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SP200700027 Staff Report 2008-03-19
COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: SP 2007-27 Emmanuel Staff: Joan McDowell, Principal Planner Episcopal Church Planning Commission Public Hearing: Board of Supervisors Public Hearing: February 19, 2008 March 19, 2008 Owner: Emmanuel Episcopal Church Applicant: Emmanuel Episcopal Church Acreage: 13.503 acres Special Use Permit: Section 10.2.2 (35) churches TMP: TMP 70-13; TMP 70-13A; TMP 70- Existing Zoning and By-right use: 12 RA -- Rural Areas: agricultural, forestal, and Location: South side of Route 250; fishery uses; residential density (0.5 7599 Rockfish Gap Turnpike, unit/acre) Greenwood Magisterial District: White Hall Conditions: Yes DA (Development Area): Requested# of Dwelling Units: NA RA (Rural Areas): X } Proposal: site re-organization including Comprehensive Plan Designation: Rural expanded parking, future office/education Areas -preserve and protect agricultural, building, columbarium, memorial garden, forestal, open space, and natural, historic and bring education building into compliance:with scenic resources/ density (0.5 unit/acre) the special use permit Character of Property: Existing historic Use of Surrounding Properties: brick church and cemetery on crest of hill; Residential, agricultural, St. Nicholas wooded areas Orthodox Church Factors Favorable: Factors Unfavorable: 1. The location of the proposed 1. Some mature trees will be building is sensitive to the historic removed in order to accommodate surroundings and is supported by the the parking areas. Department of Historic Resources. 2. Some parking areas will be closer 2. The reconfigured parking would to Route 250 (in front of the provide appropriate areas for parking cemetery and the education which avoids destruction of some building). mature trees, considers the historic character of the site, and provides safe parking for the congregation. 3. No changes to the historic buildings on this site. RECOMMENDATION: Staff recommends approval of this Special Use Permit with conditions. Emmanuel Episcopal PC Report Page 1 STAFF PERSON: Joan McDowell, Principal Planner Rural Areas PLANNING COMMISSION: February 19, 2008 BOARD OF SUPERVISORS: March 19, 2008 SP 2007-27 Emmanuel Episcopal Church Amendment Petition: SP 007-27 Emmanuel Episcopal Church Amendment PROPOSED: site e-organization including expanded parking, future office/education building, columbarium,memorial garden ZONING CATEGORY/GENERAL USAGE: RA -- Rural Areas: agricultural, forestal, and fishery uses; residential density (0.5 unit/acre) SECTION: 10.2.2(35) COMPREHENSIVE PLAN LAND USE/DENSITY: Rural Areas - preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/density ( .5 unit/acre) ENTRANCE CORRIDOR: Yes_x No LOCATION: 7599 Rockfish Gap Turnpike (Rt. 250), Greenwood TAX MAP/PARCEL: Tax Map 70, Parcels 12, 13, 13A MAGISTERIAL DISTRICT: White Hall Character of the Area: Located in the Greenwood area on Route 250, the region around the church consists of hedgerows, heavily wooded areas, pastures, fields, historic homes and buildings, as well as scattered residential. Stockton Creek borders the property on the south. The Yellow Mountain Agricultural Forestal District and properties placed into conservation easement are in close proximity. The historic church was constructed around 1863 in the Colonial Revival style. Specifics of the Proposal: The applicant has submitted a Master Plan for the church site that includes - Existing: • Sanctuary—2 story brick with basement • Arcade — a double arcade and garden separates the sanctuary and the parish hall • Parish Hall - offices/kitchen/fellowship building — 1 story brick with basement • Marston/LaRue House — historic manse, 2 story frame with basement used for offices and classrooms (Sunday School) • Cemetery • Parking for approximately 100 spaces • Religious education building on TMP 70-12 that this application will bring into conformance, as it was not included in SP 1999-48; a residence is on top floor Emmanuel Episcopal PC Report Page 2 Proposed: • Office/fellowship hall/classrooms/kitchen - 2-story building (walkout basement and onq floor above) • Reconfigured parking and vehicular circulation for 132 spaces • A pedestrian connection between the existing religious/education building/residence and the sanctuary complex • A columbarium adjacent to cemetery • No changes to the existing structures; no additional capacity in the sanctuary • Waivers have been requested for disturbance of critical slopes and parking lot standards Planning and Zoning History: SP 1999-48—approval of a special use to bring a non-conforming church and cemetery into conformance and, thereby, to allow expansion of the church use by allowing the old manse to be used for Sunday School rooms and offices in accordance with Section 10.2.2.35, subject to the following conditions: 1. There shall be no day care center or private school on site without a separate special use permit. 2. Virginia Department of Transportation approval of the entrance width and entrance radii. 3. Approval from the Health Department. 4. Future burials in the cemetery shall be limited to areas outside the 100- year flood plain. 