HomeMy WebLinkAboutVA200400008 Review Comments 2004-06-01 STAFF PERSON: Amelia McCulley
PUBLIC HEARING: June 1, 2004
STAFF REPORT VA-2004-008
OWNER/APPLICANT: Lamonte & Constance Tupper (owners) / Peter van
der Linde (applicant)
TAX MAP/PARCEL: 57B / 31
ZONING: Rural Areas
ACREAGE: 2.00 acres
LOCATION: In Glenaire subdivision on the north side of Rt. 772
(West Drive) off the west side of Tillman Road in Ivy.
Tillman Road is off the north side of Route 250 West.
TECHNICAL REQUEST AND EXPLANATION: The applicant proposes construction of
a 3-bedroom house on a vacant lot and requests relief from Section 4.1 .6 which
requires a primary and full (100%) reserve septic area. This is a request to reduce the
septic reserve area to 75%, a variance of 25%.
Section 4.1.6: For lots not served by a central sewer system, no building permit shall be
issued for any building or structure, the use of which involves sewage disposal, without
written approval from the local office of the Virginia Department of Health of the location
and area for both original and future replacement septic disposal fields adequate to
serve such use. For residential usage, at a minimum, each septic disposal field shall
consist of suitable soils of adequate area to accommodate sewage disposal from a three
(3) bedroom dwelling as determined by current regulations of the Virginia Department of
Health. (Amended 11-15-89) {Underline added}
The proposed 3-bedroom house will be served by an engineered septic disposal
system. The system will use a pre-treatment unit (Eco-flow or the equivalent) with
effluent dispersal into a conventional drain field (3-foot wide trenches) [taken from the
soils report by Gooch Engineering]. Final approval of the system rests with the Health
Department.
RELEVANT HISTORY:
This lot was created by a subdivision plat dated April 8, 1959. This precedes the
adoption of zoning in Albemarle County by about a decade. The current owners, who
also own an adjoining lot improved with a house, have owned the property since 1984
or earlier. The property is under contract by Peter van der Linde, who intends to build a
house for sale.
VA 2004-008 Van der Linde
June 1, 2004
Page 2 of 4
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS:
The presence of several building constraints on this property probably contributes to the
fact that this lot is one of the remaining vacant properties in this older subdivision. The
property is not of an unusual shape or size; it is rectangular in shape and is 2.0 acres in
size. A stream crosses through the middle of the property and has an associated 100
foot septic setback on either side. The lot is relatively level from the road for a distance
of only about 95 feet. Beyond that distance from the road, the property is extremely
steep (critical slopes) and not really buildable. The existing tree line is about 75 feet
from the road and the critical slopes begin about 20 feet into the trees and continue to
the stream. Critical slopes and/or stream setback occupy about 75% of the property. It
is staffs opinion that the topography of this property presents a hardship for building.
The County has historically taken a very deliberate position with respect to septic
requirements. For example, our local regulations require a full or 100% reserve septic
field while the State Health Department allows only a 50% or half reserve field. There
are typically two initial questions we ask when the full septic area cannot be achieved:
1 . Can the house be located elsewhere on the property in order to provide a full
septic area? This question is important because often a house is sited to take
advantage of a good view and not out of consideration for the better soils for
septic. In addition, sometimes the soils work has been limited to testing only a
certain area and there may possibly be soils elsewhere on the property which are
suitable. In this case, Mr. Van der Linde says he told the soil scientist to choose
the location for soil testing.
2. Is the proposed house too large? In other words, is the house oversized for the
septic capacity on this property? For example, a 4-bedroom house may need a
septic reserve variance but a 3-bedroom house may meet regulations. In this
case, they are proposing a 3-bedroom house. This house size is not excessive
and is typical for this type of neighborhood.
In summary, staff finds grounds for a hardship given the topographic constraints of this
property. The full criteria will be discussed in the proceeding.
The applicant may have further information about the proposed septic system. Because
engineered systems can allow a replacement field in the same place as the primary
field, there may actually be a full septic reserve. However, we are processing this
variance based on the opinion stated in the soil scientist's report which refers to a 75%
reserve. Because an engineered system presents more intensive and more expensive
maintenance requirements, staff will recommend conditions to address this as we did
with the Kevin Quick variance (VA 2004-006).
