HomeMy WebLinkAboutVA200400014 Staff Report 2004-09-14 O
STAFF PERSON: Jan Sprinkle
PUBLIC HEARING: September 14, 2004
STAFF REPORT VA-2004-014
OWNERS/APPLICANTS: Donna Ganoe
TAX MAP/PARCEL: 60A1 / 41A
ZONING: R15, Residential
ACREAGE: 0.112 acres (or 4878 square feet)
LOCATION: 61 Court Place, approximately 435 feet from its intersection
with Georgetown Road, Rt. 656
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 4.11.2.1 which requires a side setback of 6 feet for accessory structures. The
applicant wants to reduce the setback to 0 feet, a variance of six feet. The purpose is to
allow a storage structure which was installed unlawfully (without a building permit) to
remain where it is.
RELEVANT HISTORY: None.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: Although this is a
small lot, it is almost twice the minimum lot size for the R-15 district and is part of a 42
lot subdivision where all the lots are comparably sized. There is an issue with the
topography on the property that can be considered in a variance request. Immediately
at the rear of the house and the attached deck, the property drops off steeply to a storm
water detention basin. Approximately 70% of this lot is subject to setbacks and/or
easements (detention basin and sewer line) and therefore not available for any
permanent structures.
It is staff opinion that the owner knew, or should have known, the limitations of the
parcel before she purchased it in 1997. The house was built in 1981 and has already
provided reasonable use of the property for 23 years. Although the house is small
(1300 square feet), staff opinion is that a separate storage space is not a requirement
for reasonable use. Therefore, it is staff's opinion that this request does not meet the
criteria for a finding of undue hardship. In addition, there are at least two other homes
in this subdivision that have the same sewer and/or storm water easements on their
lots, so this is not a unique situation.
There is also the issue of Ms. Ganoe having the storage building installed without a
permit. This is a common mistake since the Building Code does not require a permit for
a structure of this size (less than 150 square feet). However, the Building Code does
not exempt such structures from regulation. This shed will be required to have a one-
hour fire-rated wall on any side that is not a minimum of three feet from a property line.
In addition, the County does require a permit to determine compliance with the zoning
VA 2004-014, Ganoe11. Page 2 11111 September 14, 2004
setbacks. In this case, a permit would have been denied since it does not meet the side
setback for zoning.
It is possible that building a smaller storage space between her deck and her neighbors
deck could be permitted. With the zero-lot line of this single-family attached structure,
she could extend the same firewall that divides her home from the adjoining home and
build a storage area between the wall and her deck. This would provide a storage
space of approximately 4 by 10 feet.
APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance
criteria provided by the applicant and comments by staff follows: (Staff comments are
written in italics and follow the applicant's comments.)
Hardship
Ms. Ganoe notes that there is a hardship because:
• The County holds the easement for the storm water basin, and although she has to
maintain it, she cannot use the land;
• She needs a place to store mowers, weed-eaters, gardening chemicals, yard
equipment and patio furniture — partly to maintain the storm water easement;
• It is a financial hardship to pay for an offsite storage unit;
Staff agrees that it is a burden to both have and maintain the basin and easement while
not being able to use it. (The applicant cuts the grass and picks up trash that has
washed into her yard after storms.) However, as previously stated in the report, these
are things she should have known and considered when she bought the property.
Since there is already reasonable use of the property, there is no hardship and granting
the variance would be a convenience to the owner.
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 adjacent properties are rental properties for which the owners hire caretakers.
Ms. Ganoe is the sole person to care for her property and she cannot afford to hire
caretakers.
As noted previously, the adjacent properties have similar topography and easements.
Ms. Ganoe's situation is not unique. In addition, since staff cannot make a finding of
hardship, there is no uniqueness of hardship.
VA 2004-014, Ganoe al Page 3 411111 September 14, 2004
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:
• If anything, property value will rise and Ms. Ganoe will wind up paying more County
taxes.
• The structure is not an eyesore and will be maintained.
Staff is of the opinion that the variance requested may negatively impact the character
of the area due to the shed's location only three inches from the property line. Since this
is an attached dwelling, the only way to reach the rear yard is to walk through the house
or on the adjacent property. Staff recognizes that while each variance is considered on
its merits, a variance of this significance when other options are available, could be
considered by some to establish a precedent.
3. The applicant has not 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 none of the criteria for approval have been met,
staff recommends denial of this request.
However, should the Board find cause to approve, staff recommends a reduction of no
more than three feet. This distance would leave a three-foot setback which would
address the Building Code issue and do away with the need for a fire-rated wall, and,
would allow sufficient space to walk past the shed without trespassing on the adjacent
parcel. Should that be your option, staff suggests the following conditions:
1. This variance is for a storage shed only. Any other structure would require a
separate variance.
2. The side setback for the shed shall be three feet. No other setbacks are affected
by this variance.
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ALBEMARLE COUNTY BOARD OF ZONING APPEALS
COUNTY OFFICE BUILDING
401 MCINTIRE ROAD
MEETING ROOM #241, 2:00 P.M
FINAL AGENDA
TUESDAY, SEPTEMBER 14, 2004
,Ini? .
I. Call to Order `IV
II. Establish a Quorum `
III. Matters Not on the Agenda
I 1k -9').6.9-it); -
IV. Requests for Deferral , ,
•
None 1 1 `
1 //a9
`�
V. Matters Deferred from Previous Meetings oW
None �D 1
I "
VI. Variance Hearing7?i())111\
VA-2004-013 Michael or Linda Lemieux (owners/applicants)
Staff: John Shepherd • t°S
VA-2004-014 Donna D. Ganoe (owner/applicant) Wei Ctj-kri
Staff: Jan Sprinkle b�"
VII. Special Use Permit Hearing
None
VIII. Appeal Hearing ta,it)„t vi/ (
AP-2004-004 Ryder Enterprises, LLC (owner(/appellant)
Staff: Jan Sprinkle
Appellant requests withdrawal
IX. Review and Approval of Minutes
/Approval of May 4, 2004 Minutes
X. Old Business
XI. New Business
XII. Adjournment
ALBEMARLE COUNTY
6OA2
HUNTWOOD TOWNHOUSES
Q SECTION I D.B. 728 PG. 377
off°
0 SECTION 2 D.B. 728 PG. 378
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60A
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BENNINGTON WOODS
PARCELS I THRU 26
e
DEED BOOK 669 PAGE 735
GEORGETOWN COURT
r
PARCELS 36 THRU 56
�.�
2
DEED BOOK 699 PAGE 117—I18
DEED BOOK 730 PAGE 007
?
BENNINGTON TERRACE
m�
PARCELS 32 THRU 32F
o
DEED BOOK 756 PAGE 399
SOIOMON COURT CONDOS
O'
UNITS I thru 86
DEED BOOK 790 PpCe 076
ENTRANCE CORRIDO
0900 600 BUO ` '" FEE,
200 JACK J 0 U E TT DISTRICT SECTION 60Ai. 60A2
. 0
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