5. No expansion of the mausoleum structure (tombs inside may be added) 6. Any future expansion of the church structures or use shall require amendment to this special use permit. Conformity with the Comprehensive Plan: Comprehensive Plan designates the subject properties as Rural Areas emphasizing the preservation and protection of agricultural, forestal, open space, and natural, historic and scenic resources as land use options. Churches are integral to the historic context of rural communities. Constructed between 1862 and 1863, Emmanuel Episcopal Church is considered to be an important historic resource in the County and is so noted in the Historic Resources section of the Comprehensive Plan. The church is listed in the Registered Historic Properties as a Virginia Landmark and it is on the National Register of Historic Places. The following description was provided by the Department of Historic Resources: Emmanuel Episcopal PC Report Page 3 Emmanuel Episcopal Church is an outstanding example of Colonial Revival Ecclesiastical architecture in Albemarle County. Since its founding in the mid-19th century, the church has been associated with prominent county citizens, most notably the Langhorne family who lived at nearby Mirador. Nancy Langhorne, later Lady Astor, became involved with the congregation's mission work in the early 20th century and in 1911, along with her brothers and sisters, commissioned Waddy Wood to renovate the original one-room church. Wood, a popular Washington architect, was well known in Albemarle where he spent his childhood and later designed fine houses in the Ivy and Cobham areas. His work at Emmanuel Church exhibits the refinement and excellent craftsmanship associated with the best of early Colonial Revival buildings. In 1905, a bell tower was added and the front entrance was renovated. Between 1911 and 1914, the interior was renovated and a larger bell tower, arcade, and parish house were added, all according to the designs of architect Waddy Wood. Kristin Kirchen of the Department of Historic Resources has reviewed the plans and states that"the proposed project should have no detrimental impact on the historic character of the church." Ms. Kirchen's letter is attached as reference (Attachment B). The site is also located on the Route 250 West Entrance Corridor. However, as the new building will not be visible from the Entrance Corridor, it is not subject to review by the Architectural Review Board. Because of its historic importance, a condition of approval has been offered that would require review and approval of the architecture and materials by the Planning Director or designee (Condition 15). STAFF COMMENT: Staff addresses each provision of Section 31.2.4.1 of the Zoning Ordinance: 31.2.4.1: Special Use Permits provided for in this ordinance may be issued upon a finding by the Board of Supervisors that such use will not be of substantial detriment to adjacent property, The proposed building, located to the rear of the existing church sanctuary, has been positioned to reduce impact on the existing buildings and to lessen its impact on critical slopes. Most of the existing landscaping and trees will remain in order to maintain the historical landscape of this site. No clearing of the existing wooded area between Stockton Creek and the proposed building has been proposed. The wooded area will help to lessen the impact of the building from view of the property to the rear (closest to the proposed building and currently an agricultural field). The existing sanctuary, double Emmanuel Episcopal PC Report Page 4 arcade and fellowship building, as well as the topology would screen the proposed building from Route 250. that the character of the district will not be changed thereby and In response to staffs concerns regarding the scale and exposure of the proposed building and parking arrangement, as well as the potential loss of some mature trees, the applicant was been able to site the building and most of the parking in a way that both reduces its impact from Route 250 and lessens the impact of the modern development on this historic property. However, two parking areas would be visible from Route 250: at the edge of the cemetery and in front of the religious education building. that such use will be in harmony with the purpose and intent of this ordinance, Section 18, Chapter 10 of the Zoning Ordinance outlines the purpose of Rural Areas zoning: "This district (hereafter referred to as RA) is hereby created and may hereafter be established by amendment of the zoning map for the following purposes: -Preservation of agricultural and forestal lands and activities; -Water supply protection; -Limited service delivery to the rural areas; and -Conservation of natural, scenic, and historic resources." Over the life of this church there have been changes that have reshaped both the site and the architecture to reflect the needs of the congregation. The applicant has been able to locate the proposed changes in a way that is sensitive to the character and history of this important resource, while addressing the needs of the current congregation. with uses permitted by right in the district, The proposed addition and parking arrangement would not affect the uses permitted by right in the RA District. with the additional regulations provided in section 5.0 of this ordinance, There are no additional regulations in section 5.0 of the ordinance that governs churches. and with the public health, safety and general welfare. The applicant has advised that parking along the access driveway and Route 250 creates an unsafe condition and is the primary reason the church desires to reconfigure the parking. The Virginia Department of Transportation (VDOT) has already commented that they will require, at a minimum, that the entrance to the site have a 150 foot turn lane and a 100 foot taper with a 35 foot radius. The County Emmanuel Episcopal PC Report Page 5 Engineer also believes that a left turn lane will be needed on Route 250, since Route 250 is a major arterial high-speed highway with increasing traffic volumes. A copy of the County Engineer's Commentary on Turn Lanes is attached (Attachment C). The VDOT reviewer has concurred with the County Engineer to assure that adequate safety measures are required. However, if the applicant does not want to construct these safety improvements, a warrant analysis should be performed using projected traffic at build-out to establish minimum requirements. These issues will be reviewed with the site plan, therefore the condition approved with SP 1999- 48 pertaining to VDOT approval of the entrance (Condition 2) has been removed. Waivers: The applicant has requested the following waiver: Zoning Ordinance 4.2 Critical Slopes: disturbance of approximately 2,000 square feet(Attachment D). Review Comments: The County Engineer has determined that the placement of erosion and sediment control construction will necessitate additional disturbances, as shown in Attachment E. The County Engineer has not _ offered any concerns which prohibit the disturbance of slopes, as shown, and did not recommend any conditions. 