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HomeMy WebLinkAboutARB200800128 Staff Report 2008-10-13ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2008 -128: Emmanuel Episcopal Church Review Type Final Review of a Site Development Plan Parcel Identification Tax Map 70, Parcels 12, 13, and 13A Location 7599 Rockfish Gap Turnpike: Located on the south side of Route 250 West, approximately 1,500' west of Route 691. Zoned Rural Areas (RA), Entrance Corridor (EC) Owner Emmanuel Episcopal Church; Theodore Caplow; George W. Ellinger Etal Trustees Applicant Land Planning and Design, Mark Lieberth Magisterial District Whitehall Proposal To reorganize parking and circulation, with associated landscaping and grading changes. ARB Meeting Date October 20, 2008 Staff Contact Brent Nelson SITE/PROJECT HISTORY July 25, 2008: SDP 2008 -118, Emmanuel Episcopal Church, Final Site Plan submitted to Current Development and currently under review. March 19, 2008: SP 2007 -27, Emmanuel Episcopal Church, Amendment to existing Special Use Permit approved by the Board of Supervisors. August 6, 2007: ARB 2007 -67, Emmanuel Episcopal Church, Preliminary Review of a Site Development Plan. Comments were provided to the applicant for the benefit of their next submission (Attachment A). CONTEXT The site under review is located on the south side of the Route 250W Entrance Corridor, approximately 1,500' west of the intersection with Greenwood Road, State Route 691. This section of the Corridor is characterized predominately by large estates, with the occasional single family and small commercial use located along its path. The vernacular landscape is largely defined by short and distant views of rolling topography with large stands of mature, mixed deciduous /evergreen forest, and open pasture /grassland. The church complex is listed in the Virginia Landmarks Register and the National Register of Historic Places, and is included in the proposed Greenwood Rural Historic District. PROJECT DETAILS The applicant is proposing the reorganization and expansion of existing parking, the construction of a building for office /education space, and the construction of a columbarium/memorial garden near the south end of the cemetery. Construction of the proposed office /education building and columbarium/memorial garden is included in Phase 2 of the proposal and therefore not part of this review and approval. ARB 10/20/2008 Emmanuel Episcopal Church, Final - Page 1 CHANGES IN THE PROPOSAL The primary changes in the proposal since the previous review include: • Previous submission: 15 parking spaces were proposed at the north edge of the cemetery. Current submission: 20 spaces are proposed in that location. • Previous submission: 17 parking spaces were proposed between the sanctuary and the Marston/LaRue house. Current submission: No parking spaces are proposed between the sanctuary and the Marston/LaRue house. • Previous submission: 16 parking spaces were proposed on the north (EC) side of the travelway to be located in front (north) of the sanctuary and Marston/LaRue house. Four parking spaces were proposed adjacent to the front (north) EC elevation of the Marston/LaRue house. Current submission: All of these parking spaces have been removed. • Additional parking spaces have been added to the parking lot east of the Marston/LaRue house and to the lot south of (behind) the Marston/LaRue house and sanctuary providing a total of 133 spaces for this proposal. The same number was proposed in the previous submission. This does not include the 11 parking spaces provided in the reorganization of existing parking in front of the 1 -story church education building, located in the northeast corner of the site, adjacent to the Route 250W EC. Issues concerning that parking area are addressed in the Analysis section of this report. VISIBILITY The reorganized parking area, at the north edge of the cemetery, will be highly visible due to its close proximity and elevated location above the Route 250W Entrance Corridor. The proposed parking lot east of the Marston/LaRue house will have limited visibility from the Corridor, and the proposed parking south of the Marston/LaRue house and sanctuary is not expected to be visible. ANALYSIS based on drawings: L1.0 Cover Sheet Survey, dated 9/2/08 L1.1 Demolition Plan, Layout Plan, dated 9/2/08 L1.2 Site Improvements Plan, dated 9/2/08 L1.3 Site Improvements Plan, dated 9/2/08 LIA Planting Plan, dated 9/2/08 L1.5 Lighting Plan, dated 9/2/08 Issue: Ridgeline Parking/Sanctuary and Marston -LaRue House/Tree Preservation Comments: In this latest submission, the applicant has removed the 17 parking spaces and travelway previously proposed between the sanctuary and the Marston/LaRue House and the four parking spaces previously proposed adjacent to the front (North) EC elevation of the Marston/LaRue house. As recommended during the previous review, the applicant has also removed the 16 parking spaces previously proposed on the north (EC) side of the travelway to be located in front (north) of the sanctuary and Marston/LaRue house. All of the aforementioned parking spaces were located on the prominent ridgeline that characterizes this bucolic setting