HomeMy WebLinkAboutVA199900028 Review Comments 1999-11-03 STAFF PERSON: Jan Sprinkle
PUBLIC HEARING: November 3, 1999
STAFF REPORT VA-99-28
OWNER/APPLICANT: J. Kent Alderson
TAX MAP/PARCEL: 046B3-00-0M-00100
ZONING: R4, Residential
ACREAGE: 0.3
LOCATION: Southern-most quadrant of the intersection of Watercrest
Drive and Echo Ridge Road in Forest Lakes (north)
TECHNICAL REQUEST AND EXPLANATION: The purpose of this request is to allow
an existing 10 x 12-foot storage shed to remain where it was constructed with no permit
and where it violates two side setbacks. The applicant requests relief from Section
4.11.2.1, Accessory Structures, which states, in part:
If no utility or drainage easements or other easements are adversely affected,
accessory structures or portions thereof may be erected no closer than six (6) feet
to adjacent lot lines in the case of detached structures. . . .
Variances of three feet and six feet are requested to allow the shed to remain where it
is-3 feet from the lot line with Lot 2 and touching the property line with common open
space adjacent to Echo Ridge Road.
RELEVANT HISTORY: None.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This is a small
corner lot that was created by subdivision plat in 1990. The house was constructed in
the fall of 1992 and the Aldersons purchased it that December. They added the storage
shed within the last year.
This neighborhood is attractively developed using trees and landscaping to define the
individual lots. The shed is placed in the row of pine trees between this lot and lot 2. If
no trees were disturbed to install the shed where it is, it may be in the only space on the
lot where that could have occurred. There is very little area available at all for a shed,
and to move this one the necessary six feet in one direction and three feet in the other
would require removal of four pine trees.
Although this is a small lot, there are no other variance-qualifying features. The only
extraordinary condition of the property is the sign easement which was imposed by the
developer and in place when the applicant bought the property. Staff can find no
hardship that would qualify this property under state code criteria for a variance.
Variance Report, VA 99-28 2 November 3, 1999
This size shed does not require a building permit under the Virginia Uniform Statewide
Building Code, however, Albemarle County does require a building permit application to
verify compliance with the Zoning Ordinance setbacks. This is often confusing to
citizens who telephone our office and ask a specific question without indicating their
intention. Staff often tries to answer the unasked questions, but it is easy to miss if the
caller does not fully explain what they are doing. We believe this is may be what
occurred here.
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:
• Because if it has to be moved, it will cause the loss of several trees;
• [It] would put the shed in an open area that would block the adjacent property
owner's view from his windows; and,
• This would be a hardship to me and the neighbor.
Staff cannot identify any hardship as described under the Code of Virginia relating to
granting a variance. This property already enjoys reasonable residential use. Staff has
consistently taken the position that storage sheds are not necessary for reasonable use
of a residential property.
1. The applicant has not provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes that his is the only lot in this vicinity of Forest Lakes with the
following limitations:
• Lot size of only 0.3 acres,
• Three sides classified as front,
• The Forest Lakes sign easement, and,
• An adjoining common ground of twenty feet,
Staff opinion is that there is no "undue hardship", and therefore cannot find the criterion
to be met.
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.
I:IDEPT\Building&Zoning\Staff Reportslva99-28 doc
Variance Report, VA 99-28 3 November 3, 1999
Impact on Character of the Area
The applicant offers support from:
• The adjacent neighbor;
• The Forest Lakes Review Board; and
• Pictures to show that the shed does not change the character of the district.
Staff agrees that leaving the shed where it is will not change the character of the district.
Moving the shed to meet the setbacks may even be detrimental.
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 this request does not meet two of the three
criteria, staff must recommend denial. However, on this small lot closely flanked by
another home, moving the shed to meet the setbacks may cause more problems for the
community through the required removal of trees and disturbance of soil than granting
the variance.
Should the board find cause to approve this request, staff recommends the following
condition:
1. The variance is for the existing shed only. All other structures must meet the
standard setbacks or seek another variance.
I.IDEPT\Budding&Zoning\Staff Reportslva99-28.doc
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RIVANNA DISTRICT SECTION 46133