HomeMy WebLinkAboutVA200100006 Review Comments 2001-06-05 STAFF PERSON: John Shepherd
PUBLIC HEARING: June 5, 2001
STAFF REPORT VA-2001-006
OWNER/APPLICANT: Gordon L. and Hildreth M. Wheeler owner/applicant
TAX MAP/PARCEL: 80/113
ZONING: RA, Rural Areas & EC, Entrance Corridor
ACREAGE: 1.123
LOCATION: Keswick Post Office at the intersection of State Route 22
and State Route & 731, at 3991 Louisa Road.
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 6.3.A.3, Structure where nonconformity is its noncompliance with front yard
setback. This section allows expansion of this structure provided the expansion is no
closer to the right-of-way than the existing nonconforming structure and that the
expansion is a minimum of 25 feet from the right-of-way. A variance of 4 feet is required
to allow the enclosure on an existing porch within 21 feet from the r/w of State Route
731. This is to allow additional area for the Keswick Post Office.
RELEVANT HISTORY: VA-85-41: This request was approved with conditions on
September 10, 1985. It would have allowed an expansion for a store in addition to the
Post Office. However, the owner did not pursue this plan.
Violation 2001-067: Three violations were cited on this property on April 11, 2001.
(1) The porch enclosure was built without a building permit. (2) Thee}aee new interior
space is being occupied without a certificate of occupancy. (3) The enclosure of the
porch constituted an unlawful expansion of a non-conforming structure (it does not meet
the required setbacks).
2001-429-AC: The owner applied for the building permit for an alteration of an
commercial building on March 20, 2001. The approval of this permit depends upon the
outcome of this request.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS:
Earlier this year, an existing porch on the rear of the building was enclosed without a
building permit. It was the owner's understanding that the Post Office was not required
to obtain a building permit. All items identified in the violation letter can be addressed
and the violations can be abated, if this variance is approved and building inspections
associated with the pending building permit are approved.
-
Variance Report, VA 2001 2 June 5, 2001
reasonable use of the property. Consequently, the criteria for hardship is not met.
However, there are factors the Board may wish to consider.
This is a legal nonconforming lot of 1.123 acres which is severely constrained by two
front setbacks of 75 feet; one from State Route 22 and the other from Route 731. The
entire building is within the front setbacks. Section 6.3. A. 3 provides circumstances in
which a non-conforming structure may be expanded when it does not comply with the
front yard setback. However, this addition does not qualify for such an expansion
without a variance because the addition is closer than 25 feet to the r/w of State Route
731.
It is staffs opinion that alternatives may exist that would have permitted the additional
space to have been constructed on the west side of the building without a variance. This
area of the property as well as a portion of the porch, is more than 25 feet from the
rights of way of Route 731 and State Route 22. Section 6.3.A.3 would allow the
expansion of the Post Office in these locations without the need for a variance. Staff
acknowledges that enclosure of the existing porch was, quite likely, the most practical
and economical way to increase the space of the Post Office.
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:
• "Do not have space for carriers to sort mail for routes. Site is limited by closeness of
two roads."
Staff accepts the Post Office's need for additional space. Further, staff agrees that the
site has a limited area outside of the front setbacks available for building expansion.
However, staff opinion is that the property currently enjoys reasonable use and
alternatives exist to expand the building without a need for a variance.
1. The applicant has not provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes:
• This is a small lot, not usual county property. It has been a Post Office since 1955.
C:IWINDOWSITEMPIVA-2001-006Wheeler doc
Variance Report, VA 2001 3 June 5, 2001
Since a hardship as defined by the ordinance was not found, Staff can not find a unique
hardship in this case.
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:
• Due to the use of the adjacent property, this variance will not in any way affect its
use or value.
Staff agrees with the applicant's analysis.
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 three criteria for approval has
been met, staff recommends denial.
Should the Board find cause to approve this request, staff recommends the following
condition:
This variance is for the construction of the addition as described in this file only. Any
future additions or replacements will be subject to the setback and yard regulations at
the time of application.
C:IWINDOWSITEMPIVA-2001-006Wheeler doc
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NEGATIVE NUMBER. IMPORTANT: PLEASE DO NOT CUT NEGATIVES
FOR REGULAR PRINTS
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SPECIAL INSTRUCTIONS FOR ENLARGEMENTS
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