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Home My WebLink About08-16 Comments102 Raven Rd, Stephens City VA 22655 Looking East Looking South Frederick County, W 01 Current o Zonin� Map 0Z 03 04 04 05 06 09 15 12 0 0.5 1 2 3 4 �7 { i - ---_. �:•,_. �\ I_ _... ___ _ "___ _.. _-- i �_ r'•. w1. - 16 19 20 ..21+ 22 i,.\1.3 24 Map Created by Frederick County i 1� Dept o(PlanninghDevelopmem -. �, ._ ..,- - 6 107 N Kant Street o ( r• 'c pf Suite 202 I __�.�.�.�_� Wineha ter< VA 22601 540.6655651 FEDGRCK.VA.US 2$ , d 29 p, 30 32www CO. 72 34 May 2016 A ,.. AMENDED:-- DECEMBER 14, 2011 (REZ # Ol -11) MARCH 14, 1011 (REZ# 01 - 12) F _-. -___ <\ M`'u .x. / ti )� �•w MARCH 14, 2012 (REZ # 02 - 12) +jci'EAy.- k. /S MAY 8, 20-1 13 (AG/fOREST OLSTRl'CT$) l /.; - ,r' "� q Y > 4 / JUNE 12, 2013 (REZ # 02 -13) %, l �a! I (\ OCTOBER 09 2013 (REZ # 04 - 13)�� - ` DECEMB_2 R 11, 2013 (REZ # o3 - 13) 36 37 d 38 39 49 1 42- �` 1r •�•�� 45 ' t MAY28, 2014 (AG/FORESTAL DISTRICTS) �+ AUGUST 33, 2014 (REZ #OI-14) J AWUST BI T r Q Ay� NOVEMBER 1I, 201413,2014 �SWSA EXPANSION) �._� ,.✓' T.. - 6� - - ._....app 'e( OCTOBER 8, 2014 (REI # 03 -14 _ _ _ _ •° NOVEMBER 12, 2014 (REZ # O4 - 14 T ({� "'s FEBRUARY 25 2015(SWSA EXPANSION) i" MAV 13, 2015 (REZ # 01 -15) L �' - _ �• /:._1 i. �\ MAY 2Z, 2015 (AG/FORESTAL DISTRICM1 G ,; •�._ P f � r JUNE 10, 3025 (REZ # 03 - IS) 47 48 59 51 l 5vh + 53 54� 5,� 56 JULY S, 2015 (REZ # 02 - 15) 8 ' , 7 AUGUST 12, 2015 (AG/FORESTAL DISTRICTS) l` f•� Y<21 T' f '_6• OCTOBER ZB 2015 (REZ#OS-IS) / ' _ `if-.• � � NOVEMBER 12, ZDIS (AG/FORESTALDISTRICTS), NOVEMBER 12, 2015 (REZ # 08 - 15) DECEMBER 9, 2015 (REZ #06 - DECEMBER 9, 2015(REZ#OZ-t5) %l:• /` \ y f - !. N,� / ":Yi DECEMBER 9 2015 (REZ # 09 - 15) t a4'v DECEMBER 9 3015 (REI # 10 - IS) j 1 ' 59so JANUARYIX 2016 (REZ# I] - t5) 57.66 V TF"'y4' 62 63. - 66 IANUAAY 27, 2016 (REZ # ]2 -15) APRIL 13, 2016 (REZ # Ol 16) I f �,l' { p2 �1 A5j APRIL 2] 2016 (REZ # 01-16) i NAY 25, 2016(REZ #03-16)f^'-a•8< 1 67 68 69.- J 70 71 i2 -74 75 76 37 yfi0r r �0 i!�'r ift / 8 �, 79 80 81 82 85 86` s7� _i --__ - -`a_. -U• 4 t { --_ _. f� 88 89 �J0 t f 91 `. 92 '93,. f' 94 Dave and Kate Dentel 102 Raven Road Stephens City,Va.22655 Jtuic 2016 bequest for or inu Vanaince'. Te boom 2E o'tS N hTINI,ALF AVL I To the South: As a double lot, 100 Raven Road also has ample potential for building expansion, despite being bound by two "fronts" T'o the West: 119 Nightingale could build an ample addition toward the rear. Despite dual "fronts," 101 Raven Road has ample room to build. To the l=ast: Despite being on a nar- row lot, 113 Nightingale features an addition -like projection toward the rear. Dave and Kate Dentel 102 Raven Road Stephens CityVa.22655 Junc 2016 Varianc-e: SimilarHome- .�)29 Nluebnirci Different let, same design, different results: In the same development, owners of a home nearly identical to the Dentel property were able to build a substantial addition.This home at 229 Bluebird presumably was approved for an expansion project because it was built to the side, where setbacks are minimal. Unfortunately for the Dentel property on Raven Road, what would be considered the "side" is tabled a second "front" (not pictured here). Dave and Kate Dentel 102 Raven Load Stephens City,Va.22655 ,TullIc 2016 request for Zoning'V1ariwnc e: Ne'v-1-iboA 9s_/ iJ'.'