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HomeMy WebLinkAboutVA200400019 Review Comments 2004-12-07 STAFF PERSON: Amelia McCulley PUBLIC HEARING: December 7, 2004 STAFF REPORT VA-2004-019 OWNER/APPLICANT: Richard A. Cooper (owner) / Paul Grady (applicant) TAX MAP/PARCEL: 57 / 32 ZONING: RA, Rural Areas and EC, Entrance Corridor Overlay ACREAGE: 2.0 acres LOCATION: North side of Route 250 West and Route 752 (Mechums Depot Lane), just west of the intersection of Routes 250 / 240 / 680 TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from Section 10.4 Rural Areas Area and Bulk Regulations in the Albemarle County Zoning Ordinance. The applicant requests a variance to reduce the front yard setback from 75 to 60 feet from Route 250 and Mechums Depot Lane, a variance of 15 feet. The variance will allow the location of a new house on this lot. The applicant is proposing to permanently locate the dwelling which is currently on the property on a flat bed with wheels. RELEVANT HISTORY: • VA 94-04 Daniel Shifflett was approved with conditions on July 12, 1994. This variance involved the redivision of four (4) parcels into three (3) as follows: the combination of parcels 32B, 32C and 32E and part of parcel 32 to create a new building lot Y of 0.72 acres; to subdivide from parcel 32 building lot X of 0.72 acres, which leaves a residue of just over 4 acres. The variance allowed the reduction in acreage / increase in density on the residue of parcel 32 from 5.647 acres with three (3) dwellings, to just over 4 acres with three (3) dwellings. The portion of parcel 32 was added to the combination of parcels 32B, 32C and 32E for the purpose of area for septic field. Condition #3 of this variance limited the approval to two (2) years from the date of BZA approval. It also required the removal of one of the three dwellings on parcel 32 such that no more than two dwellings remain. The resubdivision plat was signed by the County on April 3, 1995. Parcel X was expanded to 1 .478 acres. One of the two mobile homes was removed within the time allowed. Therefore, condition #3 of the prior variance approval has been met. • VA 03-08 Cooper / Grady was submitted on June 2, 2003. This variance was a request to amend VA 94-04 in order to subdivide 4.819 acre parcel 32 into two parcels with a minimum 2.0 acre lot size. Deputy Zoning Administrator, Jan Sprinkle, reviewed the variance request and determined that it was not VA 2004-019 Cooper/Grady December 7, 2004 Page 2 necessary because it was not in conflict with VA 94-04. The variance file was voided and it was not heard by the BZA. • The applicant moved the proposed house onto the property (on a flatbed with wheels) some time prior to submitting the subdivision plat. He was informed that this was not permitted and it needed to either be removed or be placed on the property with the proper permits. He submitted a building permit application and asked for time in order to have a subdivision plat approved. • SUB 2004-0255 Paul Grady was approved on September 9, 2004. This administratively approved plat subdivided 4.819 acre parcel 32 into two parcels: 2.819 acres with the existing residence and the 2.0 acre subject parcel with the existing mobile home. PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: The subject property is a 2.0 acre parcel which is the result of a subdivision approved this year in September. The lot is V-shaped and has frontage on both Route 250 and Rt. 752 Mechums Depot Lane. Lickinghole Creek is located in the northern (rear) of this parcel. The 100 year floodplain running east-west across the parcel occupies almost half of the land, mostly in the northern leg of the V. A 30 foot RWSA easement running east-west across the parcel also bisects the land. The actual edge of pavement for Route 250 is about 30 feet from the front