HomeMy WebLinkAboutVA199500007 Plan - Approved 1995-06-08 A of
COUNTY OF ALBEMARLE
Department of Zoning
401 Mclntire Road
Charlottesville, Virginia 22902-4596
(804) 296-5875 FAX (804) 972-4060
TDD (804) 972-4012
June 8, 1995
John F. Matthews
2350 Old Ivy Road
Charlottesville, VA 22903
RE: Variance Application, VA-95-07
Tax Map 76, Parcel 12F
Dear Applicant:
This letter is to inform you that on June 6, 1995, during the meeting of the Board of Zoning
Appeals, the Board unanimously (5:0) approved your request for VA-95-07, subject to the
following condition:
Zoning staff approval of the building layout to follow the natural contours.
Under Virginia Code Section 15.1.496-1, if you disagree with this decision you may appeal
within thirty days of the date of this letter by filing with the Circuit Court of Albemarle County.
If you do not file such written appeal within thirty days, this decision will become final and
unappealable.
If you have any questions, please contact our office.
Sincerely,
Janice Sprinkle
Zoning Assistant
JS/db
cc: File
STAFF PERSON: Jan Sprinkle
PUBLIC HEARING: June 6, 1995
STAFF REPORT VA-95-07
OWNER: Memphis University School
APPLICANT: John F. Matthews
TAX MAP/PARCEL: 76/12F
ZONING: HC, Highway Commercial
ACREAGE: 0.61
LOCATION: Southwest quadrant of the intersection of Fontaine Avenue and
the Rts. 29/250 Bypass (across from Buckingham Circle)
REQUEST: In order to construct a 2-story office building for his personal architectural
business as well as either rental offices or possibly his residence, the applicant seeks relief
from Section 21.7.1 which states:
Adjacent to public streets: No portion of any structure, except signs, shall be
erected closer than thirty feet to any public street right-of-way. No off-street
parking or loading space shall be located closer than ten feet to any public
street right-of-way.
The request is to reduce both the parking and building setbacks to five feet from the
adjacent public streets rights-of way, Fontaine Avenue and the Rt 29/250 Bypass;
variances of 5 feet and 25 feet respectively.
The applicant's justification includes the following:
Hardship
- The shape and topographic characteristics of the property when combined with the
required setbacks prevent the reasonable use of this property.
- Although the road frontage is approximately 300 feet long, the proposed building end
that would extend into the current setback is only 36± feet wide.
Uniqueness of Hardship
- Neighboring properties of various shape and topography have not had their use totally
prohibited.
Impact on Character of the Area
- There will be no detrimental effect on the adjacent drainage easement and permanent
wooded area to the south along the Bypass, nor to the wooded area which is to
remain along the northern, front property line.
Staff Report - VA-95-07
Page Two
- By the careful, sensitive and environmentally responsive design of the proposed
building, the character of the district will be improved. The property is currently
surrounded by the foundation ruins of a long-unfinished car dealership and a heavy
equipment parking lot belonging to the Department of Forestry, with an abandoned
Chinese restaurant across Fontaine Avenue.
RELEVANT HISTORY: These parcels—the subject parcel and 3 other small parcels
across Morey Creek to the west—have existed in their current configuration, and have been
zoned for business or commercial use since at least 1968. The 3 adjacent parcels received
a variance from setbacks (on the side opposite from this parcel) for both building and
parking in September 1993. They are being marketed for a one-story office building on the
existing foundation.
STAFF COMMENT: This parcel is a relatively small triangular property with severe
topographic limitations. It is bounded on its two longer sides by wide rights-of-
way—Fontaine Avenue of 66 feet and the U.S. Rts. 29/250 bypass of varying widths—and
on its third side by Morey Creek and its associated flood plain. The odd shape is the result
of various highway "takes" through the years. Inherent in its shape and size, setbacks pose
limitations on the development of the property. This is further compounded by the fact that
the property is bounded by two roads, with the front setback requirement imposed twice.
Typically, "yards" or setbacks are used to ensure access for utilities, sight distance for
entrances, and sufficient light and air for the users. There is also a visual character which
setbacks establish. This parcel is so situated that the wide R/W's provide sight distance
and access for utilities. The proposed structure, if granted the variance to 5 feet, will still
be approximately 27 feet from the edge of pavement. The point of the triangular shape on
one side and the flood plain on the other give long open areas sufficient to provide light and
air.
To grade on this parcel will require Planning Commission modification of the critical slopes
provisions of the ordinance and possibly a Special Use Permit if any activity is proposed
in the flood plain. Any development on the parcel will also be subject to the Architectural
Review Board for a Certificate of Appropriateness. Both of these bodies have the authority
to require landscaping which could offset any visual effects on both the neighboring
residential area and our Entrance Corridor roads. The current design proposes parking at
grade in one floor of the building. This provides screening from the roadway
Staff Report - VA-95-07
Page Three
The applicant has provided a plat with the 30-foot building setbacks and the flood plain
located. The area that remains available for building is very odd-shaped and contains no
more than 3000 square feet. There would be an additional 2000± sf available for parking
around the perimeter of the building area but due to the odd shape it would be mostly
unaccessible due to the building location.
The applicant has also drawn an example site plan showing how his proposed building and
parking will fit on the site. This proposed structure is only 4200 sf (on a footprint of only
2000± sf) which is equivalent to a large single-family dwelling. For entirely office use, this
structure would require a maximum of 21 parking spaces. If some spaces were provided
under the building as proposed, the area of office calculation is reduced and thus the
required parking is also reduced. Given the parking requirement, the proposed commercial
space is less than 4200 sf, possibly 2100 sf. Without variances it would be difficult, if not
impossible, to locate even a 2000 sf structure and the required 10 parking spaces without
using the flood plain.
RECOMMENDATION:
1) The applicant has provided evidence that the strict application of the
ordinance would produce undue hardship.
The applicant has demonstrated that by reason of the exceptional narrowness, size
and shape of this parcel, which was created prior to any zoning regulations, coupled
with exceptional topographic conditions including flood plain, the strict application of
the setbacks would effectively prohibit or unreasonably restrict the use of the property
and would approach confiscation.
2) The applicant has provided evidence that such hardship is not shared
generally by other properties in the same zoning district and the same vicinity;
This is the only remaining HC zoned parcel in the area with similar characteristics.
This particular set of circumstances and the magnitude of their combination is unique,
and is not shared generally by other properties in the same zoning district
Staff Report - VA-95-07
Page Four
3) The applicant has provided evidence that the authorization of such variance
will not be of substantial detriment to adjacent property and that the character
of the district will not be changed by the granting of the variance.
Due to the topographic feature of the rising ridge across Fontaine Avenue and the fact
that this property slopes well below the travelway of the road, the residential
development of Buckingham Circle will probably not see the proposed building. There
will be trees removed and grading will occur, as would with any development of the
property not necessitating variance. The character of the district will be changed by
the introduction of development, not by the variances.
Staff finds that the applicant meets all three criteria for approval and, therefore,
recommends approval with the following condition:
1. Zoning staff approval of the building layout to follow the natural contours.
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MAR 29 1995
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ARCHITECTS ENGINEERS
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MITCHELL / MATTHEWS & ANSOCIAT'ES, LTD.
ARPlmI!cIS ENGINEERS
2350 OLD IVY ROAD, CHARLOTTESVILLE,VIROINIA 22901 (804)979-7550
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MAR 24 1995
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