Week 3 Construction Update

The soil engineer found the soil to be good for building at the start of the week.  So, footing excavation took place on Thursday.  Then, the footings were poured on Friday.  The construction crew braved frigid temperatures from the polar vortex and a dusting of snow.  It was a little concerning to hear one of the guys say the footing plans were a bit confusing in one section.  Hopefully, they got it right.  The next task is to remove the soil from the trenches that were dug for the footings. 

Week 2 Construction Update

The construction front was relatively quiet this week.  The footings were staked.  An engineer is coming early next week to test the soil below the concrete slab.  If all goes well, the footings should be able to be dug later in the week.

At the end of last week, I submitted my second request to the City’s Board of Zoning Appeals.  The final site plans called for extending the wall height of 6.5’ around part of the property’s Idlewood Avenue frontage and return to the house in order to provide for full security, privacy, and traffic noise abatement of the private yard area.  Two facts led me to this conclusion:

(1) The private yard space will not be sufficiently secured for pets and children or have privacy with only a 4’ high wall facing Idlewood Avenue, which is a through street with an average daily traffic volume of 1,800 vehicles per the most recent Virginia Department of Transportation estimate.

(2) Noise from the Downtown Expressway reverberates off of brick houses on the south side of Idlewood Avenue and will create loud conditions in the private yard space without a 6.5’ wall height.

The City’s Zoning Department felt that the minor wall change required a second variance.  So, I had to submit a narrative, pay another $175 fee, schedule time to speak at the Byrd Park Civic League meeting in early February, and then attend a BZA hearing in early March to present my case. 

Groundbreaking

Official groundbreaking started on Wednesday, January 16! In just a couple of days, significant lot grading has taken place, including excavation of the driveway and garage.

It Begins

Trees down. Utilities staked. Porta potty placed.

Building Permit Approved

The building permit has been approved by the City! Next up is completion of the appraisal by the bank so that the loan amount can be finalized and funded. Fingers crossed that the appraised value comes in as expected.

As a part of the building permit process, an erosion and settlement (E&S) control plan was required due to the amount of land disturbing activity that will occur during construction. The builder recommended that in lieu of a plan, I agree to comply with the requirements as determined by the Erosion and Sediment Control Program Administrator. The requirements are based on the conservation standards contained in the City of Richmond Erosion and Sediment Control Ordinance (Article III, Chapter 14). They include E&S control measures to to prevent sediment from leaving the site, a temporary construction entrance, grading to provide positive surface drain away from the building, and permanent vegetation after final grading as prerequisite of issuance of the Certification of Occupancy.

Section 14-152 of the Code of the City of Richmond requires that a Performance Guarantee be posted. The bond amount is based on the estimated quantity of E&S control measures, the unit price from the Virginia Erosion and Sediment Control Handbook, 1992 and 20% of the total estimated E&S control measures cost. For the Idle Gray, that amounts to $3,650. Hopefully, it will be easy to have that money refunded upon completion of the house.

Bike Lane is Coming

The City will begin work in early September on the Grayland Avenue Bike Lane Improvement Project. The project, which runs between South Robinson and South Harrison streets, includes pavement markings and signage for bike lanes that allow cyclists to travel westbound on Grayland Avenue in a contraflow lane – a bike lane that goes in the opposite direction on a one-way street.  

The bike lane project will improve bicyclists’ mobility and safety by providing a separated buffered westbound bike lane that will greatly increase the level of comfort for bicyclists. Additional parking on Grayland Avenue will be provided immediately adjacent to the new bike lane. Studies have shown that overall, this project will lower instances of speeding and make it safer for all users on Grayland Avenue.

Construction is expected to last two months, weather and other outside factors permitting. The $250,000 project is funded through the Virginia Department of Transportation’s Revenue Sharing Program.

For more information, see http://www.richmondgov.com/BikePed/index.aspx and follow the link to the Grayland Avenue project.

Let's Get This Party Started

Final construction plans were submitted last week to obtain the building permit.  This week's tasks include signing the building contract and initiating the loan process with the bank.  Hopefully, it won't take more than a month to get the building permit since an expeditor is involved.  After the building permit is issued, the City’s tax assessor will inspect the property to qualify it for a partial property tax exemption given its location in a redevelopment and conservation areas.  While the tax assessor inspection will add another 1 to 2 weeks to the timeline, it will generate a significant tax savings over the next 10 years.  Given these next steps, the best case scenario for ground breaking is in about 6 weeks, which would be in mid-October.  With a 9 month build schedule, completion would be in late summer 2019, which will be perfect for a party on the multi-floor rooftop deck.

