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HomeMy WebLinkAboutARB200800147 Staff Report 2008-11-10ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2008 -147: St. Anne's - Belfield Lower/Middle School Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 60, Parcels 57, 57A, 57B and 57C Location 720 Faulconer Drive (Rt. 855): Located approximately 1620 feet from the intersection of Faulconer Drive and the Ivy Rd./Rt. 250 Bypass off -ramp. Zoned Residential (R1) and Entrance Corridor (EC) Owner /Applicant St. Anne's Belfield School Inc. Magisterial District Jack Jouett Proposal To construct a new 105,000 square foot academic facility with associated site work, landscaping, parking, athletic fields, and play areas. ARB Meeting Date November 17, 2008 Staff Contact Margaret Maliszewski SITE/PROJECT HISTORY The Special Use Permit (SP- 07 -53) for this proposal was approved on August 13, 2008. The review for the SP included consideration of the potential impacts of the proposal on the EC. ARB staff recommended conditions of approval related to landscaping of roads and screening of playing fields and parking lots. Three conditions of approval that address these issues are listed here. Architectural information was not provided for review with the SP application. o A row of 21/2" caliper shade trees spaced 40' on center shall be provided along the east side of the relocated portion of SR 855. o A minimum of 20' -deep landscape buffers shall be provided, free of utilities, to screen the parking lot located southeast of the existing football field from the US 29/250 Bypass. o Landscaping may be required to be in excess of the minimum requirements of ARB guidelines or the Zoning Ordinance to compensate for the negative visual impact of the playing fields and parking on the EC. A demolition permit (B2008- 1383D) was issued for the headmaster's house on the school property on July 31, 2008. The house has been demolished. The site plan is under review by the Current Development division (SDP- 2008 -147). In 1998 (ARB- 989 -8) the ARB approved the addition of a press box at the site. In 2000 (ARB -2000- 04) a Certificate of Appropriateness was issued for the addition of lighting at the football/lacrosse field. CONTEXT St. Anne's is located north of the Bypass and east of the Ivy Road/Rt. 250 off -ramp from the Bypass. The site is bounded by property owned by the UVA Foundation and residential lots. The site currently ARB 11/17/2008 St. Anne's - Belfield Lower/Middle School - Page 1 includes a building complex with playing fields and parking lots. PROJECT DETAILS This proposal is to construct a new academic facility including a new 105,000 sf building, new athletic fields, revised parking and travelways, and additional landscaping and lighting. The playing fields are proposed at the southeast and southwest corners of the site. The new parking lot is located between them, south of the existing football field and north of the Bypass. The proposed school building is located west of the football field. VISIBILITY Some of the existing buildings on the school site are visible from the Bypass Entrance Corridor. The press box that stands a short distance to the east of the proposed building site is visible from the EC. Information in the files indicates that the press box is 39' tall. The proposed building height is 43'. The roof on the existing convocation center is visible from the Bypass. Its brown/bronze color tends to reduce its noticeability from the EC. The green metal roof on the existing equipment shed located west of the press box is also visible from the EC. Its color makes it more noticeable. Some trees and shrubs stand along the chain link fence that is located between the site and the Bypass. Most of this vegetation is deciduous. During the summer months it does provide some screening of the site from the EC. However, during the months that the leaves are off the trees, it provides little screening. Proposed trees along Faulconer Drive and in the parking lot proposed on the south side of the complex will eventually help to limit some views into the site, but the south and east elevations of the proposed building are expected to be visible from the EC. At its closest point, the new building is approximately 380' from the EC. The school site occupies 4 parcels on Tax Map 60. Parcels 57 and 57B are closest to the Bypass EC. However, they are not adjacent to the EC. Narrow ends of neighboring parcels lie between the school site and the EC. Consequently, only the portions of parcels 57 and 57B that lie within 500' of the Bypass right -of -way are subject to ARB review. The right -of -way line is difficult to discern on the plans, so only an approximation can be made regarding the extent of the site that is included within the EC overlay district at this time. It appears that the southern and southeastern ends of the proposed building, the proposed playing fields, the proposed parking lot adjacent to the Bypass, and Faulconer Drive from the southwestern playing field to the existing pre - school building all fall within the EC and are all, therefore, subject to review. ANALYSIS (based on site drawings 1 -8 with revision date of 9/29/08; landscape drawings 9 -13 dated 9/29/08; lighting plans dated 9/29/08; architectural drawings 16 -20 dated 9/29/08) Issue: Planting along Faulconer Drive/Bypass Comments: • 78 Zelkova trees are proposed along Faulconer Drive at 31/2" caliper, 35' on center. These trees meet guideline requirements, but this is an extensive use of a single species. A mix of trees might be more appropriate given the surrounding context. 0 Redbuds are proposed, interspersed every 100' among the Zelkovas. Although ornamental trees are not required to alternate with the large shade trees, the 100' spacing is sparse. 