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HomeMy WebLinkAboutARB200800171 Staff Report Preliminary Site Plan 2009-01-13ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2008 -171: Faith Christian Center International Church Review Type Conceptual Review of Site and Building Design and Advisory Review For a Special Use Permit Parcel Identification Tax Map 78, Parcel 47 Location 2184 Richmond Road: located on Route 250 East, 0.35 miles southeast of the Interstate 64 interchange. Zoned Rural Areas (RA), Entrance Corridor (EC) Owner James E. and Nancy V. Shipp Applicant Brian P. Smith, PE Magisterial District Scottsville Proposal To construct a two story multi - purpose building to include a sanctuary, administrative offices, classrooms, along with playground, parking and associated site work. ARB Meeting Date January 20, 2009 Staff Contact Brent Nelson SITE/PROJECT HISTORY • The ARB has not reviewed any previous proposals for this site. • ARB staff participated in several pre - application meetings with the applicant and other members of the Current Development/Planning staff prior to this ARB submission. The applicant was informed of the ARB process and the Entrance Corridor Design Guidelines. The applicant was told that the proposal did not comply with the guidelines regarding mass, scale, the appearance of blankness, the relationship of the building design to the corridor, and the relationship of the grading proposal to the surrounding parcels. • 10/7/07: SP 2007 - 28/29, Faith Christian Center International Church, Planning Commission Work Session. Issues identified by the Planning Commission included concerns that the parcel may not be suited for a church of this size, and the need for a different design that was sympathetic to the landscape, including the possible use of terracing and a reduction in the parking. • 9/7107: SP 2007 - 28/29, Faith Christian Center International Church, staff comments provided on the Special Use Permit application plan, see Attachment A. • 5/29/07: SP 2007 - 28/29, Faith Christian Center International Church, application received for a Special Use Permit. The Planning Commission date for the review of this request has not been established at this time. PROJECT DETAILS The congregation of Faith Christian Center International proposes to construct a 2- story, 28,000 square foot ARB 1/20/2009 Faith Christian Center International, Conceptual - Page 1 multi - purpose building containing a 500 seat sanctuary, administrative offices and classrooms on a parcel located on the north side of Route 250E, approximately 500' southeast of the I- 64/Route 250E interchange. The existing house and garage, located in the northwest corner of the site, are to be removed along with the driveway currently providing access. The proposed building will have a 119' x 158' footprint and will be located approximately 560' northeast of, and 40' above, the adjacent Route 250E Entrance Corridor. The west (EC) and south (rear) elevations, both visible from the Corridor, are approximately 39' in height. The north (front) elevation, not visible from the Corridor, serves as the main building entry. All proposed roof forms are flat. Proposed building materials include an oversized block, tan in color, for all 4 elevations, curved copper panels (projecting from the building) in the west (EC) and north (front) elevations, and large glass curtain walls in all elevations except for the west (EC) elevation. A specific size, brand and color for the oversized block has not been chosen. The applicant has indicated that the copper panels will be treated to retain their original copper color. No building material or color samples were included with this application. The west (EC) elevation is 119' in length with a projecting curved copper panel (36'h x 85'w) centered in the elevation. A glass cross (36'h x 24'w) is proposed in the center of the copper panel. Fenestration in the elevation is limited to the ten (2'x2') windows proposed at the ground level below the protruding copper panel. Visibility of these ground level windows, if any, is expected to be limited. The south (rear) elevation is 158' in length with a 28' wide glass curtain wall extending the full height of the building, located 43' from the rear, northeast corner. A smaller (23'h x 13'w) window is proposed 3' east of the glass curtain wall. This elevation, for a distance of 87' commencing at the southwest (EC) corner and extending eastward, is devoid of any fenestration except for the fourteen (2'x2') windows proposed at the ground level. Visibility of these ground level windows, if any, is expected to be limited. SITE CONTEXTNISIBLITY This section of the Route 250E Entrance Corridor is largely rural in character with most of the commercial improvements located on the north side of the Corridor. Most of these improvements predate the Entrance Corridor and do not reflect established design guidelines. The existing parcel is mostly wooded with a topography that rises 50' in elevation from the front (EC) right -of -way to the north (rear) corner of the parcel. Until recently, the parcel has