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HomeMy WebLinkAboutVA199800030 Review Comments 1998-12-01 ALBEMARLE COUNTY BOARD OF ZONING APPEALS COUNTY OFFICE BUILDING 401 MCINTIRE ROAD MEETING ROOM #241, 3:00 P.M. FINAL AGENDA TUESDAY, DECEMBER 1, 1998 I. Call to Order II. Establish a Quorum , III. Variance Public Hearings A VA-98-29. Paige, Amanda L Staff Person: Jan Sprinkle B. VA-98-30. Buchanan, Phillip & Katharine Staff Person: Jan Sprinkle IV. Old Business V. New Business VI. Adjournment C•\i.\zoning\bzal\agenda for Dec 1 meeting.doc STAFF PERSON: Jan Sprinkle PUBLIC HEARING: December 1, 1998 STAFF REPORT VA-98-30 OWNER/APPLICANT: Phillip and Katharine Buchanan TAX MAP/PARCEL: 62/92 ZONING: RA, Rural Areas & EC, Entrance Corridor ACREAGE: 2.014 LOCATION: Northeast corner of the intersection of Rt. 20N & Franklin Dr. TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from Section 10.4, Area and Bulk Regulations, which requires a 25-foot side yard for primary structures in the RA district. A variance of 5 feet is requested to allow the addition of an attached garage to be 20 feet from the side property line. RELEVANT HISTORY: There is no relevant history in the files of planning or zoning. PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This lot was created by subdivision plat in 1979 and although it had a boundary adjustment in 1983, it is almost the size and shape now that it was in 1980 when the County Zoning Ordinance was adopted. The 2.014 acres makes this a small, but conforming lot. There are some critical slopes between the existing driveway and both Rt. 20 and Franklin Drive which restrict the use of this property. The entire parcel is sloped with the highest point and the only buildable area near the northeast corner. The existing house was built in 1983 and just purchased in August 1998 by Mr. and Mrs. Buchanan. They would like to construct an attached 3-car garage on the northeast corner of the house. There is sufficient area on this lot to construct the three car garage in a detached arrangement without variance. The main reason that the ordinance has different setbacks for attached and detached accessory structures is that attached structures are often converted to living space and therefore, need to meet primary setbacks. APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance criteria provided by the applicant and comments by staff follows: Hardship The applicant comments that the variance is necessary: • The ordinance will allow a detached garage only six feet from the property line, but requires an attached garage to be 25 feet. • The topography of the lot will allow no other way to build an attached two car garage. Staff Report VA 98-30 Page 2 December 1, 1998 • The neighbors are disinclined to sell this or swap this area, and may be prevented from doing so by the combination of reserve septic field requirements and the recorded recreational easement. Staff cannot identify any hardship as described under the Code of Virginia relating to granting a variance. There is already reasonable use of the property with the single family dwelling and no garage. Note however, that there is enough room to build an attached single car garage and possibly a two car garage without a variance, or up to three car garage if detached. 1. The applicant has not provided evidence that the strict application of the ordinance would produce undue hardship. Uniqueness of Hardship The applicant notes: • The house is in the only buildable area which is also the narrowest portion. • Other lots have the same hilly terrain, but only this one abuts Rt. 20 and therefore has two 75-foot setbacks from two state roads which eliminates a large portion of the lot from building. • The side of the property closest to the proposed garage is encumbered with a recreational easement for the benefit of this property. This easement both ensures that there will be no other building in that part of either lot, for any fire concerns, but also that the encroachment is on a line that is really part of our own yard in use, maintenance, etc. • The distance between our house and the neighbors' at this point is 104 feet. Staff agrees that this is an unusual situation with the recreational easement encumbering the neighbors'land for the enjoyment of this lot. The neighbor has also expressed no objection to the variance. However, every lot in the subdivision must maintain the same setbacks and this is not a unique situation. There is other area in which the applicant can build. 