HomeMy WebLinkAboutVA200800004 Review Comments 2008-05-06 (2) STAFF PERSON: Amelia McCulley
PUBLIC HEARING: May 6, 2008
STAFF REPORT VA-2008-004
OWNERS / APPLICANTS: Bryan or Marcey Hammon
TAX MAP / PARCEL: 39 / 21Z3
ZONING: RA, Rural Areas
ACREAGE: 5.434 Acres
LOCATION: 2075 Avalon Way in Emerald Ridge subdivision. (Lot
29)
TECHNICAL REQUEST AND EXPLANATION: The applicants requests relief
from Section 10.4 Area and Bulk Regulations in order to construct an attached
garage addition to an existing house. This is a reduction in the front yard setback
from a private road off Avalon Way, from 25 to 15 feet, for a total variance of 10
feet. sHof , 5�t DE#8'
The applicants propose to construct a 26 ft x 24 ft attached garage on the north
side of the house. It will be constructed with brick to match the house with doors
on the front.
RELEVANT HISTORY:
• This single-family detached home was completed in 2003.
• Emerald Ridge subdivision was approved by special use permit. Staff is
not aware of any conditions of that approval relevant to this variance
request.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS:
One of the powers and duties of the Board of Zoning Appeals (granted in Section
34.2 of the zoning ordinance) allows that a variance may be authorized as
follows:
. . in specific cases such variance from the terms of this ordinance as
will not be contrary to the public interest, when owing to special conditions
a literal enforcement of the provision will result in unnecessary hardship;
provided that the spirit of the ordinance shall be observed and substantial
justice done, as follows: When a property owner can show that his
property was acquired in good faith and where, by reason of... exceptional
topographic conditions. or other extraordinary situation . . . 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
VA-2008-004 2 May 6, 2008
satisfied, upon the evidence heard by it, that the granting of such variance
will alleviate a clearly demonstrable hardship approaching confiscation, as
distinguished from a special privilege or convenience sought by the
applicant, provided that all variances shall be in harmony with the intended
spirit and purpose of this ordinance."
This lot is not unusually small: it consists of over 5 acres. It is not odd-shaped:
it is somewhat rectangular in shape. The western and shorter boundary and the
primary frontage of the lot is on Avalon Way, a private road serving 7-9 parcels.
The northern boundary of the lot is on a smaller private road serving 1 or 2
parcels, including the subject property. A building setback of 25 feet from the
edge of the access easements is required from each of these two roads. Saddle
Hollow Creek bisects the property (running north/south) and has an
accompanying 100 foot conservation and septic setback. (The BZA is advised
that the plat which was submitted mistakenly shows a 75 foot setback from
Avalon Way where only a 25 foot setback is required.)
The special permit approval for Emerald Ridge includes conditions limiting
stream crossings. This is likely why the house is constructed between the
access road and the creek, eliminating the need to cross the creek. The
presence of the creek on this property could be considered a topographic
constraint.
The proposed location for the garage is the most logical one in terms of the
grade and existing use of the property. The existing driveway extends to the
northern side of the house, making a garage in that location more practical. The
property slopes down on the other/southern side of the house (not proposed for
the garage). This is not a critical slope but is one which would involve some
minor grading to accommodate a garage on that side of the house.
Staff has not typically taken the position that the construction of a garage is
necessary for reasonable residential use of a property. There are a substantial
number of homes, including homes in the Rural Areas, without a garage. In
addition, it is possible to construct a garage on the other side of the house,
without the need of a setback variance. Therefore, staff is unable to make a
finding of undue hardship.
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.'
VA-2008-004 3 May 6, 2008
• There is only one logical place to build the garage given the slope of the
land. We have a steep slope to our yard and the left side of the house is
the only flat place to build the garage.
• The lot is very heavily wooded with very rocky terrain. The garage is
necessary to protect our vehicles.
Staff agrees that the proposed location of the garage is most logical. However,
staff does not find that a garage is necessary for reasonable residential use of
the property. In addition, it is possible to construct a garage on the other side of
the house without the need for a variance.
1. The applicant has not provided evidence that the strict
application of the ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes:
• Approval has been obtained from neighbor with easement and from
neighborhood association.
• The position of our house limits the placement of the garage. In other
words, we are closer to (the) adjacent lot than other properties in Emerald
Ridge.
Because staff is unable to find evidence of an undue hardship, we are unable to
find uniqueness of hardship. Staff will note that the presence of a stream which
bisects the property presents a limitation to the building site on this property.
While this is not unique only to this property, it is a topographic constraint that is
not shared generally by other properties.
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:
• See comment under "uniqueness of hardship."
• The neighbor's house is not even visible from our house. Her driveway
would not be affected by the construction of the garage.