been used as a trailer park. Views, from the Corridor, of the proposed development are expected to be limited to the west (EC) and south (rear) building elevations, the entrance drive and the parking spaces that are proposed on the southwest (Entrance Corridor) side of the building. This development is not expected to be visible from the I -64 Entrance Corridor. ANALYSIS based on drawings submitted: Site plan drawings submitted: • Sheet 1 of 6: Option 3 Concept Plan, latest revision date November 24, 2008 • Sheet 2 of 6: Landscape Plan, latest revision date November 24, 2008 • Sheet 3 of 6: Line of Sight Profile, latest revision date November 24, 2008 • Sheet 4 of 6: Line of Sight Profile, latest revision date November 24, 2008 • Sheet 5 of 6: Existing Topography & Demolition Plan, latest revision date November 24, 2008 • Sheet 6 of 6: Slope Study, latest revision date November 24, 2008 Architectural rendered drawing submitted: • Faith Christian Center International, Schematic North, South, East and West Elevations, received 12- ARB 1/20/2009 Faith Christian Center International, Conceptual - Page 2 30 -08. • Materials List: ARB Conceptual Site Submittal, List of Exterior Building Materials Photos submitted: • Photo 1: View along 250E Entrance Corridor Looking East, received 10/24/08 • Photo 2: View along 250E Entrance Corridor Looking West, received 10/24/08 • Photo 3: Entrance to Sleepy Hollow Trailer Park, received 10/24/08 Building Design Issue: Building Form/Scale Materials /Colors Comments: Entrance Corridor Design Guidelines state: • Building forms and features, including roofs, windows, doors, materials, colors, and textures should be compatible with the forms and features of the significant historic buildings in the area. The standard of compatibility can be met through scale, materials, and forms which may be embodied in architecture that is contemporary or traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. • The overall design of buildings should have human scale. Scale should be integral to the building and site design. • Building designs should demonstrate sensitivity to nearby structures within the EC. • Buildings should relate to their site and the surrounding context of buildings. The projecting curved copper panel in the west (EC) elevation, treated to retain the original copper finish, is expected to be highly visible and overly intense in color and reflectivity. The significant size and scale of this material is not sensitive to the other structures in the Corridor and lacks compatibility with the design of the building and the color of the proposed oversized block, as shown in the rendering. Given its significant size (119'L x 158 "W x 39'H), the building is expected to be perceived as excessively large, as viewed from the Corridor. The monolithic, block -like form of the building and the bright copper color of the proposed metal panel are expected to reinforce this excessive mass and scale. The structure's lack of fenestration, uniformity in its overall form, lack of variation in materials, colors, and building footprint, and its prominent location 40' above the Corridor will serve to further accentuate its lack of a human scale and it's incompatibly with historic architecture and the character of the Corridor. Recommendations: Submit a Preliminary ARB Site Plan application that includes a revised building design, addressing all Entrance Corridor Guidelines, with a design, including form, fenestration, materials, and colors, that is compatible with historic buildings in the area, sensitive to nearby structures in the Corridor, with a human scale that is integral to the building and site design. Submit samples of all proposed building materials and colors with the ARB Preliminary Site Plan application. Issue: Building Design/Appearance of Blankness/West and South Elevations Comments: Entrance Corridor Guidelines state: Any appearance of blankness resulting from building design should be relieved using design details and/or vegetation. Views from the Corridor are limited to the west (EC) and south (rear) elevations of the building and the vast majority of wall area in these elevations is devoid of fenestration. The resulting blankness identifies these walls as secondary elevations that do not adequately address the Corridor. When viewed from the Corridor, the development will appear to have its back turned to the Corridor, which is not appropriate. Due to the significant scale and degree of visibility of the blank walls, it is anticipated that landscaping alone cannot adequately resolve this issue. ARB 1/20/2009 Faith Christian Center International, Conceptual - Page 3 Recommendations: Submit a Preliminary ARB Site Plan application that shows revised west and south elevations free from any appearance of blankness through the use of design details, including but not limited to, the use of fenestration. Issue: Proposed Cross/West EC Elevation Comments: The proposed cross, shown in the center of the protruding copper panel (west elevation), consists of F wide glass panels, 30' in height and 24' in width. The protruding copper