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HomeMy WebLinkAboutVA200400013 Review Comments 2003-09-14 STAFF PERSON: John Shepherd PUBLIC HEARING: September 14, 2004 STAFF REPORT VA-2004-013 OWNER/APPLICANT: Michael and Linda Lemieux TAX MAP/PARCEL: 32C-3-19 ZONING: Residential- R-4 ACREAGE: 0.1918 LOCATION: 179 Deerwood Drive TECHNICAL REQUEST AND EXPLANATION: The applicant requests a variance from Section 15.3 that requires a 20-foot rear setback that is reduced to a 16- foot rear setback for a deck. This variance is necessary to allow the construction of a 12' by 21'- 4" deck 11 feet from the rear property line, a variance of 5 feet. APPLICANTS' DESCRIPTION OF REQUEST: "Currently, the easement is four feet off the back of the house. We would like to have a deck built that would go 8 feet into the easement." RELEVANT HISTORY: ZMA-99-07 was approved with a proffer on August 11, 1999. This action rezoned 23.62 acres from Rural Areas- RA to Residential-R-4. The developer proffered a sidewalk along Deerwood Drive. The final subdivision plat for Deerwood, Phase 1 , Section Three was approved on August 30, 2001 . PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This 0.1918-acre parcel is improved by a dwelling. Based on this improvement, staff finds that the applicant enjoys a reasonable use of their property. Staff cannot find that a deck is necessary for reasonable use of the property. Therefore, staff finds that the criteria for a finding of hardship have not been met. However, there are other factors the Board may choose to consider. Section 4.11 .1 permits covered porches, balconies, chimneys and like architectural features to project not more than four (4) feet into any required yard; provided that no such feature shall be located closer than six (6) feet to any lot line. Deerwood is designed and engineered to achieve the density allowed by R-4 zoning. The subdivision used cluster provisions to allow lots to contain less than 10,890 square feet. Consequently, all of the buildable area on these lots are limited. Lot 19 is particularly limited because, being on a cul-de-sac, it is narrower at the front than at the rear. This tends to push the house towards the wider, rear portion of the parcel. However, these constraints do not qualify as a hardship because they were known at the time the house was designed and located on the property. 1?i,(4 �` J 01( - ho I:IDEPT BCZS12004 staff reportsWVA-2004-13 Lemieux.doc 46f — 1: / 2 Staff finds that there are options available to the owners. There is room to build a deck at least 8 feet wide across the entire rear of the dwelling without the need for a variance. Additional area could be added to such a deck adjacent to the side yards. Staff also notes that a deck built within 8 inches of grade is not subject to setbacks. • 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: "With the current easement we could not build a deck and the backyard would remain unusable, decreasing the property value." It is staff opinion that since the owner has reasonable use of the property this request does not meet the standard for a finding of hardship. The limitation on the space available for a deck is the result of decisions made by the developer, builder and owner of the property. 