4.2 CRITICAL SLOPES These provisions are created to implement the comprehensive plan by protecting and conserving steep hillsides together with public drinking water supplies and flood plain areas and in recognition of increased potential for soil erosion, sedimentation, water pollution and septic disposal problems associated with the development of those areas described in the comprehensive plan as critical slopes. It is hereby recognized that such development of critical slopes may result in: rapid and/or large-scale movement of soil and rock; excessive stormwater run-off; siltation of natural and man-made bodies of water; loss of aesthetic resource; and in the event of septic system failure, a greater travel distance of septic effluent, all of which constitute potential dangers to the public health, safety and/or welfare. These provisions are intended to direct building and septic system locations to terrain more suitable to development and to discourage development on critical slopes, and to supplement other regulations regarding protection of public water supplies and encroachment of development into flood plains. (Amended 11-15- 89) Where modification of regulations is sought pursuant to section 4.2.5, such request shall address each concern specified in section 4.2. (Added 11-15-89) The applicant has relocated the proposed building and has reduced its size from the original application concept plan to avoid critical slopes as much as Emmanuel Episcopal PC Report Page 6 possible. Staff recommends that the Planning Commission approve a waiver from Section 4.2 Critical Slopes. The applicant has also requested approval of waivers regarding parking lot standards. These waivers will be considered with the site plan application, as they can be granted administratively by the County Engineer and Zoning Administrator. SUMMARY: Staff has identified the following factors favorable to this application: 1.The location of the proposed building is sensitive to the historic surroundings and is supported by the Department of Historic Resources. 2.The reconfigured parking would provide appropriate areas for parking which avoids destruction of some mature trees, considers the historic character of the site, and provides safe parking for the congregation. 3.No changes to the historic buildings on this site. Staff has identified the following factors unfavorable to this application: 1. Some mature trees will be removed in order to accommodate the parking areas. 2. Some parking areas will be closer to Route 250 (in front of the cemetery and the education building) RECOMMENDED ACTION: Based on the findings contained in this staff report, staff recommends approval of SP 2007-27 Emmanuel Episcopal Church, subject to the following conditions. Changes from the conditions approved with the previous application SP 1999-48 (conditions 1-6) are shown with strikethroughs and underlines. Conditions 7-15 are new with SP 2007-27. 1.There shall be no day care center or private school on site without a separate special use permit. 2.Vi„gi„ia Derartme„t of Transportation a of the entrance width and entrance radii. 2.Approval from the Health Department for the septic system and well shall be required prior to approval of an issuance of a building permit. 3.Future burials in the cemetery shall be limited to areas outside the 100-year flood plain. 4.No eExpansion of the mausoleum structure shall require amendment to this special use permit. (tTombs inside may be added). 5.Any future expansion of the church structures and/ or size of f assembly area,Of use-shall require amendment to this special use permit. 6.Special Use Permit SP2007-27 Emmanuel Episcopal Church shall be developed in general accord with the concept application plan, provided by the applicant and received December 21, 2007 (Attachment A.) However, the Emmanuel Episcopal PC Report Page 7 Zoning Administrator may approve revisions to the concept application plan to allow compliance with the Zoning Ordinance. 7.Construction of the new building and columbarium, as identified on the---- concept site plan (Attachment A) shall commence on or before March ii3, or this special use permit shall be deemed abandoned and the authority granted hereunder shall be thereupon terminate. *jr tit,°7 4 ~co-s,,a i Q i l atkisr:\i c a.Tr+k s 8.Tree protection measures shall be required on the erosion & sediment control ewe, 6 J ozek plan in accordance with the Virginia Erosion and Sediment Control Handbook 4-D obA,,n„,e, and the tree protection measures shall be installed prior to any land disturbing activity. 9.The parking lot shall be paved using prime and double seal surface or, at the option of the permittee, another surface material approved by the County Engineer deemed equivalent or better than a prime and double seal surface in regard to strength, durability, sustainability and long-term maintenance. 