Staff: Blake Bowen – Assistant to the Zoning Administrator V-11632-21-UP-2
ARLINGTON COUNTY, VIRGINIA
DATE: March 5, 2021
APPLICANT: Sheila Conlin Fahy
LOCATION: 2917 24th Street North
ZONING: “R-10,” One-Family Dwelling District
LOT AREA: 6,344 Square Feet
GLUP DESIGNATION: “Low” 1-10 units per acre
SUBJECT: A use permit request by Sheila Conlin Fahy, the owner, to permit a street setback of
12.3 feet to the wall and eave instead of 25 feet to the wall (21 feet to the eave) as required from 24th Street North; re: a second story addition over an existing front porch on an existing one-family dwelling in the R-10 zoning district, on the premise known as 2917 24th Street North (Woodmont).
RECOMMENDATION: Adopt the attached Proposed Resolution granting the Use Permit
request with conditions.
ORDINANCE REQUIREMENTS:
Setbacks from any street, for all one- and two-family dwellings and their accessory structures: No
structure shall be located less than 25 feet from any street right-of-way line [Article 3, Section 3.2.6.A.1(e)].
Encroachments allowed into required yards and courts
The following unenclosed uses may encroach no more than four feet but not nearer than five feet to any property line: Balconies; eaves, trim and fascia boards and similar architectural features; window wells and areaways; decks and patios that are eight inches or higher from finished grade; stoops; and attached stormwater planters and similar features [Article 3, Section 3.2.6.A.3(a)(3)].
Nonconforming one-family dwellings and two-family dwellings permitted to add on to or expand pursuant to §16.2.4.E may construct, within applicable height limits, an addition over an existing
Board of Zoning Appeals Agenda Item V-11632-21-UP-2
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one-family or two-family dwelling encroaching on a required setback or yard area provided there is no more of an encroachment into the required setback or yard than that of the existing wall below it, and providing that new construction may not take place over encroaching garages or porches [Article 16, Section 16.2.4.E.1].
EXISTING CONDITIONS: The subject property is an approximately 51-foot wide interior lot
containing 6,344 sq. ft. of land area. The subject property is zoned “R-10,” One-Family Dwelling District. This zoning district permits one-family detached dwellings on lots that measure a minimum of 80 feet in terms of their average lot width and contain at least 10,000 square feet of land area. The General Land Use Plan (GLUP) designation is “Low” 1-10 Units per acre. Per Arlington County Real Estate Assessments records, the existing two (2) story main dwelling was originally constructed in 1934. The existing main dwelling is situated 13.4 ft. from the south (front) property line along the 24th Street North right-of-way, with a front porch encroaching an
additional 1.1 ft. into the front yard, situated 12.3 ft. from this same right-of-way. In regard to its side yard setbacks, the existing main dwelling is situated 4.6 ft. from the west (side) property line and 5.9 ft. from the east (side) property line. The setback from the north (rear) property line is approximately 78 ft. The existing main building footprint measures 1,324 sq. ft. (21%), which is below the maximum of 3,920 sq. ft. (28% coverage) for a one-family detached dwelling in the “R-10” district with a qualifying front porch but without a detached rear garage. The total existing lot coverage of 1,788 sq. ft. (28%) is below the maximum of 35% allowed for a one-family detached dwelling in the “R-10” district with a qualifying front porch but without a detached rear garage.
PREVIOUS BZA ACTIONS: V-10217-08-UP-1: On June 11, 2008, the BZA approved a use
permit to permit a left side yard of 6 ft. instead of 8 ft. as required and an aggregate side yard of 22 ft. instead of 24 ft. as required and a distance between the main dwelling and an accessory structure of 3 ft. instead of 8 ft. as required for a one (1) story rear addition with basement and deck. The addition approved by the BZA in this case appears not to have been built, so this approval is null and void.