1. The applicant has not provided evidence that the strict application of the ordinance would produce undue hardship. Uniqueness of Hardship The applicant notes: "Our back yard backs up to the `Common Area' of Deerwood Village. There would be about 12 feet of space between the deck and the Common Area." Since there is no finding of hardship, there can be no finding 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: Earl Burton, Trustee of the land in the Common Area has approved the plan for the deck. I.IDEP71BCZSI2004 staff reportsiVA-2004-13 Lemieux.doc 3 Staff notes that the rear property line abuts the Open Space of the Deerwood subdivision rather than another residential lot. Tax Map 32, Parcel 46 which is part of Area C in the Hollymead Town Center development is located on the other side of the Open Space . The Applicant states that Mr. Burton, the Developer of Deerwood, has • approved this request. Based on these factors, staff finds no substantial detriment to adjacent property or to the district. 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 recommends denial of this request. Should the Board find cause to approve it, staff recommends with the following condition: 1 . This variance is approved for the 12' by 21'-4" deck described in this application. 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OPE5N-c ;;ACE $46 S82.08.00' L8186 AC. �• `' u' FENCE / • PHASE I, SECTION 3 552.92• DEERWOOD • SCALE : I" = 50' DATE : JUNE 8, 2001 L IRON FOUND UdF REVISED: JUNE 27, 2001 AT 30" WHITE OAK el3010) REVISED: DULY 20, 2001 _ REVISED: AUG. 13, 2001 T M. 32 - 46 REVISED: AUG. 28, 2001 BIRCKHEAD, LLC D.B. 1970 - 110, 113 PLAT SHEET 3 OF 5 121578 r THIS PLAT WAS PREPARED FOR: • FORMERLY LINDA L . LEMIEUX :TER PEDESTAL VA 2, 0o44-F 13 ;ION PEDESTAL E PEDESTAL DING SETBACK "OPEN SPACE " IS S79 '47_' 43 " W 107 . 68 ' IF `t cam, 'I( / ___ _ _7- . _ zf / \ 7ir— ----i— -i-----7 ------7 ' ---• t2Xj7c••4 f ii 40 .2 ' / 2 STORY ("\J / N ROCK & FRAME in �� ON SLAB v / 6 .\ ,:r N. co ► lj • / ‘-1 6 9 .2 10 .8..;ii 10 - 3 - 18 N 20 .2 ' ` /**8 ° (U VO TRUST Cn .) =NCE III • •a -1� _ r w 7g. 204 `'� GRAVEL ti DRIVEWAY , / ' T. M. P. 3c�C - 3 - 20 �' 8 .S .L • ; / N/F KOSTICy % CONSTRUCTION, Inc. 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Zoning information updated 7/20/2004 See Map Book Introduction for additional details Zoning Legend RURAL AREAS PLANNED UNIT DEVELOPMENT LIGHT INDUSTRY VILLAGE RESIDENTIAL '''a PLANNED RESIDENTIAL DEVELOPMENT gni HEAVY INDUSTRY R1 RESIDENTIAL NEIGHBORHOOD MODEL DISTRICT PLANNED DEVELOPMENT INDUSTRIAL PARK ;:, . _. R2 RESIDENTIAL COMMERCIAL NATURAL RESOURCE EXTRACTION OVERLAY R4 RESIDENTIAL COMMERCIAL OFFICE 5'7 7t 'r ENTRANCE CORRIDORS R6 RESIDENTIAL pin HIGHWAY COMMERCIAL TOWN OF SCOTTSVILLE MN R10 RESIDENTIAL PLANNED DEVELOPMENT SHOPPING CENTER •1 CHARLOTTESVILLE 111101 R15 RESIDENTIAL PLANNED DEVELOPMENT MIXED COMMERCIAL I d 019 / r T 11111i WA 0 or- AI-,w 021 -aF x49F IF I ' •-- 2019d nrra _, ," . 20.10 i za,w . a-vns -.. za,:. za,• fc`Y �aij%jai.�� 3z,%'�. 32-3 CH- GR \•'�• 4 '20-19 /..,�'�," a !>,,�� I _ u-4n .....� EENE • oN 4 \`�. rNi / J \•� "�. ]z `% ..� • E \ o . r,VYdY'YJ/d�/,why � Lam- / • k1 / i r'•.J 32 4J P @l tig iiililii`c�o`; hJ r: I�•)T• • c=zi :. , • ,. ._ :y; % if i : q'23P I � I. � , � 32 t, ;850 I ,,._ 4 ,�nv SE 2E � .4: d s'.,:',.*: ',:;.'":,;41=_-/ I.:- iv 2e, 3 SEE 32G I\, j` �' . � ur p \ N A' .-r SEE 31 B'' Einur lk? j / r' .../ . 041141 / 1, • , *".'' d4„ ,,,,,,, re fj -�,,,, i it ,,II' 1 ::,ti..r� ; 1`7�??k 1 .>) /4704, i„ r t i 32-19C3 4,4::4 u-tec /, 22 3 o SEE 31 C / '32 10 j? 3�?2j r• 2y �' , w 3210D .Is.ffee �`� �' 3210E G ' 3200,40, , %%' z .,'® �: 4 .4:,/ 32 l OF cc," (1 %/ i ilir 32-10G ^' t ic..1 ,,? r 32-10J xa % •/ 32-10P 4'04r A, - �;1 f 32 10S "� to �B ( J' • N V'+� 32-10U "e'? u i N co 3210Z / ' \•. ^ / o 32 10AA a-tea LIO « . 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