BZA 05-15-18 Meeting AgendaAGENDA
FREDERICK COUNTY BOARD OF ZONING APPEALS
The Board Room
Frederick County Administration Building
107 N. Kent Street
Winchester, Virginia
May 15, 2018
3:30 p.m. CALL TO ORDER
1) Determination of a Quorum
PUBLIC HEARING
2) Variance Request #09-18 of A & R Rentals, submitted by Racey Engineering, PLC, for a
21.7-foot left side yard variance to a required 50-foot left side yard setback will result in a
28.3-foot left side yard setback, and a 21.8-foot right side yard variance to a required
50-foot right side yard setback will result in a 28.2-foot right side yard setback for a single-
family dwelling. This property is located 300 feet south of the intersection of Huttle Road
(Route 636) and Reliance Road (Route 627) and is identified with Property Identification
Number 91C (1)-11A in the Opequon Magisterial District.
3) Variance Request #10-18 of A & R Rentals, submitted by Racey Engineering, PLC, for a
4.1-foot left side yard variance to a required 50-foot left side yard setback will result in a
45.9-foot left side yard setback, and a 61.5-foot right side yard variance to a required 100-
foot right side yard setback will result in a 38.5-foot right side yard setback for a single-
family dwelling. This property is located 180 feet south of the intersection of Huttle Road
(Route 636) and Reliance Road (Route 627) and is identified with Property Identification
Number 91C (1)-13A in the Opequon Magisterial District.
Other
VARIANCE REQUEST #09-18
OF
A & R RENTALS
VARIANCE APPLICATION #09-18
A & R RENTALS
Staff Report for the Board of Zoning Appeals
Prepared: May 3, 2018
Staff Contact: Mark Cheran, Zoning Administrator
______________________________________________________________________________
This report is prepared by the Frederick County Planning Staff to provide information to the Board
of Zoning Appeals to assist them in making a decision on this request. It may also be useful to
others interested in this zoning matter.
BOARD OF ZONING APPEALS HEARING DATE:
May 15, 2018
Public Hearing; Action Pending
LOCATION: The property is located on Reliance Road.
MAGISTERIAL DISTRICT: Opequon
PROPERTY ID NUMBER: 91C-(1)-11A
PROPERTY ZONING & USE: Zoned: RA
Land Use: Vacant
ADJOINING PROPERTY ZONING & USE:
North: RA (Rural Areas) Use: Residential
South: RA (Rural Areas) Use: Residential
East: RA (Rural Areas) Use: Residential
West: RA (Rural Areas) Use: Residential
VARIANCE REQUESTED: The Applicant is requesting a 21.7-foot left side yard variance to a
required 50-foot left side setback resulting in a 28.3-foot left side setback, and a 21.8 -foot right side
yard variance to a required 50-foot right side setback resulting in a 28.2-foot right side setback for a
single-family dwelling.
REASON FOR VARIANCE: The property cannot meet current setbacks do to size and acreage of
the adjoining properties.
Variance #09-18 – A & R Rentals
Page 2
May 3, 2018
STAFF COMMENTS: This property was created in the 1940’s. Frederick County adopted zoning
in 1967. The Frederick County historical zoning map shows this property was zoned A-2
(Agricultural General) in 1967. The property setback lines at the adoption of the zoning ordinance
were 35-feet for the front, 15-feet for the side yards and 50-feet to the rear. Frederick County
amended its Ordinance in 1989 to change the A-2 Zoning District to the current RA (Rural Areas)
Zoning District. The Frederick County Board of Supervisors amended the setbacks for the RA
Zoning District on February 28, 2007, making the current setbacks for this property 60-feet to the
front, 100-feet to the rear, and 50-feet to both sides.
