HomeMy WebLinkAboutVA199500009 Review Comments 1995-07-05 STAFF PERSON: Jan Sprinkle
PUBLIC HEARING: July 5, 1995
STAFF REPORT VA-95-09
OWNER/APPLICANT: Elizabeth Outka-Pollard and Oliver Pollard
ZONING: Rural Areas, RA
TAX MAP/PARCEL: 59/5
ACREAGE: 2.39
LOCATION: North side of Route 677 at its intersection with West Leigh Drive,
1545 Old Ballard Road.
REQUEST: The applicants request relief from Section 10.4, Area and Bulk Regulations,
which requires a side yard to be 25 feet. A variance of 6 feet is requested to allow
construction of an addition to an existing dwelling. (See Attachment A.)
The applicants' justification includes the following:
Hardship
- The adjacent property owner will not exchange property but does not object to the
addition on this side;
- The house has only one small bathroom which only has space for a tub, toilet and one
adult—the sink is in the hall where it would be difficult to assist a young child;
- The house has only a small dining area—space for only two people to dine comfortably;
- An addition to the back of the house would require walking through the master bedroom
to access a new bathroom;
- Similarly, a dining room off the back of the house would mean walking through the
family room to access the dining room;
- Adding to the back of the house would probably require removing two old-growth red
maple trees which shade the rear of the house;
- Adding to the rear would mean adding to an addition which would severely diminish the
character of the original house.
- An addition to the side of the house unaffected by setback regulation would not allow
expansion of the existing bathroom or dining area;
- Adding on that side would also require removal of a portion of the original wrap-style
porch and severely diminish the character of the original house;
- An addition to the front of the house would create the same problems as the side—no
expansion of the existing bathroom or dining area, removal of the porch and ruining the
character of the original house.
Uniqueness of Hardship
- All existing homes nearby were constructed with indoor plumbing;
- It is unlikely that any other home in this area has only a partial bathroom with a sink in
a hall.
STAFF REPORT - VA-95-09
Page 2
Impact on Character of the Area
- There will be no detrimental effect on any adjacent property;
- The addition into the setback will probably not be visible from the public road;
- The property next to the proposed addition is well-shielded by trees and bushes;
- The adjacent owner has no objection to the addition on this side.
RELEVANT HISTORY:
No Zoning Department history.
September 27, 1973: Subdivision plat was signed by the County which created Lots 1, 2
and Lot 3, a division of the Macajah Harris property. (See Attachment B.)
STAFF COMMENT:
The addition that is currently planned is only 7 feet out from the existing dwelling. Since
the physical survey shows 28 feet from the building to the property line, it appears that a
variance of only 4 feet is needed. This variance request for 6 feet is the applicants manner
of trying to maintain a small, 2-foot buffer to insure that either: 1) the physical survey is
correct; 2) the builder has some leeway in locating the footings; and/or 3) the architect can
expand the addition if everything else is correct.
Mr. and Mrs. Pollard have already approached the adjacent property owners regarding a
possible purchase or an equal exchange of land to avoid this variance request. The
adjacent property owners have stated that they want to retain the area on their parcel just
in case they need an addition on that side of their dwelling. They have no objection to the
Pollard's addition as there is a very nicely landscaped area which straddles the property
line between the two dwellings. This area screens each dwelling from the other and will not
be effected by the addition.
The applicants'justification included analysis of constructing the proposed addition on each
face of the dwelling. Further analysis would include two things that weren't mentioned.
First, there is probably some way to add on and totally rearrange the interior to keep the
rooms in proper relation to one another; however, this would probably require changing the
roof as well as interior walls. Second, any addition to the southeast side (opposite the
desired side) would require moving the electrical panels and the distribution box for the
septic system. Both of these options add unreasonable amounts to the cost of the project
(they may double or even triple the cost.) The state code says that standing alone, financial
considerations cannot establish an extraordinary or exceptional situation or hardship
approaching confiscation sufficient to justify the granting of a variance, but they are factors
or elements to be taken into consideration and should not be ignored. When looking at the
architect's drawing of the addition (see Attachment C), it is easy to see that this is the most
STAFF REPORT - VA-95-09
Page 3
logical and least expensive way to expand the two rooms that the Pollards need enlarged.
This small addition expands the dining area on the ground level and fixes the upper
problem of the sink-in-the-hall as well as adding a half-bath downstairs and a second full
bath upstairs. However, this house has been here since the 1920's and can continue to
serve as a residence to a small family or one or two single persons without the addition.