VA 2004-008 Van der Linde
June 1, 2004
Page 3 of 4
APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance
criteria provided by the applicant and comments by staff follows:
Hardship
Staff comments are written in italics and follow the applicant's comments. The applicant
notes that the variance is necessary:
• 2.00 acre residential building lot (plat recorded in 1959) would be unbuildable,
unless reserve septic drain field requirement is reduced to 75%.
As explained and stated earlier in this report, the topographic constraints on this
property present a hardship to building.
1. The applicant has provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes:
• All other surrounding Glenaire recorded lots are buildable.
Staff notes that the combination of a significant stream setback and critical slopes
occupying the majority of this lot is a unique hardship. While steep slopes are not
unusual in Albemarle, it is not common for them to occupy so much of a lot which is
unbuilt.
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:
• No negative impact on other surrounding residences in Glenaire would result
from granting of variance.
Without approval of this variance, this property would either not be buildable or would
only be buildable with a smaller home (such as 2-bedrooms). It is not likely that there is
a difference in impact on the character of the area for a 3-bedroom house versus a 2-
bedroom house. Therefore, we cannot find a detrimental impact on the character of the
area in the granting of this variance.
VA 2004-008 Van der Linde
June 1, 2004
Page 4 of 4
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 all of the three criteria for approval have been
met, staff recommends approval of this request. Should the Board find cause to approve
it, staff recommends the following conditions:
1. This variance is approved for a house which is not larger than 3-bedrooms. A
house with more bedrooms may only be built with amendment of this variance or
with an alternate provision for sewage disposal.
2. If an engineered septic disposal system is utilized, a third party maintenance
contract shall be obtained and renewed until such time that some other means of
sewage disposal is available to serve the property.
3. A document describing the engineered septic disposal system and the required
maintenance contract shall be put to record in the chain of title prior to the
issuance of a certificate of occupancy for a dwelling on this property using the
system.
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® PRIMARY AND 75% RESERVE '
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SEPTIC SYSTEM WILL CONSIST OF to "'` /''
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FOOTPRINT AREA FOR DRAIN FIELD 4.4 !;
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CLASS 3B WELL REQUIRED. �'-
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CERTIFIED SURVEYORS,
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.,.. .../.,, CHARLOTTESVILLE,• VIRGINIA
. —
van der Linde Homes
2820 Hydraulic Road • Charlottesville • Virginia • USA • 22901
:;2 (434) 973-0889 (434)973-7259
Date: Thu, Jul 15, 2004 Total # of pages including cover sheet: 2
To: Amelia McCulley Recipient Fax: 972-4126
From: Peter van der Linde Sender Fax: 434-973-7259
Sender E mail: vd1h1@earthlink.net.
Memo:
> This is to confirm our request to withdraw from the August 3, 2004 variance
request agenda.
> We have also submitted an AOSE application for a certification letter for a
well and septic system (copy of letter attached) on this lot.
> Thank you.
RECEIVED
coMM0N1r( DEVELOPMENT
Fax•Fax•Fax•Fax•Fax•Fax•Fax• Fax•Fax•Fax•Fax
FaxD1ania",01992 Tnaker Company.
T 'd Gs2L-EL6 ( t'Et' ) I l au..Jo0 R'1ged dt70 : T 0 170 i7 I I nC
John Y. Gooch, P.E. p IDS'teve Gooch, C.P.G./A.O.S.E.
4 "
'hone (434) 293-7449 eSZZ7L �-InC- Fax (434) 293-5137
1821 Broadway Street Charlottesville, Virginia 22902 wwwgooch-eng.com •
July 9, 2004
Mr. Peter van der Linde
Van der Linde Homes
2820 Hydraulic Road
Charlottesville, Virginia 22901
Re: Application for Certification Letter
Lot 21
Glenaire
Albemarle County
Dear Pete:
Enclosed is an AOSE application for a certification letter for a well and septic system
for Lot 21 at Glenaire Subdivision. With the septic easement on Lot 20, an
engineered system (primary and 100% reserve) is being proposed for a 3-bedroom
house.
If you have any questions,please let us know.
Sincerely, •
Gooch Engineering and Testing,Inc.
Steve Gooch
Encl.
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