HomeMy WebLinkAboutVA200300004 Review Comments 2003-05-06 STAFF PERSON: John Shepherd
PUBLIC HEARING: May 6, 2003
STAFF REPORT VA-2003-004
OWNER/APPLICANT: Christopher M. Yellman, Owner/ Applicant
TAX MAP/PARCEL: 41/25
ZONING: RA, Rural Areas
ACREAGE: 0.586
LOCATION: 4651 Garth Road
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 replacement of the existing foundation with a new foundation and full basement on a
nonconforming dwelling that is located 17 feet from the right-of-way of Garth Road, a
variance of 57 feet. Although the dwelling will be no closer to the right-of way as a result
of the work, the variance is determined to be required because the addition of the
basement to the dwelling is an expansion of a non-conforming structure that is located
less than 25 feet from the right-of-way. A variance would not have been required if the
work had been limited to a repair or replacement of the foundation with a crawlspace.
RELEVANT HISTORY: The applicant applied for a building permit for this work on
March 26, 2003. At that time, a substantial amount of work had already been
accomplished. Issuance of the permit is subject to approval of this variance. The
applicant has suspended work on this project until this request is resolved.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This 0.586 acre parcel
is improved by a dwelling and a frame garage. The County's records indicate this house
was constructed circa 1890. This is a legal, nonconforming parcel because it was
created prior to the adoption of the ordinance and contains less than two acres. On the
date of adoption of the zoning ordinance the dwelling was also legally nonconforming
with respect to the 75- foot front setback and the 35- foot rear setback because the
original house is located 17.68 feet from the front and 22.21 feet from the rear. Section
6.3.A.4 precludes the necessity for a variance associated with the rear property line
because the dwelling is more than six feet from the property line and will be no closer to
that line as a result of the work.
The house was originally constructed close to the ground on a stone foundation.
Portions of the floor system at the rear of the house have been in direct contact with the
ground. As a result, the building has sustained structural damage because the floor
system has been weakened by rot and the rear wall has been damaged by termites.
At this time, a substantial area under the house and porch has been excavated to a
depth of a full basement and the old foundation has been replaced by a block
I:IDEPTIBCZSI2003 staff reports/VA-2003-4 Yellman.doc
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foundation placed on a concrete footing. The repairs under the kitchen have yet to be
completed.
This application presents two issues; a remedy for the work performed without a
building permit and the request to permit the expansion of the dwelling within 25 feet of
the right-of-way. Now that this Department has been made aware of this violation, it will
be necessary to pursue it as a violation. Approval of this request will abate the violation.
Denial of this request will require that the material removed from beneath the building
be replaced.
Staff notes that it may have been possible to construct a modern foundation and to
repair the floor system without construction of a full basement. This would not have
required a variance. However, it is staff opinion that the use of a "Bobcat" to excavate
the material from beneath the dwelling was a reasonable method to accomplish the
needed repairs to the foundation and to provide access to repair the floor system. This
method required in removal of enough material to allow the machine to maneuver
beneath the house. It is staff opinion that it is reasonable to increase the depth of the
excavation beneath the house to allow the provision of a full basement.
Approval of this request will not result in the enlargement of the footprint of the existing
structure. All of the expansion is below the existing dwelling. The height of the dwelling
has not been increased. The construction of the basement does not require an increase
in the capacity of the drain field.
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:
This variance is necessary in order to allow stabilization of the foundation and structure
of the home. A complete foundation repair is needed to allow the house to be renovated
and to stop the exposure to termites caused by the wood sill and framing coming in
contact with soil. The work is absolutely required to protect the value of the property.
It is staff opinion that the deterioration of the structure due to the proximity to and
contact with the ground qualifies as a hardship and that the proposed solution is
reasonable.
1. The applicant has provided evidence that the strict application of the
ordinance would produce undue hardship.
I IDEPT\BCZSI2003 staff reportslVA-2003-4 Yellman doc
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Uniqueness of Hardship
The applicant notes:
The foundation and wood structure defects described are specific to this dwelling. The
vicinity itself is not unduly vulnerable to these problems nor is it located in an area prone
to excessive ground moisture or soil instability.
Staff agrees that the hardship identified on this parcel is unique to the construction of
this particular dwelling.
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:
In fact, stabilization and restoration of the house will be in keeping with other
residences in the neighborhood. Allowing this work to be done should compliment the
neighboring properties.
Staff agrees with the applicant's analysis. Staff notes the dwelling is a use that is
permitted by right in the RA district.
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 this variance to permit the completion of the work
described in this application.
I:IDEPTIBCZS12003 staff reportslVA-2003-4 Yellman.doc
PLAT SHOWING A
PHYSICAL SURVEY OF
TAX MAP 41 PARCEL 25 o�Fo
LOCATED ON STATE ROUTE 614 0
ALBEMARLE COUNTY, VIRGINIA '�„
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SCALE: 1" _ 40' NOVEMBER 30. 2000 • 009�
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THIS SURVEY IS CERTIFIED TO .o
CHRISTOPHER YELLMAN 9
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MAPS E THE FEDERAL EMERGENCY I ',
MANAGEMENT AGENCY
DATED DECEMBER 16. 1980 7
THIS IS TO CERTIFY THAT ON. TMP 41-23 I THOM, LINCOLN
NOVEMBER 28. 2000. I SURVEYED MICHAEL M AND I CE• . NO. 1326
THE PROPERTY SHOWN ON ANDREA M STEVENSON
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COMPLIES WITH THE MINIMUM PROCEDURES
AND STANDARDS ESTABLISHED BY THE VIRGINIA THOMAS B. LINCOLN LAND SURVEYOR INC.
STATE BOARD OF ARCHITECTS PROFESSIONAL 671 BERKMAR CIRCLE
ENGINEERS, LAND SURVEYORS AND CERTIFIED CHARLOTTESVILLE, VIRGINIA 22901
LANDSCAPE ARCHITECTS
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