Board of Adjustment
January 5, 2020
Staff Report
TO: Board of Adjustment
FROM: Zachary D. Gordon, AICP, Planning Director
SUBJECT: Case# BOA-2021-01: 4699 Dove Field Lane
Applicant: Jason & Steph Martel
Request for a variance from the provisions of Article 4, Table 4.7-1 Dimensional and
Density Standards of the Unified Development Ordinance (UDO) to allow for a
residential addition where minimum side setback requirement will not be met.
A. Actions Requested by Board of Adjustment
1. Motion to accept the City’s exhibits into the record
2. Motion to approve/revise Findings of Fact proposed by Planning Staff
3. Motion to approve (approve with conditions) (deny) the issuance of the variance
4. Motion to issue Order for Approval
B. Required Votes to Pass Requested Action
Six votes are required to approve or deny the requested actions.
C. Background
The applicants, Jason and Steph Martel, are requesting a variance from Article 4, Table 4.7-1 of the
Unified Development Ordinance in order to add onto their home on property located at 4699 Dove Field
Ln., further identified as Cabarrus County Parcel Identification Number 5602-74-0341. The subject
property is approximately 1.79 +/- acres and located within the Agricultural (AG) zoning district which
requires a minimum 20-foot side yard setback.
The applicant obtained a zoning clearance permit on September 28, 2020. Further examination of the
submitted plot plan showed a proposed 8.95 foot side yard setback instead of the required 20-foot setback.
The applicant is requesting a variance from the required side-yard setback requirement in order to allow
for construction of the proposed addition in its current location.
D. Fiscal Considerations
None
Board of Adjustment
BOA-2021-01
January 5, 2021
2
E. Policy Issues
Staff Findings of Fact - Based on application review
Yes No
Unnecessary hardship would result from the strict application of the ordinance.
The hardship is a result of the grade to the rear of the property restricts placement of
the proposed addition. Without the requested variance, the proposed addition could
not be built in its current location.
The hardship results from conditions that are peculiar to the property, such
as location, size, or topography.
Due to the placement of the existing dwelling, and the topography of the site, a
portion of the proposed addition would be located within the required 20’ side yard
setback.
The hardship did not result from actions taken by the applicant or the
property owner.
When the existing home was built, it was in compliance with all required setbacks.
The variance is being requested due to the inability to expand to the rear of the
property and the need to encroach into the required side-yard setback.
X The requested variance is consistent with the spirit, purpose, and intent of the
ordinance, such that public safety is secured, and substantial justice is
achieved and will preserve its spirit.
The requested variance will not alter the single-family land use of the property and
will not affect public safety. In addition, the sprit, purpose and intent of the
ordinance (separation between structure and side lot line) will continue to be met,
although at a reduced (8.95’ rather than 20’) distance.
Board’s Findings of Fact - Based on application review and public hearing.
In order to determine whether a variance is warranted, the Board members must decide that each
of the four criteria as outlined below has been met. If the Board members concur completely with
the findings of the staff, no additional findings of fact are necessary, and the staff findings should
be approved as part of the decision. However, if the Board members wish to approve different
findings (perhaps as a result of additional evidence or testimony presented at the public hearing),
alternate findings need to be included as part of the four criteria below. Should a variance be
approved, the Board members may impose such reasonable conditions as will ensure that the use
of the property to which the variance applies will be as compatible as practicable with the
surrounding properties.
Yes No
Unnecessary hardship would result from the strict application of the ordinance.
X
X
X
X
Board of Adjustment
BOA-2021-01
January 5, 2021
3
The hardship results from conditions that are peculiar to the property, such
as location, size, or topography.
The hardship did not result from actions taken by the applicant or the property
owner’s own actions.
The requested variance is consistent with the spirit, purpose, and intent of the
ordinance, such that public safety is secured, and substantial justice is
achieved.
F. Legal Issues
None
G. Recommendation
Based on the above findings, staff is supportive of the requested variance. However, the Board of
Adjustment should consider all facts and testimony after conducting the public hearing and render a
decision accordingly.