10. All outdoor lighting shall be arranged or shielded to reflect light away from the abutting properties. A lighting plan reasonably limiting the amount of adverse outdoor light pollution shall be submitted to the Zoning Administrator for approval as a condition of site plan approval. ATTACHMENTS Attachment A— Concept application plan Attachment B — Letter from Kristin Kirchen, Department of Historic Resources, dated December 17, 2008 Attachment C— County Engineer's Commentary—Turn Lanes Attachment D - Letter from Land Planning & Design Associates Mark Lieberth, Critical Slope Waiver request, dated January 14, 2008 Attachment E - Memorandum from Glenn Brooks, County Engineer critical slope review comments Attachment F - Location Map Emmanuel Episcopal PC Report Page 8 Vicinity Map Approved . LPDA r .- ! LAND PLANNING Ex DESIGN ASSOCIATES 310 East Main Street,Suite 200 ,... - Charlo.ttesville,Virginia www.lpda.net 434.296.2108 Fax434.206.2109 / `S / Emmanuel Episcopal Church Site . .._.-..WA.-"H-----III - j /\ / us ROUTE xe< -- 11\ Emmanuel Episcopal Church Overall Site Survey 'Vic-=---_ - -�` r /-_ ". i,� �1. /;- ' :._ ____ Owner. �� . `\ �:� r,.,,- \\��� - .. Ilr a.1�1, - -_\\ _� P .,- Emmanuel Episcopal Church // .�� • r- ,\' mow_-t' C/I / / Y - // 7599 Rocksh Gap Tmpk. I rliw' "`N. \ \ �= \,, \ A _ �!�' / Greenwood,VA 22943 1 I r .../. ......:1\ L..8;•,., / - _ _1 ---- 1 Albemarle County `_ mi. `� -._ _----- .. ' �t / p r \ -- -�;- ,`_ �u ic-'rl J I II Legal Reference: Tax Ma Parcel: d .' / `' ' .. ' \I �' D.B200 Pg-456 70-12,13&13A e, ilk*`./• \\ - ,Ai, \?-\\ , \ t __ Zone: Mngeristerial District: A .i /�- \\�� . \ \ \ \\ N. \\/ \\ b �" �.,- RA Whitehall 70-14 •* •'Q//O`�� lex \\ \ ��; `�\\ /\\I t _ -I-� Watershed: -- WI .....a. 1 0 ��`j�.� \�\�\ / , Z-� m ,•. \ \ \/�.-G \,�\\ __-- South Fork Rivanna River-Watershed 1 �Qn 1 •\ \ `j( `-\\\ �� \\ '' T:447 /.-_ Mediums River-Stockton Creek-Sub Watershed -7 AtV - -+ Proposed Site Coverage: ' 00114111, O�aor`/� - �' 'felt ` \� \'S / y\/ \\\1•\ 'u _�.`\_A. lL ` Buildings !?!LS ! 084 sf) o --..,.../ Gravel78 soinue Emmanuel Episcopal Impervio ,032 st)Open Space 2,018 st)01 12 s9 . -` \ \ 7: •�.,;\ i i , 1 I ' % I 1 \I\ \\\ I Church • Existing Site Coverage: )1111/55541 Fzpv, 30:01,viwiti J11\\\ / it �/1 _ I / .t 1,I• "� / / 1 \ \ ���.I///r/� Greenwood,Virginia Buildings 0231 Acres(10,084sf) \ � _ \:� / - •7 1�,y j / i,/,'--....../ )'�1r1g'"F100'Stream Buffer - Gravel 0275 Acres 11,979 s oO _ 1 \ _.... r- / 1 / / / / '�/ /'�" /'r/ t Impervious 0.787 Acres 34,270 s - / / / '- ' //;:.- ,..,.•y Top �` ( 0 _ N. 1 _/ / / I / // / / - , J From of Bank Open Space 12.525 Acres(545,579 sf) _� - �_ _- -- - / / , / / / i:- }".1! 13.525 Acres(45,57 2 st) � e 5.•.J>N' _ ' / /� /s•..,. // �°I,;--:� / \ �; �tge � -- t--- /i//i,, i/ %ups. ��ier-. 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N. �mrorwnA �, pirREPALNOTIES Tree Conservation Notes: Albemarle County Engineering OCI s woo crremmtam mw METING TREE General Construction Notes for Site Plans V'' l7$l VIMI.rmrMELOMSTAMYORAPALREMATOM TP TREE PROTECTION DRIP LINE Supervisor: ,e'i ,Y PERMrooaTrr,aoa AYYPIM cs meernACIMOI a • p guidancegive the maximum - si' ry,..0%wowaAwwn All site improvements and shall be under thetrem of a certified edorb arborist to SWEMEMOIID NMIXELEEW11.1111.e weal r :� 1.Prior to any construction within any existing public right-elf-way, chance of survival health of the trees to remain.The certified arborist will provide a p \ I Including cpnnection to any existing road,a permit shall be obtained / { y construction an report,willpost t witr the contractor prior closeto construction,advise during from the Virginia Department of Transportation(VDO).This plan as © - construction and provide a post construction report prior to out. —_— UNDERGROUND STORMWATER STORAGE r� ' drawnmayinotaccuratelyreRettherequirementsofthepermit. No. Reasion Dote Amin. Where any discrepancies occur the requirements of the permit shall — �• Marking: govern• 1 Address Comments 12-12 12.18-07 lilt b I All trees to be preserved and protected shall be marked with paint or ribbon at a height NTS I 1 clearly visible to equipment operators.No land disturbing activity shall begin until the tree C4 � 4, FJ �+�/DRIP LINE marking ribbon has been installed b the contractor and ins 2.All conform drainage related materials and construction methods 1 g Y petted and approved by the LI- COMPACTON / t' certified arborist. shall conform to current specifications and standards of VDOT unless 1 31t(1m)-1--- ZONE / ,1�,•! \,i-' otherwise rioted. CONSOLIDATION I le ZONE FINISH Stout w Equipment Operation and Storage: 3,Erosion qnd siltation control measures shall be provided in ar. Heavy Equipment,vehicular traffic,and the storage of construction materials and soil shall not accordance with the approved erosion control plan and shall be ALLAN BLOCK WALL BATTER PP BACNSLOPE ANGLE,i \ ( TOP VIEW ce �� N,aY4 �r n be permitted within the outside drip•line of trees to be preserved and protected. installed prior to anyclearing,FROM VERTICAL ' ''.,\\\BACKSLOPE / /.1;§»,„ • ,.,,.(4' = P g,grading or other construction. Imo•P /J /�V\// \// \//�N,.s/ NO T I Ige 4.All slopes and disturbed areas are to be fertilized,seeded and I I \ Erosion Control Measures and Stormwater Mona me[Facilities: — K`N/\�\��\�\ /, IMPERMEABLE nu TO II Temporary erosion control measures and/or perrnenant stormwater management facilities mulched.The maximum allowable slopeis 2:1 horizontal:vertical — OPTIONAL ALLAN GR%Av.