HomeMy WebLinkAboutVA200100018 Review Comments 2001-10-02 � N
STAFF PERSON: Jan Sprinkle
PUBLIC HEARING: October 2, 2001
STAFF REPORT VA-01-018
OWNER/APPLICANT: John or Veronica Matthews (owner/applicants)
TAX MAP/PARCEL: 60-36A
ZONING: R-1, Residential and EC, Entrance Corridor (with a request
to change the R-1 to CO, Commercial Office)
ACREAGE: 0.362
LOCATION: 2260 Stillfried Lane is on the east side, approximately 300
feet south of the intersection with Ivy Rd (Rt. 250W)
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 21.7.2, which states, "No portion of any structure, excluding signs, shall be
located closer than fifty (50) feet to any residential or rural areas district." A variance of
45 feet is requested to allow an existing residential quadraplex to remain 5 feet from an
R-1 district when the property is rezoned from R-1 to CO, Commercial Office.
RELEVANT HISTORY: None.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: The Matthews
acquired this property in good faith in July 2001. The parcel is the same size and shape
now that it was in 1980 when the Zoning Ordinance was adopted. The residential
structure was constructed in the 1960's, pre-zoning in Albemarle County. At 0.362
acres, this is a small, trapezoidal shaped parcel. It does not have any topographic
conditions that may be considered in a variance request. The one story with basement
structure is currently used as a residential quadraplex. Some unmarked, irregular
parking occurs on the property as well as on the adjacent Stillfried Lane.
The Matthews purchased the adjacent property (parcel 36) in December 1998 and
rezoned it to Commercial Office. They also renovated the building (constructed in 1918)
on that parcel and moved both their personal residence and their architectural firm,
Mitchell-Matthews & Associates Architects to the site. These two parcels share
entrances off both Stillfried Lane and Twin Sycamore Lane. There are a few designated
parking spaces in this shared area, but a large area is used for undesignated parking for
either structure. Along with this variance request, the Matthews are attempting to
rezone parcel 36A to CO so that the two parcels will have the same zoning and the
parking setback between them will be removed. Once this occurs, they will be able to
do away with the nonconforming parking arrangement and create a parking lot that will
be neat, orderly and will allow them to save several specimen trees on parcel 36.
Unfortunately, the structure on parcel 36A is only five or so feet from the southern-most
property line where it adjoins parcel 35, which will remain zoned R-1 . The former
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Variance e Report, VA 2001-018 2 October 2, 2001
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dwelling on that parcel has historically been used as a nonconforming real estate office.
(It was Venable Minor's office for many years, and currently, it is Frank Hardy's office.)
This is an area of mixed uses. There are three other small vacant properties along
Stillfried Lane beyond the Matthews' that are zoned R-1 and owned by others. In
addition, there is one other small, individually owned parcel with a dwelling that is used
residentially. In addition, the one large parcel that adjoins the area has a single,
privately owned residence on the top of Lewis Mountain that is also zoned R-1. The
University of Virginia owns most of the surrounding acreage westward to the Rt. 250/29
Bypass, that is also zoned R-1. The Comprehensive Plan designation for this property
is Community Service, a commercial land use. Therefore, the proposed rezoning would
be in accord with the County's vision expressed in its Comprehensive Plan.
If parcel 36A is rezoned to Commercial Office, there will be two sides of the property
with 50-foot building setbacks from residential zoning. One side will adjoin Stillfried
Lane that is owned and maintained by the State so a 30-foot setback will apply. The
remaining side will adjoin the commercially zoned parcel also owned by the Matthews.
Therefore, of the total 15,768 square feet of this parcel, only approximately 3,850 sf will
be available for structures. Our ordinance will restrict any new structure to only 24% of
the total parcel. Although the owner was aware of these restrictions at the time of
purchase, these could be viewed as unreasonable restrictions. A financial loss,
standing alone, cannot establish an extraordinary or exceptional situation or hardship,
but is a factor to be taken into consideration and should not be ignored. If the Matthews
were required to tear down or move the building, there could be substantial costs.
In this case, neither the rezoning nor the rearrangement of the parking is absolutely
necessary and there is reasonable use of the property as it exists. Mr. and Mrs.