2. The applicant has not provided evidence that such hardship is not shared generally by other properties in the same zoning district and the same vicinity. Impact on Character of the Area The applicant offers: • This garage will add to the value of both this, and the neighborhood. • The style will match the house in roof pitch, windows, siding, etc. • The garage will act as a visual buffer between the homes, adding to privacy for both. • Although the garage will look great, because of the height of the rear of the lot, this will not be visible from the street. I:IDEPT\Building&ZoninglReports\VA98-30.doc Staff Report VA 98-30 Page 3 December 1, 1998 Staff agrees that the addition of the attached garage will not change the character of the district. 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. STAFF RECOMMENDATION: Since only one of the criteria for approval has been met, staff recommends denial. However, should the board find cause to approve the request, staff recommends the following condition: 1 . The variance is for a garage, not wider than 32 feet, and no closer than 20 feet from the property line. LIDEPTIBuilding&ZoninglReports\VA98-30 doc * ../ , '* ,/// . /v . - J ///\li \ — iv c' , , / . O / /0 / t 9, oa / �� QP / 0 0 . E % r sI set - - - - /' c I (ar c g `\ / 0 � ,) • n / �• / + 0 1,\if .0\ /1' k,e - e:.:•, it+, C:5• ' ''' le y . L � 0 `� 0.0700.N `/ rl'`ff N;�1 kik) O �� N. IPdiS 44•4 ° _-- - ,' // ,. - . via Di \\.) ti 4 A., 0 \ r , / q, , A\ ,° ° / cX n't4 (IfA r / / / . 1 ( a 11 C ‘4:6 i fill T"/ i' t .- ,P /4P / s' ,e, 4lizi> , : f,. ..... ...., # .,....o.o... .,..,11 V I ICk-t st ;: :'e'' 04\.:C'v /01‘,;'' ur fr ,i ,e):::,.....7. ,,If . 4)1' V /1\4/ ? . 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THIS PLAT AND THAT THE TITLE LIN 0IdaNO3 ARE SHOWN HE EON i' / : l ._mil 1 ci 1 r1T `.''l/c - feel A T HU R• /. MA R D `i , C.L. 3_. . ' CERT I / I CITE NO. $ ITO • , / 4% . r �RTHUR F. iEDWAROS i, 1I70 4. • 62 LARD by- % .Oo A• Q s. Q o / a oI. / .. Q h. : \/: p / 0 z ./o•::::tt % 9 // Well J See 4e•pe, /�e�6°/ 1 . / —/ U, 9- I \ti � V a`��` O 4 t+ �� 3 LOT 2 G o sti V • a , I 0 O p 0 O M v/ (i q O 0 ix 144 .0 'Jo►oec* Li,* 0 �1 •ti,‘b fit/ �' • ‘ o Ira / V ` /// A1, •j�' • y`� 1 ti A, 216 00 1 G ' V �—• % �f" pc �9Aq \��% �� . 0 D 1 4 11/ `D E y o� tie ti 4 gO 00 • 56.E 561 P 19 0k 66, ^ ►' 5b 10s �/ R A� � SERVICE UM L / T/ES ARE UNDERGROUND • R� 1 PROPERTY IS NOT /N HUD DEFINED 100 / YEAR FLOOD ZONE a :'it i s .r('' r' ,`'�.e c... �� `y N' r P ''+� ; ._ PHYSICAL SURV E Y SNOWING I ?i r r;�^,6.%:y ' L n I i ' rIl .i ., 1A ` „ ,, t ,,�\ t k N r 1. 4...� I t '�, 4i f}.,,}t�4. 1. �' .+;rb i. I ' "`�rD4a .tl-Rl. EIEMfRLE COUNTY VIR31NIA Feb 22 , 1984 E;',11. /'' v.�. AUBREY HUFFMAN & ASSOCIATES, LTD. � .._ `;, r` f;;dkp-gf .4' ;,"CIVIL: ENGINEERING • LAND SURVEYING • LAND PLANNING -4 " CHAR or:l.SVIII E VIRC',!!tiA • r ,t6 ^"t tit z THIS IS TO CERTIFY THAT Oh F E 8 R U A R Y 2 2 , 19 8 4 , I SURVEYED TH PROPERTY SHOWN Ott ti,rc' ' ,. THIS PLAT AND THAT THE TITLE LIN I 4O N05 ARE SHOWN HE EON i' j <•'.`w ice► v � 1 1�l�OU �� � • r. / 1 l�' lc :'i(t . A T HU R O. E WA R D ;i , C.l. S. ' CERTIFICATE NO. 1170 o�4f,I.LTN 04D 4111111144111101 r aARTMUR F. EDt� �" AROS • °4 ` No. a - ti .,,C ? / II70 • 4 , as '* s s o r •o . ,per �- �s o. • o .0 : / ?�(b UND �� r / • .O .o o, v� O • S`C /O/� 0 ' of r ~a •'�iii WAN 2 , w•a /0/• 4. 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