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HomeMy WebLinkAboutVA200300013 Review Comments 2003-12-02 STAFF PERSON: John Shepherd PUBLIC HEARING: December 2, 2003 STAFF REPORT VA-2003-013 OWNER/APPLICANT: Diane M. Fox or Randy E. Fox, Owner/ Applicant TAX MAP/PARCEL: 90/31 ZONING: R1 , Residential & EC, Entrance Corridor ACREAGE: 5.17 LOCATION: 1960 Avon Street Extended TECHNICAL REQUEST AND EXPLANATION: The applicant requests a variance from Section 13.3 that requires a 25- foot front setback. This variance is necessary to allow the construction of an addition to a dwelling that is 6 feet from the right of way of an internal private road serving three lots. This is a variance of 19 feet. The building permit notes the proposed addition is 12 feet by 41 feet and contains a bedroom, an extension of the existing kitchen and a screened porch. RELEVANT HISTORY: The dwelling was constructed in 1945 prior to zoning. This dwelling became nonconforming in 1969 with the adoption of the zoning ordinance that established a 25-foot side setback in the A-1 district. In 1975 the adjacent parcel to the south of the Parcel 31 was subdivided into three parcels; 90-30, 90-30A & 90-30B. This made the parcel more non-conforming because the private road that was created to serve these lots converted the side to a front. The A-1 district required a 30-foot front setback. In 1980 this area was rezoned to R-1 . This action reduced the required front setback from 30 feet to 25 feet. In 1991 the adjacent 50-foot right of way was reduced to 30 feet. However, this reduction had no effect on the 25-foot front setback. On September 10, 2003, the Board of Supervisors approved SP-2003-48. This permits the operation of a small engine repair business to be conducted in a detached garage on the parcel. PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This 5.17-acre parcel is improved by two dwellings and three additional accessory structures. It is staff opinion that the owners now enjoy reasonable use of their property. Therefore, it is staff's l:iDEP7l8CZS12003 staff reportslVA-2003-013 Fox.doc 2 opinion that this request does not meet the criteria for a finding of undue hardship. However, there are other factors the Board may wish to consider. The existing dwelling is located 6.53 feet from the property line. No part of the proposed addition will be closer to the property line than the existing dwelling. However, the variance is necessary because the dwelling is located less than 25 feet from the front line. The adjacent access easement serves four dwellings. The rear corner of the house is located approximately 22 1/2 feet from the travelway. The rear corner of the addition will be located approximately 20 1/2 feet from the travelway. The addition is estimated to be located approximately 120 feet from the nearest dwelling that is located on Parcel 30B. 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 hard to build anywhere on this house; because there are steps on the front side, the septic system is located on the right side if you are facing the front of the house. With the layout of the house now, if my father should ever have to be put in a wheelchair, the rooms and door entrances are too small, making it not accessible for a wheel chair. Staff agrees with the reasoning of the applicant that the location of the addition as requested is logical. We acknowledge that it will be easier to make a new addition wheelchair accessible than to retrofit the existing dwelling for this purpose. However, 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 has not provided evidence that the strict application of the ordinance would produce undue hardship. Uniqueness of Hardship The applicant notes: This house was built in 1945. It was built 6.5 feet from the property line. Staff acknowledges that the need for this variance stems from the fact that the house was built 6.5 feet from the property line before there were setback regulations. 1:IDEPT1BCZS12003 staff reportslVA-2003-013 Fox.doc 3 However, since there is no finding of undue hardship, staff is not able to find that the hardship is unique. 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: My six neighbors have signed a letter of approval supporting this project for us. A copy of this is enclosed and some of these neighbors will also be at the meeting. Staff notes the support of the neighbors and agrees that this request will not affect the character of the immediate vicinity or the district in a negative 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 granting of the variance will not change the character of the district. 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 addition as described in this file only. 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