HomeMy WebLinkAboutVA200100015 Review Comments 2001-09-18 STAFF PERSON: John Shepherd
PUBLIC HEARING: September 18, 2001
STAFF REPORT VA-2001-015
OWNER/APPLICANT: Brian and Jennifer Gillispie
TAX MAP/PARCEL: 01800-00-00-008B0
ZONING: RA, Rural Areas
ACREAGE: 0.96 acres
LOCATION: 989 Buck Mountain Ford Lane
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 10.4 Area and Bulk Regulations, which requires a front yard of 75 feet from
State Route 776, Buck Mountain Ford Road. A variance is requested of 45 feet to allow
an addition to the existing dwelling to be constructed 30 feet from the right of way.
The proposed covered porch is permitted to extend 4 feet beyond the required setback
in accord with section 4.11.1 .
RELEVANT HISTORY: None.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This parcel contains
0.96 acres and is improved with a dwelling that was built in 1963. The house contains
1 ,092 square feet of finished space and 1 ,092 square feet of unfinished space in the
basement. It is staff opinion that the owners now enjoy reasonable use of their property
and that approval of this request would be a convenience to the owners. However, there
are additional factors the Board may wish to consider.
In 1963 when the house was constructed the required front setback was 30 feet. The
house was located approximately 54 feet from the right of way of Route 776. The
proposed addition would meet the former 30 foot setback. The need for the variance is
occasioned by the 1980 increase of the front setback to 75 feet in the rural area district.
The applicant is awaiting the outcome of this request before commissioning the final
design of this project. However, staff understands the applicant intends to convert the
existing living room and kitchen to a master bedroom and new bathroom. The addition
would contain a kitchen, a living room and a family room with dining area. Staff
calculates the proposal contains approximately 1 ,392 square feet of finished space and
approximately 292 square feet of porch space.
The area on this lot that is available for an addition is constrained by several factors:
• This 0.96 acre property is a legal, nonconforming parcel because of its small size.
Variance Report, VA 2001-015 2 September 18, 2001
• The dwelling is limited to 75 foot setbacks from both Buck Mountain Ford Lane and
Markwood Road. This is offset somewhat because the existing dwelling, located
approximately 54 feet from the right of way of State Route 776, is non-conforming to
the 75 foot front yard setback. Section 6.3.3 allows for the expansion of this structure
provided that the addition is no closer to the right of way than the existing structure.
This section allows expansion to within 54 feet of the right of way of State Route 776
without a variance. While this increases the buildable area that is shown on the plan,
the area available for an addition to the dwelling is constrained by a 54 foot setback
from Route 776, a 75 foot setback from Route 664 and 25 foot setbacks from the
two sides.
• The buildable area is further limited by the well located in the front of the existing
dwelling and the septic system located in the rear of the dwelling.
• The existing building is not square to the setback lines. Reconfiguration of the
proposed addition within the setbacks might require that it be connected to the
existing dwelling at an angle. Such a layout might decrease the efficiency of the floor
plan and increase the cost of the project.
It is staff opinion that in spite of these constraints, alternatives exist that would permit an
addition to be constructed within the buildable area.
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 strict application of this ordinance will produce undue hardship based on the
fact that the dwelling would not be allowed under current code. Therefore, the lot is
not usable by the current code."
Staff is sympathetic to the applicants'request to increase the size of their home. Staff
acknowledges that the area within setbacks on this parcel is constrained. However, staff
opinion is that the applicant does now enjoy reasonable use of their property and that
with modification of the location and/or size of the addition, the project can be
accommodated on this parcel without the need for a variance.
1. The applicant has not provided evidence that the strict application of the
ordinance would produce undue hardship.
C:IFiles\ADOCS1Reports\VA-2001-015 Gillespie.doc
Variance Report, VA 2001-015 3 September 18, 2001
Uniqueness of Hardship
The applicant notes:
• "Such hardship is not shared generally by the other properties in our same vicinity
because every other house in the area has room to build to the side or to the rear of
their property."
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 authorization of this variance will not be of substantial detriment to adjacent
properties. The addition will shift our entrance to our street address. This change in
the entrance allows plenty of room between the addition and the road which will not
infringe on others' property. Ultimately, the character of our neighborhood will be
enhanced by the granting of this variance."
Staff agrees that the proposed relocation of the entrance and removal of the two
existing entrances closer to the intersection of Route 664 and Route 776 will be an
improvement. Staff notes there is a ford on Route 776. The ford limits, but does not
block traffic on the road. If this road had no outlet, the setback would be 25 feet. The
owner of Parcel 8D, whose property would be most affected by this project, has
reviewed this request and offered no objection. The dwellings on Parcels 8D, 8E and
8F, all on the other side of State Route 776, are located less than 75 feet from the right
of way. Staff acknowledges that the more than doubling the size of the dwelling will be
visible in the immediate area. Taking these factors into account, it is staff opinion that
the reduced setback would not significantly change the character of the area or 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 three criteria for approval have
been met, staff can not recommend approval of this request. The applicant may request
C.IFiles\ADOCSIReports\VA-2001-015 Gillespie.doc
t
Variance Report, VA 2001-015 4 September 18, 2001
a deferral of this matter in order to consider alternatives to the location and or size of the
proposed addition. 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 IFilesIADOCSIReports\VA-2001-015 Gillespie doc
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