HomeMy WebLinkAboutARB200900023 Review Comments Preliminary Site Plan 2009-04-28ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #: Name
ARB- 2009 -23: Tabor Presbyterian Church — Fellowship Hall Addition
Review Type
Preliminary Review of a Site Development Plan
Parcel Identification
Tax Map 56A2, Section 1, Parcels 12 and 14
Location
5804 Tabor Street, located at the northeast corner of the intersection of
Crozet Avenue and Tabor Street
Zoned
Downtown Crozet District (DCD), Entrance Corridor (EC)
Owner /Applicant
Tabor Presbyterian Church
Magisterial District
Whitehall
Proposal
To construct a new fellowship hall/classroom addition at Tabor
Presbyterian Church
ARB Meeting Date
May 4, 2009
Staff Contact
Margaret Maliszewski
REVIEW HISTORY
In 2002 a freestanding sign was approved for this site (ARB -02 -103). This site plan is under review by the
Current Development division.
SITE HISTORY /CONTEXT
The Tabor Presbyterian Church was constructed in 1910 and dedicated in 1915. A parish hall addition was
constructed north of the church building, connected to the main church with a "hyphen ", in recent years.
The Tabor Presbyterian Church is located at the northeast corner of Crozet Avenue Entrance Corridor and
Tabor Street. A gravel parking lot is located between the church and Crozet Avenue. The site falls within
the boundaries of the Crozet Historic District, a district that is not yet listed on the National Register of
Historic Places, but has been determined eligible for listing. The existing church is a "contributing"
structure in the district. To the east of the church is a concrete block dwelling constructed c.1935. A
vernacular structure, the house is also considered to be a contributing resource to the historic district, but it
is not historically or architecturally distinguished in its own right. The residence would be demolished to
make way for the parish hall addition.
PROJECT DETAILS /CHANGES
The applicant proposes to construct a new fellowship hall and classrooms to the east of the existing church.
The new structure will replace the existing fellowship hall located on the lower level of the existing
building. The new structure would be connected to the existing by a glass connecting hallway.
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VISIBILITY
Visibility of the proposed development from the EC is expected to be minimal. The greatest visibility will
be from the intersection of Crozet Avenue and Tabor Street. Visibility there will be limited by the location
of the addition on the far side of the existing church (as viewed from the EC) and the setback from Tabor
Street. The front of the parish hall is approximately 350' from the EC and is set back 30' from the front of
the existing church. The glass corridor that connects the addition to the existing church is set back an
additional 20'. This setback, combined with the topography and planting at the southeast corner of Crozet
Avenue and Tabor Street, severely limits visibility of the addition from the intersection. The glass corridor
is not expected to be visible at all and only the southernmost (front) portion of the parish hall addition is
expected to be visible. Further north on Crozet Avenue, the rear of the addition is not expected to be
noticeable due to the existence of other structures and trees, between the addition and the EC.
ANALYSIS (based on plans ARB 1 -ARB 12 dated 3/16/09)
Issue: Relationship of Addition to Existing Building
Comments: The proposed parish hall is set back from the front of the historic church by approximately 20'
and it is separated from the church by a corridor that is low in scale and is primarily glass. The setback,
separation and glazing allow the historic church to continue to be the focus of the site and clearly
distinguish the new from the old.
Recommendations: None.
Issue: Building Forms, Features and Scale
Comments: The proposed addition uses forms (tower, gables, and arched windows), size and detailing that
are compatible with the historic church, but the overall form and appearance result in a design that is
clearly modern. The addition does not exceed the height of the existing church. The scale of the addition
does not overwhelm the historic church. The form and scale of the addition are appropriate.
Recommendations: None.
Issue: Material Samples
Comments: Brick from the Redland Brick Company is proposed for the addition. It is a mix of colors
intended to coordinate with the red brick of the existing church. Samples have been provided. Charcoal
blend shingles (GAF Timberline) are proposed for the roof of the addition. A sample has been provided.
The church roof is covered with pressed metal shingles. The proposed asphalt shingles will be much
darker, but the color is coordinated with the building materials. White aluminum windows and white
"Tuscan" fiberglass columns are proposed for the addition. These are also coordinated with the existing
building.
Recommendations: None.
Issue: Grading
Comments: Grading is proposed onto parcels 15 and 18, the parcels to the east and north of the church site.
A temporary grading and construction easement will be required. Also, the grading is proposed in the
vicinity of an existing propane tank. The plan should be revised to coordinate the grading with the tank
location /re- location.
Recommendations: Provide documentation that temporary grading easements have been obtained for
parcels 15 and 18. Revise the drawings to address the grading at the propane tank.
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Issue: Driveway/Drop -off
Comments: A new driveway is proposed around the east and north sides of the church and addition. On the
east side of the addition, the driveway is extended to form a drop -off zone. The applicant's narrative
indicates that this is to provide an accessible path to the entrance on this side of the parish hall. However,
no sidewalk is shown extending from the driveway to the entrance.