Staff concurs with the applicant that the proposed garage will not be substantially
detrimental to either adjacent property or to the district.
VA-2008-004 4 May 6, 2008
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:
1. The garage addition may not be larger than the proposed size: 26
feet by 24 feet.
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VA-2008-004 Bryan or Marcey , 39-23
24 Dodd Hammon (owners / i
applicants) 1 a
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AFFIDAVIT -14- ZV '0210 IRS° I I
DATE: 5- (3
I, Carolyn Savina, Zoning Technicians hereby certify that the attached notice(s)
were sent on the above date to all persons listed on said notice(s).
cocAttp\s
(signature)
******************
State of Virginia
City of Charlottesville
The foregoing instrument was ACKNOWLEDGED before me by Carolyn Savina,
Zoning Technician this a 3 day of Moo.` , 20 Oa .
� \ ^ E\r
(Signature of Notary)
101 '5LV1
(Notary Registration Number»»REQUIRED for notarization as of July 1, 2007)
My commission expires the �1-� day of 1\t\_g ,2010 .
I was commissioned notary as
(»»Include ONLY if name change after your first notary commission or renewal)
oV
*i..itrIP2 Ill
COUNTY OF ALBEMARLE
Community Development Department
401 McIntire Road
Charlottesville,Virginia 22902-4596
FAX(434)972-4126 TELEPHONE(434)296-5832 TTD(434)972-4012
NOTICE OF OFFICIAL DETERMINATION OF'VIOLATION
The Date this Notice of Determination is given is May 23,2008. No: VIO-2008-112
CERTIFIED MAIL# 7005 0390 0003 9642 3845
Lamont Cornell Breckenridge
68 Fox Hunters Lane
Madison, VA 22727
Property: 01900-00-00-008B0 Same As Above
Tax Map and Parcel Number Owner of Record
Zoning: Rural Areas [RA] District
Dear Mr. Breckenridge,
This notice is to inform you that the above described property is in violation of the Albemarle County
Zoning Ordinance. This conclusion is based on the fact that a Code Enforcement Officer visited the listed
property on May 15, 2008 and found that the following conditions existed:
1. The main structure that has been built on this property does not meet the required
side setbacks for the rural zoning area district.
2. The main structure on this parcel has been constructed without the required
building permit.
The described use or structure did not exist prior to the zoning ordinance(s) it violates. Therefore, it
cannot be considered a legal,but non-conforming use or structure. With that in mind,the following
section(s) of the Zoning Ordinance have been violated:
1. 10.4 Area And Bulk Regulations (in the RA District)
Yards, minimum: Front 75 feet
Side 25 feet
Rear 35 feet
2. Section 31.2.1 Permits Required; Conformance
Buildings or structures shall be started, reconstructed, enlarged or altered only
after a building permit has been obtained.
This letter also serves to notify you to stop the activity or use outlined above immediately. Failure to
Vr0-2008-112 Page 2 May 23, 2008
comply with this notice will result in legal action being taken against you and any other owner or tenant.
In addition,you must bring the property into compliance by June 20, 2008 to avoid court action.
Compliance past this date does not preclude the County from pursuing legal action.
In accordance with Section 15.2-2311 of the Code of Virginia, you may appeal this finding if you disagree
with this deteun ination. An appeal must be made within thirty(30) days of the date this notice is given.
If you do not file a timely appeal, this determination shall be final. An appeal application must be
completed and filed with the Zoning Administrator and the Board of Zoning Appeals. A one time
processing fee of$120 must accompany the appeal application.
If you hay• . , quest'i ns,please contact Lisa Green, Code Enforcement Officer, at 434-296-5832.
t r1I'
. ald L. Higgi
Deputy Zoning Administrator
County of Albemarle
Cc: Reading File VIO-2008-112
Page 1 of 1
Ana Kilmer
From: judithcrozet@aol.com
Sent: Monday, May 05, 2008 2:35 PM
To: Ana Kilmer
Cc: bthammon@embargmail.com; marceyd@embargmail corn
Subject: Fwd: Property Variance Application
Ann, per our phone conversation, below are my comments indicating that the change in setback
(between the Hammon property and my property) is acceptable to me.
Thanks
Judi Burbes
823-9473
Original Message
From:judithcrozet@aol.com
To: bthammon@embargmail.com; marceyd@embarqmail.com
Sent: Mon, 5 May 2008 9:15 am
Subject: Property Variance Application
Brian and Marcy
To confirm our conversations, your request to reduce the setback from 25 to 15 feet from our mutual
property line is acceptable to me.
Judi Burbes
2085 Avalon Way
Crozet, VA
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5/5/2008