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HomeMy WebLinkAboutARB200800162 Staff Report Preliminary Site Plan 2008-12-01ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2008 -162: Charlottesville First Church of the Nazarene Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 79, Parcel 10 Location Located on the north side of Rt. 22 at the intersection of Rt. 250 and Rt. 22. Zoned Rural Areas (RA), Entrance Corridor (EC) Owner /Applicant Albemarle Edgehill Farm LLC Magisterial District Rivanna Proposal To construct a new 14,926 square foot church building with associated site improvements. ARB Meeting Date January 5, 2008 Staff Contact Margaret Maliszewski SITE/PROJECT HISTORY • The ARB has reviewed no previous proposals for this site. • The Special Use Permit (SP- 2007 - 34/35) for this church was approved in December 2007. The conditions of approval are included as Attachment A to this report. • ARB staff provided two rounds of preliminary comments on the proposal during the Special Use Permit review. Those reviews indicated that the architecture of the building would be reviewed in detail at the site plan review stage. Other issues identified included the location and consolidation of parking, the extensive use of retaining walls, the impact of lighting on the EC, and landscaping. Staff comments are included as Attachments B and C. • In mid- September 2008 staff provided the applicant with some preliminary comments on the proposed architectural design, prior to the applicant's making an ARB submittal. Those comments are included as Attachment D. • Staff met with the applicant on October 21, 2008 to review and discuss submittal requirements. CONTEXT The site of the proposed church is open land, bounded by I -64 to the north and Route 22 to the south. The site is part of an area of large farm estates along the Route 22 Corridor. Adjacent uses to the south include commercial uses (the Shadwell Store and the American Legion) and a quarry. Roadwork was recently completed in the area. ARB 1/5/2008 First Church Nazarene - Page 1 PROJECT DETAILS /CHANGES The applicant proposes to construct an approximately 15,000 sf church building for 374 people on a 7 -acre site, with parking, landscaping and associated site improvements. VISIBILITY • The site of the proposed development lies within the Route 22 and I64 Entrance Corridors. • Site sections and photos have been provided to illustrate views from both ECs. It should be noted that the site sections include wooded area that would be seen at a distance; not all the trees included in the site sections are trees located or proposed on -site, or trees located directly at the section line. • The applicant has indicated that the development will not be seen from the I64 Entrance Corridor due to the heavily wooded right -of -way. However, it is anticipated that the development will have some limited visibility from I64, particularly during the winter months. The cupola and illumination from site lights are anticipated to be the primary visible elements. • The church is expected to be readily visible from Rt. 22. ANALYSIS (based on materials sample board 10/23/08; floor plans, site plan, site photos, photos of surrounding context, site sections with elevations, color perspective views, and 1/16" scale elevations all dated Nov. 3, 2008; Landscape Plan L1 dated October 28, 2008; Preliminary site plan sheet 1 of 1 with revision date of October 17, 2008) Issue: Materials and Colors Comments: The following materials and colors are proposed: • Cupola: Bone • Roof: Metal, A &S, medium bronze • Cross: Medium bronze • Stone: Landmark Stone, Limestone, North Shore • HardiPlank: • Field: Sherwin Williams 7521 Dormer Brown • Accent: Sherwin Williams 7594 Carriage Door • Window trim: Sherwin Williams 7565 Oyster Bar • Storefront: Aluminum, Bronze • Gutters, Soffits: A &S, medium bronze • Downspouts: Color to match surroundings • Glass: Bronze, non - reflective, low -E A sample of the glass is needed to determine if it is appropriate for the EC. Heavy tints are generally considered inappropriate for the EC. The material of the cupola has not been identified. Recommendations: Indicate the material of the cupola on the drawing. See below for window comments. Issue: Building forms and features Comments: • The proposed building is a large one. It measures approximately 150' x 115' and the cupola rises to 64' tall. The applicant has attempted to minimize the scale by breaking the building down into multiple forms of varying height. The building will appear much larger than anything in the immediate vicinity. Although farm buildings in the area may also be quite large, many of them are viewed at a distance from the road. This church will be viewed from much closer vantage points, where its form and size are not expected to establish an appearance of human scale. ARB 1/5/2008 First Church Nazarene - Page 2 • The applicant has indicated that the new building reflects the forms, textures, features and colors of the rural architecture of the area. The rural form is seen primarily in the broad expanse of asymmetrical gabled roof and the cupola that sits atop it. However, the number of building forms that are used in the design tends to minimize the connection to rural building types. Many of the large rural buildings of the area, including those provided by the applicant as examples in photographs, have very simple forms. The proposed church is a much more complicated assemblage of building elements. A simplification of the forms could draw a stronger connection to buildings in the immediate context. • The proposed