Recommendations: None. (The sidewalk is not an ARB issue; this comment was provided for information
only.)
Issue: Standard Notes
Comments: Standard landscaping, mechanical and lighting notes are missing from the plans.
Recommendations: Add the following notes to the site 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."
• "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a
full cutoff luminaire. The spillover of lighting from luminaires onto public roads and property in
residential or rural areas zoning districts shall not exceed one -half footcandle."
• "Equipment shall not be visible from the Entrance Corridor."
Add the following note to the architectural drawings: "Equipment shall not be visible from the Entrance
Corridor."
Issue: Lights
Comments: Two wall lights are proposed at the entrance to the addition. The proposed fixtures are not full -
cutoff fixtures. Consequently, the plans must indicate the type of lamp and wattage proposed, and that the
lamps will emit less than 3000 lumens.
Recommendations: Indicate on the site and architectural drawings the lamp type and wattage of the
proposed wall fixtures. Ensure that the lamps emit less than 3,000 lumens.
Issue: Planting
Comments:
• A plant list is included in the site plan set, but specific species are not identified for each proposed
plant.
• Some mature trees are proposed to remain on site in the vicinity of proposed construction. Those trees
should be shown at actual size on the site plans, so that impacts can be accurately assessed. For
example, grading is proposed close to a 27" Magnolia. Holding grading outside the drip line is better
for the health of the tree.
• A large mature evergreen stands in front of the church, east of the existing stone walk. The mature
evergreen is visible from the EC. New sidewalks are proposed north and east of the tree, partially
within its drip line. No grading appears to be proposed to accommodate the new sidewalk, so impacts
to the tree may not be great. However, the portion of the proposed sidewalk extending eastward from
the existing stone walk could be re- routed to reduce impacts. Also, given the tree's size and character,
an arborist's report addressing pre- and post - development treatment of the tree would be appropriate.
• A small flowering tree is proposed next to the large evergreen in front of the church. A large deciduous
tree is proposed west of the evergreen, on the opposite side of the existing sidewalk that leads to the
church. Two small trees are proposed along Tabor Street, east of the evergreen and the proposed
sidewalk. The small tree proposed next to the evergreen raises a concern about potential damage to the
evergreen and the viability of, and need for, another tree in this location. Although it will be hard to
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distinguish each individual tree from the EC, reducing the pair of trees fronting the biofilter to a single
tree might provide better balance along the street.
A biofilter is proposed along Tabor Street. The biofilter is surrounded on three sides by a row of
shrubs. Locating a biofilter at the front of the property is typically discouraged along the EC, but this
biofilter is more than 300' from the EC, is expected to have limited noticeability from the EC, and the
shrub border helps balance the planting along the new sidewalk to the addition.
Recommendations: Revise the site plan to include a complete plant schedule, with species and planting
sizes indicated. Revise the drawings to show the existing trees to remain that are in close proximity to
proposed construction or grading at actual size. Revise proposed grading to remain outside the drip lines of
trees to remain. Revise the route of the east -west portion of the proposed sidewalk to extend as little as
possible into the drip line of the 30" evergreen. Provide an arborists' report indicating how the 30"
evergreen will be treated pre- and post - development. Include those treatments as notes on the plan.
Eliminate the small tree proposed next to the 30" evergreen.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The visibility of the proposed addition.
2. The proposed planting.
Staff recommends approval of a Certificate of Appropriateness for the proposal, pending staff approval for
the following conditions:
1. Provide documentation that temporary grading easements have been obtained for parcels 15 and 18.
Revise the drawings to address the grading at the propane tank.
2. Add the following notes to the site plan:
a. "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."
b. "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be
a full cutoff luminaire. The spillover of lighting from luminaires onto public roads and
property in residential or rural areas zoning districts shall not exceed one -half footcandle."
c. "Equipment shall not be visible from the Entrance Corridor."
3. Add the following note to the architectural drawings: "Equipment shall not be visible from the
Entrance Corridor."
4. Indicate on the site and architectural drawings the lamp type and wattage of the proposed wall fixtures.
Ensure that the lamps emit less than 3,000 lumens.
5. Revise the site plan to include a complete plant schedule, with species and planting sizes indicated.
Revise the drawings to show the existing trees to remain that are in close proximity to proposed
construction or grading at actual size. Revise proposed grading to remain outside the drip lines of trees
to remain. Revise the route of the east -west portion of the proposed sidewalk to extend as little as
possible into the drip line of the 30" evergreen. Provide an arborists' report indicating how the 30"
evergreen will be treated pre- and post - development. Include those treatments as notes on the plan.
Eliminate the small tree proposed next to the 30" evergreen.
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