Ex.

Document Submission Information

Please give us your name, email and contact number so we may contact you if needed
regarding the document you are submitting.

Thank You.

John
First Name:_________________ Brinkley
Last Name:_____________________

John@BRINKLEY.law
Email Address: _____________________________________________

(256) 534-4444
Contact Phone Number: _____________________________________
 Refer to Case No. __________

BOARD OF ZONING ADJUSTMENT

APPEAL UNDER THE ZONING ORDINANCE
COME NOW, your Applicants and Appellants, the undersigned Teresa M. Brosemer,

Walter Brosemer, Janet Barton, Mary E. Hinkson, Rene P. Moret, Howard R. Reed, Karen Reed,

Curtis O. Taylor, Jr, Karen H. Taylor, John T. Towry, and Ann S. Towry (collectively,

sometimes referred to hereinafter as the “Blossomwood Neighbors” and other times as the

“Appellants”), and appeal to this Board of Zoning Adjustment for the City of Huntsville,

Alabama (the “Board”): (1) to deny the authorization or approval of any further permit to build

any further structure on the real property located at 1005 Hermitage Avenue in Huntsville,

Alabama, and more particularly described as:

LOTS 13 AND 15, IN BLOCK 4, IN A.W. NEWSON’S McCLUNG STREET

ADDITION TO THE CITY OF HUNTSVILLE, ALABAMA, A PLAT OF
WHICH IS RECORDED IN PLAT BOOK 1, PAGE 130½ IN THE OFFICE
OF THE JUDGE OF PROBATE OF MADISON COUNTY, ALABAMA.

(hereinafter, the above described real property shall sometimes be referred to as the “Unified

Lot” (see Ex. A-1 (photo of the Unified Lot from Google Maps); see also, Ex. A-2 (aerial photo

of Unified Lot transposed on City’s Zoning Map)); and (2) to reverse decisions and

determinations of the Zoning Administrator for the City of Huntsville, Alabama, a municipal

corporation (the “Zoning Administrator”) related to the Unified Lot in order to require the use of

the Unified Lot to conform to the mandates of the Zoning Ordinance of the City of Huntsville,

Alabama (the “Zoning Ordinance”) in accordance with article 92.5.1 and article 92.6 of the

Zoning Ordinance; and (3) to require the use of the Unified Lot, which results in a nuisance to
surrounding property, to conform to the requirements of the Zoning Ordinance by requiring such

nonconforming use to be modified or changed to abate such nuisance in accordance with article

92.5.5 of the Zoning Ordinance; and (4) to make any other such orders, requirements or

decisions as ought be made, including exercising all the powers of the City’s Zoning

Administrator, in accordance with article 92.6 of the Zoning Ordinance.

According to the Official Zoning Map for the City of Huntsville, Alabama, a municipal

corporation (the “City”), A.W. Newson’s McClung Street addition to the City, including the

Unified Lot, sits in the Residence 1-B zoning district of the City. See Ex. A-3 (excerpt from the

City’s Official Zoning Map); see also, Ex. A-4 (plat of A.W. Newson’s McClung Street Addition

recorded at Plat Book 1, Page 130 ½ in the Office of the Judge of Probate of Madison County,

Alabama on August 29, 1908) (the “Plat”).

The grounds for our appeal are: (1) that the Zoning Administrator, with no actual or

apparent authority, approved, allowed, and continues to allow the de facto, extra-legal, and

unauthorized subdivision of the Unified Lot, and amended the City’s zoning map to reflect such

unauthorized subdivision (see, e.g., Ex. A-5, excerpt from City’s amended Zoning Map at

addresses 1005A and 1005B Hermitage Ave.); (2) that the Zoning Administrator approved,

allowed, and continues to allow the placement of four mobile or manufactured homes—stacked

two by two, on top of a basement, in violation of the City’s Zoning Ordinance; (3) that the