RECOMMENDATION:
Staff agrees with the applicant that this request meets the second and third criterion 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.
Since most of the homes in the immediate area were built with indoor plumbing they are
not faced with a need for expansion, particularly not in such a precise area of the dwelling.
Therefore the hardship is unique and unlikely to be repeated.
3) The applicant has provided evidence that the authorization of such variance will
not be of substantial detriment to adjacent property and that the character of the
district will not be changed by the granting of the variance.
This addition will blend well with the existing dwelling and will maintain the old farmhouse
character and charm that is currently present. The addition will probably not be visible from
Old Ballard Road except during the winter months when the deciduous growth is bare.
Staff agrees that this is an unfortunate case where there is some hardship. Why the
property was divided with the property line so close to the existing dwelling is unknown.
However, it is the interior layout of the rooms that dictates where an addition can be made
with the least effect on the structure in total, as well as on the owners' pocketbook. The
arguments of cost and convenience are all valid but not undue to the extent of "a clearly
demonstrable hardship approaching confiscation."
Staff recommends denial for cause:
1) The applicant has not provided evidence that the strict application of the
ordinance would produce undue hardship.
STAFF REPORT - VA-95-09
Page 4
Should the Board find cause to approve this request, it should be noted that it is believed
to be in harmony with the intended spirit and purpose of the Zoning Ordinance as well as
mindful of the health, safety, morals and general welfare of the public. Staff would also
recommend the following condition:
Any future additions shall conform with the required setback at the time of Building Permit
application and not be authorized under this variance.
.. ... . .
. . _ .
• ,
. .
, 1
. ..
• •
...
. • ,, -40\- ;,_. I
i
. , 1
. .
, k: • •• • `'..i. \
•
N 1
, 1
a .
....„ , , ,,
... ....,,,4,,. -
. •
.
\ •
1
...,
. . , \fTd'ti" ) 0
. ,
!...r) 1=,........4.1,2r7 \
. ., flop°-• • - ) \
. .
,
- \. A ..
1 ,
r2.:\,-.4• .."
\
• . eiJ ii,-,14 , -
I i.....0,...v- ' ]..._____
ir•J'-0" •bribV-.11.- i i
1 1.• cr,
, • •..- •
I i ‘ , --,--
1- . . .
aprirno.00E.2 -\ il
-. .) / Ill, 7 -
_I A07,11-10Ci ' ,. /
_ . L __ i_ 7
_ \e• _ . _ - • •
- - .
1 .--____ . •
. i .
, .
\ , OUTICAJPOLLARD
RESIDENCE
.
LL.4 0,:: 154 0—P, f .a.'—'..4. p.r? ?.,o,4.- - 1545 OLD BALLARD ROAD
- . ________._ . _____ . ____. ._ . , • • cHARibrrEsvitLE VIRGINIA 22901
. . . •-• ''' \ - r •:BY .
•
. ,
, .
, ' • - - -' •RUSSELL SKINNER - 1 •-•:-" •
. .....,.„
i . • - ' - -'--- • ''‘': :'' ARCHITECT,. '' 1
.
':-.1100 EAST,MARKET,STREiEt .. 4 1
.
—- . • ' - -- ' CNARIATIESNTIII.E,VIRGINIA 22902_
• 1 ..
... . .. . .;
•
.:.-. . .,..... .. . ,
. N •' '. .
. . • , •.. . • .
. . . . .
•
•, -- ' • _,...,,_,,_,__. 1 , .,
. •' - .."--.77'...'•-----.7 -• . •. •i •-•••••••...:,'•:••-,..,,.••••••••••,,,••;„ 1.---,•-• ..,••,.•-;6 •
,,
. .
.
• • , ..' . . .
k . . .
.- '„ ' '. ''' ', . ''''' '..';.':....:,'...'',•".:.''': +.0•;..'" ,-r7 .-37,7,,,i,.4i.'.7:'-!.,-;;..,:i-e4;1•Asi.•:S."..,:•;..;:,;:l'' f.'^ x'.77.'_-...;..
, . ..'4: .. N4L-,L0fi.'C ,' 'lir.,`',•I'frt4,2,'14:•itt Ck A-,
' ' -' . ',,.• ' ....,.,',-,..,-,.,'.,...--,•,,,.'•'-i.1":.''',,-.',.:,.,Z- •X- , .'.1--e,. /1100‘-'4"' •+• • '.''''''•...1.-..;,"1-4.1.:r" ' .. • ''- :,`,,,- ,z.