PROPOSED CHANGES: The applicant seeks to undertake a renovation and expansion of the
upper level of their home to address a leak in the roof. The expansion will raise the roof over an existing attic/storage space between two (2) existing gables, and create an alcove measuring approximately 60 sq. ft. of additional habitable space. The height of the eastern gable will also be raised to better align with the height of the western gable. The wall of this new alcove will be situated 12.3 ft. from the front (south) property line along the 24th Street North right-of-way. The
wall of the new alcove will not encroach any further than the existing front porch; however, this Use Permit is required because Article 16 of the ACZO does not permit construction over nonconforming porches. This renovation and expansion project will affect neither the main building footprint nor the total lot coverage of the subject property. The proposed main building footprint measures 1,324 sq. ft. (21%), which is below the maximum of 3,920 sq. ft. (28% coverage) for a one-family detached dwelling in the “R-10” district with a qualifying front porch but without a detached rear garage. The total proposed lot coverage of 1,788 sq. ft. (28%) remains below the maximum of 35% allowed for a one-family detached dwelling in the “R-10” district with a qualifying front porch but without a detached rear garage.
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STAFF ANALYSIS:
1. Would the proposal promote compatibility of development with the surrounding neighborhood because the overall footprint size and placement are similar to the structures on the properties surrounding the subject property and would the proposal help preserve natural land form, historical features and/or significant trees and foliage?
The proposal would be compatible with the surrounding neighborhood because the overall placement would be similar to the structures on the properties surrounding the subject property. Listed below are examples of other nearby homes that encroach into the required 25-foot setback from the right-of-way.
The footprint of the main dwelling, which is not increasing with the current application, will still be complaint with the by-right coverage requirements established in Article 3, Section 3.2.5. Listed below are other nearby homes that have a similar or larger main building footprint compared with the current proposal (i.e. 1,324 sq. ft.)
Address Street Right-of-Way Setback from
Line Approval
Distance from the Subject Property
2905 24th St. N. 6.4’
(Wall of Main Dwelling) Dwelling built in 1934 Approx. 106’
2909 24th St. N. 8.8’
(Wall of Main Dwelling) Dwelling built in 1934 Approx. 54’
2910 24th St. N. (1-Story Right Side 10’
Addition)
BZA Variance
V-9691-04-1 Approx. 49’
2923 24th St. N. 12.6’
(Wall of Main Dwelling) Dwelling built in 1930 Approx. 54’
2922 24th St. N. 13.2’
(Wall of Main Dwelling) Dwelling built in 1930 Approx. 69’
Address Main Building Footprint Distance from the Subject Property
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Furthermore, the proposed renovation and expansion will not adversely affect natural land form, historical features, or significant trees or foliage.
1. Would the proposal adversely affect the health or safety of persons residing in the neighborhood?
The proposal would not adversely affect the health or safety of persons residing in the neighborhood.
2. Would the proposal be detrimental to the public welfare or injurious to property or improvements in the neighborhood?
The proposal would not be detrimental to the public welfare or injurious to property or improvements in the neighborhood.
3. Would the proposal be in conflict with the purposes of the master plans and land use and zoning related policies of the County?
The subject property is zoned “R-10”, which permits one-family detached dwellings by-right. The GLUP designation is “Low residential” 1-10 units per acre. The proposed renovation and expansion project is not in conflict with the purposes of the master plans and land use and zoning related policies of the County. The total proposed lot coverage is indicated to be 28%, which remains below the maximum of 35% allowed for a one-family detached dwelling in the “R-10” district with a qualifying front porch but without a detached rear garage.
COMMENTS FROM NEIGHBORS: As of the writing of this report, Staff has received a
document compiling e-mail correspondence with the surrounding neighbors. This document includes indications of support from the owners of 11 properties surrounding the subject property, as well as from a rental tenant living in one (1) of the 11 properties.
CONCLUSION: Staff recommends that the Board of Zoning Appeals adopt the attached
Proposed Resolution approving the Use Permit because the encroachments requested are compatible with buildings and/or structures on surrounding properties. The proposed renovation and expansion project will not adversely affect land form, historical features, and/or significant trees. In addition, the proposed renovation and expansion project will not adversely affect the health or safety of persons residing in the neighborhood, nor will it be detrimental to the public welfare or injurious to property or improvements in the neighborhood. The proposed renovation and expansion project will not conflict with the master plans and land use and zoning related policies of the County.