Zoning Administrator approved, allowed, and continues to allow this three story accumulation of

mobile or manufactured homes to stand in further violation of the City’s Zoning Ordinance; (4)

that the Zoning Administrator, with no actual or apparent authority, has already decided to

authorize the owner of real property at 1005 Hermitage to place further structures, mobile homes,

or manufactured homes, on the lot of real property at 1005 Hermitage Avenue (see (Ex. A-6,
affidavit of Teresa Brosemer); see also, (Ex. A-7-i through Ex. A-7-xxi, photographs of the

violative use of the real property); and (5) that the nonconforming use of the Unified Lot for the

placement of mobile or manufactured homes, without a view to conserving the value of existing

homes in A.W. Newson’s Addition to the City of Huntsville, caused and continues to cause a

nuisance to the property and residents surrounding and near the Unified Lot.
 Refer to Case No. __________
BOARD OF ZONING ADJUSTMENT
APPEAL UNDER THE ZONING ORDINANCE
(Instruction Guide on Next Page)

The undersigned hereby appeals the decisions

decision of the Zoning Administrator of Huntsville, Alabama,
wherein a building permit / sign permit use and occupancy permit is denied at
related to real and personal property located at 1005 Hermitage Ave., better described as:
___________________________________________________________________________________

Lot ___________
Lots 13 & 15 4
Block ____________ A.W. Newson’s McClung Street Addition
Subdivision _____________________________________
The above referenced property is located in a(n) R1-B
_______ Zoning District.

In accordance with
In accordance with article
plans, application, and all Ordinance,
92.3 of the Zoning data heretofore filed with
the Zoning the Zoning Administrator
Administrator "shall transmitall of
forthwith
which areto the Board
hereto all papers
attached constituting
and made theappeal.
part of this record upon which the action appealed was taken".

The application for a building permit / sign permit use and occupancy permit is
denied due to the following: ___________________________________________________________
___________________________________________________________________________________
and a variance special exception is requested in this requirement as applied to the
above referenced property.

I attest that the attached list of property owners will be notified of the Board of Zoning Adjustment
meeting held in the Council Chambers of the Administration Building at 308 Fountain Circle on
____________________ at 6:00pm where they shall be invited to express their opinion of
said variance special exception request. in accordance with the Board's bylaws.

Appellant: is owner of subject property / has lease agreement for 2 years or more
has purchase agreement that is contingent upon variance approval
has power of attorney
Appellants are persons aggrieved by the decisions of the Zoning Administrator. See ZO 92.3.
Application does does not include a variance/special exception request for signage.
If a variance/special exception is requested for signage, please include:
Number of signs ___________________________________
Type of signs ______________________________________
Location of signs ___________________________________

I hereby depose and say that all of the above statements contained in the exhibits transmitted herewith
are true.
please see the attached signature pages
____________________________________ _________________________________________
Print Name Signature of Appellant

____________________________________ _________________________________________
Telephone Number Street Address

_________________________________________
City, State and Zip Code

Sworn to and subscribed before me this __________ day of __________, __________.

please see the attached acknowledgments

_________________________________________
Notary Public

Rev. 07/17 P.O. Box 308 · Huntsville, AL 35804 · Phone 256.427.5100 · FAX 256.427.5121
 BOARD OF ZONING ADJUSTMENT INSTRUCTION GUIDE
The following actions must be accomplished before an “Appeal Under the Zoning Ordinance” will be
heard by the Huntsville Board of Zoning Adjustment:

A. Complete and have notarized an application of “Appeal Under the Zoning Ordinance” form.

B. If the appellant is the owner of the subject property, you must provide a copy of the
recorded deed. If the appellant has a lease agreement for 2 years or more, the lessee has legal
standing to request a variance/special exception as owner of the subject property. In this case, a
full copy of the signed lease agreement and a copy of the recorded deed must be submitted. Please
redact any and all personal information from the lease agreement as Board of Zoning Adjustment
cases are open to public view. If the appellant has a purchase agreement with the owner of the
subject property, you must provide a copy of the purchase agreement and a copy of
the recorded deed. Also, the purchase agreement must not expire prior to the Board of
Zoning Adjustment Meeting and must be contingent upon Board of Zoning Adjustment approval.
Please redact any and all personal information from the purchase agreement as Board of
Zoning Adjustment cases are open to public view.

C. Power of attorney (if applicable). If the appellant has power of attorney to apply and appear on
behalf of the owner, lessee, or purchaser of the property, the appellant must also submit
a copy of the recorded deed, a copy of the lease agreement and recorded deed, or a copy of
the purchase agreement and recorded deed in conjunction with the power of attorney
document.

