HomeMy WebLinkAboutVA200200014 Review Comments 2002-07-09 STAFF PERSON: John Shepherd
PUBLIC HEARING: July 9, 2002
STAFF REPORT VA-2002-14
OWNER/APPLICANT: Alan and Marlowe Howard
TAX MAP/PARCEL: 056A2-01-00-00500
ZONING: R-2 Residential
ACREAGE: 1,17 acres
LOCATION: 5812 Dunvegan Lane
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 14.3 Area and Bulk Regulations, which requires a front yard of 25 feet. A
variance of 11 feet is requested to allow the construction of a carport 14 feet from the
right-of way of Dunvegan Lane.
RELEVANT HISTORY: The right-of way for Dunvegan Lane is shown on a plat that was
recorded in 1927. The residence on this property was built in 1910 and remodeled in
1948. This parcel was created in 1967 when Parcel 5A was divided from it.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This is a relatively
long, narrow lot with frontage on both State Route 240 and Dunvegan Lane. The parcel
is subject to two front setbacks of 25 feet and two side setbacks of 10 feet. The
relatively narrow shape of the lot and the two frontages constrain the buildable areas
somewhat. However, with 1.17 acres or 50,965 square feet, this parcel contains more
than the minimum area of 21 ,780 square feet required for lots zoned R-2.
This property is improved with a dwelling, a 313 square foot shed and a small garden
shed. Staff finds that the owners now enjoy reasonable use of their property based on
these improvements. In order to find a hardship, the ordinance provides that the
granting of a variance will alleviate a clearly demonstrable hardship approaching
confiscation as distinguished from convenience sought by the applicant. Staff has
identified alternative locations on the property that could accommodate the carport
without the need for this variance. As discussed later in this report, staff is unable to
identify a qualifying hardship.
However, there are other factors the Board may wish to consider. This property has a
large amount of mature landscaping. It is understandable that the applicant would want
to locate the carport in a place that enhances the appearance and use of the yard.
Further, Dunvegan Lane is a narrow, private drive that now serves two dwellings and
one vacant lot in addition to the applicants' parcel. The owners of these other parcels
have signed a letter of support for this request.
APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance
criteria provided by the applicant and comments by staff follows:
I:IDEPT1Budding&Zoningl2002 staffreportslVA-2002-14 Howard.doc
VA-2002-014 July 9, 2002
Hardship
The applicant comments that the variance is necessary: The proposed carport, whose
dimensions (22' x 20') and location (14' from the right-of way) are shown on the
attached drawing, would be located very close to the center of our landscaped yard
according to modern zoning criteria (25' from R/W), requiring removal of hedges and
gardens. The location near the center of the yard and the removal of landscaping would
severely decrease the value of the property. By contrast, the location of the carport in
the desired location would significantly enhance the value of the property, because the
carport would be shielded from the main residence by trees and hedges. The carport
would utilize the existing graded gravel pad. Moving the carport into compliance with
modern zoning would require significant regrading, whereas the proposed location
would not.
The R/W at and beyond the proposed carport is used to service only one residence.
The owners of the property adjacent and behind the property signed a quit-claim on the
use of this right-of way. (see attachment) This right-of-way extends along the entire side
of our narrow property and thus places a strong impediment on the use of our property.
Staff agrees with the reasoning of the applicant that the location of the carport as
requested would be more desirable than placing it closer to the center of the yard, 25
feet from the right-of-way. However, it is staff opinion that the carport could be located in
the cleared areas in the rear yard without the need for this variance. Based on the
current reasonable use of the property and alternative locations available for the
proposed carport, it is staff's opinion that the granting of this variance would be a
convenience to the applicant and that it does not meet the standard for a finding of
hardship.
1. The applicant not provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes: The deeded R/W was clearly established at a time when such
R/Ws were not considered to be impediments to location of structures on properties. As
such, the granting of the right of way along the entire side of the property has
established ex-post-facto a significant impediment to the use of our property that would
generally be taken into account in determining the size and width of newly surveyed
residential lots.
Staff acknowledges that the narrowness of the lot and the 25 foot front setback from the
right-of-way constrain the buildable area of this property. However, since staff is not
able to find that such constraint qualifies as a hardship, staff is unable to find that the
hardship is unique.
1:IDEPTIBuilding&Zoningl2002 staff reportsWVA-2002-14 Howard.doc
VA-2002-014 July 9, 2002
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 carport will be located behind a tall hemlock hedge, and will
be essentially invisible to traffic along Dunvegan Lane. The carport would, in fact, be
more visible to such traffic in a location conforming to the zoning requirements. The
design of the carport is designed to be attractive, being an open, roofed building
supported by fiberglass columns (see attached drawings and building permit [which was
issued under the assumption of a location conforming to the zoning ordinance]).
The proposed location within 14' of the R/W is more generous for requirements than
requirements for siting along non-R/W edges, and is only 11 feet closer to the R/W than
the zoning requirements.
Existing structures on this and adjacent properties were established at a time when
zoning requirements were less stringent. Our house is within 16 feet of the R/W and a
garage on the other side of the R/W (D.B. 278, p. 204) is located within 2 feet of the
R/W. Therefore, the proposed carport is certainly in compliance with the character of
existing structures and practices.
Staff agrees with the applicants'analysis. All the owners of property abutting the right of
way have signed a letter in support of this request. The proposed location of the carport
would be consistent with the pattern of development on Dunvegan Lane. The
applicants'home and small garden shed as well as the garage on Parcel 4 are all closer
than 25 feet to the right-of-way.
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 cannot recommend approval. Should the Board find cause to approve
this request, staff recommends the following condition:
This variance is for the construction of the carport 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.
I:IDEP71Buwlding&Zoning12002 staff reportsWVA-2002-14 Howard.doc
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