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HomeMy WebLinkAboutVA199700017 Review Comments 1997-11-06 STAFF PERSON: Jan Sprinkle PUBLIC HEARING: November 6, 1997 STAFF REPORT VA-97-17 OWNER: Crozet Baptist Church APPLICANT: B. Alan Ross TAX MAP/PARCEL: 056A1/01-00-08200 ZONING: R2, Residential ACREAGE: 2.25 LOCATION: North side of Route 1202, St. George Avenue, approximately 1500 feet west of its intersection with Route 810 REQUEST: The applicant requests relief from Section 14.3, Area and Bulk Regulations, which requires a front yard to be 25 feet. A variance of 15 feet is requested to allow a portico to be constructed 10 feet from the right-of-way of St. George Avenue. The applicant's justification includes the following: Hardship They need a safer entrance during inclement weather. Without this area, people tend to run to open the doors which can be a cause of accidents. There is no area to raise or lower umbrellas, to hold wheelchair persons, or to provide protected area for funerals and weddings. All other entrances to the church were designed to provide this protected area. Uniqueness of Hardship This is the only church on St. George Avenue and such hardship is not shared by other property owners. Impact on Character of the Area This addition will not be a detriment to the adjacent property and the character of the district will not be changed. The design of the roof will be architecturally in keeping with the church and will enhance the overall character of the property. RELEVANT HISTORY: None. STAFF COMMENT: At the time of the adoption of our zoning ordinance, this church building and the right-of-way for St. Rt. 1202, St. George Avenue, were already established. The church building was noted on the County's appraisal records as far back as 1930 and has presumably been used continuously at least that long. The addition of a narrow portico, 6 feet deep and the full width of the structure, could be constructed without variance right now. Two feet of the portico would be behind the required setback line while four feet would extend into the required front yard. (Allowed under Section 4.11 .1 as a covered porch.) There is at least one other entrance to this church that can Staff Report, VA 97-17 November 6, 1997 Page 2 be utilized by handicapped members and visitors that will allow access to the sanctuary through a door which has an adjoining covered walkway. This church already has a vestibule in which the congregation may pause to remove their coats before entering the sanctuary. However nice it may be, this type of portico is a convenience and is not necessary to have reasonable use of the property. STAFF 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. There are no other churches or buildings which have groups of people entering a structure at the same time in the this district and vicinity, therefore, none share this hardship. St. George Avenue is a neighborhood-type collector road which isn't likely to expand or to need additional right-of-way. 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. The immediate area of this property is developed with small lots and houses that appear to meet setback. Most of the structures have front porches with columns similar to the one proposed for the church. This addition may make the building look more like the homes along both sides of the street. The building is set on a small knoll, slightly higher than the dwellings surrounding it with a stairway of perhaps 6 steps up to a concrete pad which also adjoins sidewalks entering from both sides. Adding a portico over the existing pad will not change the character of the district nor be detrimental to the adjacent properties. However, the granting of this variance would be a convenience for the church congregation. They are already enjoying use of the property without variance. Therefore, staff recommends denial for cause: 1) The applicant has not provided evidence that the strict application of the ordinance would produce undue hardship. Although this seems to be a small reduction, the fact remains that this is a convenience and not a true hardship. Should the Board find cause to approve this request, staff would recommend the following condition: This variance is for an open portico, as shown on the drawings in this file, only. Any further addition will require a separate variance application.