stone, siding and metal materials are found in buildings in the area, and the general combination of colors reflects earth tones that are appropriate for the Entrance Corridor. A materials schedule has not been included on the elevation drawing. • The applicant has already deleted the previously proposed EIFS from the design and has included a stone base for the building following staff's earlier recommendations. • It is not clear from the drawings whether the cupola is open to below, illuminated from within, or fitted with glass or other material. It is proposed in an off -white color ( "bone "). Although there is considerable wooded area in the VDOT right -of -way along I64, it is anticipated that at least the cupola will be visible from some vantage points on the Interstate. Recommendations: Simplify and reduce the number of building forms used in the church design. Include a materials schedule on the elevation drawing. Provide additional detail on the cupola, indicating whether windows or louvers will be used, whether the interior will be illuminated, etc. Issue: Windows Comments: • A variety of window forms are proposed for the church building. They do not seem to be coordinated in style or proportion. The variety adds to the complex appearance of the building. • The window trim appears very wide; it scales up to 1' -wide in some locations. It is proposed to be painted white (Sherwin Williams 7565). • The wall area to the right of the center gable that includes the cross has the appearance of a band of windows with heavy trim. Only one real window is included in this band; panels of siding occupy the remainder of the band. The band begins at about 6' above ground, which reinforces the larger -than-human scale for the building. • The windows to the left of the center gable that includes the cross are located high on the wall, with siding below them, and all outlined with heavy trim. Similar windows, of shorter height, are located on the eastern wing of the building. • Tall arched windows are proposed for the two double- height front gabled building elements that face the Route 22 EC. These windows are approximately 26' tall. Tall, slender vents are proposed over the arched windows. The relationship between these elements appears awkward. • Bronze tinted glass is proposed for the windows. No sample or specs have been provided. Heavy tints are not appropriate for the EC. Reflectivity off the outside pane below 7% has typically been considered acceptable in the ECs. Recommendations: Simplify and reduce the number of window forms and types used in the church building. Revise the window trim to provide more slender proportions in scale with the windows. Provide a sample and specs for the window glass. Ensure that reflectivity off the outside pane is held below 7 %. Minimize window tint. ARB 1/5/2008 First Church Nazarene - Page 3 Issue: Lighting Comments: A lighting plan was not included in the preliminary submittal. Illumination of this site could have a significant impact on the Entrance Corridors. Minimizing impacts from lighting would be appropriate. Recommendations: Submit a lighting plan and complete lighting information for review. Minimize impacts from lighting on the site and surroundings. Issue: Landscape Wall Comments: The site plan shows a "landscape wall" that does not appear on the landscape plan. Recommendations: Coordinate the plans regarding the landscape wall. If a landscape wall is proposed, indicate on the plan the top of wall and bottom of wall elevations, the proposed wall material, and the proposed wall color. Submit a material /color sample for review. Issue: Clarity of Plans Comments: The site plan is too fuzzy to read. The proposed grading on the landscape plan is difficult to read and it is difficult to distinguish the utilities and utility easements from other lines on the plans. Recommendations: Revise all plans in the site plan set to make them easily legible. Ensure that all utilities and utility easements are identified, easily legible, and easily distinguished from other lines on the plan. Issue: Stormwater Management Comments: A stormwater management pond is located at the southwest corner of the site. The ground slopes up from Route 22 to the edge of the pond such that the pond may not be visible from the EC. However, two outlets associated with the pond may be visible. These appear to be simple rip rap outlets, which are not expected to have an appropriate appearance from the EC. The upper one could be screened with the addition of shrubs. The lower one is close to the road and may require alternate treatment. Recommendations: Provide details on the appearance of the outlets at the stormwater management pond. Add shrubs to screen both outlets. Show how the lower outlet will be made to have an appropriate appearance for the EC. Issue: Equipment Comments: The location of mechanical equipment has not been identified on the plans. The plan shows a septic system at the west end of the front of the church. A dumpster is proposed at the north end of the western parking area. A dumpster enclosure detail has not been included in the plan set. Recommendations: Identify the location of all equipment and related items on the site plan. Indicate if any equipment associated with the septic system will be visible above - ground. Provide a dumpster enclosure detail on the plan. The enclosure should be coordinated with the appearance of the building. Provide the following note on the site plan and architectural plans: "Mechanical equipment shall not be visible from the ECs." Issue: Planting Comments: • Large shade trees