...
, ' . '•' ' ' .' * ''. -.. ..'. '. r .1 C'',.,:i.,r.,.4'',1....',.14'...11 . :1 ...3' •ii•-:,::, ;;;;;I;*+1,,•;*..0 , .,,,,,,,,• ,, ..• ,. .i•-:..,,.•••••,,,. ;,,,..... ;....,,,,,..-., . ,..
, ..
. .
r 9 ~ c •� +[° 1, k ,
,i
.,
u 1 < v V .
COUNTY KANNMG CONu1SS1ON
BOARD Of SU►E.u1c..i RVISORS
�/....
R7/7.3 -rr.f
9�a?L74
OWNERS APPROVAL
Mn W.Mrw..n.u131 rm.r...Can..a 13.1 1....1.3.6..10 0...1.1 Raano.t AN.p.nufnit
A.O n.Mri r HOT nlnouµ7 titan.Au.1.1.•Mein.POI.o0,110.ID rua.0 Ant
AU,.6
A.1
. 44 f A //c.r..tl:5r4.4
r.R'curr'md`a
or,rprr•lo rrrlti
o•r• t E.U .s. .a.HA.
• •rr rrrr)y% _ ..E.1a P.L (rut)
1
! nr rr d r.-._\ 1
v'V.
j- 'a a ,.r
Z.
i I 4( Is-LIS 0�dr \l r .g
1, Q1 /
\\b'9. ,0"RS V
rp•r1 - r �_
. 2 l`7
`b•\
... rr *M r .....
\ rrd' ‘
s IDCATION MAP
\terb mo .
PIM Ns_
\\ N
PLAT SHOWING ��
A DIVISIIXJ OF THE S AMEN..V11...
MACAJAH HARRIS PROPERTY �\�� g
AS S4OWN ON TAX MAP 59. PARCEL 5 .\ '. „- TT 23.3 P.)a
NEAR IVY DEPOT \. '
ALBEM4RLE COUNTY. VIRGINIA
i. SEPTEMBER 26. 1973 -'SCALE 1".100' . \.\{,
`\• va.n
\\ 1r..lot .
b'1
C1mwa 10 OE CAW. �'^'C tiM
A1..ACcuun WRY., .ayttTN
II
. �.4N,— c t ERl An. a
' I 54-17)1.1 55S
WILLIAM S. ROUD ABUSH, R %k 17 3 OE 76
Curinl. 1A310 1u.•1ro ASSOCIATES r .`A
— 4...
.....
••• „ .
k ,i,7':...7 ••`,,r,-' ,777-7„-. . .., „ . 77.77,.---7--,----• . -- .
7--
-.- --, -.- .'.--;•,"‘' ,• •" -, ' ' , :,• • ',.. .,, . .
, • ,
• - •...•,. - . ,, ,
•
. .
1.2.1-4" • '' i ..<0 0 ,-, '.N •
• • • . l• ,
. .
-- .II ) ' ,
. .
•
. „
OC.W7-10 4 pF' ,
,57..-11,6C . i_tga
----'; , 0
I r )1•111ii.!1'd ,,------- .
-.0 .:1- .. __ _,)1 , ,
.0 II
1,„,,ji il
__ qr \7-1_ , *.--
,
\\ a
• ,1 1. . i x ) ' \- 11
_ _ _,
ill I I I, li n ___
_
., .
1 ". ----r
i_ci__. _1 _•,,i GAS-rrHt_0._
T
- , T.---11
• r
‘T-0..... i ii ') C u‘•1-Qi\A-- \00,-N f`corY
4 !I I
....oil,I..:
II 1
, 11 rttervt,'
11--4-
1
Ii,1 1 ; . :
_
OUTKA/POLLARD
L
-, c 0._ C., E.. C. o 4-.. !'- .=".... o c) el_ -
RESIDENCE
' i 1 . 1 i
..!..c,,, . -- 1545 OLD BALLARD ROAD
.
CHARWITESVILIE,VIRGINIA 22901 _
•
Le cisi-i P., -•------
,.... BY -,•-
. RUSSELL SKINNER
._..
. ARCHITECT
i_i
..
,. . .
N.:--.•J0-4 riv.a.4 i-. , 1103 EAST MARKET STREET
, .