D. An application for a business license, building permit, or sign permit must be completed and
denied by a zoning official. This document does not have to be denied prior to obtaining
all other documents for the variance/special exception submittal package.

E. A hardship letter addressed to the Board of Zoning Adjustment explaining the physical
hardship that exists on the property. A hardship letter must explain the special conditions and
circumstances that exist which are peculiar to the land, structure, or building involved and
which are not applicable to other lands, structures, or buildings in the same district. Zoning
officials cannot assist the appellant with his/her hardship letter. Requests for a special
exception do not require a hardship letter. Please see a zoning official and/or refer to Article
92.5.3 of the City of Huntsville Zoning Ordinance for Permitted Uses as Special Exceptions.

F. Obtain the official list of all property owners within 500 feet of the subject property and the plot
plan from either the Zoning Administration or the Geographic Information Systems (GIS)
Department located at 200 West Side Square SW, Unit 700. Written notification letters must
be sent to all property owners listed informing them of your variance/special exception
request and the date, time, and place of the Board of Zoning Adjustment meeting. The
Board of Zoning Adjustment Meeting is held in the Council Chambers of the
Administration Building at 308 Fountain Circle, Huntsville, Alabama, 35801. It is not mandatory
that surrounding property owners attend the meeting; however, they must be notified of
the request and invited to attend the public meeting should they have questions or
concerns. Written notification letters must be reviewed and approved by a zoning
official prior to being mailed. Attach a copy of the written notification letter in your
submittal package along with the official list of property owners and the plot plan. After
receiving approval from a zoning official, letters to property owners should be mailed
immediately, but no later than 10 days prior to the Board of Zoning Adjustment Meeting.

G. If the “Appeal Under the Zoning Ordinance” is regarding a denied building permit
application, 2 site plans, drawn to scale by a reputable surveyor or architect, are required. House
plans are requested for new construction residential properties and additions.

H. Photos of subject property pertaining to your variance/special exception request.

I. A copy of the applicable page of the Official Zoning Map of the City of Huntsville. The
Zoning Map of your property is obtained at either the Zoning Administration or the GIS.
The zoning map is $15.00 (cash or check only).
J. A $25.00 Application Fee (cash or check only) made payable to the City of Huntsville.
 CERTIFICATE OF SERVICE AND NOTICE

I certify that, on July 24, 2023, I delivered a copy of the foregoing on the following listed
persons or entities by leaving it at the person’s or entity’s office with a clerk or other person in
charge thereof, or if there was no one in charge, by leaving it in a conspicuous place therein; or,
if that office is closed or the person to be served had no office, by leaving it at the person’s
dwelling house or usual place of abode with some person of suitable age and discretion then
residing therein:
Travis Cummings
Zoning Administrator for the City of Huntsville, Alabama
City Hall, 2nd Floor
308 Fountain Circle
Huntsville, Alabama 35801

Shaundrika Edwards
Clerk for the City of Huntsville, Alabama
City Hall Third Floor
308 Fountain Circle
Huntsville, Alabama 35801

Martin Sisson, Board Chair/President of the Board

David Branham, Board Member
Fred Coffey, Esq.. Board Member
Bert Peake, Board Member
Kimberly Ford, Board Member
John M. Ozier, Board Member
Wendy Lee, Board Member
Huntsville City Hall 2nd Floor
308 Fountain Circle
Huntsville, Alabama 35801

/s/ John A. Brinkley, Jr.

John A. Brinkley, Jr.
Ex. A-1
Ex. A-2
Ex. A-3
Ex. A-4
Ex. A-5
 Ex. A-6

AFFIDAVIT OF TERESA M. BROSEMER

STATE OF ALABAMA )
COUNTY OF MADISON )
Before me, the undersigned authority, a Notary Public in and for the State of Alabama at

Large, personally appeared TERESA M. BROSEMER (the “Affiant”), who is known to me, and

who, being first duly sworn, deposes and says as follows:

1. My name is TERESA M. BROSEMER. I am over the age of nineteen years old, of

sound mind, and otherwise competent to make this affidavit. The evidence set out in this
affidavit is based on my personal knowledge.

2. As a person aggrieved by decisions of the Zoning Administrator of the City of

Huntsville, Alabama, a municipal corporation, I make this testimony in support of my
application for and notice of appeal to the Board of Zoning Adjustment for the City of
Huntsville.

