HomeMy WebLinkAboutVA200400012 Review Comments 2004-08-03 STAFF PERSON: John Shepherd
PUBLIC HEARING: August 3, 2004
STAFF REPORT VA-2004-012
OWNER/APPLICANT: Judith and Dana Burch (Owner) Palmer or Dana
Burch (Applicant)
TAX MAP/PARCEL: 20-15B
ZONING: Rural Areas- RA
ACREAGE: 0.928
LOCATION: 5600 Advance Mills Road at the intersection of Route 743
and Route 641
TECHNICAL REQUEST AND EXPLANATION: The applicant requests a variance from
Section 10.4 that requires a 75- foot front setback. This variance is necessary to allow
the construction of a storage building on an existing foundation that is located 49.13 feet
from the edge of the right of way of Route 743, a variance of 26 feet. The foundation is
18.5 feet by 40.8 feet.
RELEVANT HISTORY: On January 7, 2003 the Board of Zoning Appeals approved (by
a vote of 4-1) VA-2002-27, a variance to allow the demolition of the existing
nonconforming structure and the reconstruction of a dwelling on the existing foundation.
On September 2, 2003 the Board approved (by a vote of 5-0) VA-2003-010 a
modification of the VA-2002-27, to allow the demolition of the structure and the
reconstruction of a dwelling. On February 30, 2004 the Applicants applied for a variance
that would allow the construction of the storage building on the existing cellar. That
application could not be processed because the cellar appeared to be in the flood plain.
That request was deferred three times while the applicant worked with a surveyor to
determine the exact location of the limits of the flood plain on this site. Faced with a
request to defer the application a fourth time, staff requested and the applicant agreed
to withdraw the application until the flood plain information was available. The current
application is the same as the prior variance, VA-2004-4. The current variance is not
related to nor does it amend the variance for the dwelling.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This 0.928-acre parcel
is improved with a 3,170 square foot structure and a 288 square foot storage shed.
There is also a concrete walkway and the remnants of a cellar located to the south of
the building. It is staff opinion that the owners now enjoy reasonable use of their
property. Therefore, it is staff's opinion that this request does not meet the criteria for a
finding of undue hardship. However, there are other factors the Board may wish to
consider.
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Page 2
The parcel is constrained by a 75-foot front setback and a 100-foot buffer from the
Rivanna River. Since the parcel is less than 175 feet from the right of way to the edge of
the river the stream buffer and the front setback overlap. There is no portion of the
parcel that is not encumbered by either the setback or buffer.
The County Engineer has reviewed the "Plat Showing Structure Elevations" prepared by
Trueline Surveying, Inc. and has determined that the southwest corner of the foundation
is located at, but not within the limits of the 100-year floodplain. Therefore, this structure
is not subject to the regulations of the Flood Hazard Overlay District.
The Water Resources Manager has confirmed that this project would be considered to
be redevelopment per section 17.321 (2) of the Water Protection Ordinance. The
proposed improvements to the cellar will require approval under these regulations. That
approval may be subject to a mitigation plan per Section 17-322.
A report prepared by Dames and Moore for the Department of Planning and Community
Development in 1995 states that the store and grist mill were established on this
property in 1884. The store burned in 1946 and the mill burned in 1948. The mill
foundation is a nonconforming structure. Zoning staff has not identified any
nonconforming uses associated with the structure.
The Historic Preservation Planner notes that the property is in the Advance Mills
Historic District which is listed on the National Register of Historic Places. (See
Attachment C.) The mill site and the store site are each included on the list of 23
contributing resources in the district.
It is staff opinion that the open cellar may be considered to be unsafe. The applicants'
proposal to build a storage building on the existing foundation would eliminate the
hazard. This safety concern about the open cellar may be addressed in a variety of
ways including the demolition of the existing foundation, the filling of the existing
foundation or the construction of a roof system on the existing foundation.
APPLICANT'S DESCRIPTION OF REQUEST: "We seek a variance to replace the
walls and roof on top of the entire length of a prominent and important foundation on our
property. Existing wall measure 13 feet high on the public side facing the historic bridge
and we plan a clapboard structure (in keeping with the historic scenery) to replace the 8
foot walls to repair those lost to fire. Set back requirements for new building construction
being 75 feet from the road, would prevent us from replacing the walls on all of this
structure. We would be forced to limit our repairs to only 70%."
APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance
criteria provided by the applicant and comments by staff follows:
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Page 3
Hardship
The applicant comments that the variance is necessary:
Strict application would: (1) prevent our enclosure/removal of a physical hazard, (2)
prevent the conservation of the economic value and unique character of our property,
and (3) prevent protection of the historic scenery and charm of the village of Advance
Mills itself due to this structure's unique location.
Staff acknowledges that the site is constrained by its size, the 75 foot setback from
Route 743, the 100 foot stream buffer and the flood plain on the property. However, the
property is currently improved with the building that was once the Advance Mills Store.
The BZA has approved a variance to allow the demolition of the existing building and its
replacement with a dwelling. It is staff opinion that the owners now enjoy reasonable
use of their property and therefore, this request does not meet the criteria for a finding
of undue hardship.
1. The applicant has not provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes:
This hardship is clearly unique to this property.
Staff agrees that the existence of the open cellar on the property is unique. Staff also
supports the applicants' effort to reduce the danger of someone falling into the cellar.
However, there are several options available to the applicant to deal with this hardship.
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:
As per 1 & 3 above (in the Applicant's justification for a finding of hardship), this
variance would not only not be a detriment to the character of the district, in fact it is
directly important to preserving the character of the district.
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Staff comments: Advance Mills is a designated historic district listed on the National
Register of Historic Places. This is a State and Federal program which is supported
within the Albemarle County Comprehensive Plan. We do not have an historic zoning
district in the Albemarle County Zoning Ordinance. However, this historic designation
and the impact of decisions on it, are relevant in discretionary land use decisions such
as variances. Preservation of historic resources is one of the goals of the Rural Areas
zoning district.
Based on the Preservation Planner's memorandum (Attachment C), staff recognizes
that there is a possibility depending on how it is designed, that the proposed changes
to the mill foundation could lead to its loss as a contributing historic resource. We
therefore recommend deferral to allow the applicant to confer with the Department of
Historic Resources (DHR) as to a proposed design which will maintain its status as a
contributing structure. (We acknowledge that we did not account for the fact that
Advance Mills was on the National Register of Historic Places during the review of the
variance for the replacement of the store.) That said, it is staff's opinion that the
construction of a storage building on the mill foundation does not in and of itself,justify a
finding of substantial detriment to the zoning district. If the design is approved by DHR,
the historic designation would not be jeopardized.
The foundation already exists. There are no dwellings on adjoining parcels in the
immediate vicinity of the proposed storage building. Again, staff recommends deferral in
order to better address this criterion. In the event the Board finds cause to approve this
variance, staff has recommended a condition to limit the construction to a one-story
building.
3. The applicant has not 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: Since not all three criteria for approval have been met,
staff can not recommend approval of this variance. Staff recommends deferral to allow
the applicant to confer with the Department of Historic Resources as to a proposed
design which will maintain the status as a contributing structure.
However, if the Board finds cause to approve this request, staff recommends the
following condition:
1. This variance is limited to the construction of a roof with a pitch not to exceed 8/12
on the existing foundation. A second story above the foundation is not permitted.
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Attachments: A- Photo of foundation
B- Sketch of proposed storage building
C- Memo from Julie Mahon re: Historic Resources Review
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STEVE GARRETT, PLS ��_ ---" --_ N 84.3-0.5119 w " S 69 3 TMP 20— 15 B
2193 MOUNTAIN BROOK DRIVE LOT 2
CHARLOTTESVILLE, VIRGINIA 22902 TMP 20-15A
meatD.B. 2329 P. 662 STATE ROUTE ALBEMART,E COUNTY, VIRGINIA.
PH: (434) 296-4113 1641\ JUNE 1 , 2004
2003 125 01
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HOLLY TREE FARM
1785 FRAYS MILL ROAD
ADVANCE MILLS, VIRGINIA
July 22, 2004
RE: Variance Request, VA-2004-004
Tax Map 20, Parcel 15B
We are adjacent property owners of the captioned property in
historic Advance Mills. Our farm view and subsequent value
will be directly affected by any construction on the Burch
property. We wish to voice our support of the building plans as
submitted by the Burch family. These property owners have
taken great effort to comply with all the various County &
State regulations. Their attempt to rebuilt the structures on the
general store property has been beset by a multitude of
restrictions. As residents of Advance Mills, we appreciate that
these regulations are in place to protect our community.
