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Home My WebLink AboutVA200400021 Review Comments 2005-02-08 STAFF PERSON: John Shepherd PUBLIC HEARING: February 8, 2005 STAFF REPORT VA-2004-21 OWNER/APPLICANT: Bernard Herring Trust (Owner) Todd Herring (Applicant) TAX MAP/PARCEL: 9-28B ZONING: Rural Areas- RA ACREAGE: 4.348 acres LOCATION: 1201 Simmons Gap Road TECHNICAL REQUEST AND EXPLANATION: The applicant requests a variance from Section 10.4 which requires a 25-foot setback from a private road. The variance is necessary to permit the subdivision of the parcel that contains two manufactured homes. The two resulting lots will be served by a private, shared driveway. The homes will be 21.7 feet and 22 feet from the new 30-foot access easement. Approval of the variance will permit the setback from the access easement to be reduced to 21 feet, a variance of 4 feet. RELEVANT HISTORY: This 4.348-acre parcel was created in 1959. PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: The 4.348-acre parcel is improved by two dwellings, a three-piece manufactured home placed in 1962 and a double wide manufactured home placed on the property sometime before 1977. There is also a 320 square foot storage building on the parcel. The dwellings are 74.9 feet apart. The parcel has 286.64 feet of public road frontage and two entrances on Simmons Gap Road. Both of the dwellings are non-conforming to the 75-foot front setback from Simmons Gap Road. The dwelling on Parcel A is located approximately 60 feet from the right of way and the dwelling on Parcel B is located approximately 68 feet from the right of way. In order to settle the estate of Bernard Herring, the applicant seeks to subdivide the parcel as shown on a plat by Roger W. Ray, dated March 23, 1998. The parcel lacks the width to provide 250 feet of frontage for each new parcel on the public road. Therefore, each proposed parcel must obtain a minimum of 150 feet of frontage from a shared, internal access easement. The Subdivision Ordinance requires that such an easement must be a minimum of 30 feet in width. According to Bill Fritz, Chief of Current Development, there is no provision which would allow the Planning Commission or the Board of Supervisors to modify this regulation. The Zoning Ordinance requires a setback of 25 feet from such an access easement. Roger Ray has shown a 20-foot access easement, roughly centered between the two dwellings. When the easement is increased to the required 30 feet, the home on Lot A will be located 22 feet from the easement and the home on Lot B will be located 21.7 feet from the easement. I:IDEP71BCZS12004 staff reports\VA-2004-21 Herring doc 2 Section 34.2 of the Zoning Ordinance provides, in part, that the BZA may authorize a variance in specific cases when a literal enforcement of the ordinance will result in unnecessary hardship; provided that the spirit of the ordinance shall be observed as follows: 'When a property owner can show that his property was acquired in good faith, and where, by reason of the exceptional narrowness, shallowness, size or shape of a specific piece of property at the time of the effective date of the ordinance,.... the strict application of the terms of this ordinance would effectively prohibit or unreasonably restrict the use of the property or where the Board is satisfied, upon the evidence heard by it, that the granting of such variance will alleviate a clearly demonstrable hardship approaching confiscation, as distinguished from special privilege or convenience sought by the applicant." Staff acknowledges that this request does not meet the higher standard that holds that a denial of this request would approach confiscation because the property is currently improved with two manufactured homes. On that basis, the applicant now enjoys a reasonable use of the parcel. However, it is staff opinion that this request meets the other standard for a finding of hardship because the Subdivision Ordinance