with its historic buildings and mature trees. The removal of these spaces contributes significantly to the preservation of significant existing trees, the integrity and character of the historic buildings, the scenic quality of the site and the rural character of the Corridor. Recommendations: None. ARB 10/20/2008 Emmanuel Episcopal Church, Final - Page 2 Issue: Parking Area/North Edge of Cemetery /Additional Spaces Comments: In this latest submission, the applicant is proposing 5 additional parking spaces, for a total of 20, in the parking lot adjoining the north edge of the cemetery. The 5 additional spaces have been located in the northwest corner of the parking lot, 60' from and 16' above the EC at its closest point. These spaces are expected to be highly visible due to their close proximity to the Corridor. The location of these additional spaces does not appear to conflict with the significant mature trees that characterize this part of the site. The applicant is proposing 24 Green Beauty Boxwood and 9 Otto Luyken Laurel, 18" — 24" at planting, along the northeast (EC) edge of these parking spaces. Revising the landscape plan to show these shrubs as 36" tall minimum, at planting, should adequately mitigate views of the cars parked in these spaces. Recommendations: Revise the landscape plan to indicate the 24 Green Beauty Boxwoods and 9 Otto Luyken Laurels, proposed along the northeast (EC) edge of the parking lot adjoining the north edge of the cemetery, will be a minimum of 36" at planting. Issue: Erosion Control Plan/Tree Protection/Tree Conservation Plan and Checklist Comments: An Erosion Control Plan, showing the location and type of all sediment control and tree protection measures, was not included with this submission. Sheet L1.3 Site Improvements Plan contains a Tree Conservation Plan as well as the required Tree Conservation Checklist; however, the checklist has not been signed by the owner or their representative, as required. The Tree Conservation Plan appears to adequately address issues concerning the preservation of existing trees designated to remain. Recommendations: Provide an Erosion and Sediment Control Plan for this proposal showing the location and type of all erosion/sediment control and tree protection measures. Revise the Tree Conservation Checklist to include the owner's signature. Issue: Site Sections /Clarity Comments: In the previous review of this proposal, the applicant was asked to provide site sections from the Entrance Corridor demonstrating the visibility of the proposed building. The applicant's memo accompanying this proposal indicates this building, to be located south of (behind) the Sanctuary/Fellowship Hall, will be part of a future phase of development. Sheet L 1.3 Site Improvements Plan, containing 4 site sections, was provided with this submission; however, the location of site Sections C and D through the site could not be determined from the information provided. The applicant has verbally indicated that site Section C begins at the Route 250 EC, in front of the Religious Education Building, and continues at a southwest angle through the site between the sanctuary and Marston/LaRue House, terminating at the future building. Section D begins where the site adjoins the EC in the northwest corner and continues at a southeast angle through the cemetery and Parish hall, terminating at the future building. Site Section C indicates that the upper section of the future building will have some limited visibility from the EC and will therefore require ARB review and approval. The applicant intends to apply for ARB review, at a future date, once the design has been finalized. Recommendations: Site Section C indicates that the upper section of the future building will have some limited visibility from the EC and will therefore require ARB review and approval. The applicant intends to apply for ARB review, at a future date, once the design has been finalized. Issue: Photometric Plan Comments: In the previous review of this proposal, the applicant was asked to provide a photometric plan. Sheet L 1.5 Lighting Plan indicates that proposed lighting is to be limited to the parking lot directly behind (south of) the existing sanctuary and fellowship hall. Traditional post lantern style fixtures, 12' tall, are shown along the edge of the parking area with additional path lighting, 2' in height. Due to its lack of visibility from the EC, the proposed lighting will not ARB 10/20/2008 Emmanuel Episcopal Church, Final - Page 3 require ARB review. The lighting proposal is part of the Final Site Plan reviewed by Current Development. A luminaire schedule, addressing the following required information, is required for the photometric plan submitted to Current Development. • The catalogue number of all proposed lighting coordinated with the lighting cutsheets. • The lumen level for each fixture. Any fixture emitting 3,000 or more lumens shall be a full cutoff style fixture. • The proposed lighting maintenance factor (LLF). An LLF of 1 is required. • The fixture quantity /types coordinated with quantity /types on lighting plan. • The pole and mounting heights for all fixtures. Recommendations: Due to its lack