and smaller flowering trees are proposed along the Entrance Corridor. Following staff s suggestion, the applicant has proposed the trees in a less formal layout than is typically seen on commercial corridors. This type of layout is appropriate for this more rural setting. To determine if the guidelines are being met with this alternate layout, the EC frontage was measured and divided by the typical 35' spacing, resulting in the minimum number of shade trees that should be provided. Following this calculation, an additional 4 trees should be provided along the EC. • Shrubs are not provided along the EC frontage, although they are provided at the perimeter of the front parking lots and the eastern side of the eastern parking lot. ARB 1/5/2008 First Church Nazarene - Page 4 • Utilities are shown on the landscape plan, but the utility lines and their easements are difficult to distinguish from other lines on the plan. It appears that there may be some conflicts between utilities and planting, particularly at the west end of the EC frontage. A clearer plan would help distinguish planting conflicts and opportunities. • 139 parking spaces are proposed, requiring 14 interior parking lot trees. 11 interior trees are provided. Tree islands in the front parking lot would provide the most impact as viewed from the Route 22 EC. • Most of the on -site wooded area is at the perimeter of the site. A few large trees exist at the interior of the site, but they are not shown on the plans. They would be removed for the development. No tree protection is shown on the plans to protect the perimeter wooded area. An existing conditions /demolition plan was not provided. Recommendations: • Add 4 large shade trees, 3' /z" caliper at planting, along the EC frontage. • Provide 3 additional interior parking lot trees, 2'/2" caliper at planting. Provide at least 2 of these in the front parking lot. • Provide the following note on the plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." • Provide an existing conditions /demolition plan for review. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Building design: scale, massing, forms, windows 2. Planting: Informal layout of EC trees, interior parking lot trees 3. Stormwater management pond: visibility, outlets, screening Staff offers the following comments on the preliminary plan: 1. Indicate the material of the cupola on the drawing. Provide additional detail on the cupola, indicating whether windows or louvers will be used, whether the interior will be illuminated, etc. 2. Simplify and reduce the number of building forms used in the church design. Include a materials schedule on the elevation drawing. 3. Simplify and reduce the number of window forms and types used in the church building. Revise the window trim to provide more slender proportions in scale with the windows. Provide a sample and specs for the window glass. Ensure that reflectivity off the outside pane is held below 7 %. 4. Submit a lighting plan and complete lighting information for review. Minimize impacts from lighting on the site and surroundings. 5. Coordinate the plans regarding the landscape wall. If a landscape wall is proposed, indicate on the plan the top of wall and bottom of wall elevations, the proposed wall material, and the proposed wall color. Submit a material/color sample for review. 6. Revise all plans in the site plan set to make them easily legible. Ensure that all utilities and utility easements are identified, easily legible, and easily distinguished from other lines on the plan. 7. Provide details on the appearance of the outlets at the stormwater management pond. Add shrubs to screen both outlets. Show how the lower outlet will be made to have an appropriate appearance for the EC. 8. Identify the location of all equipment and related items on the site plan. Indicate if any equipment associated with the septic system will be visible above - ground. Provide a dumpster enclosure detail on the plan. The enclosure should be coordinated with the appearance of the building. Provide the following note on the site plan and architectural plans: "Mechanical equipment shall not be visible from the Entrance ARB 1/5/2008 First Church Nazarene - Page 5 Corridors." 9. Add 4 large shade trees, 3 1/2" caliper at planting, along the EC frontage. 10. Provide 3 additional interior parking lot trees, 21/2" caliper at planting. Provide at least 2 of these in the front parking lot. 11. Provide the following note on the plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." 12. Provide an existing conditions /demolition plan for review. ARB 1/5/2008 First Church Nazarene - Page 6 Attachment A CONDITIONS OF APPROVAL SP- 2007 -00034 First Church of the Nazarene 1) The church's improvements and the scale and location of the improvements shall be developed in general accord with the conceptual plan entitled Charlottesville First Church of the Nazarene ", prepared by The McKnight Group, and dated November 20, 2007, provided that: a) Entrance improvements shall be approved by VDOT prior to final site plan approval, and shall include a right -turn lane at the entrance; b) All parking setbacks and undisturbed buffers required by Zoning Ordinance § 21.7, Minimum Yard Requirements, shall apply; and c) The number of parking spaces shall not exceed one hundred fifty (150) without amendment of this special use permit. Relegated parking should be used to the greatest extent possible. 