This property does not have Building Restriction Lines (BRL) assigned to it and would need to meet
the current RA (Rural Areas) setbacks. The Applicant is requesting a variance of 21.7-feet on the left
side yard from the current 50-foot setback resulting in a 28.3-foot left side setback. A 21.8-foot right
side yard variance from the current 50-foot setback resulting in a 28.2-foot right side setback. This
variance, if granted, would allow the construction of a single-family dwelling. It should be noted
that the new dwelling would be in conformance with the current front setback of 60-feet and rear
setback of 100-feet.
STAFF CONCLUSIONS FOR THE MAY 15, 2018 MEETING:
The Code of Virginia 15.2-2309 (2) and Code of Frederick 165-1001.2, states that no variance shall
be granted unless the application can meet the following requirements:
1) The property interest for which the variance is being requested was acquired in good
faith.
2) The granting of the variance will not be a substantial detriment to adjoining property
or nearby properties in the proximity of that geographical area.
3) The condition or situation of the property concerned is not of so general or recurring
as to make reasonably practicable the formulation of a general regulation to be
adopted as an amendment to the ordinance.
4) The granting of the variance does not result in a use that is otherwise permitted on
such property or a change in the zoning classification of the property.
5) The relief or remedy sought by the variance is not available through a special
exception or the process for modification of a zoning ordinance.
ST627
91C 1 11A
270RELIANCE RD
388RELIANCE RD
383RELIANCE RD
372RELIANCE RD
1291HUTTLE RD
344RELIANCE RD
R
E
L
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A
N
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Applications
Parcels
Building Footprints
B1 (Neighborhood Business District)
B2 (General Business District)
B3 (Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Light Industrial District)
M2 (Industrial General District)
MH1 (Mobile Home Community District)
MS (Medical Support District)
OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
RA (Rural Areas District)
RP (Residential Performance District)
I
Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: April 23, 2018Staff: mcheran
Middletown
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HUTT
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VAR # 09 - 18A and R RentalsPIN:91C - 1 - 11ALeft and Right Side SetbackZoning Map
0 100 20050 Feet
VAR # 09 - 18A and R RentalsPIN:91C - 1 - 11ALeft and Right Side SetbackZoning Map
VAR #09-18
ST627
91C 1 11A
270RELIANCE RD
388RELIANCE RD
383RELIANCE RD
372RELIANCE RD
1291HUTTLE RD
344RELIANCE RD
R
E
L
I
A
N
C
E
R
D
Applications
Parcels
Building Footprints
I
Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: April 23, 2018Staff: mcheran
Middletown
REL
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A
N
C
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R
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HUTT
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DEPEND
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VAR # 09 - 18A and R RentalsPIN:91C - 1 - 11ALeft and Right Side SetbackLocation Map
0 100 20050 Feet
VAR # 09 - 18A and R RentalsPIN:91C - 1 - 11ALeft and Right Side SetbackLocation Map
VAR #09-18
VARIANCE REQUEST #10-18
OF
A & R RENTALS
VARIANCE APPLICATION #10-18
A & R RENTALS
Staff Report for the Board of Zoning Appeals
Prepared: May 3, 2018
Staff Contact: Mark Cheran, Zoning Administrator
______________________________________________________________________________
This report is prepared by the Frederick County Planning Staff to provide information to the Board
of Zoning Appeals to assist them in making a decision on this request. It may also be useful to
others interested in this zoning matter.
BOARD OF ZONING APPEALS HEARING DATE:
May 15, 2018
Public Hearing; Action Pending
LOCATION: The property is located at Reliance Road.
MAGISTERIAL DISTRICT: Opequon
PROPERTY ID NUMBER: 91C-(1)-13A
PROPERTY ZONING & USE: Zoned: RA
Land Use: Vacant
ADJOINING PROPERTY ZONING & USE:
North: RA (Rural Areas) Use: Residential
South: RA (Rural Areas) Use: Residential
East: RA (Rural Areas) Use: Residential
West: RA (Rural Areas) Use: Residential
VARIANCE REQUESTED: The Applicant is requesting a 4.1-foot left side yard variance to a
required 50-foot left side setback resulting in a 45.9-foot left side setback, and a 61.5-foot right side
yard variance to a required 100-foot right side setback resulting in a 38.5-foot right side setback.