3. I, and my husband, Walter Brosemer, reside at 1007 Hermitage Avenue in

Huntsville, Alabama, and I have resided at this address for over thirteen years.

4. For decades, and until May of this year, all of the houses on the 1000 block of
Hermitage Avenue were bungalow style homes.

5. For many years up until 2022, I checked in on and assisted my next door
neighbor, Virgil Destefano, who resided at 1005 Hermitage Avenue, until he moved into a
nursing home, where he resides today.

6. On or about October 20, 2022, from my front porch, I observed the demolition of
the home located at 1005 Hermitage Avenue, where Mr. Destefano lived until he moved to a
nursing home. See Ex. A-7-i (photograph of Volvo excavator demolishing home).

7. After the demolition of the Destefano home, I spoke with Mr. Scott Stokes. Mr.
Stokes told me that he owned the real property at 1005 Hermitage and that he intended to put two
residences, side by side on that real property: one for his family, and the other for another family
related to him. Mr. Stokes did not tell me where or what type of residences he intended to put on
the real property.

8. On or about April 11, 2023, I observed laborers digging a basement by means of a

Volvo excavator. See Ex. A-7-ii (photograph of Volvo excavator digging basement).

9. Between April 11, 2023, and April 23, 2023, I observed laborers begin
construction of a building near the northernmost lot line (the “Principal Structure”) and near the
alley behind 1005 Hermitage, by among other things, pouring concrete for the foundation, as
well as finishing the concrete basement that they began on or about April 11. See Ex. A-7-iii
(photograph of basement); see also Ex. A-7-iv; see also Ex. A-7-v (photo of construction of
Principal Structure).

10. Between April 11, 2023, and May 10, 2023, I observed laborers onsite at 1005
Hermitage, building the Principal Structure on the northernmost lot line in the normal fashion--
with wood, screws, and nails. See id.

11. On or about May 11, 2023, the owner of the real property at 1005 Hermitage
hauled four fully built mobile homes on four different tractor-trailers to 1005 Hermitage Avenue,
lifted each of the mobile homes off of those trucks by a very large crane and stacked those
mobile homes, two-by-two on top of the basement built in April. See Ex. A-7-vi through Ex. A-
7-xx.

12. After the owner stacked the mobile homes, I spoke with some of the laborers who
were working on the interior of the mobile homes, who told me that the owner intended to bring
in more mobile homes to place a similar structure on the then vacant side yard of 1005
Hermitage.

13. The Principal Structure and the four mobile homes continue to stand on the lot at
1005 Hermitage Avenue today.

14. To this affidavit, I attach twenty photographs identified as Exhbits A-7-i through
A-7-xx; each of these photographs fairly and accurately depict the state of the real property at
1005 Hermitage Avenue, and I fully incorporate these photographs within this affidavit as if
fully set forth herein.
Ex. A-7-i
Ex. A-7-ii
Ex. A-7-iii
Ex. A-7-iv
Ex. A-7-v
Ex. A-7-vi
Ex. A-7-vii
Ex. A-7-viii
Ex. A-7-ix
Ex. A-7-x
Ex. A-7-xi
Ex. A-7-xii
Ex. A-7-xiii
Ex. A-7-xiv
Ex. A-7-xv
Ex. A-7-xvi
Ex. A-7-xvii
Ex. A-7-xviii
Ex. A-7-xix
Ex. A-7-xx
Ex. A-7-xxi
 Ex. B

AFFIDAVIT OF MARY E. HINKSON

STATE OF ALABAMA )
COUNTY OF MADISON )

Before me, the undersigned authority, a Notary Public in and for the State of Alabama at
Large, personally appeared MARY E. HINKSON (the “Affiant”), who is known to me, and who,
being first duly sworn, deposes and says as follows:

1. My name is MARY E. HINKSON. I am over the age of nineteen years old, of

sound mind, and otherwise competent to make this affidavit. The evidence set out in this
affidavit is based on my personal knowledge.

2. As a person aggrieved by decisions of the Zoning Administrator of the City of

Huntsville, Alabama, a municipal corporation, I make this testimony in support of my
application for and notice of appeal to the Board of Zoning Adjustment for the City of
Huntsville.

