Deputy Zoning Administrator -- 2 July Response to WCA Letter on Sycamore Street Structure

ARLINGTON COUNTY, VIRGINIA
DEPARTMENT OF COMMUNITY PLANNING,
HOUSING AND DEVELOPMENT
PLANNING DIVISION
ZONING ADMINISTRATION
#1 COURTHOUSE PLAZA, SUITE 812
2100 Clarendon Boulevard
ARLINGTON, VIRGINIA 22201
(703) 228-3883 i fax (703) 228-3896

Ms. Ellen Jones
President - Williamsburg Civic Assoc.
6052 Little Falls Road
Arlington, Virginia 22207

Re: Construction at 6430 North 27th Street

This letter is in response to your letter requesting information about the construction of the dwelling at 6430 27th Street North. I have enclosed copies of the staff report, a copy of the minutes of the meeting, and other information concerning the Variance. Also enclosed are two plats, one showing the location of notices posted in the neighborhood and the other showing the properties notified by letter.

The Variance permitted a left side yard of 7.6 feet instead of 8 feet as required by the Zoning Ordinance and setbacks of 24.6 feet and 17.1 feet from 27th Street North and North Sycamore Street, respectively, instead of 25 feet as required by the Zoning Ordinance. The Variance allowed for the construction of a second story addition over the existing dwelling and a two-story addition to the existing dwelling.

As a condition of the Variance, the property owner was required to keep the north and east walls of the house intact as shown on construction plans submitted with the Variance application. The property owner did completely demolish the dwelling. A Stop Work Order was issued and the property owner was required to rebuild the north and east walls before resuming construction.

Under Section 1, Definitions, at the time the Variance was approved, the Zoning Ordinance provided that building heights in "R" districts (for gable, hip or gambrel roofs) shall be calculated by averaging the mean height level between the eaves and the roof ridge measured from the curb grade at the front of the lot at a point midway between the two lot lines. The approved construction plans for the above referenced property show a building height of 35 feet measured to the point between the eaves and the roof ridge. The roof ridge as shown on the construction plans is taller than 35 feet.

The height of a structure is not usually verified by an exact measurement. The distance from floor to ceiling for each floor is shown on the construction plans. The building inspectors measure from floor to ceiling to make sure that the structure is being constructed as shown on the construction plans.

Multi-family dwellings are not allowed in the "R-6" zoning district. However, a group home (a home for the elderly, for example) of up to eight unrelated people is allowed by-right in the "R-6" zoning district. If it comes to the attention of the Zoning Office that the structure is not being used in accordance with the Zoning Ordinance, then the owner will be required to bring the structure into compliance with the Zoning Ordinance.

Based on the approved construction plans, zoning staff has calculated the site coverage to be 44 percent. I have enclosed copies of the inspection records on the property as you requested. The USBC (Uniform Statewide Building Code-1996) is available for sale in Inspection Services (Room 804), or otherwise available in Arlington County Libraries.

If you have any other questions please contact me at 703-228-3178.

Sincerely,

Tony M. Burnette
Board of Zoning Appeals Coordinator

Cc: Susan Bell
Bob Brosnan
Terry Russell
Mike Lewis
Hung Tran

• 5 February 1999 Memo from Marjorie D. Lex, Deputy Zoning Administrator
• Board of Zoning Appeals -- Minutes, 10 February 1999

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