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COUNTY OF ALBEMARLE
Department of Building Code and Zoning Services
401 McIntire Road,Room 223
Charlottesville,Virginia 22902-4596
Building Code Information FAX(804)972-4126 Zoning Information
(804)296-5832 TTD(804)972-4012 (804)296-5875
June 13, 1997
Mark Keller
301 E. High Street
Charlottesville, VA 22902
RE: Board of Zoning Appeals Action
Variance Application, VA-97-07
Tax Map 76, Parcels 54, 54P, 54N 1 & 54Z
Dear Mr. Keller:
This letter is to inform you that your variance application, VA-97-07, was heard by the Board of
Zoning Appeals on June 9, 1997. The Board unanimously(5:0) approved the request with the
following condition: Approval of this variance is limited to a fuel storage tank at this location. It
shall not preclude the replacement with a smaller tank; however, approval is not granted for a
larger replacement tank. There shall be no replacement tank without the approval of the Zoning
Department.
This variance approval allows relief from Section 21.7.2 of the Albemarle County Zoning
Ordinance to decrease the setback from 50 feet to as much as 20 feet to allow a structure adjacent
to residential zoning.
If you have any questions, please feel free to contact our office.
Sincerely,
crciti
• =74,,,t.
Jan Sprinkle
Zoning Assistant
cc: W.A. Pace, Jefferson National Bank
a
STAFF PERSON: Amelia McCulley
PUBLIC HEARING: June 9, 1997
STAFF REPORT VA 97-07
OWNER/APPLICANT: Jefferson National Bank
TAX MAP/PARCEL: 76/54, 54N1, 54P, & 54Z
ZONING: Commercial Office
ACREAGE: 13.64 acres
LOCATION: On the north side of Stagecoach Road, approximately 0.13 miles
south of its intersection with Fifth Street Extended.
REQUEST:
The applicant seeks relief from Section 21.7.2 to reduce the setback for a structure adjacent to
residential zoning from 50 feet, to a setback no closer than 25 feet. This is an approximate 25
foot variance from the section which states, "No portion of any structure, excluding signs, shall be
located closer than fifty feet to any residential or rural areas district." This request is to allow an
above-ground fuel storage tank to remain as shown on the approved site plan and as it is presently
located on the property.
Background
The site plan submitted and approved for the facility, currently approaching completion, included
as part of its service yard improvements an above-grade fuel storage tank which would provide
fuel for a back-up power supply system for the complex. The tank is located to the rear of the
property on a concrete pad within a confined yard at the toe of a significant manmade slope. At
the top of the slope is residential property which supports dwellings.
Recently the tank itself had been delivered and placed on its concrete supports. In the process of
obtaining a mechanical permit it was discovered that the tank location does not comply with the
zoning setback requirements.
Page 2
VA 97-07
June 9, 1997
The applicant's justification includes the following:
HARDSHIP
In order to comply, it would produce undue hardship insofar as it would require complete
removal and reconstruction of the tank, heavy concrete pads, concrete supports and underground
piping. This could cost $12,000 or more. This situation is a simple oversight on a series of
parties, which now places a significant logistical and financial hardship on Jefferson National
Bank, who is trying to move into the facility in July.
The zoning ordinance definition of structure is very broad. If considered a structure, this should
be further refined specifically as an accessory structure. An accessory structure enjoys decreased
setbacks.
Please also consider these points:
• The BOCA Code requirements will not be violated by approval of this variance;
• A large, steep slope separates the tank from all adjacent residential property, the tank
being located at the bottom of the slope. Many neighbors cannot even see the tank from
their homes due to the topography.
• The tank is neither regularly used nor filled. It serves as a back-up system. When filled, it
will contain diesel. It is not as highly volatile as other bulk fuel. In any event, the site is
located in reasonable proximity to the responding fire station.
UNIQUENESS
This combination of circumstances is unique. It is unique that an error such as this reaches this
stage before it is corrected. At this point, it is very expensive and difficult to make the change
necessary to comply. The topography of the property such that the steep slope creates a natural
visual buffer is also unusual
IMPACT ON THE CHARACTER OF THE NEIGHBORHOOD
It appears that the tank as it is presently located, will not be visible from any of the adjoining
houses. It also appears that if it is relocated to comply with the setback, it will be visible. As
mentioned in "Hardship," there is little to no difference from a safety concern.
Page 3
VA 97-07
June 9, 1997
RELEVANT HISTORY:
Jefferson National Bank site plan was approved in November, 1995 with a minor amendment
approved on December 20, 1995. The building permit was originally issued in November, 1995.
