HomeMy WebLinkAboutVA199800022 Review Comments 1998-08-04 STAFF PERSON: Amelia McCulley
PUBLIC HEARING:August 4, 1998
STAFF REPORT VA-98-22
OWNER/APPLICANTS: North Garden Fire Company, Inc.
TAX/MAP/PARCEL: 99/ 5A and 5D
ZONING: VR, Village Residential and EC, Entrance Corridor Overlay
ACREAGE: approximately 1 acre total
LOCATION: In the southeast quadrant of the intersection of Route 29
South and Route 692 (Plank Road), at the Crossroads in
North Garden.
TECHNICAL REQUEST AND EXPLANATION:
The applicant requests relief from Section 12.3 Area and Bulk Regulations, which
requires a 15 foot side yard setback for all primary structures. A variance of 8 feet is
requested to allow an addition to the Fire Department building to be located 7 feet from
the side property line. The addition is proposed to provide shelter for fire fighting
equipment, some of which is now stored outside in the elements. The new addition
would allow for three more bays, a training area and separate bunk rooms for male and
female volunteers.
RELEVANT HISTORY:
This use began prior to zoning in Albemarle and is a lawful nonconformity. There are
no prior files but there are pending files in the Departments of Planning and of Zoning.
For several years as they have grown to serve the community, they have sought
approval to expand the building and parking area. The presence of 100 year floodplain
shown on the FEMA maps, has limited this plan.
Presently, a special permit for the fire department use and the fill in the floodplain, is
pending. A site plan has also been submitted.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS:
The existing property consists of two parcels, improved with the North Garden Post
Office and the Fire Department. The site is fully developed with buildings and parking at
this time. The Fire Department building is constructed in the far northeast corner of the
property, as close as 5 feet from the side property line. The addition is proposed in the
only possible location to provide for this use. The addition is proposed to be inset from
the rear building line so as to provide additional side yard setback. It will result in the
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VA 98-21 2 August 4, 1998
loss of 15 parking spaces. Shifting the proposed addition further out of the setback
would cause a loss of even more necessary parking spaces.
The need for this addition is legitimate. The needs of the community and the
technology of the equipment have required larger rigs, additional trucks, and trucks
which are more specific in function (example, first responder). Presently, most of the
trucks that are parked inside must be parked such that either they touch the rear wall or
such that there is not sufficient clearance to walk behind them. This is obviously not
easy for operations (on-loading, off-loading, checking equipment, etc.). The fact that
some equipment must be stored outside increases deterioration and slows response
time. Currently, the brush truck and first-responder unit are outside.
The Fire Department acquired this property in good faith. The location of the existing
development and size of the property, severely limit any further addition to the building
without a variance. The necessity for the building addition is based on an identifiable,
legitimate public need. The only other option would be to vacate these premises and
obtain other property, costing the taxpayers' money and losing the advantages of this
location — ultimately negatively impacting the community.
APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance
criteria provided by the applicant and comments by staff follows:
Hardship
The applicant comments that the variance is necessary:
• The existing fire department building is too small and narrow to house all of its fire
fighting equipment.
• Having equipment stored outside where it is exposed to the elements causes the
equipment (ex. hoses) to deteriorate at a much faster rate than when it is stored
inside.
• Having vehicles outside in the elements (cold temperatures, snow, rain, etc.) slows
down on the company's fire response time.
• It is important to remember that any hardships experienced by this fire department
would in all reality translate into a hardship on the community that it serves.
Staff opinion is that this is a situation of undue hardship for all the reasons previously
stated.
1. The applicant has provided evidence that the strict application of the
ordinance would produce undue hardship.
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VA 98-21 3 August 4, 1998
Uniqueness of Hardship
The applicant's comments are included in the attached letter and reflected by previous
statements.
Staff finds that this is a unique use in this vicinity. It is located in an important area to
provide fire service to North Garden: it is at a major crossroads with a primary route
and is somewhat central to the area it serves. The fact that this use is supported by and
serves the public, allows us to consider the economic impacts of alternatives such as
razing the site. Even if this were raw land, it would be difficult to develop it without
setback variance. The limitations of the size of the property and the location of the
existing development create constraints to further construction. The addition is
proposed in the only reasonable location.
2. Evidence has been provided that such hardship is not shared generally by
other properties in the same zoning district and the same vicinity.
Impact on Character of the Area
The applicant offers:
• The existing fire station violates the side setback, and yet it does not act as a
detriment to the surrounding area.
• A jog is proposed to increase the setback, thereby lessening the visual impact on the
surrounding area.
• The adjoining vacant property is a much larger parcel.
Staff agrees that this should not change the character of the area. The building and site
plan are subject to architectural review for compatibility with the area. The building is
about 500 feet from Route 29 and will not be fully visible from all points along Route
692.
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.
STAFF RECOMMENDATION: Since this application meets all three criteria for
review, staff recommends approval. Should the Board chose to approve this
application, staff recommends the following condition:
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VA 98-21 4 August 4, 1998
This variance is for the addition proposed in this file only. Any future additions,
replacement of the structure or additional buildings must comply with the then existing
ordinance.
* Please note that technical items will be addressed through the site plan process and
architectural compatibility will be reviewed by the ARB. If any concerns arise about
compatibility with the neighboring uses, they can be addressed through the legislative
review of the special use permit.