2909 24th St. N. Approx. 1,476 sq. ft. Approx. 54’
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PROPOSED MOTION: I move that the Board of Zoning Appeals adopt the attached Proposed
Resolution approving the Use Permit V-11632-21-UP-2, subject to the conditions listed in the
Proposed Resolution.
PROPOSED RESOLUTION
WHEREAS, the Board of Zoning Appeals (“BZA”) has held a duly advertised public hearing on March 10, 2021 on case number V-11632-21-UP-2 for a Special Use Permit to permit a street setback of 12.3 feet to the wall and eave instead of 25 feet to the wall (21 feet to the eave) as required from 24th Street North; re: a second story addition over an existing front porch on an existing one-family dwelling in the R-10 zoning district, on the premise known as 2917 24th Street North (Woodmont), and
WHEREAS, the BZA finds that the proposal will not affect adversely the health or safety of persons residing in the neighborhood; and,
WHEREAS, the BZA finds that the proposal will not be detrimental to the public welfare or injurious to property or improvements in the neighborhood; and,
WHEREAS, the BZA finds that the proposal will not be in conflict with the purposes of the master plans and land use and zoning policies of the County; and,
WHEREAS, the BZA has determined that the modification is compatible with development in the surrounding neighborhood and that the structure’s overall footprint size and placement are similar to comparable structures on other properties in the County and the proposal would help preserve natural land form, historical features and/or significant trees.
NOW, THEREFORE, BE IT RESOLVED that the BZA hereby approves Special Use Permit case number V-11632-21-UP-2, subject to the following:
1. The applicants agree that the structures shall be constructed in accordance with the footprint shown on the survey, and the architectural drawings attached to the staff report dated March 5, 2021 and that the footprints may not be enlarged, and the setbacks approved by the BZA may not be reduced from what is shown on the attached plat and/or architectural drawings.
2. The applicants agree that the portions of the proposed addition that are encroaching on the required setbacks shall not be enlarged or further built over, and the unenclosed portions will not be enclosed.
3. Unless the Zoning Administrator deems otherwise, the applicants agree to submit to the Zoning Division for review a certified location survey plat(s) showing the as-built location of the proposed renovation and expansion project.
Department of Community Planning, Housing and Development
Note: These maps are for property location assistance only. They may not represent the latest survey and other information.
V-11632-21-UP-2 2917 24th Street North 04-026-062 1,200.00 Case Location(s) Scale: 1:
County Use Only
Date Placard Posted____________ By___________________________ Removed _____________________
DEPARTMENT OF COMMUNITY PLANNING HOUSING AND DEVELOPMENT Zoning Division.
2100 Clarendon Blvd, Suite 1000, Arlington, VA 22201
TEL 703.228.3883 www.arlingtonva.us
BOARD OF ZONING APPEALS
APPLICATION FOR USE PERMIT AND VARIANCE
BZAR21-00005
Permit Number: Submittal Date:
Property Address:
Project Name: 2917 24th St. North- front roofline
Applicant Name:
2917 24th ST N, ARLINGTON, VA, 22207 Sheila Conlin Fahy
12-Jan-2021
Applicant Role:
Property Owner: Sheila Conlin Fahy
Additional Contact: Sheila Conlin Fahy Additional Contact Role: Legal Owner
Parcel Number: Previous BZA Cases:
04026062 V-10217-08-UP-1
Type of Request:
Description of request:
Use Permit
I needed to solve the problem of a leak in the vestibule of my house. After the ceiling & walls were removed – it appeared the source was a hole in the plywood under my metal roof. My plan is adding a small 2nd floor room above the vestibule and expanding the knee walls of the front right gable - to more closely match the front left gable.