H. Attachments
1. Variance Application
2. Vicinity Map
3. Zoning Map
4. 2030 Future Land Use and Character Map
5. Site Plan
6. Proposed rendering
7. List of Notified Properties
8. Notice to Adjacent Property Owners
9. Posted Public Notice
I. Issue Reviewed By:
Planning Director
X
City Attorney
X
City Manager
X
Planning Department
401 Laureate Way
Kannapolis, NC 28081
704.920.4350
planningapps@kannapolisnc.gov
Revised: 05/2020
Variance Permit
SUBMITTAL CHECKLIST
VARIANCE PERMIT REQUEST
PROCESS INFORMATION
So t
hat we may efficiently review your project in a timely manner, it is important that all required documents and fees listed on
this form below are submitted with your application. Submit digitals and 1 hard copy of applications and accompanying documents
to the Planning Department at the address above.
Variance – Request for Variance as required by Section 3.7 of the Unified Development Ordinance (UDO).
Approval authority Board of Adjustment.
Property Address: ______________________________
Applicant: _______________________________________________________________________
Pre-Application Meeting send an email to planreviewappointment@kannapolisnc.gov
Variance Checklist and Application Complete with all required signatures
Plot/Site Plan showing the variance
Fee: $325.00 ($300 Application Fee + notification fee [see Fee Schedule])
Public Notification: This is a quasi-judicial process that requires a public hearing and public notification including first-class
mailed notice to adjacent property owners and a sign posted prominently on the property (Section 3.1.5.2 of the UDO).
Review Process: All applications will be reviewed for compliance and then forwarded to the Board of Adjustment
for consideration at a public hearing which is held monthly on the first Tuesday at 6:00pm in City Hall Laureate Center.
All items listed above on the submittal checklist must be received at least one month prior to the next scheduled public
hearing.
Action by Board of Adjustment: After conducting a public hearing, the Board of Adjustment may: deny the application;
conduct an additional public hearing on the application; approve the application; or approve the application with
conditions.
Scope of Approval: A concurring vote of four-fifths of the members of the Board shall be necessary to grant a variance. A
variance is not a right. It may be granted to an applicant only if the applicant establishes compliance with the hardship
criteria established in NCGS §160A-388)(d). (See Variance application for hardship criteria.).
By signing below I acknowledge that I have reviewed the Submittal Checklist and have included the required submittal
items and reviewed them for completeness and accuracy. I also acknowledge that my application will be rejected if
incomplete.
Applicant’s Signature: Date:
Jason and Steph Martel
click to sign
signature
click to edit
Planning Department
401 Laureate Way
Kannapolis, NC 28081
704.920.4350
planningapps@kannapolisnc.gov
Revised: 09/2020
VARIANCE APPLICATION
Approval authority Board of Adjustment
Applicant Contact Information Property Owner Contact Information o same as applicant
Name: Name:
Address: Address:
Phone: Phone:
Email: Email:
Project Information
Project Address: ___________________________________________ Zoning District
Parcel PIN: Size of property (in acres):
I, , hereby petition the Board of Adjustment for a Variance from the
literal provisions of the Unified Development Ordinance because, under the interpretation given to me by the
Planning Administrator, I am prohibited from using the parcel of land described above in a manner shown by the
plot plan attached.
Ordinance provision(s) from which a variance is requested:
This is what I want to do (attach separate sheet if necessary):
APPROVAL CRITERIA
The Board of Adjustment does not have unlimited discretion in deciding whether to grant a Variance. The Board is
required to reach four conclusions before it may issue a Variance. In the spaces provided below, indicate the facts
that you intend to show and the arguments that you intend to make to convince the Board that it can properly reach
these four required conclusions:
1. Unnecessary hardship would result from the strict application of the ordinance.
It shall not be necessary to demonstrate that, in the absence of the Variance, no reasonable use can be
made of the property. [It is not sufficient that failure to grant the Variance simply makes the property less
valuable.] (State facts and arguments in support of this conclusion)
Jason & Steph Martel
4699 Dove Field Lane
Charlotte NC 28081
704-794-4246
stephb@a1glassnc.com
4699 Dove Field Lane
56027403410000
1.79
Jason Martel
20 yard side setback
Expand my existing home 9' into 20' side yard
setback leaving 11' instead of 20'
Due to current grade, and gully this restricts any additions to the rear of the existing house
AG - Agricultural
City of Kannapolis
Variance Application
Pg. 2
For Staff Use Only:
Filing Fee: Receipt #:
Case #: Date Received:
Revised: 09/2020
2. The hardship results from conditions that are peculiar to the property, such as location, size, or
topography.
