HomeMy WebLinkAboutVA199500003 Review Comments 1995-07-05 r '
Staff Person: John Grady
Public Hearing: July 5, 1995
Staff Report: VA-95-03
Owner: Dorothy C. Knickerbocker
Applicant: Frank A. Thomas
Tax Map/Parcel: 59D2/04-A-6
Zoning: Residential, R-4
Acreage: 21, 750 square feet
Location: Route 250 West in Ednam Village
Subdivision, Unit #12
Request:
The applicant requests relief from Section 15. 3 Area and Bulk
Regulations, which requires lot sizes in the R-4 zone to be a
minimum of 10, 890 square feet in area. The applicant proposes to
subdivide a 21, 750 square foot lot into two lots. It will create
one lot of 7, 501 square feet in area, which will require a variance
of 3 , 389 square feet. The other lot will be approximately 14, 249
square feet. The property is presently built with a single-family
attached unit. The proposed subdivision would allow each dwelling
to be sold separately.
Hardship:
Since the death of Mrs. Knickerbocker, maintaining the house as a
single family unit is placing a financial hardship on Mr.
Knickerbocker and the estate. At this time it is impossible to
market the other unit without subdividing.
Uniqueness of Hardship:
This is the only two-family unit in the Ednam Village subdivision
that is not subdivided into two single-family attached units.
These two lots were consolidated in 1992 to facilitate the issuance
of a building permit.
Character of the Area:
This will not be a detriment to adjacent properties nor change the
character of the area as there will be no change to the physical
appearance of the house on the lot. This division will just return
the property close to its original state, a single-family attached
unit with a common lot line.
Relevant History:
On September 14, 1992, a deed of consolidation was recorded
creating the existing parcel from what was at the time, lots 6 and
7, of Ednam Village Townhouses.
Staff Report: VA-95-03
Page Two
In 1973 , when they were built, Ednam Village Townhouses were zoned
Residential, R-2 . (There were fewer residential districts at that
time, and the zoning district number did not correspond to the
number of dwellings per acre. ) This prior zoning ordinance allowed
a minimum lot size of 8, 200 square feet. The property is currently
zoned Residential, R-4 with a minimum lot size of 10, 890 square
feet.
Staff Comment and Recommendation:
In September, 1992 the two lots were consolidated that separated
the existing single-family attached units. This was done in a
effort to obtain a building permit to connect the two units by a
gallery and interior doors. The purpose of the consolidation was
to allow the Knickerbockers to live together in one unit and afford
Mrs. Knickerbocker some privacy and not interfere with the constant
medical care that was needed by Mr. Knickerbocker. This property
consolidation between the single-family attached units was required
for compliance with the State Building Code. The Building Code
states that there shall be no openings in a firewall or common wall
along a property line that connects a two family unit. At the
time, it appeared to make sense to consolidate and create an
internal connection between the two units rather than having to go
outside to access each unit. Mrs. Knickerbocker is now deceased,
and because of financial and marketing concerns, there is now a
need to re-establish the center property line.
This property owner can show that the property was acquired in good
faith, and that the size and development of it on the effective
date of this ordinance restrict their proposed use of it. In
addition, they ask us to consider that because the physical
development exists and it is a question of establishing a new
property line, that the intended spirit and purpose of this
ordinance is satisfied.
Staff agrees with the applicant that this request meets the second
and third criteria for approval of a variance:
2) The applicant has provided evidence that such hardship is not
shared generally by other properties in the same zoning district
and the same vicinity.
The other properties in Ednam Village subdivision currently exist
as single-family attached units on separate lots. They are not in
the position of needing to subdivide and having to comply with more
stringent zoning regulations than when they were built.
Staff Report: VA-95-03
Page Three
3) The applicant has provided evidence that the authorization of
such variance will not be of substantial detriment to adjacent
property and the character of the district will not be changed by
the granting of the variance.
Dividing this lot will only return these two single-family attached
units to their original status. One lot will meet area
requirements and the other lot will be approximately 3400 square
feet short of the current area requirements. This should not be a
detriment to adjacent property or change the character of the
subdivision, as 14 of the 22 lots within Ednam Village subdivision
do not meet the current area requirements of the R-4 district.
However, staff cannot find undue hardship. Therefore, staff
recommends denial for cause:
1) The applicant has not provided evidence that the strict
application of the ordinance would produce undue hardship.
Staff is sympathetic to what is an unfortunate case where
there is some hardship. However, state code dictates, "self-
inflicted hardship, whether deliberately or ignorantly
incurred, affords no basis for granting of a variance. " The
arguments of financial loss and restricted marketing limits
are all valid but none is undue to the extent of "a clearly
demonstrated hardship approaching confiscation. "
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•
APPROVALS N
"SIR FARM" CNCr , 1 V5�. IEX H I BITS
approved in actor-dance .ills variances granted by the I •
Board of Zoning Appeals an Jon 30,1973, Case No VA 73-01, PRESENTED TO tt
,iy Fanning Commisson approval of res,ncted road and
on Feb 12,1973
PATOFWRSqsF_..PP.o3EIycr
S ONE �I rn =
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s made rills the consent of the undersigned owners,
'or trusties. Ail roads and streets,if not prev,00717 • i NOTES: CQUNTY OF ALB RLE
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3 COMMISSION B0A D OF SUPERVISORS
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Chairman Designol' Agent A L B E N R L E CO.
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Dots REVISED 9731e
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APPROVALS
"BIRDWOOD FARM"•
approved In dccor.donce with vorldntee granted by the i 11 oit, 0 149 3 EX1-I I B IT S
Board of Zoning Appeals on Jon 30,1973, Cose No VA 73-0I, E
Board
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tt
J,ty Plonnmg Commisson approval of restricted rood and
on Feb 12, 1973 D ( `� I (-� A PRESENTED TO -Z A on.0 .,,.,. ..•
ICN
OWNERS APPROVAL • ISi J Or 5 I tcl i�
.s mod, with the consent of the undersigned owners, SEGTIOfd ONE , 1
NOTES: ! 1 ///vv1
/or trustees. Ad roads and streets,if not previously ' — 1 !J3EMARLE
y ILLAGE p�ereb lendued for edleatlonto public u•d � VEPCO R/W D8.443 2,�1 f�'(� C V.T8T R/W — 8441p49 LOCATI
�� 'L�t TOY�1VHOI�SCS N'aterNbinEsmt.- i�8444p49
:G COMMISSION 90AD OF SUPERVISORS J
t
J` NEAR CHARLCIT ESVILI. E , VA '
Chairman , `Designal Agent A L B E M E CO.
•
•
V A PRIL �17 ^`i.i.. Or�
Date - REVISED M1i ' 973 j}/ f�.- /'
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