Siding Study

While waiting for estimates to come back from builders, the architect modeled lap siding versus panels on the sections of the house that will be fiber cement.  This is a potential cost savings. 

Budget

The architects finished the final construction documents on Monday, April 30.  The package consists of 24 pages sized 30”x42” that cover site grading, exterior hardscape, floor plans, foundation, ceiling and lighting, framing, elevations, 3-D model, sections, roof type, wall type, wiring, etc…very comprehensive.  Plus, there's a 3-D model.

After talking to three builders during the initial design of the house, I had narrowed it down to one I liked best and who had come highly recommended from a friend.  (Of the other two, one said the project wasn't really his specialty and the other one flaked out after an initial meeting).  After a first pass review of the plans, the proposed price from the builder is way too high.  So, I've contacted five other builders to discuss the project and see if there's a way to have the design fit my budget. 

Drawings Progress

Architectural drawings continue to be refined.  Here are some exterior images from the 3-D model.

Preliminary Garden Design

A preliminary garden design uses round forms to take advantage of the lot shape.  The yard will be sunken to sidewalk / street level to take full advantage of the sound barrier and privacy created by the wall on the north side of the property.

Initial Kitchen Design

Over the past few weeks, architect Derek and James have continued to refine plans.  Here's a preview of the kitchen in the 3-D model.  Still deciding between concrete or wood floors. 

Exterior Materials

An hour after the Board of Zoning Appeals meeting, architects Derek and James brought exterior material samples and we made selections.  Materials will include brick, fiber cement panels, fiber cement siding that looks like wood, and metal panels.

Zoning Variance

Because of the noise generated by the nearby Downtown Expressway and the City’s interpretation of the zoning ordinance that required a front yard in the rear of the property, I knew that I would require a zoning variance to build a wall that was 6.5’ in height (versus the allowable 4’ in a front yard) on the north side of the Idle Gray lot.  After initial discussions with the City’s Planning and Development Review department in December, they also pointed out a section of the zoning ordinance that would require more than the minimum yard setback on the Idlewood Avenue side of the property.  The yard setback posed an issue to building anything based on the irregular shape of the lot, so I needed to seek a variance for both wall height and yard setback.

In preparation for the March Board of Zoning Appeals (BZA) meeting, the City required that I:
- Discuss my project with neighbors
- Present my plans to the Byrd Park Civic League
- Submit a written narrative, photographs, proposed site plan, and proposed elevations of both the house and the wall

I accomplished the above by sending a letter to all neighbors within 150 feet of the property in January explaining my plans and talking to those who responded, presenting my plans at the February meeting of the Byrd Park Civic League, and submitting my written materials to the City by their due date of month before the meeting.  All neighbors I spoke with and all officers and members of the civic league supported my plan.  I spent a significant amount of effort to prepare the materials and make presentations.  Plus it cost about $10,000 in architect fees to have the site plan and elevations prepared.  The nerve racking part of the process was that my efforts and expsenses would be for naught if the BZA did not grant my variance request.

The BZA unanimously adopted a resolution granting my variance request subject to substantial compliance with the elevation drawings I submitted.

Lot Cleanup

A few weeks after closing on the lot, it was time to remediate the code violation on the property – vegetation that was 3 feet high versus the City ordinance that specifies a height of no more than 12 inches.  It took a weekend powered by two men, a 30-cu cm 4-cycle 17-in straight shaft gas string trimmer, and a brush cutter attachment to get the job done.

Architect and Preliminary Schematic Design

After closing on the lot in September, I engaged an architect, Derek, to design a modern house for the lot.  Derek came highly recommended to me based on a home addition and garage he had designed for my friends, Angi and Rob.  I gave Derek a floorplan that I had sketched out that I thought would meet the yard setback requirements of the property.  Derek worked with his associate James to create a preliminary schematic design for the Idle Gray.

13 Months to Close / Beverly Chaffin

Following the auction, I hired a real estate attorney to facilitate closing and more importantly title insurance for the property upon which the Idle Gray will be constructed.  While the City’s tax records showed the City acquired the property on 09/08/1976 as recorded in deed book 711, page 1730, a title search would confirm that and make sure I could take possession of the property without any title defects.