panel adjoins the west elevation and is not part of an exterior building wall. As a result, it does not have inhabited space directly behind it that could provide internal illumination for the cross. The applicant has indicated that external, ground mounted lighting would illuminate the cross at night. Recommendations: See "Lighting" below. Issue: Glass Reflectance Comments: A sample of the proposed glass for the windows and the cross was not included with this submission, and the elevations were not labeled for the type of glass that is proposed. The ARB has been reluctant in the past to approve glass with a reflectance value greater than 7%. Recommendations: Submit a Preliminary ARB Site Plan application that includes drawings with a notation that the glass reflectance value shall be limited to 7 %. Include a sample of the glass with the submission. Issue: Mechanical Equipment/Location Comments: Entrance Corridor Guidelines state: • Accessory structures and equipment should be integrated into the overall plan of development and shall, to the extent possible, be compatible with the building designs used on site. • Mechanical equipment should be screened to eliminate visibility from the EC street. The location of proposed mechanical equipment was not included in this submission. The applicant has verbally indicated that all exterior mechanical equipment would be located on the roof behind a parapet wall. Drawings, demonstrating the lack of visibility of all mechanical equipment, should be provided with the next submission. Recommendations: Submit a Preliminary ARB Site Plan application that shows the location of all proposed mechanical equipment. Include site and building sections that clearly demonstrate the equipment's lack of visibility, as seen from the Corridor. Include proposed dimensions of the mechanical equipment on the drawings. Site/Landscape Design Issue: Site Plan/Building Footprint Comments: The building footprint, as shown on the site plan drawings, does not reflect the design of the building represented in the rendered elevations. The applicant indicated that the building was redesigned after the site plan was drawn and printed. Recommendations: Submit a Preliminary ARB Site Plan application that shows revised site and building drawings reflecting the same building footprint design. Issue: Site Grading/Parking Lot Design Comments: Entrance Corridor Guidelines state: • Site development should be sensitive to existing natural landscape. • Site grading should respect existing topographic characteristics of the site and blend with adjacent ARB 1/20/2009 Faith Christian Center International, Conceptual - Page 4 properties. • Grading should not change the basic relationship of the site to surrounding conditions. • Steep cut or fill sections are generally unacceptable. • Cut and fill slopes should be rounded (minimum 10' radius) to meet adjacent conditions. • Buildings and building groupings, fronting the Entrance Corridor street, should be parallel to the street. • An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. The applicant is proposing 144 parking spaces for this development. A zoning determination, establishing the actual number of required parking spaces, has not been done at this time. Parking is proposed on the north (front), east (side) and west (EC) side of the proposed building. Sixty -six of these spaces, located between the building and the Route 250E Corridor, are expected to be highly visible. To provide the 144 parking spaces on the irregular shaped parcel, the applicant proposes to grade, using 2:1 slopes, within 20' of the north and south (side) boundary lines. This will require the removal of a significant number of existing trees that are highly visible from the corridor. A retaining wall, approximately 450' long with heights varying from 5' to 10', is proposed along the northern edge of the parking lot. The wall is not expected to be visible from the Corridor but the length and height of the wall indicate that the proposed grading is not respectful of the existing topography on site. Also, the 2:1 slopes are expected to be highly visible; a reclamation /reforestation plan mitigating their appearance was not included with this submission. Due to these issues, the grading design is expected to appear out of character with the adjoining parcels. Recommendations: Submit a Preliminary ARB Site Plan application that includes a revised site /grading /parking design that reduces the grading impact and tree removal required, with a grading design that is more reflective of the surrounding topographic conditions. The use of steep, 2:1 slopes should be limited. Include a landscape plan that adequately addresses all Entrance Corridor guidelines and includes an appropriate planting design for all proposed slopes. Issue: Grading and Drainage Design/Adjacent Conditions Comments: Entrance Corridor Guidelines state: Surface runoff structures and detention ponds should be designed to fit into the natural topo to avoid the need for screening. Sheet 1 of 6 Option 3 — Concept Plan shows a 250' long stormwater level spreader adjacent to