0 399 Inkberry Holly are proposed along the playing fields and the parking lot adjacent to the EC. Although shrubs can help with screening of parking areas, integration of elements into the site, and integration of the site into the corridor, the Inkberry is over -used and the hedge layout is too ARB 11/17/2008 St. Anne's - Belfield Lower/Middle School - Page 2 conspicuous to allow for integration of elements. • The provision of trees and shrubs along the EC side of the site is a positive aspect of the proposal. However, a mixed planting including a variety of trees and shrubs in a less formal, more natural pattern might be more appropriate for this site in this corridor. Shrubs are wanted for screening, particularly of the parking lot, but an integrated mix of plants would attract less attention to the feature being screened, and would integrate the site better into the corridor. • A biofilter is proposed between Faulconer Drive and the parking lot. The landscape plan indicates that it is to be planted with switch grass. In some corridors this would not be an appropriate treatment, but in this location, visibility is expected to be reduced so the treatment may be acceptable. Recommendations: Revise the planting along Faulconer Drive and along the playing fields and parking lot to a mix of evergreen and deciduous trees and shrubs in a naturalistic pattern. Increase the number of species to avoid overplanting of a single species. Add the following note to 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." Issue: Landscape plan coordination/Drawing issues Comments: • Some proposed trees are shown on plans that are not landscape plans, and those trees are not all the same as the proposed trees shown on the landscape plans. • The landscape plans do not include utilities, so potential conflicts between plants and utilities cannot be determined. Utility lines are included on some of the site plan drawings, but they are difficult to discern from other lines on the plan, and the utility easements are difficult to discern. • A Landscape Key is provided on sheet 9 of 20 and a Landscape Schedule is provided on Sheet 13 of 20. The information is provided in different formats and the Redbud size differs between the two sheets. • The quantity of Redbuds shown on the plan is 23; 19 are listed in the key. • A note on sheet 1 of 20 reads, "For total screening of St. Anne's - Belfield and with the permission of VDOT and the UVA Real Estate Foundation, plant English Ivy on existing fence." The arrow associated with the note does not appear to point to the existing chain link fence, and the ivy does not appear in the landscape schedule. There is existing vegetation along the fence. It is not clear how the existing vegetation will be treated to accommodate the ivy. It is also not clear from the plan the extent of planting intended. • The site plans are generally difficult to read, with too much information overlapping and coordination between sheets cumbersome. • Including the Bypass right -of -way line on the drawings would be useful. Recommendations: If proposed trees are shown on plans other than the landscape plan(s), revise the plans to show the trees exactly as shown on the landscape plan(s). Provide a single plant list/schedule. Include utility lines and utility easements on the site and landscape plans and make sure they are easily legible. Double -check and correct if necessary the quantity of Redbuds on the landscape plan and plant list. Clarify on the plans how the ivy planting will be handled. Revise the site plans to make them all easily legible and fully coordinated. Show the Bypass right -of -way on the drawings. Issue: Existing and proposed tree lines, tree protection Comments: • The demolition plan, which was not included in the ARB submittal, shows the existing wooded area along the southeast side of site. Demolition, grading and construction are proposed in and close to this ARB 11/17/2008 St. Anne's - Belfield Lower/Middle School - Page 3 area, but no tree line to remain is shown and no tree protection is shown. In addition to the Zelkovas proposed along both sides of the relocated Faulconer Drive in this area, a 140' -long staggered row of Green Giant Arborvitae is proposed between the Zelkovas and the property line. Given the nature of the existing adjacent wooded area, a mixed planting in this area might provide a more coordinated appearance. • Some vegetation exists along the right -of -way. It is shown on the demolition plan and inconsistently on other plans. On the larger scale drawings the zigzag line used to designate the vegetation makes the plans hard to read and understand. Recommendations: Revise the site and landscape plans to show the proposed tree line to remain and tree protection. Revise the plans to consistently show the existing vegetated area along the EC right -of -way, changing the symbol as needed on larger scale sheets to maintain readability. Revise the Arborvitae planting at the southeast corner of the site to a mixed planting of trees and shrubs to better coordinate with the adjacent wooded area. Issue: Lighting Comments: • The "A" light fixture is a traditional lantern style fixture that is typically not considered a full cutoff fixture and it is proposed with a 175 watt metal halide lamp, which exceeds 3000 lumens. To meet ordinance requirements, the lamp should be reduced to emit less than 3000 lumens or the fixture can be revised to a full cutoff style. Alternatively, the applicant can seek a waiver from the Planning Commission for the fixture as proposed. • The cut sheet does not clarify that fixture D is a full cutoff fixture, but it emits more than 3000 lumens. • The standard lighting note is missing from the plan. • In the Luminaire Schedule the following information isn't clear: • The information under "Lamp" for fixture A. • The "HORS" designation under "Catalog Number" for fixture A. • The "UNV" designation under "Catalog Number" for fixture D. • The color /finish for fixtures A and D. • The height of fixture A. • The quantity of fixture A. There appears to be 30 on the plan and 31 in the schedule. Recommendations: • Revise the plan to show that fixtures A and D emit less than 3000 lumens or are full cutoff fixtures. • Add the following note to the plan: "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." Revise the Luminaire Schedule to provide and/or clarify the following information: • The information under "Lamp" for fixture A. • The "HORS" designation under "Catalog Number" for fixture