• y ( )• BLOCK CAPSTONE SSWW�V�LI MINI In MUM THICKNESS OF / I SIDE VIEW locations shall be coordinated such that they shall not adversely affect trees to be preserved Where rePsonably obtainable,lesser slopes of 3:1 or better are to be Drown by RAD cnnrkaa by MEL �p.je PLASTIC FENCING-40 INCH HIGH INTERNATIONAL ORANGE'J NOTE IF FENCING CANNOT BE INSTALLED and protected. achieved. scar Dote 10-31-07 ®i PLASTIC(POLncnireENE]NE0 TENCNG SECURED TO — AT DRIP LINE.INSTALL FENCING AS FAR I Iea.,ea for --_ y nv, CONVENTIONAL METAL T OR V POSTS,0Rr0tsTOA AWAY FROM TRUNK POSSIBLE Fires: 5.Paved,rip-rap or stabilization mat lined ditch may be required �I a MWPdUM DEPTH OF to INCHES ON&FOOT MINIMUM STILL ALLOW RUNK AS POONBLE AND. EXTENDED LENGTH MAY CENTERS.FENCE SHALL BE INSTALLED AT THE ALONOTkE SEE PUNS TOR CONSTRUCTION Llwrs. Fires shall not be permitted within 100 feet of the outside drip-line of trees to be preserved when in the opinion of the Albemarle County Director of Engineering, t�i� BE REQUIRED DUE TO TREE DRIP LINEPreliminary Plan AL1AN BLOCK SITE OR scsairc CONDITIONS and protected. or the Dlre LOr•5 designee,iC is deemed necessary in order to UNITS stabilize a drainage channel. ��� O TREE PROTECTION Toxic materiels: E%POgDiiiiin Toxic Materials shall not be stored within 100 feet of the outside dri Ilne of trees to be 6.All traffic control signs shall conform with the Virginia Manual for WALL HEIGHT %�i� �RETAWED SOIL-) p_ NTS preserved and protected. Uniform Tr;iffic Control Devices. D.r,,,ny rue P.M WELL-OIADED GRANULAR DRAINAGE Trenching and Tunneling: 7 Unless otherwise noted all concrete pipe shall be reinforced tilid113ROO(0.25 to 1.5 (5 m to InInm 35 ram)LLIS THAN TD x FlNES 0 CONSTRUCTION OF A SILT FENCE i When trenching for any kind of underground water,sewer,electrical,cable,telephone,or concrete pipe•Class Ill. ryrprr '�_ other utility service is necessary within the limits of tree protection or beyond the limits of "`e `•GEOGRID REINFORCEMENT TYPE AND clearing,the se ratlonfrom the trunks of trees shall maximized to the furthest extent 8.All excoriation for underground pipe installation mist comply with Details ��y LENGTH VARIES PER WALL DESIGN [sig possible.Tunnelling shall be required when deemed,by the County engineer,that trenching OSHA Standards for the Construction Industry(29 CFR Part 1926). FlNISH CRAOE � �� L' will significantly damage feeder roots°f trees t°be preserved and protected. BELOW WALL GLqMIMI - i',. Y.r��d ��//�%%\v\�\'\ P- • 4 1n(too mm)DRAIN Damaged Tree B.Compacted Root Zones: Drawn NemDar EMBEDMENT s v,(150 mm) • nlJ:VENTED TO DAYucHT y Any damage to the crown,trunk,or root system of any tree to be preserved and protected EMBEDMENT 4 1n(too mm)DRAIN :Y • F- shall be repaired immediately,In accordance with the practices In the Erosion Et Sediment nLE VENtED To DAtuTaIT 'ls%i Control Handbook.Care for serious injuries shall be prescribed by a certified arborist.Soils L 1 .3 DEPTH 1 112 Br 300 mm) '.'�:': �r' e.w¢ao... ( which have been compacted,over the root zones of trees to be preserved and protected,shall 1 GI g•.-r be aerated by punching holes with an Iron bar every 18'over the root zone.The bar shall be Sheet 4 of 8 SEGMENTAL RETAINING WALL 7O SILT FENCE ����rer, e� i�-7 i driven or deep and moved back and forth ineach holeuntil theg is soil loosened. 1 Protect Number NTS Removal of Tree Protective Measures: / NTS Tree protective measures shall be the last of the temporary erosion control plan measures removed during the final clean-up. , . 720.-...Th / I, U.S. ROUTE 250 T.n.l.83 81.2 sioAs_o.n 3o-:4 7-15:-1 , ROUTE 250 ,....--\ ...,/ - f ..-- _ ---- ------------...,___._____ dLPDA . . .. _____. __. _______ _ __ r (........c. 7N5.9,13.7E ....._,_--------__-- ---------------- . ,, ____._ ,_.................„._„.,.L.__._._ 77._____ --T20----------------- - _ - _ ... ..--...-.. \ ORADET. .- •B;-6 LAND PLANNING&DESIGN A 5 9 OCIATES c._ • ..._. ._ _ __....._._.... ____„ '---- --_-7.2 7_----.... - N54 km:2 t.'E--...._ -._ i __ __ , \ 310 East Main Street Suite 200 BENCHMARK. ------^--- - ---' .___._• .- \ r / 1 ‘. ---1 Charlottesville,Virginia a www.lpda.net _; , . 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C C. 1 Address Comment 12-12 12-18-07 It is possible approximately 50%to 75%of the above ground height of 3 LINE OF SIGHT SECTION C the proposed structure will be visible for a window of approximately 400 feet as drivers travel east to west along Route 250. Three factors 1"-20 decrease visibility: 1 A 20 degree cone of vision for drivers at 55 mph limit views to the extreme left.2.Foreground screening by existing vegetation,including the existing Oak trees partially hide the structure. Drown by MEL checked by MFL 3.The proposed structure is no closer than 420'at a 90 degree angle s.< 1^=30' Dote 10-3107 to the road. It's distance from the road diminishes its prominence. issued,or of Si9n� Preliminary Plan Una --1 _..... - -- - - • win . --.- _ _ _ •_ - _ — _ • • _ _ ._ _- _ _ _ _ � __ • `'- - - - - - -- - -_- .. -_ -_ Site Coverage ---...__ -'---- -- - ---_..._.._--- - -.- -----.. .-_.__.--- - -- -- .-- ._ - _ ._ .. _ _. - ---- - - - . - - .._. .. . _,- ._..._ - _ .. S ctons DD' D•ewing Number Given the steep bank and foreground screening by the existing 44 LINE OF SIGHT SECTION D church and vegetation(not shown),the new structure will not be visible when traveling east to west along Route 250. L 1.6 1"=20' 10' Sheet 7 of 8 0' 20' 40' Project Number a �� Scale:1'=20'-0' 1 1 _„______:____-_-_-_-__T___.=__„__?,_,„_,-___, _--_,_:._ id LPDA // / ,..::...„....„,_,„-_,_,-..,...___ ...,-,______,_________,:-__,_____t__,_,._.:::;__,-)- r_____t________ .,,____,...,_.____._:;_____,.__:_.._=_:___ __ . ___._ . _..\ =r _.,- �— i4 6 -!'-` \ - I '�\ ��a==�\�_._ \�� I� '6a 1'- \ I �` �- LAND PLANNING&DESIGN ..rr\�\ •\ -," �I- 1 \ 1 / \ .\ ` i I..�! \ 1 \ ASSOCIATES ..,. a\.y� �\��\���\ - `~ ^`�.\ !' \ 1 /' f , r... +\.;�%. �.� Z�`\�� --- \� -...,\`1 \ I ' I - ,/ 310 East Main t, - "� '!� She• Suite 200 '- `•.- ,"'..,..'':-....__:,--2- ,, ``.a.�-i ,\\ _^.. c \/-\ t • `- \' \- '� _—` _ - , _ \1 \ -- ,-- .�� Charlottesville,Virginia www.ipda.net ) -�'i`� \ .. _ i - ! 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I )111!// l /h� - ���- I 1 ri4 Id / / / ---',/ , // 1/ / l lr//.1' ^, 7i 1 \ I=' KI 1 f ' '- 1 /(/ / /- / % / 1 /�Gr 1 63 /....„...,_:„.......„,....-.4-.-----, __„:„.....„„ -___-- __-_, ----. ..-„,, ,/,,./- -,-,,,,,,,,-„>--,-?...-_--_,--,.: -..„ 7,-, 7g7 � • , \ r ' %J'� / f'i / �i��'-i -/}/i` g ) �4&7 : T •/ gI \\ � ' ' ce �' '�/✓/ // / fi./.''