Total Lot Area (SF):
Existing Lot Coverage (SF): Proposed Lot Coverage (SF): Existing Main Building Footprint (SF):
Proposed Main Building Footprint (SF):
6344
1788 1788 1324
1324
The applicant has read and understands the BZA’s guidance on neighborhood outreach: þ
þ
Sections of the Zoning Ordinance the applicant is requesting relief from:
§3.2.6.A.1.e: Street setback requirements for one & two-family dwellings and their accessory structures
R-10 Zoning District Applicant Information Property Owner Property Information Project Information
All materials submitted as a part of this public process are available through the FOIA process:
Acceptance Date: 21-Jan-2021
From: Sheila Conlin <[email protected]>
Subject: Arlington Count ty Zoning Appeal - Disclosure statement - notarized Date: January 12, 2021 at 12:29:23 PM EST
To: Arlington County Zoning Board of Appeals Members
From: Sheila Conlin Fahy – Owner
2917 24
thSt. North, Arlington, VA 22207
Re: Statement of Justification
Date: Tuesday January 12, 2021
As I explained in my letter to neighbors to tell them about this
project – we are applying for a variance from the Arlington
County Zoning Board to fix a problem at our home.
Above is a drawing of our current house.
As many of my neighbors knew - we had a serious leak in
our vestibule and found there is a hole in the metal roof
between our two gables.
While we fix the problem roof - we would also like to
reclaim a bit more room on our second floor - by raising
roof above the vestibule – which will change the way water
flows on this section of our house. (Thus avoiding
possible future leak problems.) We would also like to
slightly increase the gable on the right to be more in line
with the one on the left.
(above is proposed change to our home)
I have responses from eleven of the people residing on
our little one block long street. (One gent owns three
houses on the block – including the ones on either side of
mine)
I have added their reactions to my project in another document
in this online application process. All are positive.
But there are some particular issues I was told to address in this
note to the Board.
Compatibility with surrounding homes.
Almost all of the houses on our street started as vacation
cottages for people trying to get out of the heat of Washington,
DC – in the 1930’s. While our lifestyles have changed
substantially in the last 90 years – the love of charming
architecture and houses appropriate for our lot sizes – has not
changed. This proposed change will bring more charm to our
home and enhance its alignment with many of the surrounding
cottages. Some of my neighbor’s comments will reinforce that
belief.
That the proposal will not affect adversely the health or
safety of persons residing in the neighborhood.
The proposed changes to my home will most certainly NOT
adversely affect the health or safety of my neighbors. It is a
solution to a problem roof in my home – that will give us a bit
more-square footage. And it promotes compatability with other
houses on our street.
That the proposal will not be detrimental to the public
welfare or injurious to property or improvements in the
neighborhood.
As you will see in some of the comments from my neighbors,
they agree that this improvement to our home will positively
affect the aesthetic visual of our house on the street –
therefore being a positive to all the houses on our block. The
proposed improvements would bring our home closer in design
to other Cape Cod style cottages on our street. It does not
change the footprint of our home’s exterior on our lot. There by
preserving the current land formation and trees and foliage we
all enjoy in our neighborhood.
That the proposal will not be in conflict with the purposes of
the master plans and land use and zoning related policies of
the County.
The proposed changes are in line with the master plan for the
county – in that no trees are being removed and the percentage
of the land being covered is not changing. The build is going up
– above existing covered land.
Hardship justifies variance
The lots in this neighborhood are all unusual shapes. But this
variance I’m applying for is because I am asking to expand
square footage above an open porch. The proposed project will
not bring my house any closer to the county easement line then
it currently is. The close proximity of our homes to the county
easement – is due – in part to the narrow nature of our little one
block long street. It is SO narrow – we do not have sidewalks in
front of our homes.
DRAWING: ISSUED:
2015
CONLIN-FAHY
RESIDENCE
2917 24TH STREET NORTHARLINGTON VA
W I L L I A M
W
H E E L E R
A
R C H I T E C T
4818 MacARTHUR BOULEVARD NW WASHINGTON DC 20007 202.705.6951
Conlin-Fahy Residence
Door Schedule Permit Set
Door # FIRST FLOOR 101 102 Model/Size Type Existing Existing SECOND FLOOR 201 202 Existing (2) 2'-0"x 6'-8"
DOOR TYPE LEGEND A B Material A Wood/Glass A Wood/Glass B Wood B Wood Finish Interior Ptd. Ptd. Ptd. Ptd. Finish Exterior Notes Ptd. Ptd. Ptd. Ptd.