-_ ALA l If granted the opportunity to expand our home, we hope to build in such a way that preserves tile character of our innnc(hate lielgllborhood. Overall, our subdivision, Greenbrier Village, lacks a home owner's association, so individual properties vary considerable 111 condlLlon, upkeep and appearance. Our immediate neighborhood at Raven Road and Nightingalc Avenue, however, is very Nvell-uiaintali led. And we feel we have good relationships 11*11-di our neighbors — which is one reason we decided to remain in our present liome and try- to improve our property raider th:ul niuve. Consequently, we are taking great care that our design ideas present a plcasault aesthetic that will enhance the immediate neighborhood aild perhaps even add value. We are including design idea s niples for out- proposed addition below. N1 IN P41 IN Above: For the addition we envi- sion a flat roof with a decorative railing. Above, night: The addition design would feature several tali windows and kneeboard siding. Above: The bump -out section could contain attractive built-in storage. Deft: We would also like to build a roof over the existing patio. Dave and Kate Dentel 102 Raven Road Stephens Clty,Va.22655 a s a*.a -14 June 2016 Request for honing variance: Detailed Overview What do we want to do? We would like to provide more living space, better heating and a first -floor bathroom for Kate's elderly parents, who are on a fixed income and need more than their present 260 square feet plus an upstairs bed- room to live in. Why is this necessary? We currently have only 1,732 square feet and one - and -a -half baths in our house. The full bath has an acrylic clawfoot tub that is difficult for Kate's 80 -year- old mother to climb into. Going upstairs is hard on her knees, and Kate's father has to take the stairs slowly due to his atrial fibrillation. (And two toilets for four adults just isn't working very well.) The living room ceiling is vaulted, and consequently it is impossible to get it warm enough for Kates parents in the winter (they use space heaters in their rooms to augment the HVAC heat); and the remaining first -floor space is open on three sides. Can't you alter the floorplan to accommodate another bath? The half -bath is situated in a hallway and could be made into an awkward, walk-through bathroom that would diminish the value of our home, but a) It would not solve the need for more toilets; b) It would require us to get rid of our present washer and dryer to purchase a stackable unit; c) It would require the floor space of the pantry, taking away much-needed storage space and litterbox con- tainment; d) It would not add any much-needed square footage; e) It would require extensive re -working of the bath- room area, leaving four adults the use of one toilet until the work was done; f) It would require opening up a load-bearing wall; g) Two plumbers have looked at it and said that there is not enough depth to create a shower to code. Can't you just move into a bigger house? There are several constraints in this area, being: a) We can't afford a home of the needed square footage at present prices in the Stephens City area; we would have to relocate to West Virginia to find an affordable alternative; b) Most available homes have just a half -bath on the first floor, and bedrooms upstairs, which is not as con- venient as what we have now; c) We are already in the middle of a refinance, not making it financially feasible to turn around the sell the house, losing over $7,000 in closing fees; and d) We love our neighbors and want to keep them, and not have the two-way crapshoot of our possibly getting bad neighbors as well as their getting bad neighbors. e) We have several feral cats on the property that were born under our shed. We have had them vetted, vacci- nated