of visibility from the EC, the proposed lighting will not require ARB review. The lighting proposal is part of the Final Site Plan reviewed by Current Development. A luminaire schedule, addressing the following required information, is required for the photometric plan submitted to Current Development. • The catalogue number of all proposed lighting coordinated with the lighting cutsheets. • The lumen level for each fixture. Any fixture emitting 3,000 or more lumens shall be a full cutoff style fixture. • The proposed lighting maintenance factor (LLF). An LLF of 1 is required. • The fixture quantity /types coordinated with quantity /types on lighting plan. • The pole and mounting heights for all fixtures. Issue: Signage Comments: Proposed signage was not included with this submission. Signage proposals can be submitted separately. The location of freestanding signs cannot be approved until the sign application has been submitted. The location of freestanding signs must avoid any conflicts with easements and existing or proposed plant material. Guidelines required for sign proposals in the Entrance Corridor have been established and are available on -line at the ARB web site (albemarle.org). Recommendations: Proposed signage was not included with this submission. Signage proposals can be submitted separately. The location of freestanding signs cannot be approved until the sign application has been submitted. The location of freestanding signs must avoid any conflicts with easements and existing or proposed plant material. Guidelines required for sign proposals in the Entrance Corridor have been established and are available on -line at the ARB web site (albemarle.org). Issue: Religious Education Building/Proposed Redesign of Existing Parking/Landscaping Comments: The applicant is proposing to redesign the existing entrance drive and parking area in front (north) of the 1 -story religious education building, located in the northeast corner of the site, adjacent to the Route 250W EC. Proposed landscaping and the method of handling stormwater runoff for this area was not included with this submission. This area will be highly visible from the EC due to its close proximity and lack of significant vegetation. The parking schedule on Sheet L 1. Cover Sheet does not address the number of existing and proposed parking spaces for this parking lot. Required Entrance Corridor parking lot landscape guidelines to be addressed include: • Trees, 21/2" in caliper at planting, should align the perimeter of the parking area, located 40' on center. • Shrubs, 24" in height at planting, should be provided as necessary to minimize the parking area's impact on the Entrance Corridor. Recommendations: Revise the parking schedule on Sheet L -1 Cover Sheet to include the existing and proposed parking space numbers in front (north) of the religious education building, in the northeast corner of the site. Revise all applicable drawings to show proposed landscaping and ARB 10/20/2008 Emmanuel Episcopal Church, Final - Page 4 stormwater runoff measures for the redesigned parking area. Proposed landscaping should be adequate in type, spacing and quantity to sufficiently mitigate views of the parking area from the EC. The landscape proposal should address the following Entrance Corridor parking lot landscape guidelines. • Trees, 21/2" in caliper at planting, should align the perimeter of the parking area, located 40' on center. • Shrubs, 24" in height at planting, should be provided as necessary to minimize the parking area's impact on the Entrance Corridor. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The design of the parking area adjoining the north end of the cemetery. 2. The design of the parking area in front (north) of the religious education building in the northeast corner of the site. Staff recommends approval of the Certificate of Appropriateness pending staff administrative approval of the following conditions: 1. Revise the landscape plan to indicate the 24 Green Beauty Boxwoods and 9 Otto Luyken Laurels, proposed along the northeast (EC) edge of the parking lot adjoining the north edge of the cemetery, will be a minimum of 36" at planting. 2. Provide an Erosion and Sediment Control Plan for this proposal showing the location and type of all erosion/sediment control and tree protection measures. Revise the Tree Conservation Checklist to include the owner's signature. 3. Site Section C indicates that the upper section of the future building will have some limited visibility from the EC and will therefore require ARB review and approval. The applicant intends to apply for ARB review, at a future date, once the design has been finalized. 4. Due to its lack of visibility from the EC, the proposed lighting will not require ARB review. The lighting proposal is part of the Final Site Plan reviewed by Current Development. A luminaire schedule, addressing the following required information, is required for the photometric plan submitted to Current Development. • The catalogue number of all proposed lighting coordinated with the lighting cutsheets. • The lumen level for each fixture. Any fixture emitting 3,000 or more lumens shall be a full cutoff style fixture. • The proposed lighting maintenance factor (LLF). An LLF of 1 is required. • The fixture quantity /types coordinated with quantity /types on lighting plan. • The pole and mounting heights for all fixtures. 