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HomeMy WebLinkAboutVA200100007 Review Comments 2001-06-05 STAFF PERSON: John Shepherd PUBLIC HEARING: June 5, 2001 STAFF REPORT VA-2001-007 OWNER/APPLICANT: David L. & Susan W. Dallas TAX MAP/PARCEL: 076C-00-0A-02700 ZONING: R-1 , Residential ACREAGE: 1.061 LOCATION: 56 Canterbury Road in Bellair subdivision TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from Section 13.3 Area and Bulk Regulations, which requires a front yard of 25 feet and a side yard of 15 feet. A variance of 2 feet is requested to allow an attached garage and guest room to be located 23 feet from the front property line and a variance of 5 feet is requested to allow the addition to be located 10 feet from the side property line. RELEVANT HISTORY: None PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This is a legal conforming lot of 1.061 acres, that is improved with a dwelling. It is staffs opinion that the owners now enjoy reasonable use of their property and that approval of this request would be a convenience to the owner. However, there are additional factors the Board may wish to consider. The parcel is traversed by a perennial stream that is protected by a 100 foot buffer provided for in Section 17-317 A of the Water Protection Ordinance. A substantial • portion of the existing house as well as the proposed addition lies within this buffer. Prior to the proposed construction, County Engineering Department approval of a mitigation plan in accord with the provisions of 17-317 A of the Water Protection Ordinance will be required. The proposed addition is not expected to have significant impact on the adjoining property, identified as Parcel 28 in Section A on Tax Map 76C. The dwelling on that lot is setback farther from the common side line with the Dallas residence. This distance minimizes the effect of this proposal on the adjoining property. Further, the owner of that parcel, Mr. Neil M. Stewart, has submitted a letter in support of this request. APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance criteria provided by the applicant and comments by staff follows: Hardship Variance Report, VA 2001-00 2 June 5, 2001 Staff comments are written in italics. The applicant comments that the variance is necessary: • "No other adequate space on the lot exists to build a garage, because of the stream and the flood plain traversing our back yard. We bought the house in August 2000 based on (i) our understanding that a garage and a guest room could be built and (ii) a recent plat (attached as Exhibit C) that shows 10 foot building setbacks from the side line and 30 foot building setbacks from the roadway in the front, both of which are adequate to accommodate the proposed structure, but neither of which seem to be applicable. " Staff notes the FEMA map shows no flood plain on this property. The zoning ordinance in effect prior to December 10, 1980 established 30 foot front, a 10 foot side and a 35 foot rear setback in the R-1 district. The current ordinance, adopted on December 10, 1980 reduced the front setback to 25 feet and increased the side setback to 15 feet in the R-1 district. Staff acknowledges that this proposed 35.5 foot wide addition would have met the side setback when the dwelling was constructed in 1961. However, the proposed addition would not have met the original 30 foot front setback. • We would not have bought the house without an ability to add a garage and guest room. We could build a detached garage 10 feet from the side property line without a variance, but that would create an aesthetically awkward relationship to the house that can be remedied with a covered breezeway, the roof of which is connected to the house and garage. This solution, however logical, makes the garage "attached" and thus subject to an unacceptable 15 foot side setback. It is unacceptable, because the utility of the garage and driveway would be substantially diminished, and it creates an awkward placement of the garage on the pre-existing elevated driveway pad. Staff agrees that a detached garage and guest room, accessory to the main dwelling, could be constructed within 6 feet of the side property line. However, it would not qualify as detached if it were connected by a breezeway. Staff