The historic character and charm of Advance Mills has always
been the guiding force in the Burch family plans. This is
clearly reflected in the design for the new building to be
constructed on the present store site. The design draws from
images of the original grist mill, the cornerstone of this historic
neighborhood. The adjacent barn-storage building will draw
from its predecessor, which burned down with the original
store structure. The Burch plans to rebuild a similar structure
on that foundation is a further step towards restoring the
original character of our historic Advance Mills community.
As residents of Advance Mills, we are both excited by and look
forward to the rebuilding of this central property.
Respectfully,
R and Donna Martin
G rri 4ZP° ye
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Page 1 of 1
John Shepherd
•
From: Jack Kelsey
Sent: Tuesday, July 13, 2004 11:24 AM
To: John Shepherd
Subject: Tax Map Parcel 20-15B (File: FPI-003)
John,
The "Plat Showing Structure Elevations" prepared by Trueline Surveying Inc. and submitted 12 July
2004 for Tax Map Parcel 20-15B has been reviewed.
According to FEMA Regulations, in areas designated "Zone A" (floodplain determined by approximate
methods) we are to use the best available information when determining if a structure is located within
the floodplain. In this case the best available information is the study report "Floodplain Information
North Fork Rivanna River Albemarle County, Virginia" by the US Army Corp of Engineers (1973) and
the plat elevations.
Based on the report and the ground elevation at the southwest corner of the foundation, it appears this
corner is located at (but not within) the limits of the 100-year floodplain. The ground elevation at the
northwest corner of the foundation is approximately 1.5 feet above the floodplain elevation. The
remaining two corners of the foundation are more than 9 feet above the floodplain. Lastly, the finished
floor within the foundation is approximately 7.5 feet above the 100-year flood elevation.
Since no setback from the 100-year flood limits is required by FEMA regulations or the County Code
and the finished floor is more than 1 foot above the floodplain elevation, a building permit for
improvements may be allowed in accordance with 18-30.3.02.2.
Please contact me if you have any questions.
Sincerely,
Jack M. Kelsey, PE
County Engineer
Community Development Department
County of Albemarle, Virginia
jkelsey@albemarle.org 6
lea-(434)296-5861 ext 3376 '"
6:49tL0416°
7/13/2004
John Shepherd
From: Julie Mahon
Sent: Thursday, July 15, 2004 12:30 PM
To: John Shepherd
Subject: Advance Mills Mill
1. Advance Mills Historic District (Department of Historic Resources (DHR) #002-5024) is a designated historic district
listed on the National Register of Historic Places based upon historic contexts of commerce, industry, transportation, and
architecture/community planning.
2. The National Register statement of significance is as follows: Advance Mills is a well-preserved example of a milling
community that operated well into the 20th century. The mill, dam and the store, with their 19th century stone foundations
found along side of 20th century poured concrete structures, graphically illustrate the evolution in building technologies
during those periods.
3. The district consists of 23 contributing and 7 non-contributing resources (buildings, sites and structures), which reflect
the district's period of significance that spans from 1810 to 1948.
4. The Advance Mills store (c. 1948) and mill site are contributing resources to this district.
5. Changes in the integrity of the existing mill foundation (a structure) and/or the store could lead to a reclassification of
these resources as non-contributing rather than contributing to the character of the district.
6. Adaptive reuse and interpretation of these resources with minimal structural changes based upon the Secretary of the
Interior's Standards for the Treatment of Historic Properties is strongly recommended.
Julia M. Mahon, Historic Preservation Planner
County of Albemarle, Dept. of Planning & Community Development
401 McIntire Road
Charlottesville, VA 22902-4596
434-296-5823 x 4572
Fax 434-972-4012
1
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sTsv$ GARRETT. PL9 N 84"30'51.' W- S 69 3o TMP 20-15 B
2193 MOUNTAIN BROOK DRIVE LOT 2
CHARLOTTESVILLE, VIRGINIA 22902 TMP
e 2329 P. 662 STATE"ROUTE �EMARTLE COUNTY, VIRGINIA
PH: (434) 296-4113 641
JUNE 1, 2004
2003 125 01
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