STAFF COMMENT:
This is an unusual and unfortunate situation. Human error is the cause for the tank to fail to meet
setback requirements. As case law has shown, however, human error is not absolute justification
for the granting of a variance. There are substantial financial costs and difficulties involved in
requiring compliance. Justification for a variance can not be based entirely on financial
implications or inconvenience to the applicant It is necessary that we consider the criteria as
delineated in the State Code.
This property was acquired in good faith with the intention of developing as they have proposed
and have been approved. This property has frontage on two roads, Fifth Street Extended
(entrance corridor) and Stage Coach Road. There is about 1400 feet of frontage along the
entrance corridor. It is subject to architectural review and received a certificate of
appropriateness. The topography of the property is such that it rises from the road in the front to
the residential area in the rear. The shape of the property is somewhat elliptical (like a football).
This operations center requires a backup power source. Imagine that the site is not built and the
tank is not onsite, and we are planning the development We should consider where this fuel tank
should best be located. Protection of the entrance corridor and language in the ordinance about
screening service areas guide planning the location of structures such as this. There is suggestion
that they be located behind buildings and/or screened in some way. (Incidentally, the loading and
other service areas are within the same area as the tank.) Other generalized language requires a
minimum separation from residential or rural areas The BOCA Code stipulates a minimum
separation of this tank from the building Location of the tank at the required setback would
likely result in a tank which is more visible to the residences. All things considered, development
of the property for a facility such as this, would lend itself to the location of the tank adjacent to a
steep slope in the rear service area. This conclusion is not grounds for the finding of undue
hardship and the granting of a variance.
Staff is of the opinion that of the three positive findings necessary for the granting of a variance,
this request meets two and does not meet one. The two positive findings are as follows:
Page 4
VA 97-07
June 9, 1997
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;
It is unusual for parcels to have this combination:
• Have as much as 1400 frontage on an entrance corridor;
• Be a lot with double road frontage with residential zoning to the rear;
• Be of this shape (like a football);
• Lay such that the further to the rear of the property and adjacent to the residential area,
the higher the grade.
It is not frequent for errors to arise which involve such significant costs and efforts to correct. Of
these types of errors, many are resolved by the purchase of a portion of land to move the property
line or the like. That option is not available here. The remaining option if the tank is not
relocated is the rezoning of a portion or all of the residential property in the area of encroachment.
3) The applicant has provided evidence that the authorization of such variance will not
be of substantial detriment to adjacent property. The applicant has provided evidence that
the character of the district will not be changed by the granting of the variance.
The tank exists and would remain as-is We have not received complaints regarding the location.
These setbacks are created to provide protection of the residential use from nuisance aspects of
the non-residential use. The typical nuisances are noise, dust, smoke, concerns about safety, and
visual implications. This tank is a passive use which will infrequently be used. The steep slope
should provide a visual buffer The fact that it meets the BOCA Code indicates compliance with t
a recognized set of safety standards
STAFF RECOMMENDATION:
Because one of the three necessary positive findings is not fully satisfied, staff must recommend
denial.
1) The applicant has not provided evidence that the strict application of the ordinance
would produce undue hardship;
Strict application of the ordinance will require the relocation of the tank and related piping. This
also involves breaking up pavement and redesigning the parking area It may delay certain plans
for opening because the final surface treatment in this area can not be applied until this is
complete. The cost for correction is estimated to be about $12,000. This was not done as willful
noncompliance with the regulations; it was an innocent, human error on both our parts.
This is a hardship in terms of cost, effort and convenience. However, staff is unable to consider
this to be undue hardship.
1
Page 5
VA 97-07
June 9, 1997
Should the Board find cause fora approval, staff recommend
s ds the following condition:
1. Approval of this variance is limited to a fuel storage tank at this location. It shall not
preclude the replacement with a smaller tank; however, approval is not granted for a larger
replacement tank.
general share/bldg&zon/a neha/va97o7
County of Albemarle
Department of Zoning
401 McIntire Road
Charlottesville, VA 22902-4596
(804) 296-5875 FAX (804) 972-4060
VA- 619-0q DATE: S
FEE: $95. 00 rd STAFF:Awift
VARIANCE APPLICATION
OWNER (as currently listed in Real Estate)
Name licA, T)14- Phone �' 072, 140
Addre0. b51,11 2 .
APPLICANT (if different from above) I
Name A•ISc , � Phone ( �2- l(1 u
Address PS . lk( 0>rk\t1Q JA, VTR
CONTACT PERSON (if different from above)
Name 44_ Ow Phone ( ) -
`Day Phone (IR ) 17)- OJ 2( -� 2
Address -. • Akk
LOCATION: ;, l QSJ' 0-
PLEASE PROVIDE A DESCRIPTION AND JUSTIFICATION OF YOUR REQUEST ON
THE BACK OF THIS SHEET.
