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Home My WebLink AboutVA202000001 Action Letter 2020-12-04COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road Charlottesville, Virginia 22902-4579 Phone (434) 296-5832 Fax (434) 972-4126 December 4, 2020 Michael & Michelle Corbett 8979 Dick Woods Road Afton, VA 22920 RE: Board of Zoning Appeals Action VA202000001 Corbett Agricultural Barn/Michael & Michelle Corbett (owners) Tax Map Parcel: 06900-00-00-02000 Dear Mr. & Mrs. Corbett: At their meeting on December 1, 2020, the Board of Zoning Appeals found that the variance application met the definition of a variance in the Virginia Code and that the variance met all of the requirements in the Virginia Code and voted 5-0 to grant variance application VA202000001 Corbett Agricultural Barn to allow the proposed barn to be located 36 feet from the right-of-way of Dick Woods Road, a variance of 39 feet, with the following conditions: 1. The design of the proposed barn must reflect the elevation and footprint dimensions and the proposed barn location must be in general accord as shown in Attachments A and B (attached). 2. The proposed barn may not be used as a dwelling unit or a homestay. If you are aggrieved by this decision, you have the right to appeal it within thirty (30) days of the date of the decision, in accordance with Section 15.2-2314 of the Code of Virginia. If you do not file a timely appeal, this decision shall be final and unappealable. An appeal shall be taken only by filing a petition specifying the grounds on which aggrieved with the Circuit Court of Albemarle County within the prescribed thirty (30) days. If you have any questions, please feel free to contact our office. Sincerely, Bart J. Svoboda Zoning Administrator Enclosures VA2020-01 Corbett Agricultural Barn ATTACHMENTA Water Protection Legend es zoA2 Ordinance Buffer P (Note Some Hems on map may not appear In legene) a co cc m ` 69-19IA2 O cO Oriental ys ■ Water Protection OrdinanceBuffers O \ � Parcellnfo ❑ Parcels Elevation V2 Ellegartion Contours 1 — Y2018 Elevatim Contours (100 %) — Y2018 Elevatim Contours (0 %) — V2018 Ekvatim Contours (40 %) — Y2018 Elevatim Contours (20 %) — Y2018 Elevatim Contours (4 ft) Zoning Info Flood Hazand Overay (100 Year Flo Steep Slopes Overlay ■ Critical Slopes Steep Slopes - Managed 8979 a Steep Slopes - Presented p 69-19A8 y0 8ZOtt ad d,Jl cp W f ww� p DO i~ O do d! w P A. m N PI O. M pow co, ru m Ott .O 1P �1p, _ Ml f �O W O mTl`el W O p O� 8 By9 `%6 69-20C f. r pH 1 rtr R f ? BY\�9�� 860 8S6 !'� m N O f .1 8. y0, B6 8S. �F pip ft t 896� 680 on lghg, is fr 909 9• n 9�1. fC 00r f W O, 9 ZOf, f O 100 ft r 2 rn<a M r• Mr Op 02 m GI GeDi se Gararvicea Nwr N]9hic My daterminalion oftopo3rapby or contours, or any depiction of physical Improvements, property lines or boundaries Isforgereral informalion only and shall ml Mused tm Me design, modification or construction of Improvements to real property or for flood plain determination. Noymmig $3020 Map elements may scale larger than GIS data measured in the map or as provided on the data tlownlced page due to the projection used. Map nocturnal : VJGS84 yJab Mercator (Auuliary Sphere) (EPSG 3857) ATTACHMENT A. tl 50 100 200 IF = Iron FoOnd This is to certify that on August 13.14 & V. {�® UP = Utility Pole 2015, I surveyed the property shown on this plat !F and the title lines and walls of the building SCALE IN FEET are shown hereon. This property lies in Zone 7( and does not lie n an area designated as na'i a 100 Year Flood Hazard as shown on Federal 2 �Y Flood Rate Insurance Map No. 51003CO2250, effective Oate. Feb. 4, 2005 am 2,61,20' ¢ ,�- 1 Survey performed without the benefit Um S,ys2'A3'. 6"E � i IF } lN` of a title report and may not indicate ut 1 R x all encumbrances on the property. CCO t.._ \�� Petal)p..- \, CainOwner: I Kathleen B. PIahanes This plat was prepared for, I� S3 t 1 urn Rebecca L. Pocock utility tilLegal References. w'ty 1 313.845 P9.294 } t O B A007 Pg.68 02.1383 D.8 1332 PPgg.7 7 {1g5.4457-E 28597' spike } I Itypical) Property Line Courses: 1 IF I I ) 1) S62'16'04-E 66A2' f�ARq 2) R-346.70' L-14.99- j 3) 507.10'05'E 669i' A 4) 803'4959'E 66.10' } I I s) 604 I5ro4 E 78.24 6) S02-52.49-E 37852' T.W 69--1M4 n ` I I 7) R-1083.16' L=65.06' K19thlea7 A;alxa.2es i 1 ( I e) S00'33.41-V 154A7' L?B.4007 Pg.68 0nelling is 95' "A 9) R=3097.76' L=75.00' W t y Rrc rtY L1r�e to) R=1590.02' L�5412' t f t i 11) S03'43'057E 195.88' t1� 1 !i dl} Irad - a rr \ft is- Z f 6 ro~ Sycamore z �1 l i t ' Pa=120G 5.00 Acres z Parcel20A2 7.85 Acresra t'q�'j La t I IF I i IFS85'44'5; "4I 283.83 1 I I I� I II } Ityplcab ]S I I N82 l g 42 "Y! 3 .35S 1 { cl ►�L- z PLAT SHOWING Robert N. Calemap, Jr. l 69 -M PHYSICAL SURVEY OF L IC. 9..6.1383 Pg.I1B ! t;j2-��7-5 � T M.P. S 69 - 2OA2 & 2OC 4*,o suav0° ALSO KNOWN AS RESIDENTIAL WHISTLING HOLLOW SURVEYING SERVICES 8979 DICK WOOD ROAD (434) 245-8744 ALBEMARLE COUNTY, VIRGINIA CHARL)TTESVILLEI"IVIP51NIED AT22903 AUGUST 26, 2015 1'= too- 15-125 ATTACHMENT B Corbett Barn Variance Application Description Dear Board of Zoning Appeals, In December 2019, we purchased Whistlin' Hollow Farm (Parcels 69-20C and 69-20A2) with plans to rehabilitate and sensibly expand an historic 90 year -old farmhouse and 13- acre agricultural property. The grounds had previously thrived as a successful family farm, raising Katandin Sheep, Sebastopol Geese, and Guinea Hens, as well as growing a variety of fruits and vegetables. Sadly, this farm had not been maintained by the most recent owners — who neglected the outbuildings, pastures, garden beds — and allowed their horses to damage a delicate ecological refuge area. Since we purchased the land, we have actively restored the garden beds, started growing crops for a local CSA market, established a new flock of chicken layers, and are actively collaborating with the James River Association on restoring the stream buffer. We are applying for a variance to the setback requirements on the front boundary to build an agricultural barn to support our farm operations in the most practical and least disruptive location on the farm. The barn will allow us to replace several dilapidated outbuildings, house our farm vehicles (tractor & implements), and provide a space to process our crops. The barn — a classic, traditional -looking structure — was intentionally designed to minimize new land disturbance and fit the existing topography and site features. Our intention is to be good stewards of the farm and make conscientious choices to restore the health and productivity of the riparian area, pastures, and garden beds. We hope to build the current design in the proposed location for the following reasons: • The barn is designed to minimize additional cut and fill by taking advantage of a retaining wall recently rebuilt to stabilize the only existing parking area on the site, which had been severely compromised. When the property was purchased, the current parking and access area was held up by a pressure treated beam retaining wall that was failing due to poor DIY construction, lack of care, and many years of significant water run-off from a neighboring property. Due to the increasingly heavy rains, it was clear that we would (1) have no place to park and (2) no means to access our house at grade without shoring up the parking lot with a concrete replacement wall. Since this location is also a perfect place for a barn to house farm equipment and implements, the new retaining wall can also serve as the foundation wall, supporting access and entry into the barn. Corbett Barn Variance Application 1 1 ATTACHMENT B • By taking advantage of already established infrastructure —the driveway, parking area, and retaining wall — these features don't need to be created or expanded into productive pasture or the sensitive buffer areas. • The proposed location minimizes disturbance from construction and long-term use in the stream protection area. We are working to improve the condition of the stream buffer for water quality, habitat, and flood mitigation purposes, and we don't want to offset our progress by converting a section of the stream protection area to a new building site. • We are currently in the process of restoring and expanding the old farmhouse, which is located just 9.5 feet from the edge of the property line. The barn, to be located about 50 feet North from the farmhouse, will be 36 feet from the property line. The proximity of the original house to the road makes the barn feel significantly set back from the road. The barn is also designed as a Bank Barn to drop the building profile and tuck it into the hillside to minimize visual impact from the road, and to match the grade of the parking lot, which is already 8 feet lower than the road. With the extreme rains and flooding we've had recently, we've seen the stream jump out of its banks on a more regular basis. We urgently see the need to invest in stream stabilization and re -vegetation strategies, and we fear adding another structure in this area will further compromise the function of the stream protection zone to absorb flood waters, as well as put the structure and its uses at risk. A recent visit from Kory Kirtland, the NRCS District Conservationist, and Anne Marie Roberts