the west elevation and an 80' long stormwater level spreader adjacent to the site entrance. Both facilities would have a utilitarian appearance that is not appropriate for the EC. The drainage design should be revised to a method of containment that does not require screening and fits into the natural topography. Recommendations: Submit a Preliminary ARB Site Plan application that includes a revised stormwater containment design where the use of level spreaders, visible from the Entrance Corridor, is replaced with a method of stormwater containment that fits naturally into the topography with no need for screening. Issue: Landscape Plan/Tree Preservation Comments: Entrance Corridor Guidelines state: • No grading, trenching, or tunneling should occur within the drip line of any trees or other existing features designated for preservation in the final Certificate of Appropriateness. • Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the site prior to any grading activity on the site. This protection should remain in place until completion of the development of the site. • Preservation areas should be protected from storage or movement of heavy equipment within this area. ARB 1/20/2009 Faith Christian Center International, Conceptual - Page 5 In the September 7, 2007 written staff comments provided to the applicant (Attachment A), it was suggested that a note be added to the landscape plan indicating that the applicant was aware that the landscape plan was not designed to meet Entrance Corridor Landscape Guidelines, and a revised plan, addressing those guidelines, will be included with the Preliminary Site Plan application. In the current submission, Sheet 2 of 6 Landscape Plan contains the note: The proposed landscaping, as illustrated, does not meet the Entrance Corridor Guidelines and will be redesigned at Preliminary or Final Site Review to meet guidelines, as required by the ARB. Sheet 5 of 6 Existing Topography & Demolition Plan shows the proposed tree line and the existing tree line to be removed; however, the landscape plan and site plan drawings do not show the existing tree line to be removed. As a result, it is difficult to clearly see how the proposal impacts existing wooded areas. The limits of clearing and grading are not delineated on any of the drawings included in this submission, and the location and method of tree protection is not indicated. Recommendations: Submit a Preliminary ARB Site Plan application with a landscape plan that meets or exceeds all Entrance Corridor landscape guidelines, with the existing and proposed trees lines, the limits of grading and clearing, and the location and method of tree protection clearly indicated. Issue: Lighting Comments: Site and decorative lighting locations and details were not included with this submission. Entrance Corridor Guidelines state: • Light should be contained on the site and not spill over onto adjacent properties or streets. • Light should be shielded, recessed, or flush- mounted to eliminate glare. • The light should achieve an incandescent effect. • Dark brown, dark bronze, or black are appropriate colors for free- standing pole mounted light fixtures. • The height and scale of freestanding pole- mounted light fixtures should be compatible with the height and scale of the buildings and the site they are illuminating, and with the use of the site. Fixtures should not exceed 15' in height. Fixtures that exceed 15' in height will require additional screening. • In determining the appropriateness of lighting fixtures, the individual context of the site will be considered. Recommendations: Submit a Preliminary ARB Site Plan application that includes a lighting photometric plan showing the location of all proposed site, building and decorative lighting. Provide a luminaire schedule of all proposed exterior lighting on the photometric plan, clearly indicating all lighting options chosen, including but not limited to heights and colors proposed for all fixtures and poles. All fixtures emitting 3,000 or more lumens shall be full cutoff style fixtures. SUMMARY OF REVIEW Little progress has been made in this latest application despite the many Pre - application Meetings that preceded it where the applicant was advised that the proposal did not comply with the EC Design Guidelines. This may be largely due to a difference in opinion regarding the anticipated visibility of the proposed development. The west and south elevations of the building will be highly visible from the EC, and they therefore require an appropriate design. The applicant's position, illustrated in the current submittal, is that visibility will be minimal and planting will sufficiently screen the buildings from view, now and in the future. Staff has found that the proposal does not meet the EC Guidelines regarding mass, scale, the appearance of blankness, the relationship of the building design to the corridor, and the relationship of the grading proposal to the surrounding parcels. ARB 1/20/2009 Faith Christian Center International, Conceptual - Page 6 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Visibility of the proposal from the Route 250E EC. 2. The development's relationship to the corridor and its appearance of mass and scale. 