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9
ALBEMARLE COUNTY ENGINEERING
GENERAL CONSTRUCTION NOTES FOR SITE PLANS
1. Prior to commencement of any construction within any existing
public right-of-way, including connection to any existing road,
a permit shall be obtained from the Virginia Department of
Transportation ( V.D.O.T.). This plan as drawn may not accurately
reflect the requirements of the permit. Where any discrepancies
occur the requirements of the permit shall govern.
2 All paving, drainage related materials and construction methods
shall conform to current specifications and standards of V.D.O.T.
unless otherwise noted.
3. Erosion and siltation control measures shall be provided in accordance
with the approved erosion control plan and shall be installed
prior to any clearing, grading or other construction.
4. All slopes and disturbed areas are to be fertilized, seeded and
mulched. The maximium allowable slope is 2:1(horizontal:vertical).
Where reasonably obtainable, lesser slopes of 4:1 or better are
to be achieved.
5. Paved, rip -rap or stabilization mat lined ditch may be required
when in the opinion of the Albemarle County Director of
Engineering, or the Director's designee, it is deemed necessary
in order to stabilize a drainage channel.
6. All traffic control signs shall conform with the Virginia
Manual for Uniform Traffic Control Devices.
7. Unless otherwise noted all concrete pipe shall be reinforced
concrete pipe - Class III.
8. All excavation for underground pipe installation must comply with
OSHA Standards for the Construction Industry (29 CFR Part 1926).
s o
NORTH GARDEN FIRE
LOCATED IN NORTH
SITE DATA
LEGAL REFERENCE and SOURCE OF TITLE
T.M. 99, Parcel 5A
D.B. 1271 p.320
T.M. 99, Parcel 5D
D.B. 486 p. 406
OWNER
North Garden Fire Company, Inc.
P.O. Box 33
North Garden, Virginia 22959
MAGISTERIAL DISTRICT
Samuel Miller
ZONING
Village Residential
SOURCE OF TOPO & BOUNDARY SURVEY
Roudabush, Gale and Associates
DATUM
U.S.G.S
BENCHMARK
U.S.G.S. benchmark disk located on northwest comer of the
North Garden Post Office - elevation: 695.274
SETBACKS
FRONT SIDE REAR
:BUILDING 25' 15' 20'
PARKING n/a n/a n/a
Maximum building height = 22 feet
0
SAMUEL MILLER MAGISTERIAL DISTRICT
ALBEMARLE COUNTY, VIRGINIA
SITE PLA
JUNE 29, 1998
ROUDABUSH, GALE .AND ASSOCIATES
A PROFESSIONAL iGORPORATION
SURVEYORS, PLANNERS, ENGINEERS
914 MONTICELLO ROAD
CHARLOTTESVILLE, VIRGINIA
PROPOSED USE
The building addition as shown on this plan will allow the fire department to house all of
their fiFe fighting equipment. It will also provide badly needed bunk space and a meeting
room fcr the volunteers who man this station.
PARKING
Existing parlkKng : 64 spaces
Under this proposal : 15 space would. be removed
After development : 49 spaces .-emain
Number of firemen: 25
LAND USE SCHEDULE
YICINITY MAP
SCALE: 1 " = 2000'
70 C144RLOTTE511/LLE
EXISTING ASTER '_-PRW,1C7-
BUILDING 3,492 sf 9% 6,003 sf 16%
PAVED 27,548 sf 71% 25,037 sf 64%
OPEN 7,760 sf 20% 7,760 sf 20%70 , To
TOTAL 38,800 sf 1W% 38,800 sf 100% Lo 3T0N NOR'"CAPDDEN
NOTES
* ALL LIGHTING TO BE DIRECTED SO AS NOT TO GLARE ON ADJACENT
PROPERTIES AND LIGHT' SP=VER IS NOT TO EXCEED ONE-HALF (1/2)
FOOT CANDLE
* LOCATION AND DESIGN OF ANY PROPOSED SIGNS IS OT BE SUBMITTED
SEPARATELY AND TREATED AS AN AMENDMENT TO THIS PLAN.
* DO NOT SCALE THESE DRAWINGS! USE DIMENSIONS ONLY. BRING ANY
DISCREPANCIES TO THE ATTENTION OF THE ENGINEER. IT IS THE
CONTRACTOR'S RESPONSIBILITY TO FIELD VERIFY ALL DIMENSIONS.
* IT
, IS THE CONTRACTOR'S RESPONSIBILITY TO FIELD VERIFY THE
EXACT LICATION OF ALL EXISTING UTILITIES.
* THIS SITE IS NOT LOCATED WITHIN A RESERVOIR WATERSHED
* THE TWO SEPTIC FIELDS THAT SERVE THIS SITE ARE NOT LOCATED
WITHIN A 100 FEET OF ANY STREAMS.
A PPPO VA L S
DEPT. OF PLANNING
9 COMMUNITY DEV
OF ENGINEERING
ALBEMARLE COUNTY FIRE OFFICIAL
VIRGINIA DEPT
VIRGINIA DEPT
ALBEMARLE COUNTY
SERVICE AUTHORITY
OF INSPECTIONS
FILE 2902
SHEET 1/2
PARCEL 27
TM 86
MY SUTHERLAND, JR
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THERE ARE CURRENTLY 64 PARKING SPACES ON
THIS SITE. THERE ARE NO ADDITIONAL PARKING
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("R" DESIGNATES EACH SPACE TO BE REMOVED)
8.21' PROPOSED
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A VARIANCE ON THE 15 FOOT SIDE YARD SETBACK
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REVISIONS
JUNE 30, 1998
DATE
J U NE 29, 1998
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FILE NUMBER
2902
SHEET
2/2