2) The area of assembly shall be limited to a maximum three hundred seventy -four (374) -seat sanctuary; 3) Facilities on the site shall be used for church activities and shall not be rented or used for separate commercial uses available to the public. A daycare facility shall require approval of an additional special use permit for that use; 4) 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 preliminary site plan approval; 5) Virginia Department of Health approval of well and septic systems before final site plan approval; 6) If the use, structure, or activity for which this special use permit is issued is not commenced within the meaning of Zoning Ordinance § 31.2.4.4 by December 12, 2012, the permit shall be deemed abandoned and the authority granted thereunder shall thereupon terminate; and 7) The plans shall be in general accord with the architectural renderings presented by the applicant at this meeting (December 12, 2007), subject to modification by the Architectural Review Board. ARB 1/5/2008 First Church Nazarene - Page 7 Attachment B OF ALB �'IRGIT�Z�' COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, Room 227 Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 MEMORANDUM TO: Scott Clark FROM: Margaret Maliszewski RE: SP- 2007 -34 and SP- 2007 -35: First Church of the Nazarene DATE: August 2, 2007 I have reviewed the SP plans dated June 25, 2007 and the topographic map dated April 4, 2007 for the above -noted submittal. I have the following comments. Recommended conditions for the SP are in bold text. Issue: Parking surrounding the church, future parking Comments: The plan shows parking areas surrounding the proposed church building, and a future parking area east of the entrance road. Distributed as illustrated, the parking areas occupy a large portion of the site and would have a significant impact on the Route 22 Entrance Corridor. Consolidating the parking into a single area, rather than distributing it across a larger portion of the site, could reduce the impact of the parking on the EC. Locating the parking in the northwest corner of the site and using the church building to shield the parking from Route 22 could result in a more appropriate appearance. Recommendation: Consolidate the parking to an area at the northwest corner of the site, and use the building to screen the parking from view. Issue: Retaining walls Comments: Retaining walls are shown along the northern and eastern perimeters of the parking area, and north and west of the proposed building. The retaining wall north of the parking lot is approximately 500' long. East of the parking lot, the wall is approximately 220' long. This length of retaining wall typically indicates that grading doesn't respect existing topographic characteristics, which is required by the ARB Guidelines. Note: Once a grading plan is submitted, this issue can be reviewed in more detail. Until then, the applicant should be aware that at the site plan review stage, the ARB will likely require that the use of retaining walls be limited so that proposed grading respects existing topographic characteristics. Issue: Impact of lighting on the Entrance Corridors Comments: It is anticipated that parking lot lights will be proposed for this development. An illuminated ARB 1/5/2008 First Church Nazarene - Page 8 development at this site will change the character of the area as viewed from Route 250, Route 22, and I64. Illumination may be desired to promote a safe environment, but over - illumination will have a negative impact. Consolidating the parking could help limit the impacts of lighting. Careful planting could also help limit impacts. The applicant should be aware that this will be one focus of ARB discussion at the site plan review stage. Recommendation: See below. Issue: Buffer from I64 Comments: The proposed development will be clearly visible from Route 22, but the development is also expected to be visible from I64. Although the right -of -way between I64 and the site is vegetated, the various roof forms of the church are expected to be noticed from 164, as will illumination of the development. A planted buffer between the parking lot and the northern property line will supplement the off -site vegetation and reduce the impacts of the development on the I64 Entrance Corridor. Recommendation: Provide a planted buffer consisting of a mix of deciduous and evergreen trees in the area between the parking lot and the northern property line. Issue: EC landscape treatment Comments: Trees are shown evenly spaced along the Route 22 Entrance Corridor. Typical EC streetscape planting does call for regularly spaced large shade trees (35' on center, as opposed to the 50' on center illustrated on the plan), with interspersed ornamental trees and a row of shrubs. However, in this rural areas location, a less formal treatment (still located along the EC frontage) may be required by the ARB. The plans also show a number of existing utilities along the Route 22 frontage. EC landscaping should be provided outside of utility easements. Note: These issues will be reviewed at the site plan review stage. Issue: Parking lot landscaping Comments: Standard ARB Guidelines will apply to the parking areas proposed for this site. In addition to interior parking lot trees at 1 tree for every 10 spaces (evenly distributed), perimeter trees will be required. Perimeter parking lot trees are required to be planted at 21/2" caliper minimum, 40' on center. Shrubs are also required. Note: These issues will be addressed at the site plan review stage. The applicant is encouraged to review the ARB's Guidelines, which are available on -line at www.albemarle.orc, for more information. Issue: Detention pond Comments: A detention pond is proposed at the east corner of the site. This