property line / edge of right-of-way. This parcel is currently built with a mobile home. The applicant is proposing to remove this mobile home in order to locate his home on the land. This is necessary due to the acreage of the property - which can only accommodate one dwelling. The primary drain field as determined by a Soil Scientist will be located under the existing mobile home. The reserve field will be located closer to the road frontage and in front of the primary septic area. The new well is located between the existing driveway and Mechums Depot Lane, 100 feet from the primary drain field. For the location of a new house, there is a side setback of 25 feet from the new property line between this parcel and the 2.819 acre parcel on which the existing frame residence exists. The grade drops off significantly with critical slopes beginning immediately behind the existing mobile home. Given the constraints of the front and eastern side setbacks, the limited location for the septic area and the presence of floodplain and steep slopes - the available building site is extremely limited on this parcel. Therefore, staff concurs that the applicant has an undue hardship. APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance criteria provided by the applicant and comments by staff follows: Staff comments are written in italics and follow the applicant's comments. The applicant notes that the variance is necessary: VA 2004-019 Cooper/ Grady December 7, 2004 Page 3 Hardship • Because of the front setback requirement, the house would be pushed over the edge of the hill, limiting buildable site area. • Moving the house - don't want to maneuver the house on fill. Staff finds the applicant has an undue hardship for the reasons stated under "property description and qualifying conditions." We also note that creating a building site on critical slopes through extensive fill activity would not be permitted without a different variance. 1. The applicant has provided evidence that the strict application of the ordinance would produce undue hardship. Uniqueness of Hardship The applicant notes: • There is a very limited building site - front and side setbacks, 100 year floodplain, cliff, etc. Staff notes that this number and combination of building constraints is unique. If the suitable soils for septic were not so limited, it might have been possible to locate the new house where the existing mobile home is located and better comply with the front setback. 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: • The house will still be well screened by trees. • The extra wide right-of-way of Route 250 West is the problem. The proposed house location is setback further than the existing mobile home. A newer home setback further from Route 250 will not be of substantial detriment to adjacent property or to the character of the area. We will note that the house on the trailer has existed for some time and it does not have a positive impact on the character of the area. For that reason, staff recommends a limited time period for this variance so this may be accomplished sooner rather than later. VA 2004-019 Cooper/ Grady December 7, 2004 Page 4 Staff also notes as a separate matter that the applicant's photos (#4 in particular) show a pile of tires and other refuse which needs to be properly disposed of. We anticipate that this will be cleaned up soon, regardless of when the house is erected. 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 . The mobile home and any associated refuse shall be removed to the Zoning Administrator's satisfaction, prior to the issuance of a certificate of occupancy for the new home. 2. The home on wheels must either be removed or must be permanently located on this property within six (6) months of the date of the BZA approval of this variance. * During this variance review, Staff has noticed that the plat shows a shed on this property probably does not meet the minimum 6 feet side setback. 