Best of luck: too many petty bureaucrats live to flex their regulatory muscle rather than find workable solutions for their communities...

I'd create a list of 'pros' for your phase II v. a teardown. Include every possible advantage *from the community's persepective*, not your own. Arrange them according to importance, but save one 'good' one for the end-- people remember the last one.

My list would include:

1-Preserving mature trees
2-Lessening the amount of noise compared to a teardown.
3-Fewer loads of scrap added to local landfills
4-Less traffic on streets

Note that you could use 'preserving' or 'lessening' as the first word of each line: DON'T. The list will be read more carefully and taken more seriously if each line is visually different. It will also keep it from looking like padding-- lessening traffic and lessening noise are separate positive benefits, though that might get lost if they are worded too much alike.

The second thing I think you'll need to do is put some effort into understanding *why* the zoning regs are what they are, and explain *how* your rennovation acheives these goals.

I'd create very nice info packets with everything spelled out and lots of full color photos for each member of the board. Even today, few people take full advantage of the abilities of their home computers.

If you can show them that you'll meet their goals by less disruptive means, you'll have at least a chance...

Boy, if you could convince them that your plan is much more "eco-friendly" and maybe get an engineer to say something in writing re: your drainage and erosion solution for your garage....I think they would "sit up and take notice"!!

If you have a neighborhood civic association that will go on record (or send an officer) to the hearing to say that they approve of your plans that would be a huge help. Planning boards usually take civic association opinions seriously.

Contact the neighbors on every side and see if you can have neighbors speak or at least write a letter or sign something that says that they approve of your plans.

It is tough to understand the town's perspective without knowing more about the specific area of the country- maybe increased tax revenues?

How much detail for Phase II did you provide when you sought permits for Phase I? I think your best chance for getting this approved is to show how Phase I and Phase II are really one project that has been phased for money, time, lifestyle purposes, etc. Perhaps your INTENT was to do it all at once, but for whatever reason the project could not be completed under limitations of one permit, etc. You also need to show how you put together a home renovation based on the zoning laws at the time. Explain the hardship your family would face should you not be able to finish the job you set out to complete under the laws that existed at the time. In other words, you were working with the zoning board- not against them- and no one could have foreseen that your current home renovation would get caught in the middle. This may help win you some empathy as you never intended to put yourself in this situation and no one really is to blame. This explanation will also keep your zoning variance from establishing a new precedent.

Good luck- I agree that you will need a packet of info and prepare to be grilled.

I think key is:
"Over the past 5-8 years, many of these older homes have been torn down ('scraped') and replaced with much larger (5-6 BR, 6,500 SF) multi-million dollar homes."

The city wants the property tax revenue from those multi-million dollar, newly appraised homes. I don't think you can win this battle.

Thanks for the ideas and input --

- On the tax revenues issue: No doubt, a scrape and rebuild produces more revenue than leaving an unimproved old house. But in our specific case, the tax base would be increased by allowing us to expand, and remain flat by denying our variance request since there's no chance of a 'scrape' happening while we're still living here. (And we'd live here a while since reselling would be so $ painful.) In fact, if they don't allow the expansion, we'd be foolish to invest ANYTHING in improving our property further as it would probably be considered either a white elephant (no master BR or functional garage) or a scrape by the future buyer -- so sold for lot value. (Reference prices: Lot $800K, w/ Phase II ~$1.8M, post-scrape ~$2.2M)

- We've already talked to each of out neighbors about our plans for the house, and they said supportive things. Of course putting it in writing or taking the time to show up in person is a different thing... If you were on the zoning variance board, what type of communication would be most persuasive to you? I could draft a letter/petition and ask them to sign, ask them to write their own letters (who's got time?), or?...

- The reason we split Phase I and Phase II was because we were not 100% firm on the space configuration for Phase II. Well, not certain enough to draft it and permit it. And indeed, our vision for the space has changed substantially a few times -- though most recently back to the original! But there seems to be very little sympathy on the board for either the "old administration said it would be OK" or the "it'll be financially devastating" arguments...

- I'm not sure how persuasive the 'landfill' arguments would be since our little village doesn't have it's own landfill and hauling off construction debris would all be on us in any case.

I'd definetly mention eco-friendly and drainage (ought to be a concern in your area).

Also mention the tax base of doing it vs. not doing it. Ie they would benefit much more if they approve it.

I think you have to figure out what the board finds important as well. Can you research the people. What is the village motto as far as growth etc. I think this would give you clues.

I would think anything hurricane and drainage concerns would be big in your area.

I'll definitely mention eco-friendly and drainage -- the drainage, I know, is a big headache for the city. (Though we're on the 'receiving' end of drainage problems - not the generating end.)

Any other ideas?