OFFICE USE ONLY ! c
TAX MAP ')67 , PARCEL - P ; TM P ; TM -2(o , P �74-4J a J12a 2
ZONED: l 5 ORDINANCE SECTION:
Board of Zoning Appeals Date: ( / 3 /97
( ) Special Permit ( ) Variance _
( ) Proffers
BZA ACTION:
1) VA-97-07 . Jefferson National Bank, owner and applicant.
(Signs #5 & 6) The property is located on the north side of Stagecoach
Road approximately 0 . 13 miles south of its intersection with Fifth Street
Extended. Tax map 76 parcels 54P and 54Z are zoned CO, Commercial Office.
; The variance request is to decrease the setback from 50 feet to as much
as 20 feet to allow a structure adjacent to residential zoning. \qlr\
d 9ZLV ZL6 P08 SSOIndBS ONINOZ/OOTS WOdd NVSE: LL L661-6Z-S
DESCRIPTIORN OF R QUE T: V i L•7.Z
04,16--12ktunadok-w4_
JUSTIFICATION SHALL BE BASED ON THESE THREE (3) CRITERIA:
1) That the strict application of this ordinance would produce
undue hardship.
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2) That such hardship is not shared generally by other properties
in the same zoning district and the same vicinity.
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3) 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.
INIIIIMESTWFMSJITIOMMIREIMILMMIlerNAIWILIMer
+' ► ►r �► :-.Ilr JI-fl IMM:lil±fli►tillt.IM i11IMM
The application may be deferred by the staff or the Board of
Zoning Appeals, if sufficient information necessary to this review
has not be submitted by the deadline.
I hereby certify that the information provided on this application
and accompanying information is accurate, true and correct to the
best of y knowledge and belief.
6F2
Si n to j Dat Receipt# Date
McKEE/CARSON
CONSULTING ENGINEERS
LANDSCAPE ARCHITECTS
PLANNERS
29 May 1997
Ms.Jan Sprinkle-Zoning Office
Albemarle County
401 McIntire Road
Charlottesville,VA 22902
RE: Jefferson National Bank Operations Center;Fuel Storage Tank
Dear Ms. Sprinkle:
Please allow this correspondence to serve as an attachment to and in support of the
current request for a variance application submitted herewith. Generally,the request is
for a reduction of the minimum yard requirement found in Section 21.7.2 of the
Commercial District regulations of the Zoning Ordinance. Specifically we are
requesting a reduction from 50' to 25' for an above-ground fuel storage tank.
Background
The site plan submitted and approved for the facility,currently approaching
completion,included as part of its service yard improvements an above-grade fuel
storage tank which would provide fuel for a back-up power supply system for the
complex. The tank is located to the rear of the property on a concrete pad within a
confined yard at the toe of a significant manmade slope. At the top of the slope is
residential property which supports dwellings.
Recently the tank itself had been delivered and placed on its concrete supports. The
Inspections Department was contacted by the contractor to acquire a mechanical permit
to provide physical connections to the tank. At this point in time it was discovered that
the tank,constructed per plans,was in violation of the above referenced ordinance
section. The permit has been delayed pending resolution.
As civil engineers for the developer,McKee/Carson had never before dealt with tanks
of this nature. Our office did not consider it to be a structure,but rather an accessory to
the building's mechanical systems. For that reason we did not restrict its placement to
areas 50' or more distant from the property line.
The site plans underwent thorough review by the County without this matter being
brought to our attention. It is likely that the tank could have been placed in a
conforming location in the same vicinity,however,it is now in place,along with a
sizable concrete pad and supports, and requisite underground piping from its location
to the building. We view this matter as simple oversight on a series of parties,but one
which now places a significant logistical and financial hardship on Jefferson National
Bank,who is trying to move into the facility in July. Consequently,we are requesting
relief from this unique situation through a reduction in the minimum yard requirement.
QUEEN CHARLOTTE SQUARE
256 EAST HIGH STREET
CHARLOTTESVILLE,VIRGINIA 22902
804-979-7522
FAX:804-977-1194
Ms.Jan Sprinkle
29 May 1997
Page 2
Justification
The entire matter centers around the fact that the fuel tank is considered by County staff
to be a structure. Were it considered an accessory structure it would be subject to a
minimum 6' setback with which it would conform-see Section 4.11.2.1. In review of
the definition of a "structure" in the ordinance one will find that the description is very
broad and hence not very"definitive." Witness:
"Structure: Anything constructed or erected, the use of which requires
permanent location on the ground,or attachment to something having a
permanent location on the ground. This includes,among other things,
dwellings,buildings,etc. For the purpose of the determination of
setback,signs shall be excluded as a structure."
