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Neighbors oppose detached garage at 1710 Shawnee Ave. E; applicant says design complies with R‑1 zoning
Summary
Neighbors at Intermont Heights told the council a proposed detached garage at 1710 Shawnee Avenue East would harm property values and the neighborhood’s character; applicant Catherine McNutt said the 30-by-20-foot garage complies with R‑1 setback rules and cited permit discussions with town staff.
Residents and the property owner traded sharply different accounts of a detached garage proposed at 1710 Shawnee Avenue East during a joint public hearing at the Feb. 3 Big Stone Gap council workshop.
Dennis Shular of 1704 Shawnee Avenue East, who said he has lived in Intermont Heights for 45 years, told the council he and his neighbors submitted a petition asking that any construction "be in accordance with zoning ordinances" and be "harmonious with our community," and warned that a large detached garage would hurt home values and the neighborhood’s appearance. Margaret Wilson, who bought her house in 2022, said she was drawn to the area because "the homes were well maintained" and said several vehicles, large outbuildings and tall privacy fences "will have an effect on our property values."
Catherine McNutt, the property owner, said the original permit was for an attached garage but became cost-prohibitive, and that she was told a modified permit for a detached garage would be approved but never received final paperwork. McNutt described the proposal as "a one story 30 ft x 20 ft two door garage" with doors facing the driveway, a breezeway, a 4/12 pitch roof, masonry brick foundation, cream siding and a shingled roof. She told the council the proposed garage does not violate setback requirements and that private garages are permitted in the R‑1 zone where the house is located.
Planning Administrator Matthew Bright told the Planning Commission that the commission is "waiting on a site plan" and has asked the applicant for an elevation mockup; he emphasized that any restrictions or requests must be "reasonable to all parties." Town Manager Stephen Lawson said staff needs to "go back to the beginning" to verify whether permits were properly issued and recommended a meeting among Lawson, Bright and Building Official Jimmy McElrath so the official with enforcement authority can provide an opinion and the commission can proceed.
The council closed the public hearing after speakers and did not record a vote or final decision in the workshop minutes. The Planning Commission and town staff will pursue the elevation mockup and a permit-history review before the matter returns for further consideration.