So that I could learn more about the parcel myself, I visited the Richmond Circuit Court Clerk’s Office to conduct an amateur title search, a skill I picked up while working at a real estate settlement services company while in college.  I found that the property (currently known as tax parcel 40) had been created by the combination of three other parcels (formerly tax parcels 25, 26, and 28) that had been acquired by the Richmond Metropolitan and Transportation Authority (RMTA) during construction of the Downtown Expressway.  At the end of expressway construction, RMTA deeded several properties back to the City, which is what deed in book 711, page 1730 details.  However, the deed has a clause that reads, “LESS AND EXCEPT AND EXCLUDING, …(iii) That parcel known and designated as Parcel 25 in Block W 1032 on sheet 12 of 49…”  That meant the deed gave the City two of three parts of the property but RMTA retained one of the three parts.  It also meant the City sold something to me that they didn’t fully own.

The title company identified the issue noted above too, since they’re the professionals.  To remedy the defect and issue title insurance, they required a quitclaim deed from RTMA for parcel 25.  Here’s a rough timeline steps after the auction:

• December 12, 2016 – City Council unanimously adopts ordinance 2016-289 to direct sale of the property in accordance with the auction
• Late December, 2016 – Title search completed with stipulation that quitclaim deed from RMTA for parcel 25 needed to issue title insurance policy
• January through May, 2017 – Several rounds of follow up with City Council representative and RMTA to obtain quit claim deed for parcel 25
• June through September, 2017 – Several rounds of follow up with City Attorney and Motley’s to resolve erroneous fee in settlement statement
• September 22, 2017 – Closed!

Following the title back to the original plat showed that Idlewood Avenue was formerly known as Beverly Street and Grayland Avenue was formerly known as Chaffin Street, as shown in the deed of partition between R. S. Crump and wife and others, dated March 20, 1907, and recorded in deed book 193-D, page 102.  So, the Idle Gray’s alternate ego could be Beverly Chaffin.

Did Someone “Lose” Their Sofa?

Soon after the auction of the lot upon which the Idle Gray will sit, someone “lost” their sofa on the sidewalk on the Grayland Avenue side of the property.  After filing a report via  SeeClickFix, the City’s Department of Public Works (DPW) removed the sofa.

Recently, DPW raised trash fees and changed their bulk trash collection program to a bi-weekly versus on-demand service. In moving to the new service, DPW excluded mattresses and upholstered furniture...you know, like a sofa that may have been lost on the sidewalk in front of your property. The Richmond Times-Dispatch wrote an article about the change.  Options for mattresses and upholstered furniture under the new program included hauling it to the dump yourself, paying $100 for a special pick up, or waiting for one of two annual neighborhood cleanup days (i.e., a sofa could sit on the sidewalk for up to 6 months).

Since the trash fee increase was supposed to "expand" the bulk trash program and because it seems unfair for responsible property owners to pay for cleanup of illegal dumping perpetuated by others, I spoke at the 2/26/18 City Council meeting in support of an ordinance sponsored by Councilwoman Gray that added mattresses and upholstered furniture back into the bulk trash program. The presidents of the Carver Area Civic Improvement League and the West Grace Street Association also spoke in support of the ordinance, while no citizens spoke in opposition to the ordinance. After an hour of debate and opposition by the Director of DPW, Council adopted ordinance 2018-027 in a 5-4 vote.  You can watch a video of the meeting here, and go to the 2:02:30 to 3:03:00 segment.

The new Bulk and Brush Collection program (that includes mattresses and upholstered furniture) should improve cleanliness of the City and prevent accumulations of dumped mattresses and upholstered furniture.

Going Once… Going Twice… Sold!

In 2016, the City ramped up their seizure and disposition of tax delinquent properties.  They planned an auction of 20 tax delinquent and 3 surplus properties on 08/23/16 at Motley’s Asset Disposition.  The lot upon which the Idle Gray will sit was one of the surplus properties and lot #21 in the auction, meaning it would be sold near the end of the auction.

Prior to the auction, I researched recent sales in the nearby area, though there weren’t many, so my data set was thin.  I had found a 2008 zoning confirmation letter issued by the City that the property was a legal and buildable lot, which seemed like a good signal that a house could be built on it.  The terms and conditions of the auction specified a 20% down payment to be able to bid, a 10% buyer’s premium added to the high bid, and a phrase in the closing section that “time is of the essence” (in bold and all caps).  The auction materials included the lot’s tax assessment value, which presented a price anchor for bidders.

