HomeMy WebLinkAboutVA200200020 Review Comments 2002-09-10 STAFF PERSON: John Shepherd
PUBLIC HEARING: September 10, 2002
STAFF REPORT VA-2002-020
OWNER/APPLICANT: Thomas A. and Mervi M. Hamby
TAX MAP/PARCEL: 06000-00-0E-00700
ZONING: RA, Rural Areas
ACREAGE: 1 .780 acres
LOCATION: 105 Falcon Drive, Colthurst Farm Subdivision
TECHNICAL REQUEST AND EXPLANATION: The applicant requests a variance from
Section 10.4 which requires a minimum lot size of two acres in the RA District. This
variance is necessary to allow a conveyance of 0.2207 acres from Lot 7 to Lot 4 in the
Colthurst Farm Subdivision, resulting in the reduction of Lot°4 from 1 .791 acres to
1 .5715 acres, a variance of 0.4285 acres. _. -
RELEVANT HISTORY: In January, 2000, the former owners of Lot 7 conveyed a
permanent exclusive easement on and across the rear portion of Lot 7 from the creek to
the rear property line for the benefit of the owners of Lot 4. The easement is
appurtenant to Lot 4 and runs with the land. The deed provides that there shall be no
construction in the easement area except for fences, paths and landscaping. Any and
all maintenance in the easement area shall be performed by the Grantees at their sole
expense.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS:
This 1 .78-acre parcel was created as part of the Colthurst Farm Subdivision in 1958. It
is nonconforming because it contains less than 2 acres.
Staff finds that the owners now enjoy reasonable use of their property because it is
improved with a dwelling. 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 is unable
to identify a qualifying hardship. However, there are other factors the Board may wish to
consider.
The owners of Lot 7 request this variance in order to allow for the abandonment of the
easement. The applicants have negotiated an agreement with the owners of Lot 4 that
extinguishes the easement on Lot 7 in exchange for the transfer of 0.2207 acres from
Lot 7 to Lot 4. This agreement provides the owners of Lot 4 access to the pond and
provides the owners of Lot 7 with unencumbered use of the remainder of their property.
I:IDEPT Building&Zoning12002 staff reports\VA-2002-20 Hamby.doc
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The result of this transfer will be that the area of Lot 7 will be decreased to 1 .5715 acres
which is less conforming to the 2-acre lot size requirement. The area of Lot 4 will be
increased to 1 .5032 acres, which is more conforming by the same measure.
The review of a request to reduce the area of a nonconforming lot focuses on the
impact on the building site which includes the primary and reserve drainfields. In
particular, a positive recommendation depends upon a finding that the area for a
reserve drainfield will not be diminished. In this instance, the proposed boundary
change will have no effect on the availability of area for reserve drainfields because the
stream and pond are protected by a 100-foot buffer. Both the existing property line and
the proposed line are less than 100 feet from the stream and pond. Therefore, the buffer
imposes limitations on the location of structures or drainfield lines that exceed any effect
this boundary adjustment will have on the applicants' property.
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 existence, scope and size of the permanent exclusive easement was not properly
disclosed to Lot 7's current owners prior to the purchase closing being described by the
real estate company as only a small access easement of less than 1/20th of an acre. Lot
7 was not resurveyed at the time the easement was granted by the previous owners
and the recorded plat (copy attached) which identifies the easement area does not
clearly delineate easement area boundaries. Lot 7 owners believe the easement could
result in friction and misunderstandings with the easement holders. Further, Lot 7
owners believe the easement and the currently recorded plat and deed of easement
constitute an encumbrance on Lot 7 that diminishes the use and therefore the value of
their property and could hinder any future sale of the property.
Staff is sympathetic to the applicants'request even though the existence of the
easement was disclosed to the owners of Lot 7 prior to the purchase of the property.
However, it is staff opinion that the applicant now has reasonable use of the property
and that the criteria for a finding of hardship setforth 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.
I:IDEP11Building&Zoning12002 staff reports)VA-2002-20 Hamby.doc
3
Uniqueness of Hardship
The applicant notes:
To Lot 7 owners' knowledge, this easement hardship is unique to Lot 7, Block E
Colthurst Farm.
Staff agrees that the creek and pond with the associated 100-foot buffer located
between two non-conforming lots is unique. Lot 4 becomes more conforming in the
same measure that Lot 7 becomes less conforming.
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.
Impact on Character of the Area
The applicant offers:
As shown on the proposed re-division plat, the boundary adjustment area lies to the
rear of both Lot 7 and Lot 4. The new boundary will result in a decrease in the area of
Lot 7 by 0.2207 acres and an increase in Lot 4 by that amount. This will create two lots
of similar size. Following the re-subdivision, Lot 7 will be 1 .5715 acres in size and Lot 4
will be 1.5032 acres in size. The net result will be to clarify property lines and thereby
remove uncertainty and friction created by the easement to the benefit of both Lot 7 and
Lot 4 owners. Granting the variance will have no impact on adjacent property and the
character of Colthurst Farm will not be changed in any way.
Staff agrees with the applicant's analysis.
3. The applicant has provided evidence that the authorization of such
variance will not be of substantial detriment to adjacent property and that the
granting of the variance will not change the character of the district.
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 the following condition:
The boundary adjustment described in this file must be approved on a subdivision plat
approved by the County and recorded.
I:IDEPflBuilding&Zoningl2002 staff reports\VA-2002-20 Hamby.doc
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a " 20 0 40 90 GOLTHUR5T FARM
/-' JACK JOUETT MA615TERIAL D15TRIGT
SCALE IN FEET ALBEMARLE COUNTY, VIR6INIA
ROMjaB H, GALE & ASSOCIATES, INC.
JULY 11, 2002
ENOINFERS. SURVEYORS AND LAND PLANNERS
® A PROFESSIONAL CORPORATION
SERVING VIRGINIA S/4"\VA--20b2INCE 11i60
2D
SCALE: SCALE: 1" = 50'
B14 MON710E1L0 ROAR-CHARLOTTE9VILLE, VIROINIA 72B02
PHONE eoaanmos • FAx 8042883220 •EMAIL INFO®ROUDABU9H.COM
FILE: 4932
Q/JPoweli/4932-SUB
SHEET 2 of 2