Exterior door: see elevations for design, lite pattern, and adjacent alignments Interior door: (see notes below)
GENERAL NOTES: SEE DRAWING AND SPECIFICATIONS FOR ADDITIONAL INFORMATION 1
2
See specifications for door allowances, if any.
Contractor is responsible for coordinating required jamb depths and for providing jamb extensions where necessary for wall thicknesses shown.
INTERIOR DOOR DESCRIPTION 1
2 3
Interior doors shall match existing wood stile and rail design, painted.
All details on interior doors, including hardware and casing, to be specified by owner. All new interior openings that do not receive a door shall be metal beaded, drywall openings
Conlin-Fahy Residence
Window Schedule Permit Set
Window #Model/Size Type
FIRST FLOOR
101 Existing to remain Double Hung 102 Existing to remain Double Hung 103 Existing to remain Double Hung
Material Finish Exterior
Finish Interior
Wood Wood Wood
painted Wood Wood Wood
painted Wood Wood Wood
painted 104 Existing to remain Casement Wood Wood Wood
painted 105 Existing to remain Casements Wood Wood Wood
painted
SECOND FLOOR
201 Existing to remain Double Hungs
203 New 36" w x 45" h Double Hung 204 Existing salvaged
unit
205 Existing to remain Double Hungs
Wood Wood Wood
painted 202 New 36" w x 24" h Awning Wood Wood Wood
painted Wood Wood Wood
painted Casement Wood Wood Wood
painted Wood Wood Wood
painted
GENERAL NOTES: SEE DRAWINGS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION 1 See specifications for window allowances, if any.
2 Windows are based on Pella Architect Series Traditional. Grill pattern described on elevations. Windows shall be wood-painted, as noted. 3 Provide alternate pricing for windows from comparable brands, with same features as scheduled.
4 Head height of new windows shall match head height of existing windows on same level, unless noted otherwise.
5 Contractor is responsible for coordinating required jamb depths and providing jamb extensions for wall thicknesses shown.
6 Egress windows shall meet the following code: min. clear opening of 24" height, 20" width and 5.7 square feet. Max. sill height of 44". Operable.
Operable.
Notes
WINDOW DESCRIPTION
1 Window exteriors shall be Western Pine, painted. Sizes given for new units are sash sizes. 2 Window interiors shall be standard Western Pine, factory primed & field painted.
3 Any grilles shall be simulated divided lites 7/8" wide, with mill-finish aluminum spacer bar. 4 Window sills shall be painted wood (refer to elevations).
5 All glass shall be double-pane insulating, tempered, argon filled, low "E." Safety glazing where required by code.
6 Glazing shall be a U-factor of at least .35 and SHGC factor of at least .4 and shall be determined in accordance with NFRC table values. 7 Fenestration is listed and labeled as meeting AAMA/WDMA/CSA 101./I.S. 2/A440 or does not exceed code limits per NFRC 400. 8 Glazing bead profile shall be standard beveled.
9 All operable windows shall be installed with manufacturer's standard screens. Screen frames shall be white.
HARDWARE NOTES
1 For casement windows, provide folding handle, and standard multi-point lock. 2 All exposed hardware shall be white, unless noted otherwise.
3 Provide samples of all hardware for Architect and Owner review and approval prior to fabrication.
N 50°53'00"W 45.95'
S 39°07'00"W 45.95'
PT 11
PT
10
PT
11
N 35°16'30"W 118.18'
S 63°39'00"E 56.27'
SITE PLAN BASED ON INFORMATION FROM SURVEY PREPARED BY DOMINION
SURVEYORS DATED 10/12/2004
24TH STREET NORTH
PT
10
PT
12
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2917 24TH STREET NORTHARLINGTON VA
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DRAWING: ISSUED:
2015
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2917 24TH STREET NORTHARLINGTON VA
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DRAWING: ISSUED:
2015
CONLIN-FAHY
RESIDENCE
2917 24TH STREET NORTHARLINGTON VA
W I L L I A M
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DRAWING: ISSUED:
2015
CONLIN-FAHY
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2917 24TH STREET NORTHARLINGTON VA