Matthews are also applying for a special use permit to allow the residential use of the
quadraplex to continue, rather than converting the structure to commercial use.
Therefore, there will be no effect on the adjacent properties, at least in the immediate
future.
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:
• It would be an undue hardship to physically move the existing building in order to
comply with the commercial setback requirement;
• The adjacent property has functioned as a commercial office for decades, and has
not yet been rezoned to commercial status; and,
I.IDEPTIBuilding&Zoning\Staff Reports12001 staff reportslVA2001-018.doc
Variance Report, VA 2001-018 IP 3 dill October 2, 2001
• Commercial use of these properties is consistent with and supports the
Comprehensive Plan.
Although sympathetic, staff cannot identify any hardship as described under the Code of
Virginia relating to granting a variance. This is a "catch-22"where the County's
Comprehensive Plan recommends commercial use, but the variance needed to allow
the rezoning and maintain the existing structure does not meet the criteria.
1. The applicant has not provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes:
• The hardship is not shared generally. Examples include lack of compliance with
setbacks, buffer and sewer requirements of the Ordinance on the adjacent
commercially used parcel, the Teague Funeral Home, the Kluge Children's
Rehabilitation Center and the West End Shops.
• If the adjacent property were rezoned to a commercial designation to reflect its use,
this variance would no longer apply.
• Since the adjacent use is commercial, a large buffer intended to separate
commercial from residential would appear unnecessary and not in keeping with the
spirit and intent of the Ordinance.
Staff finds no hardship and therefore, cannot find anything unique. Several other
properties in the area seem to be in similar situations.
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:
• There would be no detriment to adjacent properties.
• The proposed parking layout permitted by this variance would serve to provide an
organized convenient and efficient parking area.
• Granting the variance will have a positive effect: fewer vehicles parking on the street,
allowing the owner to save trees, and improving the quality, character and value to
the entire neighborhood.
1:1DEPTIBuilding&Zoning\Staff Reports12001 staff reports\VA2001-018.doc
Variance Report, VA 2001-018 1111 4 dill October 2, 2001
Staff agrees that granting the variance which would allow the rezoning and special use
permit to be approved will not change the character of 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 criteria has been met, staff
recommends denial. Should the Board find cause to approve this variance, staff
recommends the following condition:
This variance is for the existing structure only. Any additions or new structures shall
meet the conforming regulations of the ordinance at the time of application.
1:IDEPTIBuilding&Zoning\Staff Reports12001 staff reports\VA2001-018.doc
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CERTIFICATION: OWNER'S APPROVAL:
This subdivision is made with the consent of the undersigned owners, proprie•
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2260 STILLFRIED LANE
EXISTING CONDITIONS '
COUNTY OF ALBEMARLE COUNTY OF ALBEMARLE CITY OF CHARLOTTESVILLE
PLANNING COMMISSION BOARD OF SUPERVISORS PLANNING COMMISSION
(1 (X: 1\Z f
..l.4....1_..e,. A.14.a_P d(
1 Si i an ' - ,Y •— - chairman chairmen
secretary secretary .�/,,,e ecretery
date date date
CERTIFICATION: OWNER'S APPROVAL.
This subdivision is made with the consent of the undersigned owners, proprie•
This is a correct and accurate plat. tors. and/or trustees. All roads and streets, it not previously dedicated, are hereby
tendered for dedication to public use. . ___
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I HAW KINS FUNERAL CHAPEL, INC.
I D.B. 382-164
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IRON S 7 7°-57:50'E I60.90 'PIPE N
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a r, 11 _ g'sr 3ERNARD M. CAPERTON
LOT A C •-'v- -- ----c T- • D.B 313-599
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N LOT B \ o D B. 408-79
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PLA T OF LOTS "A" a "Bm BEING A
REDIVISION OF LOTS 18t IA LOCATED ?r r'••'
JUST WEST OF CHARLOTTESVILLE OFF i�;' .4
U.S. RT. 250 IN ALBEMARLE CO., VA. �;, •
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SCALE: I 40' DATE: 3/31/66
THOMAS D. BLUE
CIVIL ENGINEER LAND SURVEYOR
CIIARLOT]ESVILLE, VIRGINIA
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2, 260 STILLFRIED LANE
• RECORDED PLAT