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Y' f ./�-,.ram � n a c�� �ntwni 7R ^ b : .,`-d ?c -`1 • a 4 T .' ,44.0.Ep' v..F i • • � fie:. N r 1 .Q- ' ^• `• '�fiw \y Y^ i>• �+ AfF '� r ;_e..,, •or \I'.••• .nu. �� ` 1: --'4 11 ' 'i. ''' '...� A� .,a�✓L►� l.�! '2 Rk7 e''": S �_� .._. � �fi .lG�c e!r4` •- I� - .ems. ~+% 4 .M`I•.t i� '-�\�T�.f�. :N� t 7 .- ��',- Y " i �6#4T. i ul�• , _".'_lr �y�, -.j�a11r Y , ,,,. a r iii'f" E ,t F �-R if• 7.�, `'''' y r � ✓ A y,' • '.i. T �4 at'•. a „� \4�i:.� a1r '� ;ls• 1� 'y ' - •^ ... .a c ' ' , •S y-:yr/- ram .: N. '+- - . . Y' ,> 74 e' .r, ,• S °t♦.• }r - `- "� f r 1 Si�,'Y.n 1 z , it ` `I - ,` j` % .� -w *A a °,4 1 • ' v `fit 1 4 - �.. r l•H tea-iYIA �►�ab. " NOTES: • v. r, CURVE TABLE " '' E 1.) Zoning: RA `�' CURVE LENGTH RADIUS DELTA CH. BRG. CH. LENGTH Setback Limits: 75' from State Route 250, 25' from State Route 752, 25'Side, and 35'Rear. These setbacks 2 ><.3 t ' Cl 278.17 1955.00 8'09'09" S44'34'34"W 277 94 are per the current zoning ordinance and are not intended to be restrictive covenants running with the land. 'aLI o v rx e; " C2 30.00 1955.00 0 52'45" S49 OS'31'W 30.00 2) • Both parcels hove a 30 000 square foot building site that meet the current zoning requirements. "'mil a o o e1 ((( 3.) Remaining Division Rights: None. U `4 u i n e E_ 4.) Current Owner Richard A. Cooper Q e m cc i ec LINE TABLE D.B. 1879, page 102 (/] a, LINE LENGTH BEARING D.B. 1463, pages 311-312 (plot) e 5.) A portion of the property lies within Flood Zone A' a H.U.D. 100 year flood plain, shown hereon and e L1 23.84 N86'49'38"E S drafted by scaling dimensions from flood Insurance Rate Mop Community Panel 510006 0195 B, effective dote L2 28.33 N56'14'22E December 16, 1980. The remainder.of the property falls within Flood Zone C', on area of minimal flooding. L3 53.11 NSS'26'51'E C do 0 RAILWAY 6.) The stream buffer shown hereon shall be managed in accordance with the Water Protection Ordinance of e 47 L4 75.28 N65'24'28"E Albemarle County. • L5 17.83 N17'43'26'E 7.) The western line of the 2.819-Parcel from Point A" to B" is token from a survey recorded in Deed Book .S p• 1463, page 312. A current field survey was performed for the 2.000-Acre Parcel. ao L6 39.69 N48 26'22'E °' L7 57.44 S03'35'36'W ,:' S7.32' a o L8 68.93 N86102'21"E v� o \ft / y •` L9 105.12 N76.32'Ot'E p0 Point "A' ••Z� OWNER'S CERTIFICATION: ♦ a;R L10 70.00 S69'32'32"E U l , • ° • L4 �h L6 The division of the land described herein is with the free �^l1 o w L11 9.61 S47'32'17"W consent and in accordance with the desire of the C/ 'C L12 23.95 S36 24'48'W " undersigned owners, proprietors and trustees. Any reference d 3 56.06 $2601'45yy N539'37E 26.19 A to future potential development is to be deemed as sj9L14 156.0668' S1601'45W • theor r only. All statements affixed to this plat ore true Ce aJ and orrect tot be my knowledge.CR \>,�. N/F Alexander H. Kitchin ( f f 1 nil D.B. 1576, Page 678 Richer A. Cooper DateCLi D.B. 1463, page 311-312 (plot)011aCill) " if N/F Helen A. Keyes Trust IA r, T.M.P. 57-32A ACKN WLEDGMENT OF SIGNATURE.• ,t D.B. 2187, page 376 I �� �Ses Signed before me,2r�4 my presence, this 3Yq day of T.M.P. 57-35 d \ d+b\ �epkt* bU I y IRS 3 ) eS M C', 862� Notary Public for the County/City of *tan-o-le." a.1 otlili �, i..-'1 's s� I, CI) �Sr RO OF My commission expires /Ulay 31,o��S p M < N Portion of T.M.P 57-32 Z "r 2.819 Acres APPROVED: ° "' 5 . / a �'4 / V w e �t•!w►1c g1 Z 5 \ County of Albemarle Department o Plarl� Dote W I- 71 Z VV m ... re © $+ Z '�' / N m e W 0 L.0.00 i I 0°- . r ........ ,..„...