HomeMy WebLinkAboutVA200200022 Review Comments 2002-11-12 STAFF PERSON: Jan Sprinkle
PUBLIC HEARING: November 12, 2002
STAFF REPORT VA-02-022
OWNER/APPLICANT: Kenton S. and Evelyn R. Gardner
TAX MAP/PARCEL: 120/59B
ZONING: RA, Rural Areas
ACREAGE: 1 .78
LOCATION: 7101 Porters Road is on the east side of Rt. 627,
approximately 8/10ths of a mile north of its intersection with
Rt. 6.
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 10.4, Area and Bulk Regulations of the RA district, which requires a 75' front
setback and a 6' side setback for accessory structures. Variances of 50 feet on the
front and 3' on the side are requested to allow a carport to remain as constructed. LS' f"t f r iJ -
3' firm 5icL
RELEVANT HISTORY: This variance request is a response to a Notice of Violation
regarding the carport. (VIO-2001-339.)
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This property was
acquired in good faith by the Gardners in 1969. The parcel is the same size and shape
now that it was in 1980 when the Zoning Ordinance was adopted. At 1 .78 acres, the lot
is smaller than the two-acre minimum in the RA, but it has a nice, compact rectangular
shape. The property is improved with a brick dwelling and several sheds. There is also
a large garden area on the south side and a low lying area between the sheds where
cows graze. The parcel does have some topographic conditions that may be considered
in a variance request but the main issues related to the carport are the convenience
involved with its location and the other existing uses on the property. From the road,
the property slopes gently through the house and its surrounding pad, but beyond that
the slope runs to 15% or greater. The house is only 47 feet from the right-of-way of
Porter's Road, so with its 28-foot depth, it is entirely within the front setback. To place
the carport to the rear of the house behind the 75' setback, would mean either walking
around to the front door or entering through the lower level and using the stairway to the
main living level. Regardless, there is reasonable use of the property with the house
garden and sheds.
Safety was a factor in the Gardner's choice of placement for the carport. There are
driveways on both sides of the property from the state road. The sight distance from the
driveway on the south is only about 120 feet to the north and 300 feet to the south. The
northern driveway has about 600 feet of sight distance to the north and 420 feet to the
south. By placing the carport on the north side, an ordinary passenger vehicle has the
Variance Report, VA 2002-022 2 November 12, 2002
best sight distance available to exit the property. Section 6.3.A.3 would allow an
addition to the house provided it is no closer to the public street than the hous
However, it would be very difficult to attach this type of ructure to the existing house to
take advantage of that regulation. To extend the driveway past the house to the
setback line would require significant filling of the area to keep the grade with the front
of the house, or having a steep driveway to the rear and then walking either to the other
side of the rear and up the interior stairs, or walking back up the slope to the front entry.
This is a neighborhood where many of the homes pre-date zoning and are therefore
nonconforming with our front setbacks. Within approximately one mile on each side of
the property, staff countec20 homes that appeared to meet the setback while 38 homes
did not. rn
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 building cannot be relocated in the back because of the drainfield;
• Nor can it be relocated to either side of the house since there are underground
electric and telephone wires.
Staff cannot identify any hardship as described under the Code of Virginia relating to
granting a variance. Reasonable use of the property does exist. A carport is not a
necessity.
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 house is close to the road so it is hard to put the carport in any other area.
Staff cannot identify a hardship so there is nothing unique. There are many homes in
this area that are close to the road.
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.
C:\My DocumentslCurrent ReviewkVariance Reports\VA-2002-022 Gardner.doc
Variance Report, VA 2002-022 3 November 12, 2002
Impact on Character of the Area
The applicant offers:
• This will not have a bad effect on the neighbors.
Staff agrees that allowing the carport to remain will not change the character of the
district. -o -iA,4;, C,c,teA -40-14- Lk)a.o -f$-
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 has been met, staff
cannot recommend approval. However, if the Board finds cause to approve this
request, staff recommends the following condition:
The variance is for the existing carport only. Any future structures shall
meet the setback regulations at that time.
C:IMy DocumentslCurrent Review\Variance Reports\VA-2002-022 Gardner.doc
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