agrees that if the garage is to be built as proposed, it is logical to locate it in the area of the established, paved driveway. • It is also logical and aesthetically appropriate to align the front of the garage with the front line of the house, which at its closest point is 24 feet from the front property line and more than 40 feet from the road according to the plat. Because the front yard of the house is not exactly parallel with the front property line a variance permitting a 23 foot front property line setback is required to maintain the line of the house. Requiring a 25 front property line setback would also push the proposed structure closer to the stream." I:IDEPT\Build:ng&ZoninglStaff Reports12001 staff reports\VA-2001-007Dallas.doc Variance Report, VA 2001-00 3 June 5, 2001 Staff agrees that if the proposed garage is to be built as proposed, it is better to locate it closer to the road rather than to the stream. It is staff's opinion that the dwelling on the property currently establishes a reasonable use. There is an area 30 feet- 6 inches wide available for an attached garage and guestroom that does not require a variance. Therefore, a smaller addition could be built without the necessity of 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: • "Other properties are not traversed by the creek in such a fashion as to severely limit their ability to accommodate additional construction. We do not know of a house in the immediate vicinity of ours that does not have a garage and/or carport. Moreover, given current construction practices and the fact that the neighborhood enjoys a public water supply, there is some question whether the original R-1 designation is appropriate. Were our district not designated R-1, we understand it would be common administration practice to reduce the side setback requirement from 15 feet to 10 feet. Staff notes the opportunity to reduce the side setback in accord with adequate fire protection (per Sect. 4.11.3) was made available by ZTA-82-12 only in R-4, R-6, R-10 and R-15 zoning districts. The side setback in this, the R1 district, was not reduced to 10 feet nor may it be reduced in accord with Sect. 4.11.3. Since staff finds no hardship, staff is unable to find that the hardship is unique. 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 adjacent property will not be detrimented because there is a large area that includes a gravel utility road between Mr. Stewart's house and our property line. Emergency and utility vehicles can easily access all sides of both residences. Water is available from the creek and a hydrant at the front of the yard of my opposite side neighbor. Our addition will increase the value of our property and thus tend to increase the value of the properties of both immediate neighbors. Mr. Stewart consents to the requested variance- see his letter attached as Exhibit D." Staff agrees with the applicant's analysis. I:IDEPTIBuilding&ZonrnglStaff Reports12001 staff reports\VA-2001-007Dallas.doc Variance Report, VA 2001-00 4 June 5, 2001 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 have been met, staff recommends denial of this request. Should the Board find cause to approve it, 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. Be advised that any development within 100 feet of the stream requires the approval of the Water Resources Manager. 1:1DEP7\Bwlding&Zoning\Staff Reports12001 staff reports\VA-2001-007Dallas.doc • .4"...0,-,'' •• .:. • "'"!"-N ... . 4* ,••‘•'tottorN -. ,1% . ,. . . . ...:- .... 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' .,. ,,, .•.1*:;". • ' - "..-.•- .' - •,`.' -- -.'..P!' 'k .... "-..4. .:„ . 7,— .„,' ,-.• . .T.Ir•,-,,N..c• --..6 iilott ...4..." 4* -- , ,t •••• • :-,• . •.•.*,,% , Lfrei. le, . ,,„ ,..., • .. A. - ' :. :. ',•. • . • .-,,i}:'•-• '' •,' • t'..:!. ..• ' \ IBITS PCIESENTED TO 1-CO COUNTY ALLZAARLE 4.4 ,t ., _!t ;..' .^�• fir- e 4 -4 '\ t , • Z' e tk`I _ Y 4i. X II AL .11# - CENTSO TO .......dt---V6- —.372 - __ 4Aa4Q-.—. \_____U.‘__• .7.__SAL- _____ ,...... . COUNTY Of N.i............ple 1 .;(fi •�1,,..0':A i•... --'_I• . .44�:.q.+. 1t:�11�.i4. ,...,. _. . ..... �" EXHIBIT A N 21 i3' 19" E 154.22' (surve ) J Found ► 1 '46'00" E 154.00' ' • Iron Rc fence 10' BSL and Utility Easement 1 7. 