mandates the 30-foot easement with no provision for modification. It is staff opinion that the denial of the request to divide this parcel as shown on Roger Ray's plat on the basis of this regulation is an unreasonable restriction. Mr. Ray certifies on the plat that this private road will provide reasonable access by motor vehicle. If the variance is denied one of the homes would have to be moved in order to increase the space between them from 74.9 feet to 80 feet. Or, a new driveway, at least 150 feet long, approximately parallel to Simmons Gap Road would have to be constructed across Lot B ending at the property line of Lot A. These alternatives are possible but do not seem to be reasonable or to serve an identifiable public purpose. 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. Hardship The applicant comments that the variance is necessary because there are two trailers on the property already. It is staff opinion, based on the discussion of qualifying conditions, that this request meets the standard for a finding of hardship. 1. The applicant has provided evidence that the strict application of the ordinance would produce undue hardship. I:IDEPTIBCZSI2004 staff reportslVA-2004-21 Hemng doc 3 Uniqueness of Hardship The applicant notes, "When the trailers were put there we didn't know it would be a problem later." Staff notes that the enforcement of the 25-foot setback from private access easements is not unique in the Rural Areas district. However, it is somewhat unique that a 4.348- acre parcel with two existing dwellings should be unable to subdivide without a variance. 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, "There will be no change. The trailers have been there over thirty years." Staff opinion is that the subdivision of this parcel would not be a detriment to adjoining properties or the district. No increase in density or change in the form of development will result in the approval of this request. The closing of one of the existing entrances is considered to be beneficial to the character of the area. 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 all three criteria for a variance have been met, staff recommends approval of this request with the following conditions: 1. The northern entrance shall be closed and the culvert pipe removed prior to approval of the subdivision plat. 2. Any replacement dwelling placed on either of these parcels in the future shall meet the required setback from the shared access easement. I.IDEPT\BCZS12004 staff reports\VA-2004-21 Herring doc . ,,,,,,,,,,„JA co o to u-.,=�C ' -ea cp,.--- . STAFF PERSON: John Shepherd PUBLIC HEARING: February 8, 2005 STAFF REPORT VA-2004-21 OWNER/APPLICANT: Bernard Herring Trust (Owner) Todd Herring (Applicant) TAX MAP/PARCEL: 9-28B ZONING: Rural Areas- RA ACREAGE: 4.348 acres LOCATION: 1201 Simmons Gap Road TECHNICAL REQUEST AND EXPLANATION: The applicant requests a variance from Section 10.4 which requires a 25 foot setback from a private road. The variance is necessary to permit the subdivision of the parcel that contains two manufactured homes. The two resulting lots will be served by a private, shared driveway. The homes will be 21.7 feet and 22 feet from the new 30-foot access easement. Approval of the variance will permit the setbacks to be reduced to 21 feet, a variance of 4 feet. RELEVANT HISTORY: This 4.348-acre parcel was created in 1959. PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: The 4.348-acre parcel is improved by two dwellings, a three-piece manufactured home placed in 1962 and a double wide manufactured home placed on the property sometime before 1977. There — ig ar.e also a 320 square foot storage building on the parcel. The dwellings are 74.9 feet apart. The parcel has 286.64 feet of frontage and two entrances on Simmons Gap Road. Both of the dwellings are non- onforming to the 75-foot front setback from Simmons Gap Road. The dwelling o Parcel A is located approximately 60 feet from the right of way and the dwelling on Parc I B is located approximately 68 feet from the right of way. OA G road In order to settle the estate of Bernard Herring, the applicant seekyo subdivide the parcel as shown on a plat by Roger W. Ray, dated March 23, 1998i The parcel lacks ' ► t the frontage to provide 250 feet of frontage for each new parcel on the public road.