of the James River Association, both confirmed the wisdom and benefits of the proposed location. We first consulted Albemarle County Engineering staff about our plans and their effect on the stream buffer in November 2019, but were not made aware of any front setback requirements. In response to our submitted Farm Building Exemption form, County staff Corbett Barn Variance Application 1 2 ATTACHMENT B has explained they cannot grant exception to the front setback and must therefore recommend the structure encroach into the stream protection buffer. This seems to be an illogical and unfortunate consequence of the usually well-intentioned rules, which is why we are now applying for a variance to build in the front setback area. We thank you for working with us to find a mutually beneficial solution, which we all earnestly believe is in the best interests of the environment, our county, and our lovely farm. We ultimately and passionately want to take advantage of the existing topography and site layout, minimizing new land disturbance, protect sensitive areas, and restore agricultural use of the land. We plan to spend a great deal of time and money repairing and enhancing the current riparian buffer — so putting the barn further down onto the property from the current parking area will not only damage the pristine area we are seeking to preserve — but also contradicts the purpose of the county's stream protection ordinance in the first place. We would like to stress that the current topography of the property contains a parking area just below the road, and that the rest of the land slopes quite steeply down from there, leaving no space for parking or conveniently accessing anything (house or barn) other than from this area. Putting the barn 20 feet further west would require an enormous amount of fill, great expense, and an extremely unattractive causeway from the current parking/access/entry area to the barn. The site is tight and the barn will be fairly obscured by a new privacy fence, and is still out of the riparian buffer we are seeking to remediate. These plans reflect the best practices and priorities enjoined by the county. Thanks again for your help and consideration — we really do appreciate it. Michael & Michelle Corbett Round Top Roots Farm ®RO�IUdNh&VDtT,OP Corbett Barn Variance Application 1 3 ATTACHMENT B FRONT / EAST ELEVATION CORBETT BARN GEOBARN k'YL1 I INI-ti I I -I -\/a V 1AI WIN Kl(�[lI / NUKI I -I LLLVAI [UN LET /5UU1 fl CLCVHIIUN COIRBETT BARN AFTON, VIRGINIA DRAWING TITLE: COVER DATE: OG-3-2020 DRAWN BY: DVS SCALE: 1 /6" = 1 '-0" REVISIONS 0711012020 07/ 1 G/2020 1010212020 COVER ATTACHMENT B r, 0 on BASEMENT FLOOR PLAN PROJECT: CORBETT BARN AFTON, VIRGINIA ARCHITECT OF RECORD: BUILDER: GEO5ARN5. LLC 923 KINGS HIGHWAY WHITE RIVER JCT.. VT OSCO PHONE: (,502) 359- 191 2 MEP ENGINEER: STRUCTURAL ENGINE -ER -.- DRAWING TITLE: BASEMENT FLOOR PLAN DATE: OG-3-2020 DRAWN BY: DMS SCALE: 1 /4" = 1 '-0" REVISIONS 07/ 10/2020 07/ 1 G/2020 1010212020 A2.0 ATTACHMENT B 8 t 0 (V I u is II II II II II jl II II II II II II II III ICI I I I I I I I I I I I I I I I I TRUCK BAY I T.O. SUBFLOOR I I ELEV @ 0'-0" I I I I I I I I I I I I I I I I I I I 1 I I I I ICI ICI I of I of I¢I Iml IDZI ICI I o1 I IDZI ICI I N I hI o II II II II II II II II II II I; II 11 II II II 1 11 I I, I I 11 I I 3 ------------ H----------- LINE OF FLOOR AND WALL ABOVE FARM EQUIPMENT T.O. 5UBFLOOR ELEV @ 0'-0" 26'-T T.O. SUBFLOOR ELEV @ 0'-0" in FI RST FLOOR PLAN PROJECT: CORBETT BARN AFTON. VIRGINIA ARCI11TECT OF RECORD: BUILDER: "iIL �I'v'_PJ0 v-i C?i�UG PhONE-;b02) 32 MEP ENGINEER: 5TRUCTURALENGINEER: DRAWING TITLE: FIRST FLOOR PLAN DATE: OG-3-2020 DRAWN BY: DM5 SCALE: 1 /4" = 1 '-0" fPEVISIONS 1 07/ 1 0/2020 1 1 07/ 1 G/2020 I 1 1010212020 1 A2. I ATTACHMENT B —I a-01 7-O" 3/0 X 3/0 DH A 7-O 3/0 X 3/0 DH G'_0" HEADROOM 7-0" HEADROOM 8'-0" HEADROOM I 3%O X 2/O 3/0 X 2/0 I T.O.5UBFLOOR B Z I I I ELEV @ 9'-0" Q O I �P�ENCUPf�CA I PT},O - - - Z RIDGEE q LINE ABOVE OV R1DGE LINE ABOVEDOWN — —4,->2t, 3 D � -- - _ 0 -,Ica ,Iro- b N _ x N m I - � 0 44-0" HEADROOM — _ — — — — j — _- 8'-0' HEADROOM 7-0"HEADPy00M ------- _ 7'HEADROOM =" -2 HEADROOM — — 0 (n n _0" HEAD 6'OROOM 2'-0" 2'-0- II II II II I II II II II R00f I II I II II II II � II II II II IL------------ — — --------------II L--------------------------------------------- L-J 2 T-G" SECOND FLOOR PLAN COR13ETT BARN AFTON, VIRGINIA GEOBARNS. LLC 923 KINGS HIGHWAY WHITE RIVER JCL. PHONE: (802) 3S3 hAFP FAVJ DRAWING TITLE: SECOND FLOOR PLAN DATE: OG-3-2020 DRAWN BY: DMS SCALE: 1 /4" = I -0" REVISIONS 07/ 1 0/2020 07/ 1 G/2020 1 0/02/2020 A2.2