1 ' 1 at fe 1 0/N _ o/H overhead ----1 hai G utilites encr . ,, VEPCO Easement ir) D.B. 337 , Pg 576 1 Sivi E o vw . o o a "in. o Lot 27 o, o m 0) `o c\ TMP 76C --A-27 w ..o I 1 .061 Acres Q Reid A. & Angie C . Murphy a. 0.,0, D.B. 1654, Pg 250cn ,,- cn D.B. 309 , Pg 573 Plat I Into . �- 00 O. , 1 c W O I o , , ri 80. ....i'--- . { ,, . . . stream :,,,, ,. , iol _____, - -I- - ' is iJ 1 1 .+, �t rn 'i ti 2 —Story to Cr' ' patio Residence 4� III I III ni aliF 0 I EXHIBIT B Page 1 of 3 Front Views of Proposed Building Site • .?. • ••• • • -i I A , a• ,„. . •, ... 1 '. . .. ": ': .. .N, - : -1, .• , .A . 4# , k . , t,i. •,:.:(`' ''' ' . tit\ I 411 ,lip - i \ ,... , . k A bk..• A ... • - , , •• • , r --- f , „ . - • , A I t- '4 A • - , •-_ _ - . I .. . ..... - e . ip ..... — _ ... -. .. ,:.. .--,. _ _...00-- ,. .,• „ -,A. .:aiNt _ . . . , .... _. . .._ hik,ks • __•,„ .. ..,,,,„,,,„..,, ,.. ...,...-„ „, .,,,,_, lik-- . .,...„ -, • ... ,, , .. . ‘. • . Wit \ i , Y. ‘ ‘' ,. ,'• * . . r ....•- ,• •if- ' ''•/ ‘‘'' t i" .4411, . 4 T. -;NI .•..-. -- ,...' • ,. A .., .1 - ,i.1._Alk.,...,,t,-.316.1 , :11, . . 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IW.. 44- 454/ ., . ... . _,1-•.....•1,--- . *i. \lift • • A.- -Ns .' .00.....:; -,airr-- ---"-...:s....L.0. - iiliewal;;.-- ' - . tAro._.:0 le-riaiiir..., •..*76.rolos.,, . . - .- . - ic • ,dt:;-' •• . .. • . - . ... - '• • , ' .- •4,•• - • -' • .4 414.1 '—34,-.... , • _, , s . , - , ..•4. , . - - ?Or;' -- ' ',..-•.- :....: '''• - 40".:1-_-.- 4: . .... • — .; ••;• 415 ,ir C i , :7 , . -7 '•c' .,. lo .4 , / 1 •.. : '-'',.• ym • . -... ! ' li , '. ;, ilk ,\4'1 . . , ..... -•: , '• l' -. i A' ' a • OW-itirillile V 1 s?"-? ' r • ' \, •AIN k / 'i ' .0_, A - 1, '• , .. ; 1 /JP* •• • . / iier , , •,,,.. - . 11 / IA( i , i . -,,,- , • . , - • • , • 3 •12 1 I s •\.. . ANIIIP ' % A Mit A ; 1 NIIP V % • ., _ - • - '' Vellib;••• , -.• .pm 4. 4. wp.,_ .4.1111.0.:11Tift:. .41i..; _i . !---or r -744..4•44P - - a .7...r. - al EXHIBIT B Page 3 of 3 Gravel Utility Road . 1144"11111. \ k ' . f : .4 ' '4 '''oi'' ' ,'v,i INftWii - .-1,'Vj5411%. '. )11, . 're , 411• ,. "' • r •r . ft it, 't. ••_ . • ,1,4,.. r 4 'kik . '‘...: 4, s. f - 1 il\ • ; • 1 16•04- . Fo,,... . .. . ,) ,...- . I I,..1 a -;-' I v7 ....-71.7 — •4 r _ . , , . .._._ _ . .. , .. . . - . • _ i'• • ... ik. rzit_ , , _ . . ..._..., ,....., .. . _ . . I _ - View of Mr. Stewart's House from Dallas' Driveway p • / i'fit , • ,, _ '� ,~ tii .'per, .:417:- •..,- •. :,.., ,. _ . 1, ... ., ....:,,,,....._, , ,. , AS. ) 1114' .E. `47,*V.7 46 :'-' .,:". • • • A.,'i, 4 1 , utilites I encroucri „ '- VEPCO Easement in D.B. 337, Pg 576 I ii , ... . .. i << a i=, c • I zo ��� 0 l ,,i - cn o . ..! .� o w 0 0 = Lot 27 IP CNI `� TMP 76C—A-27 m 1 .061 Acres r 0 a Reid A. & Angie C. Murphy L 4 Pg250 I �,Q J D.Q. 165 , ` ` d' D.B. 309, Pg 73 Plat co m I = rn . I oo w - :' Ea _ . o . 1 op co p I I O 0 z 0 .1 1 -.-- ' . 4 + ��. . . . �_� streOm m 01� - I hi ao 0 , ;� ti j 2—Story I .� 1 / + patio Residence #56 r _A4, 26. 1 ' oll deck ' - cn 40.2 0 , .� L.1'n'.i O . - : :4 ` y 22.0' 8.0 -j 1 (V I t = 12.0' i 57-/AW G 8.0' 0 r, L - '� N 54 C 14/T ?811RYf:I chimney Q A" drive ,;t,� 30' E 'yr _ •- . .`�':..�`"' � .� � � ._ .� — o I — — -- � f-"°_,. Iron- R Rod Se i e • I / ���21 '46'00" W ®ter 154.00 n PRESENTED TO i COUN'1Y oFpLBEW► \ 9.---- erce.Lc� E,61574Mq ?rxs.-- ro / - - - 1 , -• - ba�� Door GW+aJc .or I1 �i'r • r EXHIBITS �1 _. --- --- - } PRESENTED TO- g(.f� 0 ------- --- �— ! �t - -- -- ---- ALBEMARLE --- — - 4 7)66 ALBEMARLE COUNTY CODE 34.2 POWERS AND DUTIES OF THE BOARD OF ZONING APPEALS The board of zoning appeals shall have the following powers and duties in accordance with section 15.2-2309 of the Code: To hear and decide appeals from any order, requirement, decision or determination made by an administrative officer in the administration or enforcement of this ordinance or of any regulation adopted pursuant hereto. To authorize upon appeal or original application in specific cases such variance from the terms of this ordinance as will not be contrary to the public interest, when owing to special conditions a literal enforcement of the provision will result in unnecessary hardship; provided that the spirit of the ordinance shall