/i�i //-- ,,, -,` ','/ ! / \ \ \`_-�'' ' , „ � - „�i ,i,/i/„„, /: _ /,, j / \\ \\ : /i \\ � .-,--.--..- -,-„,,,,,,,,,/,....,,,...--__-_____-_-_,„-,...„..,,,--:,_____-____:-...ex/:..„,„,,,,,,,,,,,,,...:, -......_---,...__ / i--,/,,,,/,/,,,,\:,\\\\:-.-_-----:-_-_i_-_-_--,/,-;,,, r,-.._ ::-___:_-_-___-_-->,-//////,,,,,,,, ` ,..---__, 7,---„,,...,-,„,,,,,,,,,,...\\\,\\\ .......---__-____-_-.-_-_,,,„„..,,,,..„._t-_:-:-_-____..„...„....„.„),„„7,,..,.„-,,,,,,,..„,... „.,„ __,-----.-..,--.-,/,,,/,,/,/,/,\\ \,,,....-__-_-_-_-_-_,,,,,:,,,,, :-,--„_-:.-___-_____.:.„-,,/, ,,///,/„,/,/,..„. , . 2rorct T.le OPhase 1 A O PHASE 1 B Emmanuel Episcopal r'=so' 1"=60' Church Greenwood,Virginia I I — � �c =\ ° �_ I -� '-ti c ` r\ ''/=��_ :6 r I--�__— `'\\I �Y 01 c'2xx .r•�� __ I - 1� 8...__-�� Iq I I-..f"1 �\`v p9 No.Izu • .�� � \\��=,�^ -µ\ , , \ 1 \ t-, - -r-l'_ _ _II / '..i..;,(7 '_ice?\ -!���_— - _:\� i i- \\1 r' .i- 1 `" '/ �nD'yeae u��'� - '�0„�\ `� _ / , I '."_i102ii I I �J``w /\ • C� __ _. / /' I /.� >—""ill { `'i�^ 1 r \ \\ �/` T I Win' <�i%�tr��jl-- �d.! r :.�. \ =\ ..... / siI,a 1 ' / \ \`C _ `` l IS \ �, MOM1! _ t t` ,♦ '� \ f. I\ �1. / I Address Comments 12.12 12.18-07 „.1 ---(,„,,v,.....:__ •,........_9_, it/ . 7/-___7r,j7 .. .... , \ . .. , „ ,,, r.-„.1Th___IC-7 pfl .,,, ± ........_ _,,,, ,,., ,,,,,, , ,s, , .0,0 \\ \\,, _____ _— _ 1.--1 Ili tii, ,1---,N-- -_-- \_-,....1-4,---_-, '-.„.."-\\\ • .1.-, N .,.,„.<1.-„ N, ' ..1 ___________-___-:::::::-.--,:z--4,:: N`.-••'-''' 'N N-4r,,,,,,---;.---3-.1-7,--==---.:::---_:-__. —___,_— Jc���QD'�1 _ _littil C rL '\\\\, �' /'\' ; J / Dl �' I IP ac�- s :�\� . ,_C _\ t.... `^ ,, • /I ^ ., '!" � \ \ \ \ \ \ \, l 7r-7, ,�1� 1 F � ��'� \ \ \ \ \\\\ 1 �\ ' _I____ r /'�; 1 1 Y _ - \ Y' \ \ \1\ I `1-- /`���` 7 I 1 �.:>�.4. �(3',-' •.\,,,,,-). ..\ \\ \ \{-�.. L`. •,o..by MEI. Ueexea by MEf. >� fir \ \ \ p\\ r. i \ \ \\ l r^•..._ seine 1.-30' Dote 10-31-07 11 J �� CUll -� �\_ j \1 1 \1\\\ T\ •\ �/ �_ �7 R/ --€ �' I\- -. \\�1\\\\\T \\J !//I'/ Issued for :; �/ !!�,/ • !/�1:11 Preliminary Plan /'�/ ,l ' !i i I 1 / I \ I / !' l �J a \ t1 1111r4..ttamt:1' 1 \ 1 \ \ , \ 1 aryill "^� e a L: y � q i a �: ! i f I ' \\ ]� I` r _ A r I. al , L'+\ \ i '►i l—J�]`•iLj -- --________\_.1 IX,1 / ! �;' 'o .�:Pl s - 1\\s' //' //-' f„, ; 1 I i,;./r l��''\J� �� , i I rs:" m-. ,e✓'- ► 'r _ 'i ; •-,- / ,1 \1�2/ 1!;/ /!� f j C /.. . ; ) / ,�, / / . 1' ,y/j/^, I�J,� r " j i I C- f\ r / 1 I'l _ - 7a'S ,I • ,fail/\�.' .// /��//,/ '% �// ��/� ...0 '[��.. - -- t _ - '-' ,/'/ �T �//i//i�--' -/'.i /,\ ;if__ rr /.r;\\• _ _ - --_ '. // %,%, - 7 -- - -- ==:.\ - -------,./." !, ,/e- ", _: Site Phasing /,„ \ \ \ - _ o '/, ,/ ;j-3 r _ ///„-,\\\ _ ;-_'`- /'/ "' /, �'r'- Diagram - `./// '\\ \\ \�\- `1-_ , //�'/ /,///✓ ice;li /--� J i/ /„ '\\ \ \` - 1T / // /!,i / /./'/ " }�--� / / / / /- ''! ''/_-i, , /' \\\ \ ����:�-_ _ // ///• / ✓ ✓/ '- /tea'--. -/ /,//\\\\ :ice- / :` . i / / /f/ :,;.,,,,...,/,;/////j% //'//- - jr7 _////////\ \\ /''` - i — / /�'r i'//' //:// r' _ Drawing Number p., __,,,,,/„/,„/„,/,,\\„,.\\;,-::::::_.--___:-.....„2„.„--,,,-„,c,...____,--,- :-_-_—_______-__:,:,:x„,„/„.„,,,,,,,,,,i,„:„..,,,,,:,::::.„..„:„:„.„.......________ jr_i _,_,,,,,,,.„/„...,,,,„,„,s,-...:,.._:::________--",,;"•-•/;;;I:,-::,4::.-..:1-.- ----.._----1„•••-,.../.,/,,/,0,,/,,„,,,,-,_. ;.--%-`1„,,--",.--•,„..-_,;d,... ,___..._ Sheet 8 of 8 3 PHASE 1 C Ell PHASE 2 30' Pr Number r 1„=60' 1"=60' 60' 120' Scale:1'40\0' JV V-f A`• 1S4 p I COMMONWEALTH of VIRGINIA L,Preston Bryant,Jr, Department of Historic Resources Kathleen 5 Kilpatrick Seeieiary ofNatural Resources Director 2801 Kensington Avenue,Richmond,Virginia 23221 Tel.(804)367-2323 Pax:(804)367.739i TI71T(804)367.2386 December 17,2007 www.dhr.vtrginia,gov W.Douglas Gilpin,Jr. FAIA Dalgliesh, Gilpin&Paxton,PLLC Architecture- Historic Preservation-Planning- Interior Design 206 Fifth Street,NE PO Box 2555 Charlottesville,Virginia 22902-2555 Re: Enunanuel Episcopal Church—Greenwood Dear Mr. Gilpin: Thank you for forwarding the plans for the parking and landscaping project at Emmanuel Episcopal Church for our review. Based on the review of information provided,the plan appears to be sensitive to the historic setting of the church and preserves the view of the church from Route 250. By locating the parking behind the church and taking advantage of the lower topography to the south and east,the visibility of a majority of the cars will be limited as much as possible,thereby preserving the integrity of the church's setting and the historic vista from Route 250. As proposed,the proposed project should have no detrimental impact on the historic character of the church. Thank you for taking these factors into consideration at the planning stage. If I can be of any further assistance, please do not hesitate to call me at(804)367-2323 ext. I l I. Sincerely, Kristin Kirchen, Architectural Historian Capital Region Preservation Office Administrative Services Capital Region Office Tidewater Region Office lioanoke Region Office Northern Region Qthce 10 Courthouse Avenue 2801 Kensington Ave. 14415 Old COUrlhouse Way,2' Floor 1030 Penutar Ave.,SE 5357 Main Streel Petersburg,VA 23803 Richmond,VA 23221 Newport News.VA,23608 Roanoke.VA 24013 PO Box 519 Tel:(804)863-1624 Tel:(804)367-2323 Tel:(757)886.2807 fel:(540)857-7585 Fax:(804)862-6196 Fax:(804)367-2391 Fax:(757)886.2808 Fax:(540)857-7588 ATTACHMENT B 7.fl/7.P1 RN 7.2.If1ISTH -In I-Il(l TSF719F17171R 17T:GT 1171Gi7/1T/7,T OF A County of Albemarle Department of Community Development County Engineer's Commentary Number 1: Turn Lanes 30 Nov 2007 Question: Why is the county engineer recommending turn lanes when VDOT says they are not warranted? Background: Turn lane improvements to public roadways have become a topic on recent rezoning and special use permit applications. Applicants have pointed out a perceived conflict when they receive a recommendation from the county engineer