Hardships resulting from personal circumstances, as well as hardships resulting from conditions that are
common to the neighborhood or the general public, may not be the basis for granting a Variance. (State
facts and arguments to show that the Variance requested represents the least possible deviate from the
letter of the ordinance that will allow a reasonable use of the land and that the use of the property, if the
Variance is granted, will not substantially detract from the character of the neighborhood.)
3. The hardship did not result from actions taken by the applicant or the property owner.
The act of purchasing property with knowledge that circumstances exist that may justify the granting of a
variance shall not be regarded as a self-created hardship. (State facts and arguments in support of this
conclusion.)
4. The requested Variance is consistent with the spirit, purpose, and intent of the ordinance, such that
public safety is secured, and substantial justice is achieved.
(State facts and arguments to show that, on balance, if the Variance is denied, the benefit to the public will
be substantially outweighed by the harm suffered by the applicant.)
I certify that all of the information presented in this application is accurate to the best of my knowledge,
information and belief.
Applicant Signature Date
Property Owner Signature Date
Due to current grade, and gully this restricts any additions to the rear of the existing house
Due to current grade, and gully this restricts any additions to the rear of the existing house
Due to current grade, and gully this restricts any additions to the rear of the existing house
click to sign
signature
click to edit
click to sign
signature
click to edit
C
E
I
s
4699 Dovefield Lane
FIN. FLOOR
0'-0"
FIN. FLOOR
-1'-1" B.F.F.
B.O. SOFFIT
+17'-5 1/2" A.F.F.
T.O. RIDGE
+28'-3 3/4" A.F.F.
FIN. FLOOR
+10'-0" A.F.F.
B.O. EAVE
+8'-1" A.F.F.
EXISTING ROOF TO
BE DEMOLISHED
EXISTING ROOF TO
BE DEMOLISHED
EXISTING STUCCO SIDING AND
ALUMINUM TRIM TO REMAIN
EXISTING WINDOWS
TO REMAIN
EXISTING BRICK VENEER
TO REMAIN
01
A350
12
8
12
8
FIN. FLOOR
0'-0"
FIN. FLOOR
-1'-1" B.F.F.
B.O. EAVE
+17'-4 19/32" A.F.F.
T.O. RIDGE
+28'-3 25/32" A.F.F.
FIN. FLOOR
+10'-0" A.F.F.
B.O. EAVE
+8'-1" A.F.F.
NEW 9'-0" x 9'-0" GARAGE
DOORS TO MATCH EXISTING
HARDWOOD SUPPORTS
- STAIN
STONE FINISH TO MATCH
EXISTING ON BACKER BOARD
AND P.T. WOOD FURRING
NEW STUCCO SIDING AND
ALUMINUM TRIM TO MATCH
EXISTING
NEW WINDOWS TO
MATCH EXISTING
- SEAL AND FLASH AS
REQUIRED PER WINDOW
MANUFACTURER (TYP.
FOR ALL NEW WINDOWS)
NEW STUCCO SIDING AND
ALUMINUM TRIM TO MATCH
EXISTING
NEW WINDOWS TO
MATCH EXISTING
- SEAL AND FLASH AS
REQUIRED PER WINDOW
MANUFACTURER (TYP.
FOR ALL NEW WINDOWS)
ALIGN NEW RIDGE
W/ EXISTING
NEW ARCHITECTURAL SHINGLES
TO MATCH EXISTING OVER BUILDING
FELT AND EXT. GRADE ROOF SHEATHING
PROVIDE CONTINUOUS RIDGE
VENT (TYP. @ NEW ROOF)
(2) WINDOW MULLION PATTERNS
TO MATCH EXISTING STAIR TOWER
1'-2"
TYP.