5. Proposed signage was not included with this submission. Signage proposals can be submitted separately. The location of freestanding signs cannot be approved until the sign application has been submitted. The location of freestanding signs must avoid any conflicts with easements and existing or proposed plant material. Guidelines required for sign proposals in the Entrance Corridor have been established and are available on -line at the ARB web site (albemarle.org). 6. Revise the parking schedule on Sheet L -1 Cover Sheet to include the existing and proposed parking space numbers in front (north) of the religious education building, in the northeast corner of the site. Revise all applicable drawings to show proposed landscaping and stormwater runoff measures for the redesigned parking area. Proposed landscaping should be adequate in type, spacing and quantity to sufficiently mitigate views of the parking area from the EC. The landscape proposal should address the following Entrance Corridor parking lot landscape guidelines. ARB 10/20/2008 Emmanuel Episcopal Church, Final - Page 5 • Trees, 2'/2" in caliper at planting, should align the perimeter of the parking area, located 40' on center. • Shrubs, 24" in height at planting, should be provided as necessary to minimize the parking area's impact on the Entrance Corridor. ARB 10/20/2008 Emmanuel Episcopal Church, Final - Page 6 Attachment A ALg�,�� �'IRGINZ� COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 972 -4012 August 20, 2007 Mark Lieberth Land Planning and Design Associates 310 E. Main Street Charlottesville, Virginia 22902 RE: ARB- 2007 -67: Emmanuel Episcopal Church Tax Map 70, Parcels 13,13A, and 12 Fax (434) The Albemarle County Architectural Review Board, at its meeting on August 6, 2007, completed a preliminary review of the above -noted request to develop a Site Master Plan addressing current and future parking needs, provisions for a new building, columbarium/memorial garden, and the preservation of trees and the historic nature of the buildings and site. The Board offered the following comments for the benefit of the applicant's next submittal. Please note that the following comments are those that have been identified at this time. Additional comments may be added or eliminated based on further review and changes to the plan. 1. Remove the front 16 parking spaces on the north side of the parking. Encourage a more rural landform through terracing. Show how the grading will be resolved at the front. Add additional trees along the ridge line. 2. Terrace the eastern parking lot to reduce the disruption to the natural slopes. 3. Show grading in the parking lot west of the cemetery. Show which trees will be salvaged. 4. Clarify the plantings that will be visible from the Entrance Corridor for both existing and proposed trees and shrubbery. Provide a rural landscaping design with trees possibly clustered, not necessarily a tree spaced every 10 spaces, allowing Entrance Corridor views of the parking lot to appear more natural and less structured. 5. Revise the application plan to show an accurate representation of the drip line for all existing trees shown. Provide for replacement trees for trees lost due to work within the drip line. Minimize the number of trees to be lost. Revise the application plan to show all proposed trees visible from the EC, even those not acting as replacement installed using the minimum 3" caliper, but subject to change. 6. Provide a photometric plan. 7. Clarify the direction of travel in the proposed parking lot. 8. If the future new building is visible from the Entrance Corridor it needs to have exterior materials harmonious with the present structure, e.g. a slate roof, and moldings painted ARB 10/20/2008 Emmanuel Episcopal Church, Final - Page 7 Attachment A white with classical Virginia detailing. Provide site sections from the Entrance Corridor demonstrating visibility of proposed building. Clarify existing conditions on the contours. You may submit your application for continued ARB review at your earliest convenience. Application forms, checklists and schedules are available on -line at www.albemarle.org/planning. Revised drawings addressing the comments listed above are required. Include updated ARB revision dates on each drawing. Please provide a memo including detailed responses indicating how each comment has been addressed. If changes other than those requested have been made, identify those changes in the memo also. Highlighting the changes in the drawing with "clouding" or by other means will facilitate review and approval. If you have any questions concerning any of the above, please feel free to call me. Sincerely, Brent Nelson Landscape Planner cc: Doug Gilpin Dalgliesh, Eichman, Gilpin and Paxton, PC 206 Fifth Street Charlottesville, Virginia 22902 Emmanuel Episcopal Church 7500 Rockfish Turnpike Greenwood, Virginia 22943 Joan McDowell, Principal Planner File ARB 10/20/2008 Emmanuel Episcopal Church, Final - Page 8