3. I reside at 1006 Locust Avenue in Huntsville, Alabama, and I have resided at this
address for over twenty-three (23) years. See Ex. B-1 (a photograph of my house). My house
sits North of 1005 Hermitage Avenue and East of the Taylor residence at 1004 Locust Avenue.

4. For decades and until May of 2023, the single family homes on the 1000 block of
Hermitage Avenue consisted of one-story bungalow style homes.

5. The use of the real property in our subdivision consists of one to two story single
family homes on crawlspaces and accessory buildings.

6. After GSH of Alabama, LLC demolished the bungalow style home and garage
that once stood at 1005 Hermitage behind my house, I walked out my back gate to speak with
Mr. Scott Stokes. I asked him if he was the owner or the contractor working on the property; he
told me that he was both. I then told him that I was not too excited to have new construction
going on so close to my house, and I asked him what his plans were for the property. He did not
tell me his plans.

7. The day after I spoke with Mr. Stokes, I called the City of Huntsville’s Zoning
Department. I asked the man who answered the telephone if I could see the plans for the
property behind my house located at 1005 Hermitage, and he told me that his department did not
have plans, and that I would need to speak with the owner of the property or the contractor
working on it. I asked him further questions, but he would not answer any of them. He did tell
me that his name was Bob, but he did not give me his last name. He stated that he was the only
Bob in the office.

Page 1 of 3
 8. In April of 2023, after construction of the garage apartment closest to my back
yard began, I visited the City’s office building on Fountain Circle, and went to the Inspection
Department.

9. At the Inspection Department, I asked an administrative assistant at the front desk

if I might see the permits and plans for the property at 1005 Hermitage. She told me that she
could provide me any public documents they had as long as I filled out some forms. While
speaking with her, a man named Brian Mandell entered our conversation.

10. Mr. Mandell patiently responded to my questions and informed me that the
Inspection Department and the Zoning Department are no longer intertwined, that the Inspection
Department does not have any specific information about the proposed plan, but that he
understood that the owner intended to place two houses on the property. He also recommended
that I speak with a woman named Cathy or Catie in the Zoning Department and told me where
the Zoning Department was located.

11. I then visited the City’s Zoning Department. I sat in the Zoning Department’s
waiting area to wait for someone to come to the front. While waiting, the Zoning Administrator,
Travis Cummings, came to the waiting area and asked me what I wanted. I told him that I was
there to see Cathy or Catie. He then invited me to his office.

12. While in his office, I asked Mr. Cummings if he could show me the plan for the
property at 1005 Hermitage, and if he could tell me why Mr. Stokes could put up two houses on
lots that were not sixty feet wide.

13. Mr. Cummings then began to answer my questions by bringing up a copy of the
plat of the neighborhood on his computer. He then explained that, according to the plat, 1005
Hermitage was originally two fifty foot wide lots, and, therefore, these lots were grandfathered
in.

14. I then asked Mr. Cummings what the sixty foot wide zoning law was for, and he
told me that it was in case a subdivision went in.

15. I also expressed my concern about two large windows of the second story garage
apartment that overlook my backyard and that interfere with my privacy. See Ex. B-2 (a
photograph of the windows overlooking my backyard). Mr. Cummings laughed at my concern
and told me how he didn’t use his backyard or swimming poll for a year because of his
neighbors.

16. Mr. Cummings also told me that he would look for the plans and get back to me,
but he never did.

17. On or about October 20, 2022, I observed the demolition of the Single Family
Dwelling by means of a large excavator.

Page 2 of 3
Ex. B-1
Ex. B-2
 Ex. C

AFFIDAVIT OF KAREN H. TAYLOR

STATE OF ALABAMA )
COUNTY OF MADISON )

Before me, the undersigned authority, a Notary Public in and for the State of Alabama at
Large, personally appeared KAREN H. TAYLOR (the “Affiant”), who is known to me, and who,
being first duly sworn, deposes and says as follows:

1. My name is KAREN H. TAYLOR. I am over the age of nineteen years old, of

sound mind, and otherwise competent to make this affidavit. The evidence set out in this
affidavit is based on my personal knowledge.

2. I am a real estate broker licensed by the Alabama Real Estate Commission. I

have held a license with the Alabama Real Estate Commission for thirty (30) years.