A. • The "UNV" designation under "Catalog Number" for fixture D. • The color /finish for fixtures A and D. • The height of fixture A. • The quantity of fixture A. There appears to be 30 on the plan and 31 in the schedule. Issue: Sign to be relocated Comments: Sheet 13 of 20 includes a photo of an existing freestanding sign to be moved to a new ARB 11/17/2008 St. Anne's - Belfield Lower/Middle School - Page 4 location. The sign is not expected to have an impact on the EC, but the applicant should be aware that a sign permit is required for relocating an existing sign. Recommendations: None. Issue: Equipment and service areas Comments: • A service area is provided on the EC side of the kitchen. The area is surrounded by a tall brick wall. A row of Green Giant Arborvitae is proposed along the wall. These trees can grow 50' -70' tall. A smaller species may be more appropriately scaled to this purpose and location. • A chimney is provided on the west side of the kitchen and another is provided at the science area. The color renderings show these as coordinated with the materials of the overall building, but additional detail to clarify their appearance would be appropriate. Reducing the use of white and light - colored finishes on these elements would help limit noticeability from the EC. Recommendations: Revise the Arborvitae at the kitchen service area to a smaller species. Provide detail drawings on the chimneys for review, ensuring that they are compatible with the overall building and that their materials and colors do not increase noticeability. Indicate on the drawings all proposed locations for mechanical equipment and provide details on all proposed methods of screening. Issue: Building colors and gable ends Comments: • The following materials and colors are proposed: • Window /door cladding: Marvin "stone white" • Stucco: "fine" texture in Benjamin Moore "Marble White" OC -34 • Trim: Painted Benjamin Moore "White" 1 -01 • Roof: Standing seam metal "Slate Gray" • Brick: Old Virginia "Monticello" • The proposed school facility takes a roughly U shape with the legs of the U more or less pointed towards the EC. The ends of the legs house the library and kitchen/dining wings. At the exterior, the ends of the wings are gabled. The gables are large — approximately 60' wide and over 20' tall — and they have an off -white stucco finish. The proposed shade of white for the stucco, and that proposed for the painted trim, contrast sharply with the brick wall surfaces. The library gable (the eastern one) has a large round window that appears over - scaled for the gable. The size of the gables, the gable windows, and the white stucco and trim, may all combine to draw attention to these elements as viewed from the EC. Smaller scaled, less bright white elements would blend more comfortably into the surrounding landscape. • A slightly darker shade of gray for the roof may produce a more coordinated appearance for the overall site. Recommendations: Reduce the size of the round window in the library gable end and consider reducing the size of the gable. Choose less bright shades of white for the stucco and trim and a darker shade of gray for the roof, and provide samples for review. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Treatment of the gable ends of the proposed building 2. Appropriate form of planting along Faulconer Drive /Bypass ARB 11/17/2008 St. Anne's - Belfield Lower/Middle School - Page 5 Staff offers the following comments on the preliminary site plan: 1. Revise the planting along Faulconer Drive and along the playing fields and parking lot to a mix of evergreen and deciduous trees and shrubs in a naturalistic pattern. Increase the number of species to avoid overplanting of a single species. 2. Add the following note to 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." 3. If proposed trees are shown on plans other than the landscape plan(s), revise the plans to show the trees exactly as shown on the landscape plan(s). Provide a single plant list/schedule. Include utility lines and utility easements on the site and landscape plans and make sure they are easily legible. Double -check and correct if necessary the quantity of Redbuds on the landscape plan and plant list. Clarify on the plans how the ivy planting will be handled. 4. Revise the site plans to make them all easily legible and fully coordinated. Show the Bypass right -of- way on the drawings. 5. Revise the site and landscape plans to show the proposed tree line to remain and tree protection. Revise the plans to consistently show the existing vegetated area along the EC right -of -way, changing the symbol as needed on larger scale sheets to maintain readability. 6. Revise the Arborvitae planting at the southeast corner of the site to a mixed planting of trees and shrubs to better coordinate with the adjacent wooded area. 7. Revise the plan to show that fixtures A and D emit less than 3000 lumens or are full cutoff fixtures. 8. Add the following note to the plan: "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." 9. Revise the Luminaire Schedule to provide and/or clarify the following information: • The information under "Lamp" for fixture A. • The "HORS" designation under "Catalog Number" for fixture A. • The "UNV" designation under "Catalog Number" for fixture D. • The color /finish for fixtures A and D. • The height of fixture A. • The quantity of fixture A. There appears to be 30 on the plan and 31 in the schedule. 10. Revise the Arborvitae at the kitchen service area to a smaller species. 11. Provide detail drawings on the chimneys for review, ensuring that they are compatible with the overall building and that their materials and colors do not increase noticeability. Indicate on the drawings all proposed locations for mechanical equipment and provide details on all proposed methods of screening. 12. Reduce the size of the round window in the library gable end and consider reducing the size of the gable. Choose less bright shades of white for the stucco and trim and a darker shade of gray for the roof, and provide samples for review. ARB 11/17/2008 St. Anne's - Belfield Lower/Middle School - Page 6