HomeMy WebLinkAboutVA200500006 Review Comments 2005-12-06 (2) STAFF PERSON: Amelia McCulley
PUBLIC HEARING: December 6, 2005
STAFF REPORT VA-2005-006
OWNER/APPLICANT: Harlin & Betty Sykes
TAX MAP/PARCEL: 103 / 63A
ZONING: RA, Rural Areas
ACREAGE: 2.00 acres
LOCATION: 2997 Rolling Road on the east side of Rolling Road (Rt.
620), approximately 1/3 mile east of the intersection with Rt. 627 and approximately 1/2
mile west of the intersection with Rt. 795.
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 10.4 Rural Areas Area and Bulk Regulations. In order to construct an addition
to their home they request a reduction of front setback from Rolling Road, from 75 to 65
feet.
The existing house is about 80 feet from the right-of-way for Rolling Road. The
proposed addition will extend an additional 12 feet towards the road beyond the existing
house. (This was rounded to 65 instead of 68 feet.) '-ft, loft
The existing house was built in 1974. It is one-story with basement. It consists of 960
finished square feet. The proposed addition will allow the existing house to become an
accessory apartment for the mother/ mother-in-law. The addition will be 2-stories on
basement.
RELEVANT HISTORY: There is no planning or zoning history in our files. The
applicants submitted a building permit for this construction on September 19th. At the
time of preliminary zoning inspection, the need for this variance was discovered.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This property is
located in an area mixed with both farms and homes on smaller parcels along the road.
It is both open fields and wooded areas. There are about 2 homes within 1/2 mile of
this property which do not appear to meet the 75 foot front setback from Rolling Road.
The subject property is relatively level. The house and driveway are located a few feet
(3 or so) above the state road surface. The septic field is located to the rear and the
well is located in the front of the property. There are no evident topographical
constraints to the construction of an addition.
VA 2005-006 Sykes
December 6, 2005
Page 2
APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance
criteria provided by the applicant and comments by staff follows:
Hardship
Staff comments are written in italics and follow the applicant's comments. The applicant
notes that the variance is necessary:
• Want to move addition forward 12 ft because power lines on opposite side won't
let me put addition on that side. They have right-of-way.
• Also so I can put escape door for fire hazard for mother-in-law.
Staff recognizes that the proposed design of the addition appears to work better with the
addition moved forward 12 feet rather than being even with the front of the existing
house and meeting the 75 foot setback. However, the addition could be redesigned so
it would work without the necessity of a variance. There is no apparent hardship related
to the property itself.
1. The applicant has not provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes:
• Will not bring hardship or discomfort to any other neighbor in any way.
Staff notes that it is a common challenge to design an addition on the property that
integrates well and functions with the existing house (doorways, windows, etc.). As
mentioned previously, this property does not involve topographical constraints for
construction. Since staff did not find cause for an undue hardship; staff does not find
uniqueness in this situation.
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:
• Makes neighborhood much better.
• Neighborhood needs much improvement. This project will help.
VA 2005-006 Sykes
December 6, 2005
Page 3
Staff agrees that the proposed addition will be an improvement to the property. In
addition, there are a few homes along this section of road which are located closer than
75 feet to the road. There is no apparent negative impact on the neighborhood or the
character of the area caused by this variance request.
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 for approval have
been met, staff recommends denial of this request. Should the Board find cause to
approve it, staff recommends the following condition:
1 . This variance is limited to the building size proposed with building permit 2005
5513 ARAA. If this house is substantially expanded in size, it shall require
amendment of this variance.
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1 1 Date
STAFF PERSON: Amelia McCulley
PUBLIC HEARING: December 6, 2005
STAFF REPORT VA-2005-006
OWNER/APPLICANT: Harlin & Betty Sykes
TAX MAP/PARCEL: 103 / 63A
ZONING: RA, Rural Areas
ACREAGE: 2.00 acres
LOCATION: 2997 Rolling Road on the east side of Rolling Road (Rt.
620), approximately 1/3 mile east of the intersection with Rt. 627 and approximately 1/2
mile west of the intersection with Rt. 795.
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 10.4 Rural Areas Area and Bulk Regulations. In order to construct an addition
to their home they request a reduction of front setback from Rolling Road, from 75 to 65
feet.
The existing house is about 80 feet from the right-of-way for Rolling Road. The
proposed addition will extend an additional 12 feet towards the road beyond the existing
house. (This was rounded to 65 instead of 68 feet.)
The existing house was built in 1974. It is one-story with basement. It consists of 960
finished square feet. The proposed addition will allow the existing house to become an
accessory apartment for the mother/ mother-in-law. The addition will be 2-stories on
basement.
RELEVANT HISTORY: There is no planning or zoning history in our files. The
applicants submitted a building permit for this construction on September 19th. At the
time of preliminary zoning inspection, the need for this variance was discovered.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This property is
located in an area mixed with both farms and homes on smaller parcels along the road.
It is both open fields and wooded areas. There are about 2 homes within 1/2 mile of
this property which do not appear to meet the 75 foot front setback from Rolling Road.
The subject property is relatively level. The house and driveway are located a few feet
(3 or so) above the state road surface. The septic field is located to the rear and the
well is located in the front of the property. There are no evident topographical
constraints to the construction of an addition.
VA 2005-006 Sykes
December 6, 2005
Page 2
APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance
criteria provided by the applicant and comments by staff follows:
Hardship
Staff comments are written in italics and follow the applicant's comments. The applicant
notes that the variance is necessary:
• Want to move addition forward 12 ft because power lines on opposite side won't
let me put addition on that side. They have right-of-way.
• Also so I can put escape door for fire hazard for mother-in-law.
Staff recognizes that the proposed design of the addition appears to work better with the
addition moved forward 12 feet rather than being even with the front of the existing
house and meeting the 75 foot setback. However, the addition could be redesigned so
it would work without the necessity of a variance. There is no apparent hardship related
to the property itself.
1. The applicant has not provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes:
• Will not bring hardship or discomfort to any other neighbor in any way.
Staff notes that it is a common challenge to design an addition on the property that
integrates well and functions with the existing house (doorways, windows, etc.). As
mentioned previously, this property does not involve topographical constraints for
construction. Since staff did not find cause for an undue hardship; staff does not find
uniqueness in this situation.
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:
• Makes neighborhood much better.
• Neighborhood needs much improvement. This project will help.
VA 2005-006 Sykes IF
December 6, 2005
Page 3
Staff agrees that the proposed addition will be an improvement to the property. In
addition, there are a few homes along this section of road which are located closer than
75 feet to the road. There is no apparent negative impact on the neighborhood or the
character of the area caused by this variance request.
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 for approval have
been met, staff recommends denial of this request. Should the Board find cause to
approve it, staff recommends the following condition:
1. This variance is limited to the building size proposed with building permit 2005
5513 ARAA. If this house is substantially expanded in size, it shall require
amendment of this variance.
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