be observed and substantial justice done,as follows: Q Ong plc u 11 en a property owner can show that his property was acquired in good faith�where, by 5 a o _ e-h aCo./&S /-o bav,d reason of the exceptional narrowness, shallowness, size opiape of a specific piece of property at olri✓c H1a 1,,,,d the time of th-�-ffective date of this ordinance,0whef 1iy reason of exceptional topographic r /4iCsc/ "'S o/',v. conditions .i er extraordinarysituation or conditio f suchpiece of roe 2 St✓es•µ go � p p rt}�'or of the use o�lr.,� ts -su✓✓ SA eras, development of property immediately adjacent theretheb' strict application of the terms of this Sp<ut/ sfa.ut/ ordinance would effectively prohibit oeunreasonably restrict the use of the property®where the °*`'�Sit, /fne-s 4.,._d board is satisfied,upon the evidence heard by it, that the granting of such vanance will alleviate a-A r . i biirer (inc���1 I clearly demonstrable hardship approac g confiscation, as distinguished from a special privilege`) t / sc.r or convenience sought by the applicanirovided that all variances shall be in harmony with the k�a`he d �"` intended spirit and purpose of this ordinances® rpos c.rt a i6...r esl • garogc 64c,k /Incr. be bu.4:4-°vex/ 0 t[nd..et- ;tar d.5441 ;$ p aoebAc.ad. g i vtn -14u- olt46.o4ned Se{4›o.cks ba ..,d mac- • No such variance shall be authorized by the board of zoning appeals unless it finds: (a) that the y strict application of this ordinance would produce undue hardship; (b) that such hardship is not so:m., toolr p ,n..s are generally by other properties in the same zoning district and the same vicinity; and(c)that wa '�n on inch a•K+ the authorization of such variance will not be of substantial detriment to adjacent property and that hou5vl�4.,,,,, the character of the district will not be changed by the granting of the variance.. 114-8ide, O�G.av p1op�.cs © 7l,cre will /yL ple...ay oI SPacc. bcf.,,v-•,. ,c t ,, z,.reS t aei/,.l er amsc....., GuAtnf IiN.i4z_d No such variance shall be authorized except after notice and hearing as required by section 15.2- 41"6401. in 2204 of the Code. ii a C•i-rt..a.vo- iS 4ml anfiletSDA" as' is ouis No variance shall be authorized unless the board of zoning appeals finds that the condition or e'le- (es¢rt},on situation of the property concerned or the intended use of the property is not of so general or G�� 'Story recurring a nature as to make reasonably practicable the formulation of a general regulation to be / adopted as an amendment to the ordinance. ha' Sti;f. In authorizing a variance, the board of zoning appeals may impose such conditions regarding the location, character and other features of the proposed structure or use as it may deem necessary in the public interest, and may require a guarantee or bond to insure that the conditions imposed are being and will continue to be complied with. To hear and decide appeals from the decision of the zoning administrator. To hear and decide applications for interpretation of the zoning map where there is any uncertainty as to the location of a district boundary. After notice to the owners of the property affected by any such question, and after public hearing with notice as required by section 15.2-2204 of the Code, the board of zoning appeals may interpret the map in such way as to carry out the intent and the purpose of this ordinance for the particular section or district in question. The board of zoning appeals shall not have the power, however, to rezone property or substantially to change the locations of district boundaries as established by this ordinance and the zoning map. 5)/ At[tfeJ by aephew/1 1- 4E- C .s of OZA �3 18-34-2 ALBEMARLE._ , GOUNTY .., r�Ai 1 - -TS _� f s �37 on PREsE,aM�J 0 76C - )IS �T) 567 7 357 22 1 3A as ZQ !a� SECTIW 76C aka 4 Na „'"I o ESTATE a ? © P6< 120 BELLAIR — N.17 - s -` ;a•" SECTION ONE - 4,,;Q OK 270/ 217 DEED BO 6 il_P_ a'26>4 �I'n•°15 g `sl4pno `d'(�,i 12 III°"^" 2 ACREAGES av 7 .13 3;`Ilb 1 i a ,nii uaN = u- 2 2 as ^ 14 10 bC5 . � raNtl .. pa�I�V nb! I n ara 1'\ .N " ue ° 2qA `I t t�, nU1a 11 12 f6 18 a e�xY a ar Ien W o� �„11 4 �s - SECTION 76H y LIBERTY HILL >. DEED BOOK 302/ 102 {� s J� �r C' __, �` p '* ENTRtCE_t0RRID R T,43g4�_ 31� 1 90U 2 S/•�IYI C.L iLLER ' ��!' DISTRACT "')ECTM ACC a 76H'