„ N p �p N. C) a V rn QUAW� I poll, * i. //ate O Route 752 ; h AREA SUMMARY a Q W 19�.. Meehums 6E2 Sh - ?d4�s �° Depot Lone el N/F Alexander H Kitchin o0 0 m J' ` �' D.B. 1879, page 93 o J Ad ..,tJcp ` IRS / D.B. 1463, page 311-312 (plat) T.M.P. 57-32 4.819 Acres a Q �� o u, / T.M.P. 57-328 less Z000-Acre Parcel -2.000 Acres 0 = Revised T.M.P. 57-32 2.819 Acres U i- o > CC VICINITY MAP A o II o�° i'� 30' R.W.S.A. Easement, approximate location p SCALE: 7'-2,000' °'t°) o�,�Ft scaled from plat recorded in Deed Book 1463, I .4 a, IL co >m aQ �ig� /<g page 312. Q O Q v . '(- 7` Stream Buffer extends to 100 yeartits„ Z Flood Plain, or 100' beyond wetlands ` "'= t9 I 0 CC 2 or top of bank if no wetlands exist. _ a. , yam_ 1 t W W s W t���' APP1e Existing �'` —.•••., ��AVTA OF Y CO 0 I \ 1 Residence ; �o o o�'_ �Pc r=i> L.f o4408 Mechum c O,oc4� o o_ — — ��. El- g L ` ,�\ Depot Lane i'`To• �--...r r! s REVISIONS J• �Portion of ` •�-1 v r / �12•• CHERYL A.STOCKTON Z AUGUST 9,2004 riD 6 L I T.M.P. Ac - . /' • L1. _ — No.2a25 2.000 Ac i 95' / i ..........L11 STATE.ROUTE 752 c% Z°pr/ AUGUST 19,2ooa /� /„,„6 / i ../ �MECHUMS DEPOT LANE 145 / Drain IRS '� f/ / p / 30' PRESCRIPTIVE R.O.W. t�k0 SOO1:to O Drain' i �' / / AUGUST 30,2004 1 ram/ - , ! T.M.P. 57-42 75ri, $ts mg Mobile "A / DESIDNEDBP Home, To B poi ..P.,S�TBaer� Remove ' •v/ GRAPHIC SCALE DRAWN BY CAS ` / • IRS eo o » A 120 N0 SCALE CHECKED 1'=60' _ 00 • The 2.819-Acre Parcel will have S53'44.36"W 237.22' f // Del t'3 9 o1"W43)7•85 Point "B" access off State Route 752 only. DATE. AUGUST4,2004 r ord,z45'00 57 There will be no access off Route PROJECT NUMBER: Monument U S. ROUTE 250 Monument r `Cn t t ! 250. 1 Web _ m ft CV04143-01 Found ROCKFISH GAP TURNPIKE Found lF.j4- VARIABLE WIDTH R.O.W. • 1 ' '' % .i i ••% 8q 1 ER. ��°,, fin:;f3•``b:'7 1-•' .! y/r l(�'fi'4 f s� / ... �t w: zF/ f r. .6, C• �i3P BEAVER CREEK 57-72A: 5 • i1EsERVO/R' Y ri44' s> \ r//...�''4V1y�,•�T y;�iD'•r •—•_• ,� - �V7�nS�f .til ` /.. ).....,,,rt;—, !:44.`'..i44;\............r.....::•<7 s 9'''' ' ), . .c:,..44-.#.'.:1::;'1.!?,,.: '''.\ *i (. ---...,,,.,...,.) -1 2-4 (--- .•-... -8 [680 �'o �,\1 57-9B �' A ' -0 ,.'Z ti\f/ J%S, 77 ' f 1 Vii '6 f 57451' • 0 ,,,y�,' �pit,. 57-15 P 3j), t, 4 1f �_ / 15lit �6� 9 t �� Y► , -10A �ilii .• i 5 \\ ", \ 4., -7-? . ') TIO °IA Oil' ..,1, ..., 1 "itio \ 2400iiii,-,,-111.4771 .1� �:, 57 29E4 s . ,_. �O IA ,�� �.: ?9F 308 ‘'e A�. \ SEE 57B 41- =I ,imi. �� t. BROWNScgA y''^P �'� t� ...5; AA' V- ..,, — = Sir (' 1 a, h 240 • �7-30A 5430 T�o � I I iI � 357-81-AL� 1 �. 1. ' / , Ciii %Q..1';,„.,;:....f.,',::.::;''':;.:I.'.7:1-,"•-••...... __,..r rim. 7:79A: .. ... '.. Part 2 r' (13 ,/' ti y �' \ Y s7. 57-B1J •��v y y y 4j` CC t'�;c'r ?. j GyVZ � , Ir' SCC 5J,:i� `'v •` I :O t. „ �` a �� �1 4.; N J Y as).(::::::-.. ^o � 682 57-81 H \ y0, ^y�. <f y tr s J`7-42 I._\ 57.536 1 vi ���\-, t 57 10pIlmv...„ , , y • ' to /� 57-53A1 if..." 02 Val! 4v \ �G ( - 5� a /' •) 1 h /: 5 57-1 i J 411:440kitiN4: * m s7.117 \ 1�1_``'= a Air 4. ' 1`. ,\;•, SEE 58A1 Part 1 6. -, 57 1.. 6% lotto -4/ - Ps: ‘..isalli, • \ 52B •-5..2° y^,, 0, J 5„AAP t. 57-52C 111:00 Sj. -. , • -. n) '-' A� 773 /, 1 57-13\\S„...4.,7 'pi y 1 it S) ,•,`• Pliti 'V 57_52 57•928 glip • 4 :,,,, I .tk� �� \ 157-654A. 4s')�4...li IIV 4 4.), {r S 111 J 41 c' J -ADO -�,-- , ... ... ...,. • N C ..• 4 ,...6• 4No„ ‘„ „,,, \ 51 SF 1 if ` bS I 40 i � BSA Vilk 6 Z.57-46 m, 9 57-s0s'', 5749 57-46Cr.110rsI., tr) s'09 1t:: .k. .. 1 57-48 4; •r-'4::,_:,.✓r�• 57-46A1 l> \ , ` ,: : O. 57 �> •� SEE 73A .� 5748A 073 l , Tax Map: Scale Albemarle County 057 � Feet ' ..1 s `) 0 800 1,600 2,400 k I44410, ` rts: c l� Note: This map is for display purposes only and £ 1120, �"� shows parcel and zoning information as of 12/31/2003. 11 , Zoning information updated: 7/20/2004 i See Map Book Introduction for additional details. Zoning Loge n.+ ' rilp I, r r RURAL AREAS .? PLANNED UNIT DEVELOPMENT 4 -. LIGHT I I . USTRY VII 1 A(;F PFSIr1FNTIAI . ---.•-..•.. • - ._ - """'"