3. Proposed building materials and colors. 4. The relationship of the grading proposal to the character of the surrounding parcels. Regarding the Request for the Special Use Permit: Staff recommends that the ARB forward the following recommendation to the Planning Commission: The ARB cannot support the request for the Special Use Permit because it does not meet the ARB Design Guidelines regarding mass, scale, the appearance of blankness, the relationship of the building design to the corridor, and the relationship of the grading proposal to the surrounding parcels. Staff offers the following comments on the proposal for the site plan and building design. Submit a Preliminary ARB Site Plan application that addresses all of the checklist requirements and that includes: 1. A revised building design, addressing all Entrance Corridor Guidelines, with a design, including form, fenestration, materials, and colors, that is compatible with historic buildings in the area, sensitive to nearby structures in the Corridor, with a human scale that is integral to the building and site design. Submit samples of all proposed building materials and colors with the application. 2. Revised west and south elevations free from any appearance of blankness through the use of design details, including but not limited to, the use of fenestration. 3. Drawings with a notation that the glass reflectance value shall be limited to 7 %. Include a sample of the glass with the submission. 4. The location of all proposed mechanical equipment. Include site and building sections that clearly demonstrate the equipment's lack of visibility, as seen from the Corridor. Include proposed dimensions of the mechanical equipment on the drawings. 5. Revised site and building drawings reflecting the same building footprint design. 6. A revised site /grading /parking design that reduces the grading impact and tree removal required, with a grading design that is more reflective of the surrounding topographic conditions. The use of steep, 2:1 slopes should be limited. Include a landscape plan that adequately addresses all Entrance Corridor guidelines and includes an appropriate planting design for all proposed slopes. 7. A revised stormwater containment design where the use of level spreaders, visible from the Entrance Corridor, is replaced with a method of stormwater containment that fits naturally into the topography with no need for screening. 8. A landscape plan that meets or exceeds all Entrance Corridor landscape guidelines, with the existing and proposed trees lines, the limits of grading and clearing, and the location and method of tree protection clearly indicated. 9. A lighting photometric plan showing the location of all proposed site, building and decorative lighting. Provide a luminaire schedule of all proposed exterior lighting on the photometric plan, clearly indicating all lighting options chosen, including but not limited to heights and colors proposed for all fixtures and poles. All fixtures emitting 3,000 or more lumens shall be full cutoff style fixtures. ARB 1/20/2009 Faith Christian Center International, Conceptual - Page 7 ARB 1/20/2009 Faith Christian Center International, Conceptual - Page 8 Attachment A �� OF ALg �'IRGINZ�` 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: Brent Nelson RE: Design Planning comments on: SP 2007 -28 & 29: Faith Christian Center International Church DATE: September 7, 2007 I have reviewed the Special Use Permit application, latest revision date July 27, 2007, and have the following comments: Issue: Visibility from EC/Existing and Proposed Tree Lines Comments: Based on existing trees shown in the initial application plan, latest revision date April 9, 2007, it is assumed that the majority of trees on Parcel 47A will be removed making the proposed church readily visible from the Route 250E Entrance Corridor. Visibility from the I -64 EC is expected to be limited, but existing and proposed tree lines are needed to confirm this. Site sections would further clarify visibility. Recommendations: Revise the application plan to clearly show all existing and proposed tree lines. Provide site sections through the entire parcel demonstrating the degree of visibility of this proposal, if any, from the Route 250E and I -64 Entrance Corridors. Issue: Existing House in West Corner of Site Comments: The application plan shows an existing residence in the west corner of the parcel, accessed by a driveway originating where the proposed church access drive intersects Route 250E. The applicant's intentions for this residence are not indicated on the application plan. Should the applicant desire to keep the existing residence and driveway, clarification as to how the existing driveway ties into the proposed church drive would need to be provided. Recommendations: Revise the application plan to indicate what the intention is for the existing residence in the west corner of the site. If the intention is to keep the residence and existing drive, revise