to provide turn lanes, and comments from VDOT which say turn lanes are not necessary. This discussion deals primarily with undivided two lane roadways, such as Rio Road into town, Rt. 250 in many areas, Rt. 53, Rt. 20, etc. Commentary: Turn lanes are requested by VDOT strictly when warranted based on traffic volumes. This is both the number of cars on the road, and the number of cars turning at the entrance or intersection. VDOT allows for judgment to be used where"other factors are present", such as poor visibility or a history of accidents. In practice, VDOT does not consider other factors unless prompted,usually by the public or a locality. VDOT's perspective is typically that of a government agency drawing a line, or a standard, at which point public funds are justifiably spent on road improvements. Levels of service on the roadway, and safety, are compromised until they are low enough that the thresholds(which they call warrants) are exceeded, and the expenditure of funds is justified. These same standards are applied to private parties when requiring improvements. The county can have a different perspective with discretionary actions like rezonings and special use permit requests. This is where the county engineer's recommendations are considered. There are a number of reasons for a different perspective; (1) The county can plan for a foreseeable future beyond the development's build-out year, when the turn lanes will be necessary (2) The county can request improvements based on a desire to preserve existing levels of service. Every development and new entrance incrementally increases delays and lowers levels of service. Providing turn lanes attempts to mitigate this impact. (3) Turn lanes can be used to incrementally improve public infrastructure,both by acquiring right-of-way, and building improvements to widen roads. (4)The county can request improvements to preserve existing safety levels. In other words, try to prevent accidents, rather than waiting for a number of accidents to )SS'' justify improvements, or relying solely on volume and capacity. ATTACHMENT C Albemarle County Community Development County Engineer's Commentary#1 Page 2 of 2 It is important to remember that any development on these busy two-lane roads incrementally increases delays, congestion, and safety hazards. Providing turn lanes does not change this. It only makes it less severe. Turn lanes improve safety substantially, especially left turn lanes. And on the county's busier roads, specifically where we know congestion, or high travel speeds, or steep grades, or heavy trucks are issues, improving safety and preserving capacity should be primary goals. Lastly, unlike other road improvements, in most cases turn lanes have no detrimental affects. As an example, placing signals protects turning movements, but has the downside of delaying through-traffic, and potentially increasing some types of accidents, like rear-end collisions. Turn lanes improve safety and preserve through-movements, without any downside. References: The VDOT Road Design Manual,Appendix C (pages C-6+for left turn lanes, and pages C-30+for right turn lanes)provides the volume warrant tables and graphs for turn lanes. These consider volume warrants alone,with brief statements to use engineering judgment where these warrants are not met, and other factors are present. Other factors mentioned are; accident records,poor visibility, availability of right-of-way, angle of turn, and grades. The volume warrants come from AASHTO in the case of left turn lanes(pages 682-685), and a Virginia Highway Research Council 1981 report in the case of right turn lanes. VDOT also references the Highway Capacity Manual for more detailed study of site conditions. Site entrances are analyzed as unsignalized T-type intersections. The highway capacity manual uses a critical gap analysis, with D levels of service starting at 25 s/veh. An interesting rule of thumb in traffic engineering is that every driveway or site entrance along a free-flowing roadway segment decreases the travel speed by 'A mph, and spacing of less than 300' increases the accident potential. (Dane Ismart of McTrans Center, University of Florida) AASHTO states, "Ideally, left-turn lanes should be provided at driveways and street intersections along major arterial and collector roads wherever left turns are permitted...The provision of left-turn lanes has been found to reduce crash rates anywhere from 20 to 65 percent." (p.682) 19 LPDA January 14,2008 Ms.Joan McDowell Community Development 401 McIntire Road North Wing Charlottesville,VA 22902 RE:Emmanuel Episcopal Church SP 2007-027—Critical Slopes Waiver Dear Joan: This letter is to formally request a waiver for the development of critical slopes. We are proposing to disturb approximately 2,000 sf,of critical slopes at Emmanuel Episcopal Church in order to grade for the new structure. Section 4.2 states "Where modification of regulations is sought pursuant to section 4.2.5,such request shall address each concern specified in section 4.2." The concerns addressed in Section 4.2 are: rapid and/or large-scale movement of soil and rock;excessive storm water run-off;siltation of natural and man- made bodies of water;loss of aesthetic resource;and in the event of septic system failure,a greater travel distance of septic effluent. The disturbance of critical slopes proposed will not have an effect on the health,safety or welfare of the public. The disturbance created by the grading of critical slopes: 1. Does not create rapid and/or large-scale movement of soil and rock The area is limited to a relatively small area and is contained to fill.Large scale disturbance is not planned. 