3. As a person aggrieved by decisions of the Zoning Administrator of the City of

Huntsville, Alabama, a municipal corporation, I make this testimony in support of my
application for and notice of appeal to the Board of Zoning Adjustment for the City of
Huntsville.

4. I, and my husband, Curtis O. Taylor, Jr., reside at 1004 Locust Avenue in

Huntsville, Alabama, and I have resided at this address for over thirty-four (34) years. Our
house sits North of 1005 Hermitage Avenue and West of Mary E. Hinkson’s residence at 1006
Locust Avenue. See Ex. C-1 (a photograph of our home).

5. For decades and until May of 2023, the single family homes on the 1000 block of
Hermitage Avenue consisted of one-story bungalow style homes.

6. I attended the on-site auction of the real property at 1005 Hermitage Avenue (the
“Real Property”) that included a bungalow style single family dwelling (the “Bungalow Home”)
and that was then owned by the Estate of Virgil Destefano and conducted by Cole Auction on or
about June 25, 2022.

7. At the auction, the auctioneer increased the bids in increments of $5,000.00. The
highest bid placed at the auction was $675,000.00, plus the auctioneer’s 10% commission, for a
total of $742,500.00. In my opinion as a Real Estate Broker, the winning bid exceeded the fair
market value of the Real Property and the Single Family Dwelling.

8. At the auction, I spoke to the man who placed the winning bid, Mr. Scott Stokes.
Mr. Stokes told me that his plan was to tear down the Single Family Dwelling and replace it with
two residences on the Real Property--one house for himself and his family to live in and the
other he would most likely sell.

Page 1 of 3
 9. Also at the auction, the auctioneer inferred to the crowd that the 100’ wide lot
could be divided in two.

10. Since May, all of my conversations with Barbara and Scot Stokes have been very
cordial. I told him I appreciated him not chopping down the 100+ year old fig tree on the rear
property. I asked him if he’d gotten any feedback from the neighbors about his house and he
said no.

11. On June 13, 2023, I spoke to the City’s Zoning Administrator, Travis Cummings,
regarding the structure that had appeared on the vacant lot behind us while we were out of town.
I told him I was concerned about several things that didn’t look right - namely how the 3 story
structure looked like stacked trailers; how the house and the garage appeared to exceed the lot
coverage for a 50’ wide lot and; was this structure in compliance with the provisions spelled out
in the zoning ordinance. See Ex. C-2 (a photograph of the 3 story structure from my backyard).

12. Mr. Cummings responded to my concerns by telling me that this structure was in
compliance with the zoning ordinance, and said “it doesn’t matter what you read.” He also told
me that “a team was sent out there to inspect”, that they would send out another team in two
weeks, and I was welcome to call him back at that time. At the end of our conversation, he told
me about how his neighbors cut down a row of trees behind his house and he didn’t like it but
there was nothing he could do about it, and that “changes were going to happen”. He did say
that they were sorry they didn’t pay closer attention to the placement of the garage windows
because they overlook the adjacent (back-door) neighbor’s back yard. He assured me they were
still going to monitor it.

13. I took Mr. Cummings on his invitation and did call him back two weeks after our
th
June 13 conversation, but did not receive a return phone call.

14. These four house trailers and a garage structure continue to stand on the Real
Property today.

15. In my opinion as a real estate broker with over thirty years of experience in
buying and selling real estate in the City of Huntsville, the division of the Real Property to allow
the replacement of the Bungalow Home with two residences on the Real Property allowed Mrs.
Stokes to overpay and outbid other prospective buyers for the property on the front end in order
to make up the difference by installing inexpensive house-trailers on the back end.

16. If not corrected by the Board of Adjustment, this practice has resulted and will
continue to result in the creation of incongruous and inconsistent residential districts, not only in
our neighborhood, but also throughout the City, with no view to conserving the value of the
buildings already standing.

17. The division of the Lot at 1005 Hermitage and the replacement of the Bungalow
Home with the three story structure that looks like stacked trailers and that are out of character
with the other structures in the neighborhood, in my opinion, has caused an inconvenience to
surrounding property by, among other things, making such surrounding property more difficult

Page 2 of 3
Ex. C-1
Ex. C-2
Ex. D
0121345ÿ7892ÿ

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