(1k46 r Therefore, each proposed parcel must obtain a minimum of 150 feet of frontage from a 1'4 shared internal access easement. ThebdivisionG-dinance requires that such an fp, easement must be a minimum of 30 feat in width. According to Bill Fritz, Chief ofOt Current Development, there is no provision which would allow the Planning Commission or the Board of Supervisors to modify this regulation. The Zoning Ordinance requires a setback of 25 feet from such an access easement. Roger Ray has shown a 20-foot access easement, roughly centered between the two dwellings. When the easement is increased to the required 30 feet, the home on Lot A will be located 22 feet from the easement and the home on Lot B will be located 21.7 feet from the easement. Section 34.2 of the Zoning Ordinance provides, in part, that the BZA may authorize a variance in specific cases when a literal enforcement of the ordinance will result in I:IDEPTIBCZSI2004 staff reports\VA-2004-21 Herring.doc 2 unnecessary hardship; provided that the spirit of the ordinance shall be observed as follows: "When a property owner can show that his property was acquired in good faith, and where, by reason of the exceptional narrowness, shallowness, size or shape of a specific piece of property at the time of the effective date of the ordinance,.... the strict application of the terms of this ordinance would effectively prohibit or unreasonably restrict the use of the property or where the Board is satisfied, upon the evidence heard by it, that the granting of such variance will alleviate a clearly demonstrable hardship approaching confiscation, as distinguished from special privilege or conk enience sought ► by the applicant." - y/ �►0 �(, 4 Ili % w ma1 -itOf Staff acknowledges that this request does of meet the higher standard that holds that a denial of this request would approach co iscation because the parcel is currently improved with two manufactured homes. However, it is staff opinion that this request meets the other standard for a finding of hardship because the narrowness of the parcel precludes its division into lots with separate, private driveways. It is staff opinion thpt` n inability to divide a parcel contain' ,two dw 'ngs is an unreasonable restriction.) ree. I L1! - 0 Prd r loyamlai If the variance is denied one of the homes would have to be moved in or r to increase the space between them from 74.9 feet to 80 feet. Or, a new driveway, at least 150 feet long, approximately parallel to Simmons Gap Road would have to be constructed across Lot B ending at the property line of Lot A. These alternatives are possible but do not seem to be reasonable. APPLICANT'S JUSTIFICATION ANid/At/Vita, STAFF C e MMENT: A review of he variance criteria provided by the applicant and comments by staff follows: (Staff comments are written in italics and follow the applicant's comments which are excerpted from the memorandum from Lee Miller dated November 5, 2004.) Hardship The applicant comments that the variance is necessary because there are two trailers on the property already. It is staff opinion, based on the discussion of qualifying conditions, that this request meets the standard for a finding of hardship. 1. The applicant has provided evidence that the strict application of the ordinance would produce undue hardship. Uniqueness of Hardship The applicant notes, "When the trailers were put there we didn't know it would be a problem later." 