2. Does not create excessive storm water run-off. The area is currently steeply planted and will remain so after disturbance. Therefore,there is no substantial increase in run-off. 3. Will not cause increased siltation of natural and man-made bodies of water. The plans will follow all applicable Virginia Storm Water Management Regulations,and the disturbed area will be seeded and planted when complete causing no increase in siltation. 4. Will not result in a loss of an aesthetic resource. In fact,it will enhance the area by allowing us to preserve the views of the historic church from the entrance corridor. 5. Will not cause event of septic system failure,as the area to be disturbed is not in the path of septic drainage. Section 4.2.5 states that the requirement of section 4.2 maybe modified or waived in an individual case and states specific cases. Subsection 4.2.5.b.3 applies to this project. 4.2.5.b.3 Granting such modification or waiver would serve a public purpose of greater import than would be served by strict application of section 4.2. In order for the new structure to be (1) minimally visible from the entrance corridor, (2) be in close proximity to the sanctuary, (3) maintain the visual character of the site,the best location for this structure was determined to be behind the existing sanctuary. The church desires to have the new fellowship hall on axis with the courtyard centered on the colonnade in following the historic precedence. The proposed location is 310 Ea 7 f� LAND PLANNING&DESIGN ASSOCIATES,INC. Suite 2, c harlot ATTACHMENT D 1) Landscape Architecture . Planning 434 29k.._ Fax 434.296.2109 VAN V..lpda.net LPDA Page 2 in the best interest of the entire community,given the National Historic Registrar status to keep the development orderly. The location is also best for the entrance corridor. As stated above,the disturbance of critical slopes on this project does not create an impact on the health, safety or welfare of the public. Furthermore,the benefit gained by the public of the placement of the new structure outweighs the impact of the relatively small disturbance of critical slopes proposed. In short,this location benefits the public interest,without endangering their health safety or welfare. Sincerely, 17/7„4„, Zoil&-.., Mark Lieberth,ALSA,LEED AP Associate,Land Planning and Design II County of Albemarle Department of Community Development Memorandum To: Joan McDowell,Principle Planner From: Glenn Brooks, County Engineer Date: 7 Jan 2008 Subject: Emmanuel Episcopal(SP200700027)critical slope waiver request The critical slope waiver request has been reviewed. The engineering analysis of the request follows: Description of critical slope area and proposed disturbance: The primary areas are wooded slopes leading down to Stockton Creek's buffer and floodplain. (There is a minor area of critical slopes to be disturbed in the entrance on Rt. 250.) The applicant is proposing to place buildings and parking areas on the slopes,with steeper constructed slopes and retaining walls. Below is the area as shown on the county's aerial photographs: = .. „ • • . lir t ►''' 1 it e 4....., ,o) ,,,, ik.4 .... 74 \ .., \AL.., AP t-- (2,Il Albh •,, 411, a ,,,f,,,, ,?.,..--.=--,104;„,- - 'a _,. , ,...- s„,..,,,..„. .. ,:)..4.14,...), . • - ro . . . .. ., ,„--,,,......_ , 4" .n.sii...s,„. ..,,A ,. .. . . ..- .„_,,N,,„, . • O.F, r t `q• '4i � ....'� .a to �4.�� «+ ti ' - y Ate! elook ' Areas Acres Total site 11 acres(on church piece in red above) ATTACHMENT E 2, Critical slopes 1.8 16%of site Critical slopes disturbed 0.5 Approximated, see below Albemarle County Community Development Engineering Review comments Page 2 of 3 The applicant's request as asked for disturbance of no more than 2000 square feet of critical slopes. This is simply not possible. The placement of erosion control and construction will necessitate more disturbances. A marked-up copy of the plan is shown below with areas of disturbance which appear necessary. • �A ,• _ L.- ' 1 _1 H? Fairs 1 '. . '' ' ^4�- " - :' h4,,,--1 //. V .I, - 1.-: .. ,.tiler L-- ' ... 1r. ' ))I Exemptions to critical slopes waivers for driveways, roads and utilities without reasonable alternative locations: The small disturbance in the entrance on Rt. 250 is exempt. Compliance with Zoning Ordinance 18-4.2: "movement of soil and rock" Temporary erosion control facilities will involve movement of soils on the slopes, impacting slopes and possibly Stockton Creek. "excessive stormwater runoff' The stormwater management concept could be improved. "siltation" Inspection and bonding by the County tries to ensure siltation control during construction. However, pulling back the development to allow erosion control without slope disturbance would be better. "loss of aesthetic resource" This area is visible from across Stockton Creek. 3 Albemarle County Community Development Engineering Review comments Page 3 of 3 "septic effluent" I have not received any information regarding the septic system on the site. Based on the review above,there are no engineering concerns which prohibit the disturbance of the critical slopes as shown. �i� Legend SP 2007-27 Emmanuel Church (Note:Some hems on map may not appear In legend) �\ `S`� '. ,\ ,�-v - A \, V�a� rxoox ino o-mwmiw+mr • .�. ,W. ‘.,., /r.. fit' r 3.,el 1 ',4* :® .--- f,.enro_ \Yra`''C: y„.... s., •4 '+.+i. • .v?ti r 'k - ti 4 -,� . . *. 7e /' ..Mw�� w , ••,/I/d!i1 . � Z ? y'' ! ate 4. - .tr.� ic.' fir. t. — t (, .t..- , _V!•* 1.. •% � ` .0 i 1?r �" ►tee y 'i ° r . y T 41, •,, t • 4 i + +wpm !It `r` n4 i�rR � ,• j it * 691 + Z50 - � -;,,0-12•• .6 0. e. .r, . �,, :.\ 'S ''•y `"ll�'N.` • ' M, A.• 70-29= :n;° ii�+�r X` N of ti, . . ., - _ yR` •yy ',1 f GIs-web t etp, \t .. Y -. ♦ ♦' ,'• t 1.- ' f+a. t, ,r / r� ♦ f Y f Geographic Data Ser'ces 41 �,,,Tj�F_ ,, _ www.albemarle.org :4• ,♦ rt 4, , 4 ' Tp+. t+,��r - -1 - ' y oer:r. (434)296-5832 r., ''a• , I.' ' f . 01h4:-"Il" I. ISATIP.11 a.; 1.# t '" .t ".- . .. - ice 40 ° A ! AL February 8 2008 Map is for display purposes only•Aerial Imagery 2002 Commonwealth of V o,a ,