— . .,• CHARLGT,TESVILLENIRGINIA 22902
•
.. . _.__._________ . _
- - .__ , - ,
, .
. . ,
•
• , , . ,
. 0
. ,
, • -
RECEIVED
June 27, 1995 jnj 29 f945
ALBEMARLE COUNTY
ZONING DEPARIMENT
Ms. Jan Sprinkle
County of Albemarle Zoning Dept.
401 McIntire Road
Charlottesville, Va. 22902-4596
Dear Members of the Zoning Board,
This letter is written in support of Elizabeth 0utka and Oliver Pollard's
request for a variance ( VA 95-09) that will allow them to add onto their house
marked Tax Map 59, Parcel 5, Samuel Miller District.
We are the homeowners of 1555 Old Ballard Road (Tax Map 59, Parcel 5C)which
shares a common boundary on the side of their home that the addition would be added. We
have talked with Elizabeth and Oliver about this addition and it will not change any of the
exsisting landscaping on that side of our homes. ft will greatly improve the interior of
their home and will enable them to stay in this area as their family expands.
We declined a land swap but wish to support them in their request to your
commission.
Sincerely,
ti
Mark and Gina Fletcher C4a2
EXHIBITS .
PRESENTED TO 67.14 on1/5/96
`j ,
A rni r
COUNTY OF ALBEMARLE
- 1 -
--/
' � \ .9e — ` �-
0 154 155 • 156 133 i•• .9•` •►lag �°i •tit • � 16Bi("*.---'..-Nr
63v \a1, `
141Ik
13 e1 ��
lab O. :,InS i! ,,\ 17
raa 76) l 1 0 4
\ 67 t
7 '
509/ 4\\ 6B
69 '
v.94 7411 t
( +
411).4lik
, 16 16F
% \ 18A /
( 63.1V630 \I \ r
63I .s' 70 (p TOA
• `
\\--..„............63U dall
(p
VI 1 7C8 .-rr ------
72at11 f N. qT 70C 16D —�' 18
63E 71A 16C
e3e 72 A 7....-a \ Aribbo...
6 , TOD 1 1
69E ��j�® �� 74os nor i 1 i \�
r.1 f
V' .
s
�) (Xs`. ! R1 676 I 1 ‘1 30E
/ • / r I
IPI 4
/ , „ ♦ 308
69 // 749 I� •
30C
/ �/ T 3� 29 4
/// 74 C / t ga�T , I
r
/ // _ 1 0�� /� A'�� So Ufa /�IVY ------...JJJ / / s o/OAKS ��cAAh6. ......"'
0
it . O.
// / , aA `��� , 30p
b 2
/ / .
' filit ,SECTION 58C i `? \ �/ '� Zee
t ' . I fe.,..
6 ,
' / "r" ' / v/, h -.1 ._ --.•
/ Ft:t -Nk%\ik II 4
66 ,. / �j 2s1
75
7S0 1 scolow
/ 76 / 75 / / 59C3
75*C _• /• �
T6A � 7SE ''
/ ✓ 8F
TT► / i ) 6C
778. Z7''\ . .:'/, //
\ LEWISV / / 11
HILL/ ///�// + '�
ECT ION58C k �.•l
•//LEWIS' EAST' ,/ . /vt, \` +,1 70
HILL / / 1E
WE T 2/HILL / / / // !��I: ►�,` '*�;�,t 70
/ P.P.D.
/ / / / / SECTION 3C T 10`�
/ / // / / /, / � 7E 2
•14-..;1 /,‘46.
i ///:.;7//,,/ite.fai. ,0„. ../.4.:/41r014.
/ f . �p 7!
_ 1�
82 �
o� \44 -... Be
83 / B sccTrow seeA
' 26A
BaM4Nt — �_. L.
8°, , MERIWETHER �, BE 2Q0
HILLS WEST LEIG `� s.
79
.. •
�
:..,2. 4tW
•
ve. IIBITS
�� 96 \ `
ep PRE8 TE o I O1_ t,.l 9° �tJ 1 1l 5IIci9.
• wmpimemnimemmonsui` eo; ' k . H �_1)
iii4
,� /9.. / t r'
• / r
� � �* 4e3, / - COUN OF ALB'*ARW
------ to
cTI. ,
// i 58-A 90e : 9o.
'�% / C= OS
c4 ire
/7, , I . ,,9 , 141
r:'r 4 ..rill". \ ) q 1 F \ Ro+ 2. - '0/ h 12, , /