the plan to show how the residential drive would tie in with the proposed church driveway. Issue: Building Design ARB 1/20/2009 Faith Christian Center International, Attachment A - Page 9 Attachment A Comments: The application plan indicates the proposed church is to be a 2 -story structure with a 100' x 140' footprint and projecting entrance foyer. Conceptual drawings reflecting the structure's intended appearance (design) were not provided with this application. Based on the information provided, it cannot be determined whether Entrance Corridor Architectural Guidelines can be met with this proposal. If the applicant has an idea of what they want the church to look like, even if at a conceptual level, drawings should be provided for review now so staff can identify any potential architectural design issues that could impact site layout. Recommendations: Provide conceptual architectural elevations for the church. Issue: Building Relationship with Route 250E Entrance Corridor/Parking Visibility Comments: The application plan shows the proposed church building 540' from the Route 250E Entrance Corridor with the side (west) elevation facing the EC. Parking is shown surrounding the church on three sides with half of the parking shown between the building and the EC in front. Entrance Corridor Guidelines encourage the placement of buildings so they are parallel with the road (EC) in front, providing a relationship with the Entrance Corridor and adjacent parcels and structures. The guidelines also encourage the placement of structures in such a manner as to mitigate views of site elements such as parking. As currently illustrated, this proposal does not meet these Entrance Corridor Guidelines. The guidelines could be met by locating the proposed church closer to the Route 250E EC, oriented with the front elevation parallel to the EC, and the majority of the parking located behind (east of) the building. Recommendation: Revise the application plan to show the proposed church in a location closer to the Route 250E EC, oriented with the front elevation parallel to the EC, and the majority of the parking located behind (east of) the building. Issue: Proposed Retaining Wall Heights Comments: Annotation on the application plan indicates the use of tall retaining walls ranging from 16' to 35' in height. Entrance Corridor Guidelines encourage grading proposals that respect the existing topography, with grades that do not change the basic relationship of the site to the surrounding conditions (parcels), avoiding steep cuts and fills. Recommendations: Revise the application plan so that all retaining walls visible from the EC do not exceed 6' in height. Add a note to the plan requiring retaining walls over 6' in height to be terraced with planting at each level, as approved by the Architectural Review Board at site review. Issue: Proposed Stormwater Management Facility/Method and Location Comments: The application plan does not show the location or type of stormwater management proposed for this development. Annotation on the plan indicates the possible use of surface runoff structures. The proposed site area would drain to Shadwell Creek located along the southeastern boundary. A 100' stream buffer is shown on -site adjacent to this boundary. The application plan contains the note Remote possibility to disturb buffer to construct a stormwater detention facility that includes water quality. Sizing of basin would need to be verified. It should be noted that the stream buffer is the most visible portion of the site from the Route 250E. EC. Entrance Corridor Guidelines encourage the design of surface runoff structures in such a manner as to fit the natural topo avoiding the need for screening. It is not possible to determine whether this guideline can be met based on the information provided. Recommendations: Revise the application plan to indicate the location and type of stormwater management proposed. Should surface runoff structures be proposed, provide a design that fits the natural topo avoiding the need for screening. Issue: Proposed Planting/Entrance Corridor Guidelines ARB 1/20/2009 Faith Christian Center International, Attachment A - Page 10 Attachment A Comments: The application plan shows some proposed planting; however, it does not meet Entrance Corridor Landscape Guidelines. The applicant should be aware that proposed landscaping needs to meet EC Guidelines and will be reviewed with the site plan. Recommendations: Add a note to the application plan indicating that proposed landscaping, as illustrated, does not meet the Entrance Corridor Guidelines and will be redesigned at Preliminary or Final Site Plan review to meet guidelines, as required by the ARB. Issue: Drafting/North Arrow, Tax Map Designations Comments: The application plan does not contain a north arrow or tax map references for adjoining parcels and the parcel under review. Recommendations: Revise the application plan by providing a north arrow and tax map references for adjoining parcels and the parcel under review. ARB 1/20/2009 Faith Christian Center International, Attachment A - Page 11