site feature could be visible from the Route 22 EC; consequently, it will require treatment to make its appearance appropriate for the corridor. Note: This issue can be reviewed at the site plan review stage. Issue: Architectural design Comments: Color perspective views of the proposed church were included in the SP application. The illustrations show some elements of the design that meet the ARB Guidelines (roof forms, general color palette), and some elements of design that the ARB will discuss and potentially require revisions on (building mass, window details, distribution of colors /materials). Note: The architectural design of the church will be reviewed at the site plan review stage. All aspects of the design that would be visible from the ECs are subject to ARB review. ARB 1/5/2008 First Church Nazarene - Page 9 Attachment C of ALB �'IRGIT�Z�' COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, Room 227 Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 MEMORANDUM TO: Scott Clark FROM: Margaret Maliszewski RE: SP- 2007 -34 and SP- 2007 -35: First Church of the Nazarene DATE: August 2, 2007 September 7, 2007 I have reviewed the SP Concept Plan with revision date of August 15, 2007, the site section illustration dated August 24, 2007 and the revised color site plan dated August 24, 2007 for the above -noted project. I have the following comments. Remaining recommendations are identified in bold. Issue: Parking surrounding the church, future parking Comments: The applicant has indicated that drainiield location is driving the location of the church, and that the parking surface will not be visible from Route 22, and that 75% of the parking is behind the face of the building. Relegating a significant portion of the parking is positive. However, a layout that surrounds the church with paving and parking, combined with the large size and scale of the proposed church, establishes a character that is urban or suburban. Emphasizing the building and further de- emphasizing parking areas and travelways would better support the remaining rural character of the area and the intent of the ARB Guidelines. Recommendation: Consolidate the parking rather than surround the building with it. Use the building to buffer the parking from Route 22. Issue: Retaining walls Comments: The retaining wall issue has been resolved. Issue: Impact of lighting on the Entrance Corridors Issue: Buffer from 164 Comments: The development relies on off -site wooded area to meet ARB requirements as viewed from the north. Trees are still recommended along the north side of the site, but this can be handled during ARB review of the site plan. See recommendation, below. Issue: EC landscape treatment Issue: Parking lot landscaping ARB 1/5/2008 First Church Nazarene - Page 10 Comments: Landscaping has been revised so that the plan more closely meets the ARB Guidelines. However, all guidelines are still not met and, as noted previously, the ARB may require a different treatment along the Route 22 EC. The landscaping will be reviewed by the ARB in detail at the site plan review stage. Recommendation: Add the following note to the plan: The landscaping shown on this plan does not meet ARB Guidelines and will be redesigned at preliminary and final site plan review to meet the Guidelines, as required by the ARB. Issue: Detention pond Comments: The detention pond has been moved from the east end of the site to the west end. The ARB will require that the pond be fully integrated into the landscape. This issue can be reviewed at the site plan review stage. Issue: Architectural design Comments: No further comments at this time. ARB 1/5/2008 First Church Nazarene - Page 11 Attachment D STAFF PRELIMINARY COMMENTS On architectural design, emailed to applicant prior to ARB submittal September 19, 2008 1. Including material/color samples with your ARB application would be very helpful. 2. It looks like the main block of the building is faced with EIFS (fake stucco). Minimizing the use of EIFS is best. 3. This is a big building with many parts. The ARB often recommends simplification. A continuous stone water table might help coordinate the overall design. 4. There seems to be numerous window sizes. Again, simplifying might be a consideration; for example, reducing the number of window sizes, and making all that are used relate to each other. 5. The trim appears a bit chunky and bright white. This could be a result of the computer program. Black and white line drawings (in addition to the color perspectives) will help clarify the appearance of the details. 6. It is not clear to me how the band of windows (in the large image between the crucifix and the tall arched window) is working. Again, the line drawings should clarify this. 7. Since 164 runs behind the site, the rear elevation should be included in your submittal. Sections from I64 through the site would be helpful to show how visible the development will be. 8. On the site plan, the detention pond will need to be fully coordinated with the surrounding landscape. The ARB won't approve the plan if the pond will simply have an "engineered" appearance. 9. Please look closely at the ARB's landscape guidelines. Interspersed ornamental trees are required along the EC. The guidelines do call for the regularly spaced shade trees, like you've shown, but the ARB may want to go with a less formal arrangement given the less commercial character of the area. Please remember these are just a few thoughts off the top of my head. A full review will be completed when your formal application is made. ARB 1/5/2008 First Church Nazarene - Page 12