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HomeMy WebLinkAboutVA200600001 Review Comments 2006-03-07 t t STAFF PERSON: Amelia McCulley PUBLIC HEARING: March 7, 2006 STAFF REPORT VA-2006-001 OWNER/APPLICANT: Thomas and Katie Sears TAX MAP/PARCEL: 43 / 32A ZONING: RA, Rural Areas ACREAGE: 3.163 acres LOCATION: East side of Route 601 (Free Union Road) just south of the intersection with Route 676 (Woodlands Road) TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from Section 10.4, Area and Bulk regulations of the Rural Areas zoning district. The applicants propose to construct a second-story addition with front porch. In order to build a 30 foot long and 9 foot wide porch, the applicants need a 5 foot front yard setback variance. The existing one-story house is located 75 feet from Route 601. The proposed porch addition will be 8 feet wide with a 1 foot overhang (9 feet total). Section 4.11.1 of the Zoning Ordinance allows a 4 foot encroachment for architectural features, including porches. Therefore, only a 5 foot (9 - 4 = 5 ft) variance is necessary. The second story itself does not necessitate a variance. It will maintain the same footprint as the existing house and will meet the 75 foot setback. RELEVANT HISTORY: There is no relevant history in our zoning files. PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: The house was built in 1955, prior to the adoption of zoning in Albemarle County. The one-story ranch-style house consists of 936 finished square feet with 2 bedrooms. Given the somewhat small size of the house, it is understandable that the owners wish to do an addition. Staff has consistently found that porches and carports and the like, are not necessary for reasonable use of property. Clearly when a door to a building is above grade, some type of landing from the top step outside the door is necessary. § 4.11.1 allows a four (4) foot encroachment into any yard. This allows a four foot landing or front porch stoop for this house. Therefore, we are led to find that it is not an undue hardship to not have a porch as proposed. Staff does recognize that the proposed porch will provide more usable outdoor space for this home and will make an attractive component to the finished two-story home. VA 2006-001 Sears March 7, 2006 t Page 2 There are several homes which encroach into the 75 foot front yard setback in this area. There are 7 homes within 1/4 mile along Woodland Road; 3 homes within 1/4 mile along Route 601 north of this property and 4 homes along Route 601 south of this property. Based on this, staff finds that the proposed porch does not negatively impact the character of the area. 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: • Rain water runs into our basement. This front corner is often damp, leading to mold, mildew and occasionally to standing water. • Eight feet of porch width is necessary for reasonable use (chairs and room around). While staff is sympathetic to a drainage problem, we are not convinced that the variance is necessary to resolve it. It is staffs opinion that a front porch is not necessary for reasonable use of the property; therefore, it is difficult for us to find that it is an undue hardship to not permit construction of a porch. 1. The applicant has not provided evidence that the strict application of the ordinance would produce undue hardship. Uniqueness of Hardship The applicant notes: • Many houses in this area are already this close or closer to the road. Staff finds that the applicant's comment is most relevant to the criterion regarding the character of the area and will comment on this aspect with that criterion. Because staff does not find that that a hardship exists, we are not able to find a uniqueness of hardship. 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. VA 2006-001 Sears March 7, 2006 • Page 3 Impact on Character of the Area The applicant offers: • The addition of a porch will make our ranch-style house more attractive and may match the neighborhood even better. Staff agrees that the design proposed by the applicant is attractive and will only have a positive impact on the character of the area. In addition, because we find that so many other houses in the area do not meet the front setback, we do not find that granting this relatively minimal variance will have detrimental impact on 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 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 has been met, staff must recommend denial of this variance request. Should the Board find cause to approve it, staff recommends the following condition: This front setback variance is limited to a front porch as proposed (9 feet wide and 30 feet long). • J• w- '' •..•' 1 :-4: ' ' •...`'-,A„„:„4C.::..A..t"..-.;_.... 4.....•:...-_-.::•.*,._,:.'1---'t-'" ; i 4 r t h \. ,� "1 •.+..�Ft �" {l�r. . . '�, I '- !mow .� .i. ' •.- • - ! `, y• _yy - t 4 y r - .ti s gm • - :ram ti . , r ,.• 10-11: 1 ‘.4. . : .� , . . . . ,,,,. ..7.... .7.,,,„•. : ..,,,, .. . ,34, 4 .i * tw t• s r jj� ,! 7•.+ 4 1 � :. L.-r: l �,,a! [a`\i.s:..-.7 ,Vie' j ` ' i A .."-' ''',31,7,..0,..: . 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