HomeMy WebLinkAboutVA200200027 Review Comments 2003-01-07 STAFF PERSON: John Shepherd
PUBLIC HEARING: January 7, 2003
STAFF REPORT VA-2002-027
OWNER/APPLICANT: Dana and Judith Burch, Owners/ Thomas Redford, Applicant
TAX MAP/PARCEL: 20/15B
ZONING: RA, Rural Areas, FH, Flood Hazard Overlay and AIA,
Airport Protection Overlay
ACREAGE: 0.6 (estimated)
LOCATION: 5600 Advance Mills Road located at the intersection of
Route 641 and Route 743 and on the west side of the
Rivanna River.
TECHNICAL REQUEST AND EXPLANATION: The applicant requests a variance from
Section 10.4 which requires a 75 foot front setback. This variance is necessary to allow
the demolition of the existing nonconforming structure and the reconstruction of a
dwelling on the existing foundation that is located 11 feet from the right-of-way of Route
743, a variance of 65 feet.
RELEVANT HISTORY: This is the site of the former Advance Mills Supply. According to
a report of the Virginia Department of Historic Resources, the store was established in
1884. The store was destroyed by fire in 1946 and rebuilt with cinder blocks in 1950.
The store has lost its nonconforming status because it has not operated within the last
two years.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This parcel is improved
with a 3,170 square foot structure and a 288 square foot storage shed and it contains
approximately 6/10s of an acre. There is also a concrete walkway and the remnants of a
cellar located to the south of the building. The parcel is constrained by a 75-foot front
setback and a 100-foot buffer from the Rivanna River. Since the parcel is only 134 feet
deep according to a 1948 recorded plat, the stream buffer and the setback overlap,
leaving no portion of the parcel unencumbered by either the setback or buffer. Further,
the FEMA map shows the entire parcel to be located in the approximated flood plain
designated as Zone A. However, a detailed flood plain study conducted by the Army
Corp of Engineers determined that the structure on the parcel is actually located on a
narrow ridge that is above and outside of the flood plain, but surrounded by the flood
plain of the Rivanna.
This parcel is exempt from the building site regulations of 4.2 because it was a lot of
record on the date of the ordinance as provided by Section 4.2.6 b. Even though the lot
is nonconforming, Section 4.1 .6 and 30.3 of the zoning ordinance and section 17.317 c
of the Water Protection Ordinance apply to this parcel. Section 4.1 .6 requires that the
Health Department approve a primary and reserve drainfield sufficient to serve a three
I:I DEP1l Building&Zoningl2002 staff reports I VA-2002-27 Burch.doc
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bedroom dwelling. Likewise, the regulations in section 30.3 prohibit the issuance of a
building permit for a dwelling in the flood plain. Section 17-317 c regulates the stream
buffer associated with the Rivanna. There is no alternative location for a building on this
parcel that meets the 75-foot setback, the 100-foot stream buffer and is not in the flood
plain.
The applicant has stated that the owners originally planned to jack up the existing
structure to create living space in what is now the crawl space. However, on the advice
of builders and architects, they concluded that project would not be feasible because
the roof system is not sound, the floor was soaked with motor oil and the cost estimates
were high.
The plans submitted with the application show a three bedroom dwelling and front porch
constructed on the existing foundation of the store, feed room and front porch. In
addition, the plan shows an 10 foot by 25 foot, 250 square foot, covered porch on the
south side of the building and an 8 foot by 17 foot, 136 square foot, uncovered deck on
the west side of the building that project beyond the existing footprint. Also, the plan
shows a portion of the area of the existing front porch to be enclosed. The plan does not
use the area of the existing garage bay, estimated to contain approximately 504 square
feet. The area of the footprint of the proposed building including the porches and deck is
less than the area of the existing building.
VDOT has no plans to improve this portion of State Route 743.
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:
Without this waiver no changes could be made on the existing 1948 block structure
which would be necessary to convert the present building into a usable residence.
It is staff opinion that the parcel's limited area, the overlapping setback and stream
buffer and the flood plain on the parcel combine to meet the criteria for a finding of
hardship. As previously stated, without a variance, no structure could be built on this
property.
1. The applicant has provided evidence that the strict application of the
ordinance would produce undue hardship.
I:IDEPT\Building&Zoningl2002 staff reportsWVA-2002-27 Burch.doc
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Uniqueness of Hardship
The applicant notes:
This hardship is unique to this property because the lot size is only one half an acre.
Most of the other properties in the neighborhood are of sufficient size where setback is
not a problem.
Staff agrees that the hardship identified on this parcel is unique. It is unique that the
setback, stream buffer and flood plain cover the entire parcel. It is also unique to have a
structure that is not practical to modify.
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.
Impact on Character of the Area
The applicant offers:
A waiver of the setback requirements will benefit the neighborhood in that the Burch's
intention is to reconstruct a structure which is more in keeping with the neighborhood
and historically more correct.
Staff agrees with the applicant's analysis. Staff notes the single family dwelling is a use
that is permitted by right in the RA district. It is staff opinion that it is reasonable to limit
the new structure to the footprint of the existing structure. It is also staff opinion that it is
reasonable to allow the new porch and deck because the proposed footprint including
the porch and deck will be smaller than the existing footprint. And it is staff opinion that
no portion of the area of the existing front porch should be enclosed because of its close
proximity to the right-of-way of State Route 743.
3. The applicant has provided evidence that the authorization of such
variance will not be of substantial detriment to adjacent property and that the
granting of the variance will not change the character of the district.
STAFF RECOMMENDATION: Staff recommends approval of a modification of the
applicant's request with the following conditions.
1 . Applicant shall provide a measured drawing showing the existing foundation
including the wall between the garage bay and the feed room and the limits of the
front porch prior to the demolition of the building.
I:IDEP71Building&Zoning12002 staff reportslVA-2002-27 Burch.doc
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2. This approval is for a new dwelling, comparable to that described in the application,
with the following conditions:
a. The new dwelling may be constructed on the existing foundation or within the
same location as the existing foundation of the store, restroom and feed room.
b. A new, covered, open front porch may be constructed on the existing foundation
or within the same location as the existing foundation as the existing porch. No
portion of this new porch may be enclosed.
c. A new 10 foot by 25 foot covered porch and a new 8 foot by 17 foot open deck
may be added to the dwelling as shown on the applicant's plan.
Attachments: A- Burch Residence Lower Plan Proposal
B- Real Estate Department Sketch of Advance Mills Supply Property
I.IDEP71Building&Zoningl2002 staff reports\VA-2002-27 Burch.doc
Attachment A
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