The ordinance also defines accessory structures:
"Accessory Use Buildings or Structure:A subordinate use,building or structure
customarily incidental to and located upon the same lot occupied by the main
use or building."
This situation has never arose in reference to a storage shed, light pole, retaining wall or
other improvement within a setback,yet according to the definition of a structure they
would be treated the sameItems of this nature have always been regarded as "accessory
to the main use." It is felt that the fuel tank is also an accessory. It meets all the criteria
of an accessory use and its definition should be further refined specifically as an
accessory use,building or structure.
Beyond the above source of the situation before us,we would like to offer several salient
points which we feel strengthen our request and classify the situation as both unique
and benign. First, the BOCA code requirements governing these types of installations
will not be violated by an approval of the variance. Second,a large,steep slope
separates the tank from all adjacent residential property; the tank being located at the
bottom of the slope. Many neighbors cannot even see the tank from their homes due to
the topography. Next, the tank is neither regularly used nor filled. It serves as a
reservoir for a secondary emergency back-up power system for the bank. The primary
back-up system is provided through uninterrupted power sources within the building
itself. The fuel within the tanks is diesel. It is not as highly volatile as other bulk fuel
product. In any event,the site is located in reasonable proximity to the City fire station
on Ridge Street. The City fire department has stated that they respond to calls in the
subject area and beyond as a matter of policy. Finally,the neighbors have all been in
favor of the project from the outset. We have always kept them fully informed of our
plans and we expect that if they are present they will support our request.
• Ms.Jan Sprinkle
29 May 1997
Page 3
We hope this information assists you in preparing your brief of our request and also
forwards our cause. We appreciate your patience and assistance in this regard.
ASin erely yours,
fi
Mark E. Kell r
McKEE/CARSON
MEK:bpm
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THEIR APPROX/MATE LOGAT/ONS.' t3)1OTHERS (SEE ARCH/TECi"URA,4 RAWAIvG5)
A + ' COOR,D/HATE CONNECTION W/TN '
BUILD/NG CONTRACTOR AA1'D ---. -- _ _- _--
C
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y ` ' S2 /5 �� / 'ALL FOUNDATION Of1A//V 04/TLET ,PIPES l /- 45°'BEND , H•C
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with Old Lynchburg Road; elevation 446.05.
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- \
COACH ROAD TO BE RELOCATED WITH
ADEQUATE CLEARANCE FOR SEMI -
TRACTOR TRAIL ORS. NEW POWER
SUPPLY PER MECHAI\/IC-AL ENGINEER
O BE PROVIDED FROM POLES ALONG
-/-,12'x 8" TEE
S`�AGE COACH ROAD TO PROPOSED
/- B' G.V
T AA15FOR114ER /A/ SERVICE YARD.
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LINE EASEME
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TM 76
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GRADE FUEL STORAGE TANK RESIDENTIAL
MOUNTED ON CONCRETE PAD
WITH BOLLARD SURROUND.
SEE ARCH/TECTURAL SPEC/F/GAT/DNS \`
\ FOR DETAILS
OR,4QUE CHAIN
L/AW FENCE ,
TEMP- VADINa EASEMENT
SE.CURT&Q FRO/-1 4DdACE1VT !� '
OWNER
E DRA/N CONNECTION`
N AND /4ETA/NI/V6 WA4
t 4'WIDE Cj4AINLINK GATE-r74 tOMA,BLE LOCk
O, w % M,/&,-'sL 0 P E ,
SEE SHEF
McKEE/CARSON
CONSULTING ENGINEERS
LANDSCAPE ARCHITECTS
PLANNERS
QUEEN CHARLOTTE SQUARE
256 EAST HIGH STREET
CHAR LOTTESVI LLE,VA 22902
804-979-7522
Revisions:
/0-/7-95 AGZ:,VCY COMMENTS
AND GENERAL REVISIONS
/0 2& 95 /NSP COMMENTS
//-/-95 A.C.S.A. COMMENTS
AND ENG/NEEI?/NG COMMENTS
//-7-9.5 GEA/ L REV S
11-17-0--13 FOEL ?>4IfK SIZE
ADJ t e TMT-- (! T
//-29-95 fi,EV/S/DNS PER
CZ/ENT
Scale:
Y = 20'
Date:
August 8,1995
Project No.: 9420
Designed
By: MEK
Checked
By: RBM
II Sheet No.:
c
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