HomeMy WebLinkAboutVA200200007 Review Comments 2002-05-07 STAFF PERSON: John Shepherd
PUBLIC HEARING: May 7, 2002
STAFF REPORT VA-2002-007
OWNER/APPLICANT: Dunlora Swim and Tennis Club, LLC
TAX MAP/PARCEL: Tax Map 62F1 , Parcel C
ZONING: R-4 Residential
ACREAGE: 1 .682 acres
LOCATION: Northeast quadrant of the intersection of Dunlora Drive and
River Oaks Lane
TECHNICAL REQUEST AND EXPLANATION: The applicant requests a variance from
Section 4.12.6.6.2 which requires a total of 36 parking spaces for the area of assembly
in the existing clubhouse and the proposed expanded swimming pool. There are 32
spaces on the site. This variance is necessary to avoid the construction of four
additional parking spaces to support the 1,319 square foot addition to the swimming
pool.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This 1 .682 acre parcel
is improved by a community clubhouse, a tot lot and a swimming pool. It is staff opinion
that the owners now enjoy reasonable use of their property. Section 34.2 of the
ordinance requires that a finding of hardship must be based on the exceptional shape of
the property, exceptional topographic conditions or some other extraordinary situation
that pertains to the land as distinguished from a special privilege or convenience sought
by the applicant. However, there are other factors the Board may wish to consider.
The pool is not open to the general public. Rather it is for the enjoyment of and is
managed by the residents of Dunlora. The board of the Swim and Tennis Club has a
certain degree of control over the parking situation through the scheduling of events at
the facility. The are no swimming meets held at the pool. Likewise, the members all live
in relatively close proximity to the site and most can choose to walk or ride bicycles.
We have received twelve letters in support of this variance request, including one
signed by the president, the vice president and the treasurer of the Dunlora Community
Assocoation. The letter writers generally question the need for additional parking.
Several of the letters express the desire to maintain the level area on the site for
recreation purposes rather than use this space for the additional parking.
Engineering staff have visited this site and determined that one additional space could
be provided in the existing parking lot if a guardrail was installed.
I.IDEPT\Building&Zoning12002 staff reports\VA-2002-007 Dunlora.doc
VA 2002-007 Dunlora roof 2 May 7, 2002
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 cost to complete the additional parking lot necessary to accommodate the four
additional parking spaces would be approximately $3,000.00 per space. The cost
would have to be born by the Community Association which is not supportive of
additional parking. In addition, clear, flat recreational space is in short supply in this
hilly community, and some would have to be sacrificed to accommodate the
additional parking.
Please note that most of the residents live within easy walking distance of the pool.
The existing parking is currently under utilized except for a few weekends (Memorial
Day, 4th of July, Labor Day) and on those occasions, the strict application of the
ordinance would not be enough to alleviate the parking conditions.
Also of note is the opposition of the Dunlora Community Association to the
enforcement of the additional parking lot, and their support of the variance request.
(See letters attached)
Staff is sympathetic to the applicants'request. However, it is staff opinion that the
applicant now has reasonable use of the property and that the criteria for a finding of
hardship set forth in Section 34.2 are not met in this request.
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 special use application in a residential section and can not be compared to
other properties in the same district.
Staff agrees that this request is unique because the pool is owned by and is for the
exclusive use of members and their guests. This differs from a commercial recreation
use that is open to the general public.
2. The applicant has provided evidence that such hardship is not shared
generally by other properties in the same zoning district and the same vicinity.
I:IDEP71Building&Zoning12002 staff reports\VA-2002-007 Dun/ora.doc
VA 2002-007 Dunlora Pool 3 May 7, 2002
Impact on Character of the Area
The applicant offers:
We feel the strict application of the ordinance requiring the additional parking would
have a negative impact on the appearance of the community overall, would compromise
the suburban character of the community and would be a detriment to the clubhouse
site. There is no practical reason to pave the land as the existing parking is rarely ever
fully utilized.
Staff agrees that the criteria are met in this application. Twelve letters in support of the
application are attached.
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 two of the three criteria for approval have
been met, staff can not recommend approval of this request. Should the Board find
cause to approve this request, staff recommends that consideration be given to
approving a variance for three spaces and requiring that one space be added to the
existing parking lot. In that case, staff recommends the following condition:
One parking space shall be added to the northeast corner of the existing parking
lot. A guardrail delineating the edge of the drop off shall be installed.
I:IDEPT Building&Zoning12002 staff reports\VA-2002-007 Dunlora.doc
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RESPONSIBILITY FOR ANY ET•DRS AND INCORSISTANCIES
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SEWERCONSTRUCTION SPECIFICATIONS AS ADOPTED BY I
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