REASON FOR VARIANCE: The property cannot meet current setbacks do to size and acreage of
the adjoining properties.
STAFF COMMENTS: This property was created in the 1940’s. Frederick County adopted zoning
Variance #10-18 – A & R Rentals
Page 2
May 3, 2018
in 1967. The Frederick County historical zoning map shows this property was zoned A-2
(Agricultural General) in 1967. The property setback lines at the adoption of the zoning ordinance
were 35-feet for the front, 15-feet for the side yards and 50-feet to the rear. Frederick County
amended its Ordinance in 1989 to change the A-2 Zoning District to the current RA (Rural Areas)
Zoning District. The Frederick County Board of Supervisors amended the setbacks for the RA
Zoning District on February 28, 2007, making the current setbacks for this property 60-feet to the
front, 100-feet to the rear, 100-feet to the right side and 50-feet to the left side.
This property does not have Building Restriction Lines (BRL) assigned to it and would need to meet
the current RA (Rural Areas) setbacks. The Applicant is requesting a variance of 4.1-feet on the left
side yard from the current 50-foot setback resulting in a 45.9-foot left side setback. A 61.5-foot right
side yard variance from the current 100-foot setback resulting in a 38.5-foot right side setback. This
variance, if granted, would allow the construction of a single-family dwelling. It should be noted
that the new dwelling would be in conformance with the current front setback of 60-feet and rear
setback of 100-feet.
STAFF CONCLUSIONS FOR THE MAY 15, 2018 MEETING:
The Code of Virginia 15.2-2309 (2) and Code of Frederick 165-1001.2, states that no variance shall
be granted unless the application can meet the following requirements:
1) The property interest for which the variance is being requested was acquired in good
faith.
2) The granting of the variance will not be a substantial detriment to adjoining property
or nearby properties in the proximity of that geographical area.
3) The condition or situation of the property concerned is not of so general or recurring
as to make reasonably practicable the formulation of a general regulation to be
adopted as an amendment to the ordinance.
4) The granting of the variance does not result in a use that is otherwise permitted on
such property or a change in the zoning classification of the property.
5) The relief or remedy sought by the variance is not available through a special
exception or the process for modification of a zoning ordinance.
ST627
91C 1 13A
270RELIANCE RD
383RELIANCE RD
1291HUTTLE RD
344RELIANCE RD
305RELIANCE RD
HUTT
L
E
R
D
R
E
L
I
A
N
C
E
R
D
Applications
Parcels
Building Footprints
B1 (Neighborhood Business District)
B2 (General Business District)
B3 (Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Light Industrial District)
M2 (Industrial General District)
MH1 (Mobile Home Community District)
MS (Medical Support District)
OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
RA (Rural Areas District)
RP (Residential Performance District)
I
Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: April 23, 2018Staff: mcheran
Middletown
REL
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HUTT
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DEPEND
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VAR # 10 - 18A and R RentalsPIN:91C - 1 - 13ALeft and Right Side SetbackZoning Map
0 100 20050 Feet
VAR # 10 - 18A and R RentalsPIN:91C - 1 - 13ALeft and Right Side SetbackZoning Map
VAR #10-18
ST627
91C 1 13A
270RELIANCE RD
383RELIANCE RD
1291HUTTLE RD
344RELIANCE RD
305RELIANCE RD
HUTT
L
E
R
D
R
E
L
I
A
N
C
E
R
D
Applications
Parcels
Building Footprints
I
Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: April 23, 2018Staff: mcheran
Middletown
REL
I
A
N
C
E
R
D
HUTT
L
E
R
D
DEPEND
E
N
C
E
L
N
§¨¦81
VAR # 10 - 18A and R RentalsPIN:91C - 1 - 13ALeft and Right Side SetbackLocation Map
0 100 20050 Feet
VAR # 10 - 18A and R RentalsPIN:91C - 1 - 13ALeft and Right Side SetbackLocation Map
VAR #10-18