HomeMy WebLinkAboutVA200000033 Review Comments 2001-06-05 STAFF PERSON: Jan Sprinkle
PUBLIC HEARING: June 5, 2001
STAFF REPORT VA-2000-033
OWNER/APPLICANT: Thomas and Teresa Harris, owners/applicants
TAX MAP/PARCEL: 00800-00-00-035A00
ZONING: RA, Rural Areas
ACREAGE: 3.17
LOCATION: East side of Rt. 664 between the intersections with Rts. 671
and 663.
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 10.4, Area and Bulk Regulations, which requires a front yard of 75 feet. A
variance of 33 feet is requested to allow a garage to be constructed only 42 feet from
the road or front property line. The garage construction was started without a building
permit. When it was discovered in September 2000, the County issued a "stop work
order." Once a building permit application was received, the structure was found to be in
violation of the front setback. A variance application was filed November 2000, however
it lacked sufficient information to process the variance. The necessary information was
provided May 7, 2001.
RELEVANT HISTORY: VA 91-40 was approved November 12, 1991 to reduce the
residential density and the septic requirements on two proposed lots with two dwelling
units on each, in order to permit the subdivision of this property. At that time, the one
parcel totaled 5.3 acres and contained all four dwellings. The subject lot resulted from
this 1992 subdivision.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: Part of this property
has been in the Harris family since 1974 and has contained all four dwellings since at
least 1966 and probably much longer. Prior to the 1992 subdivision, but after the four
dwellings were built, the Harris family expanded the acreage twice. The subdivision plat
described in the History section was approved by the county February 10, 1992 and
subsequently recorded. The resulting parcels were each surveyed to be 3.17 acres.
The size and shape of this particular parcel have no special qualifications for variance.
The topography does slope down away from the road where the two houses are, but it
levels out quickly and there is a large garage being used commercially (the subject of
AP 2001-002). A violation notice was sent regarding that use and an appeal of that
violation will be heard at this meeting. That violation is irrelevant to this request for a
variance for a private garage in a separate building.
This garage construction was started with no building permit. Had Mr. or Mrs. Harris
contacted this office, they would have been informed that a permit was needed and they
would have been notified of the appropriate setbacks. They had previously obtained a
permit for the existing garage on the property.
Variance Report, VA 2000-03: 2 June 5, 2001
If the garage were attached to the existing dwelling and would be no closer to the public
road, it could then be permitted under the nonconformities section 6.3.A.3, if it met the
side yard setback. Unfortunately, the way it has been constructed, the garage is only
10 feet from the side property line, and the setback is 25 feet. Therefore, whether the
garage is attached or detached, it needs a variance from either the side or the front yard
setbacks. As part of the review of a variance request, we determine if it is possible to
build what is proposed and not require a variance. There is sufficient area on this
parcel where a garage could be constructed without a variance. Granting a variance at
this location is simply a convenience for the owner.
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 current residence is approximately 45 feet from Rt. 664 and was built around
1950. The new garage is beside the house but is detached. It is being built
underground with the entrance to the rear and will have a flat roof that can also be
used as a patio.
• We thought it was back far enough since the house is closer to the road.
• We have expended about $10,000 on this underground garage.
Although sympathetic, staff cannot identify any hardship as described under the Code of
Virginia relating to granting a variance. The property has reasonable use with the two
houses and the large garage that exist now. Cost to the owner is not a hardship in and
of itself and there is no other hardship to consider with it. Costs due to needing to
relocate the structure are not relevant because the applicant began construction without
the required permit. Even ignorance of the law is not a hardship. Granting a variance
would be a special privilege for the owner.
1. The applicant has not provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes:
• (no comment)
Staff finds that there is no hardship which is unique to this property.
1:1DEP71Building&ZoninglStaff Reports12001 staff reports\VA2000-33.doc
Variance Report, VA 2000-033 3 June 5, 2001
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:
• The proposed garage will be no closer to the road than the improvements on the
adjoining property owned by Dennis W. Harris, brother of applicant, and will not be
visible from the road.
• The garage door will be to the rear, the front of the garage being completely
underground.
This parcel already has two dwellings close to the road and a large garage behind them,
which is being used commercially. The adjacent 3.17 acres also has two dwellings
which are close to the road. This area is rural with mostly conforming lots, other than
these two properties. Adding yet another structure, available for activity, even if it is not
visible from the public street, may indeed add to the crowded effect. If the garage were
added below and behind the houses it may have less of an effect. Staff is of the opinion
that adding another structure with activity so close to the adjacent property and the
road, may have a negative impact on both that property and the character of the area.
3. The applicant has not 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 none of the three criteria for approval has been
met, staff recommends denial.
Should the Board find cause to approve the request staff recommends the following
conditions:
1. This variance is for the garage described in building permit 2000-1734NNR only. No
roof, other than the "flat roof" in the building permit file and as described by the
applicant in this file for use as a patio may be added.
2. This garage may not be used for any use other than storage of household accessory
items and the personal vehicles of the owner. No repair work for the public shall
occur in or within 50 feet of the structure.
3. The garage may not be attached to the dwelling in any manner unless and until this
variance is amended to include variance of the 25-foot side yard setback.
1:IDEPT\Building&Zonmg\Staff Reports12001 staff reports\VA2000-33 doc
Variance Report, VA 2000-03 4 June 5, 2001
4. Any future additions or replacements on this property will be subject to the setback
and yard regulations at the time of application.
I IDEPTBuilding&ZoninglStaff Reports12001 staff reports\VA2000-33.doc
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