1 IDEPTIBCZSI2004 staff reports\VA-2004-21 Herring doc cq/u7-T cfrA A--)c diAfr3 rwij. Staff notes that the enforcement of the 25-foot setback from private access easements is not unique in the Rural Areas district. However, it is somewhat unique that a parcel with two existing dwellings that meets all area and bulk regulations should be unable to subdivide without a variance. i _ Mit �o ( �i l � too: 11 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, "There will be no change. The trailers have been there over thirty years." Staff opinion is that the subdivision of this parcel would not be a detriment to adjoining properties or the district. No increase in density or change in the form of development will result in the approval of this request. The closing of one of the existing entrances is considered to be beneficial to the character of the area. 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 all three criteria for a variance have been met, staff recommends approval of this request with the following condition: 1. The northern entrance shall be closed and the culvert pipe removed prior to approval of the subdivision plat. I am not recommending that a replacement manufactured home shall meet the 25 foot setback. But, that's up for discussion. 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' �,'FAr a r �S. • � . 1 t t y 1, , • it �.' y. 4 ; 14 ! 9 -1-t t r ;it, „ Ire 1" , !� A II �, 411 ..flio .. I. ,R I I • . • ., , 4 , . ..i. . . ,. , ., .• . . . • 1 • IttlA MK 4 - r 4-Am A .4, , .‘.. 4 - TAX MAP 9 PARCEL 28B .f AERIAL IMAGERY(C)COMMONWEALTH OF VIRGINIA 2002 PARCELS CURRENT AS OF DECEMBER 31,2003 'y Feet vA 0 60 120 240 360 480 4 air 2. 1 iO4 - 21 21 .1, „., ,,,. .,::...,... ,,, \\. \ CoG ZCti\\ `',3. :1 ''''''' 41 ,•-....,,t8- f4 l� 78q .', &39A7� '�\ ,. A39A ,` 9. 6 a1g 1 ° - — 603 9. 66,4*ii iii040 9 920 �� .. . vii pi _ .,k,. 00. ,,,bs. \ d ®\ \ N ' ) \ cv a �A \ 9.7 Q „,,,A "iii, I 411, ,,„ iota, ". 0, i 9��s/ 9-2 2F9-32A 1o \ 2.\ cy':6 r.:\ 211k • to °'N 914\ 2° I I I I �ti 9.1 —•. .\P 1' .\ 9-12A ` 9-32B q ) ;I • 9-12 \••• :i1 9-32 806 \• :r,� .- ) •; ESTESPO G \ ,''� r! 9-33 G�7 cN of o) '•\ 8-1 •9-12B ♦..i p' i, of ! %\ 4 ;0 017 018 019 Tax Map: Scale Albemarle County 009 . aov x Feet(41§ N 0 800 1,600 2,400 r "Ur: Note:This map is for display purposes only and shows parcel and zoning information as of 12/31/2003. Zoning information updated. 7/20/2004 See Map Book Introduction for additional details. Zoning Legend RURAL AREAS V.W.A PLANNED UNIT DEVELOPMENT ;,, s;r,t; LIGHT INDUSTRY VILLAGE RESIDENTIAL PLANNED RESIDENTIAL DEVELOPMENT HEAVY INDUSTRY 2:J v:,) R1 RESIDENTIAL NEIGHBORHOOD MODEL DISTRICT PLANNED DEVELOPMENT INDUSTRIAL PARK R2 RESIDENTIAL s, z4„ 7 COMMERCIAL r � NATURAL RESOURCE EXTRACTION OVERLAY ' R4 RESIDENTIAL COMMERCIAL OFFICE '* ENTRANCE CORRIDORS In R6 RESIDENTIAL HIGHWAY COMMERCIAL P '.`;' 7; TOWN OF SCOTTSVILLE R10 RESIDENTIAL PLANNED DEVELOPMENT SHOPPING CENTER (1 CHARLOTTESVILLE R15 RESIDENTIAL PLANNED DEVELOPMENT MIXED COMMERCIAL / 66 LIT) \ . STATE OF VIRGINIA, COUNTY OF ALBEMARLE, TO-WIT' (7 7 0 THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME i THIS DAY OF 19 VICINITY MAP MY COMMISSION EXPIRES SCALE: 1" = 2 MILES NOTARY PUBLIC T.M. 9-28C T.M. 9- I4F MIKE G. & LORI S. COLLIER 2 lz__ NATHANIEL C. WRIGHT D.B. 1056-598EXISTING PIPE `J'D.B. 1489- 607, 616 PLAT D.B. 1340-231 236 PLAT oMOB LE FOUND \IRON FOUND / HOM =So \ AT 24" OAK o N62°37'I3"E 679.14' _ _ o �a \ ,� LOT B FENCE �\ 2.30 ACRES FENCE 0 IRON v2 cod r; i SET \2 D.B. 353-587 °~ `{ -• fi NEW 201 G Q �, p� _�----�� --�___. �� D.B. 815-737 PLAT ACCESS m E)(\5 -S6-9°43 „ Z \LE . °� °� 4� w - EASEME:NT n ow\E ; H IRON 3 LOT A jf, 0G \ SET ' 88 2.05 ACRES ;`_ : ; R �ti N '` IRON ,f, k.__.n IRON FOUND OA D.B. 353-587 �� % --/ SET (.r� PT D.B. 815-737 PLAT (4� T=-- �-- , , .6`7 S72°41'34''VV 65 / N/ 2 5�) 6) 4) 2 T.M. 9-28B(I) 656.55, L v- Q ROBERT E. LEE, JR. E \S�tN, b` o �\ D.B. 565-233 FEU Mod\�E • \ D.B. 482-520 PLAT ND N�M,\N \�a g5 0 ' ?° 3'�a IRON S88°20'25"Vi e S FOUND \\ x.. 144.93' IRON \ FOUND A DIVISIO mar v,tLTIQ �% a__ mil'./ ■III COUNTY PLANNING COMMISSION : AB