At Motley’s, the property auction took place in the garage used for the auto auction.  Conditions in the garage were hot and humid given that it was late August.  When the auctioneer started bidding on the Idle Gray lot, a flurry of bids ensued until the high bid approached the tax assessment value.  So even before I had entered the bidding, the high bid exceeded the good deal for which I had hoped.  Because of the uniqueness of a vacant lot in the Byrd Park area of the City, I entered the fray of bidding.  The bidding came down to me and one other guy, who I presumed to be a doctor since he was in scrubs.

After winning the auction, I signed a sales contract with the city that specified the payment of the full purchase price by 09/30/16 and an abatement plan for code violations within 60 days of purchase.  For the Idle Gray lot, there was a clear code violation of overgrown vegetation.  In other words, the City was not following its own ordinance of keeping grass / weeds no more than 12 inches high.  Not quite leading by example since the City issued $114,047 in fines to 2,484 addresses in 2017 for grass that was too tall.

Sources:

O'Brien, Kerri.  "No free pass for Richmond residents with tall grass."  WRIC.  23 February 2018.  http://wric.com/2018/02/23/no-free-pass-for-richmond-residents-with-tall-grass/amp/.  Web. 15 March 2018.

Downtown Expressway

The lot upon which the Idle Gray will sit owes its creation to construction of Richmond’s Downtown Expressway, also known as Virginia State Route 195.  (Wait…shouldn’t it be called Virginia “Commonwealth” 195?)

Using access provided by the Richmond Public Library to articles published in the Richmond Times-Dispatch newspaper, I researched construction of the Downtown Expressway.  A few interesting facts include the following:

• In 1966, Virginia created the Richmond Metropolitan Authority (RMA) to promote expressways and related road and bridge systems, including the Powhite Parkway, a new beltway (Interstate 195) and a new bridge across the James.  The proposed infrastructure was dubbed the Richmond Expressway System, and had been prompted by traffic jams in Richmond, Chesterfield, and Henrico counties that started around the end of World War II. 
   
• The Downtown Expressway comprised one leg of the Richmond Expressway System.  It was described as an expandable, six-lane leg running from Beltline Expressway along the Idlewood Avenue corridor to a junction with the Richmond-Petersburg Turnpike near Main Street Station.
   
• The Downtown Expressway sliced off the northern tip of Byrd Park and cut a swath through the Oregon Hill, Randolph, and Byrd Park neighborhoods.  This displaced 900 businesses and homes, most of which housed working-class whites.
   
• Several groups of highway consultants argued for a more aesthetically pleasing boulevard with trees and landscaping instead of an expressway.  They also argued that a boulevard not connected to Interstate 95 would forestall flight to suburban shopping venues.
   
• The expressway opened in 1976.  It is credited with spurring development near the river (e.g., Federal Reserve building, various bank headquarters, and the James Center).  It also provided a quick way to exit Richmond, which is credited with prompting suburban residential growth and malls.

After winning the auction for the lot, I spent time at the Richmond Circuit Court to pull land records and better understand the history of the lot.  City of Richmond Plat Book 29, Page 69 illustrates how the Downtown Expressway sliced through the residential neighborhood surrounding Byrd Park, tore down homes, and created the lot that would become 2308 Idlewood Avenue. 

Sources:

Levi, Dean.  “Expressway Plans Unveiled 20 Years Ago.”  Richmond Times-Dispatch 30 October 1986: 16.  NewsBank Web 11 March 2018.  http://infoweb.newsbank.com/resources/doc/nb/news/0EB4F67B77BC36C1?p=NewsBank

Robertson, Gary.  “City at the Forefront of Ways to Go Places – Streetcards Major Agent for Change.”  Richmond Times-Dispatch 14 March 1999: 16.  NewsBank Web 11 March 2018.  http://infoweb.newsbank.com/resources/doc/nb/news/0EB4FB28A262DE83?p=NewsBank

Neman, Daniel.  “Richmond and Race - Valentine Center takes a look at relations from the 1950s to the 1970s.”  Richmond Times-Dispatch 14 April 2008: E-1.  NewsBank Web 11 March 2018.  http://infoweb.newsbank.com/resources/doc/nb/news/1201BE1E09B703C8?p=NewsBank

http://www.rmtaonline.org/wp-content/uploads/2016/09/RMTA5013.jpg.  Richmond Metropolitan Transportation Authority.  Web.  11 March 2018.