1'-2"
TYP.
1'-2"
TYP.
1 2
a
b
c
d
e
f
g
h
a
b
c
d
e
f
g
h
1 2
NEW WEST ELEVATION
01
1/4" = 1'-0"
3 4
3
4
5 6
5 6
7 8
7
8
9 10
9 10
PROJECT LOCATION:OWNER:
JASON MARTEL
4699 DOVEFIELD LANE
KANNAPOLIS, NC 28081
Sheet Name
Issue Date
Sheet Number
MARTEL RESIDENCE
A300
KANNAPOLIS, NC
EXTERIOR
ELEVATIONS
Revisions
08/17/2020
Project Number
4420
08/17/2020
4699 DOVEFIELD LANE
KANNAPOLIS, NC 28081
This drawing is the property of Hood, PLLC and is not to be
reproduced in whole, or in part, without permission. It is to
be used only for the project and site identified herein. This
drawing shall be returned to Hood, PLLC upon request.
HOOD PLLC | 980.237.0170
707 McNINCH STREET
CHARLOTTE, NC 28208
www.hoodarch.com
EXISTING WEST ELEVATION
03
1/4" = 1'-0"
AcctName1 MailAddr1 MailCity MailState MailZipCod
RONALD & SUSAN POLLACK 4651 DOVEFIELD LN KANNAPOLIS NC 28081
RONALD DELRICCO 8108 CROOM STATION RD UPPR MARLBORO MD 20772
CHRISTOPHER & CATHERINE ERVIN 4700 DOVEFIELD LN KANNAPOLIS NC 28081
RICHARD & ELIZABETH JOHNSON 4616 DOVE FIELD LN KANNAPOLIS NC 28081
REZA & LYNNETHE SABER 4639 DOVEFIELD LN KANNAPOLIS NC 28081
RONALD DELRICCO 8108 CROOM STATION RD UPPR MARLBORO MD 20772
CATHERINE E SANDERS
CATHERINE E SANDERS GRD EST
2813 WOODWIND CT KANNAPOLIS NC 28081
JASON & STEPHANIE MARTEL TRUSTEE 4699 DOVEFIELD LN KANNAPOLIS NC 28081
SIDNEY & CAROL COOKE 6169 STATE HIGHWAY 213 WINNSBORO SC 29180
MICHAEL & LYNN PRZYBYLINSKI 4688 DOVEFIELD LN KANNAPOLIS NC 28081
December 18, 2020
Dear Property Owner,
Please be advised that the City of Kannapolis Board of Adjustment will conduct a quasi-judicial
public hearing at 6:00 PM on Tuesday January 5, 2021 at City Hall, located at 401 Laureate Way,
for the following case:
BOA-2021-01 - Variance – 4699 Dove Field Lane
This public hearing is to consider a request for a variance from Article 4, Table 4.7-1 of the Unified
Development Ordinance to allow for a home addition and encroachment into the side yard setback for
property located in the Agricultural (AG) zoning district. The subject property measures approximately
1.79 +/- acres and is more specifically identified as Cabarrus County Parcel Identification Numbers
56027403410000. (Please see reverse side of this letter for vicinity map showing the location of this
property.)
You are being notified because you are an abutting property owner.
NOTE: IN ORDER TO COMPLY WITH FEDERAL, STATE AND LOCAL RESTRICTIONS
IMPOSED IN RESPONSE TO THE COVID-19 VIRUS, SOCIAL DISTANCING PRACTICES
WILL BE OBSERVED DURING THIS MEETING.
Should you have any questions about the public hearing or request, please do not hesitate to call the
Planning Department at 704.920.4350
Sincerely,
Zachary D. Gordon, AICP
Planning Director
Enclosure
Anyone who requires an auxiliary aid or service for effective communication, or a modification of policies or procedures to
participate in a program, service, or activity of the City of Kannapolis, should contact the office of Tina H. Cline, Human Resource
Director, by phone at 704-920-4302 or by email at tcline@kannapolisnc.gov
as soon as possible but no later than 48 hours before
the scheduled event