-o v i .S c o u 5 o f^ 1 p tit c OCJ 4 A-N ck 0,4 ,j i XJc 14►J� ��' 1 s N¢'� td.S e �.N� •�r��Q NC2 cu l CW� vnwka( ,J b,s 1P-,f At l Mkt �-aj6 et -/o ' X 4 C/ 4-jt-C OP U�$ e- MOUTH BURUHGTOH ZOHIHO NOTICE V ' 1ri"a0oordance , with the - South Burlington zoning Regulations and Chapter 11l. Thle 24. V.S.A. the t'" Of AdAN.Wrenf -wIN # public, hearing, at �vemwnt ion :._ momay, March 9, 1992 at 7:00 A.M.:-to conoder.,the ,fol- lowing: iH Appeal of Jol*'Aiso. CINM Stephen - Smith agent seeking a variance from Section 18.00 Area, density and dimensional requirements and appro- val Section 19.65 Multiple uses of the South Burling- ton > st Is forrmissiion to�con- struct a , service station - /mini mart mining 1538 square feet and a 86'x104' pump Island can- py 0 to to(27) lfeeet of the sov- Patohen IRoad rigM-of- way and seven (7) log of the Wlllleton Road right- of-way. also regwong a .Nprlarios - from - the inlaxi- mum lot coveragi, total prohptoysed coverage ,being onn d loth nlg 17 500 square feat, located at 1314 WNWon Road. " I4 Appeal of Albert Reyes and Shaun Poon sesidrtp - a variance from Section 19.00' Non-oom- plying atmictures - sub - .section 19.002 alterations of the South Burlington Regulations. Request is for permteslon to convert an existing residential mull -family structure Into a standard restaurant with a maxkn Nn esatkq oa- paclty of 30, plut rendve an exiWna torch and re - on a Street. - Richard Ward Zoning Adminhtrative 1 Officer February 22,1992 •se~..M - r City of South Burlington 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 FAX 658-4748 PLANNER 658-7955 February 27, 1992 Albert J. Reyes 1693 Shelburne Road South Burlington, Vermont 05453 Re: Zoning appeal, 17 Bacon Street Dear Mr. Reyes: ZONING ADMINISTRATOR 658-7958 Be advised that the South Burlington Zoning Board of Adjustment will hold a public meeting at the City Offices, 575 Dorset Street, South Burlington, Vermont on Monday, March 9, 1992 at 7:00 P.M. to consider your request for a zoning variance. Please elan to attend this meeting. Very truly, Richard Ward, Zoning Administrative Officer 1 Encl. 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