and fixed and they live on our property, and we provide food and. shelter for them. Relocating them would be extremely difficult, if not impossible Would it be good for the neighborhood? The subdivision of Greenbrier Village is a mixture of different styles and sizes. Houses of less than 1,000 square feet coexist side-by-side with footprints of over 2,000 square feet; There are ranch -style homes, split -foyers, split-levels, colonials and contemporary Dave and Kate Dentel 102 Raven Road Stephens City Va. 22655 ?j4 mac? �F4. June 20 f 6 R-(--,.,,q1jest for ni gr Variance: "etailed C_;VP,_(7JI*CW--(20nU.-tIUed salt -boxes, like ours. Some homes are well-maintained and renovated, while others are shrouded in weeds, have multiple vehicles up on blocks, missing shingles and broken blinds. There is no HOA. When we are gardening in our front yard, usually someone (sometimes several people) will stop and say, "I love what you've done to this place!" Our house was bank -owned and needed a couple of thousand dol- lars put into it before we could even get it appraised when we bought it in 2009. Our desire is to stay put and provide housing for Kate's parents where we are, improving the character of the house over the time we are here. A house of our exact style has been added to ex- tensively; however this lot has neighbors on three sides whereas our house is on a corner, providing two "fronts" from which to measure setbacks. We are confident that our addition would look appealing to our neighbors and passers-by. Too, being the second house on Raven Road coming from Aylor Road, it adds charm to the subdivision, and makes it seem more like a neighborhood. Above: The Dentel home as seen from Raven Road. Our pref- erence was to build a 500 -square -foot addition just to the left (north), but this is precluded by a 35 -foot setback. Left: The east side of the Dentel home, where we hope to build an addition --i{ the property here can be defined as a "side." We will have to move the landscaping, of course. Dave and Kate Dentel 102 Raven Road Stephens CityVa.22655 Junc 2016 equest fog- 'r -J0111 -1g iariance Act it o aDocumen- t Limn We wish to thautk Frederick Countystaff {or their assistance and members of lice Board of %ortircg Appeals lot - considering our case. Dual Hardship We are requesting a zoning variautec lot- our property at 102 Raven Road. We fuel iwe have a strong case for claiming it hardship based on the tact tial, since ours is a corner lot, we lace setback restrletiorrs we otberlvise would not icave encountered. Aird though we realize that technically it is riot a consideration for the hoard, we would like to 111crition our reason for wanting to build an addition: We wish to accommodate Date's elderly parents. Specifically, Nve would like to add a ground floor suite of rooms drat includes a full balls. Currently our only lull ball► is on Qre second floor. ITnfortunately, climbing the stairs is beconmig increasingly difficult for Mr. and Mrs Wright. Aucl, with our home's present configuration, (here is no space to add an additional bath ori cilher floor. Street Address. #102 Raven Road •��j l—� s£crtON ONE tot 51 \130.00' dtNN LW, nNCE General area where �r S 04'29'44" E _ 5.6 IRr Dentels wish to build. \3!T`.']a1iry�=y,__i tea' SHED � � N,p00EN lm "front" �a VEC Second along ` _. , .: to Nightingale Ave. man- w ��"� IiTO°Y dates 35 -soot setbackx .-. a `` '` ° /101 where Dentels could tot 67 otherwise build. A Lot 68 Im 40.6 10,885 Sq. Ft. h 69 N 01 '47'00" W 69.70' IRF RAVEN ROAD 60' R/W Street Address. #102 Raven Road