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HomeMy WebLinkAboutARB201500012 Staff Report Initial Site Plan 2015-02-23ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2015 -12: All Saint's Chapel Review Type Initial Site Plan and Special Use Permit Parcel Identification 04800000001600 Location 3929 Stony Point Road, on the south side of Stony Point Road, approximately 125' west of Merrie Meadows Lane Zoned Village Residential (VR)/Entrance Corridor (EC) Owner /Applicant Trustees of St. Johns Mission Church/Marcia Joseph Magisterial District Rivanna Proposal To construct an addition to an historic church and to undertake associated site improvements. Context The general nature of the surrounding area is rural, but the immediate vicinity is characterized by a mix of residences and the Stony Point School. Visibility The proposed addition will be visible from the Entrance Corridor, but its location to the rear of the existing chapel will help limit its visual impact. The new entrance and parking lot will be readily visible from the EC. ARB Meeting Date March 2, 2015 Staff Contact Margaret Maliszewski SITE AND PROJECT HISTORY All Saints Chapel was constructed in 1926. The Virginia Department of Historic Resources survey form calls it a "good, unaltered example of a small English vernacular style chapel ". It was designed by local architect Stanislaw Makielski, who was a University of Virginia School of Architecture professor from 1921 to 1964. The building is a contributing resource in the Southwest Mountains Rural Historic District. The ARB has reviewed no previous proposals for this site. A Special Use Permit for the expansion of the church use is under review. ANALYSIS Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development The forms and materials proposed for the None. within the designated Entrance Corridors is to insure addition are consistent with those of the that new development within the corridors reflects the historic chapel. This compatibility will traditional architecture of the area. Therefore, it is the support unity and coherence along the purpose of ARB review and of these Guidelines, that Entrance Corridor. proposed development within the designated Entrance Corridors 6flect elements of design characteristic of the Kignificant historical landmarks, buildings, and structures of the Charlottesville and Albemarle area, and to promote orderly and attractive development within these corridors. Applicants should note that replication of historic structures is neither required nor desired. 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant buildings in the Charlottesville and Albemarle area. Photographs of historic buildings in the area, as well as drawings of architectural features, which provide important examples of this tradition are contained in Appendix A. 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout the Entrance Corridor in order to achieve unity and coherence. Building designs should demonstrate sensitivity to other nearby structures within the Entrance Corridor. Where a designated corridor is substantially developed, these Guidelines require striking a careful balance between harmonizing new development with the existing character of the corridor and achieving compatibility with the significant historic sites in the area. 9 Building forms and features, including roofs, windows, The proposed forms and materials of the Indicate existing and doors, materials, colors and textures should be addition are consistent with those of the proposed materials and compatible with the forms and features of the historic chapel, including: clipped gable colors on the elevation significant historic buildings in the area, exemplified b) roofs, vertical wood siding, multi -pane drawing. New materials (but not limited to) the buildings described in Appendix windows, and metal roofing. However, the and colors shall be A [of the design guidelines]. The standard of materials and colors are not identified on compatible with those of compatibility can be met through scale, materials, and the drawings. the historic chapel. forms which may be embodied in architecture which is contemporary as well as traditional. The replication of A doorway is proposed to be made in the important historic sites in Albemarle County is not the front elevation of the vestry wing. The door objective of these guidelines. would be sheltered by an awning. This 10 Buildings should relate to their site and the surrounding change would impact historic fabric, but the context of buildings. new doorway appears compatible with the historic design. The new entrance appears secondary and the proposal retains the existing chapel entrance on the front elevation as the main entrance. 11 The overall design of buildings should have human The design of the addition has a human None. scale. Scale should be integral to the building and site scale and, although the footprint is larger design. than that of the existing chapel, it does not appear overscaled in comparison to the historic building. 12 Architecture proposed within the Entrance Corridor The use of compatible building forms and None. should use forms, shapes, scale, and materials to create materials in the addition will maintain the a cohesive whole. appearance of a cohesive whole. 13 Any appearance of "blankness" resulting from buildind Blankness is not a feature of the proposed None. design should be relieved using design detail or design. vegetation, or both. 14 Arcades, colonnades, or other architectural connecting The addition is proposed to be located off None. devices should be used to unify groups of buildings the rear of the existing building, connecting within a development. at the rear elevation of the existing vestry wing. This location behind the main structure helps maintain the prominence of the historic resource. 15 Trademark buildings and related features should be The proposed design is not a trademark None. modified to meet the requirements of the Guidelines. building. It is coordinated with the historic chapel. 16 Window glass in the Entrance Corridors should not bd Window glass specs have not yet been Provide window glass highly tinted or highly reflective. Window glass in the provided. specs on the elevation Entrance Corridors should meet the following criteria: drawing showing that Visible light transmittance (VLT) shall not drop below Visible Light 40%. Visible light reflectance (VLR) shall not exceed Transmittance (VLT) 30%. Specifications on the proposed window glass should shall not drop below be submitted with the application for final review. 40 %. Visible Light Reflectance (VLR) shall not exceed 30 %. Accessory structures and equipment 17 Accessory structures and equipment should be No accessory structures or equipment are None. integrated into the overall plan of development and shown on the plan. shall, to the extent possible, be compatible with the building designs used on the site. 18 The following should be located to eliminate visibility No loading, service or other similar areas None. from the Entrance Corridor street. If, after appropriate are shown on the plan. siting, these features will still have a negative visual impact on the Entrance Corridor street, screening should be provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above- ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the desigA No screening devices are shown on the plan. None. of the buildings and surrounding natural vegetation and may consist of. a. Walls, b. Plantings, and c. Fencing. 20 Surface runoff structures and detention ponds should No surface runoff structures are proposed. None. be designed to fit into the natural topography to avoid the need for screening. When visible from the Entrance Corridor street, these features must be fully integrated into the landscape. They should not have the appearance of engineered features. 21 The following note should be added to the site plan an4 The note does not appear on the plan, but Add the standard the architectural plan: "Visibility of all mechanical will be needed. equipment note to both equipment from the Entrance Corridor shall be the site plan and the eliminated." architectural plan. Lighting No new lighting is shown on the plan. The If lighting is proposed, applicant has indicated that the only lighting show it on the plan and that will be added is that which is required ensure that all related by building code. ordinance and site plan requirements are met. Landscaping 7 The requirements of the Guidelines regarding No new landscaping is shown on the plan. Reconfigure the entrance landscaping are intended to reflect the landscaping The applicant wants to retain existing trees drive and parking to characteristic of many of the area's significant historic to meet planting requirements. reduce clearing and sites which is characterized by large shade trees and paving in close proximity lawns. Landscaping should promote visual order within Approximately 170' of frontage will be to the EC. the Entrance Corridor and help to integrate buildings clear of trees with this proposal. However, into the existing environment of the corridor. approximately 60' of this length occurs between the existing fences that extend out Show on the plan existing trees to be 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials from the front of the chapel. The fences retained or new trees to that share similar characteristics. Such common were meant to symbolize the "outstretched be planted to meet elements allow for more flexibility in the design of arms of the church ". As such, it would be frontage requirements structures because common landscape features will help inappropriate to fill that portion of the west of the fence. to harmonize the appearance of development as seen frontage with trees. from the street upon which the Corridor is centered. Anew entrance is proposed near the west 32 Landscaping along the frontage of Entrance Corridor streets should include the following: a. Large shade trees should be planted parallel to the end of the parcel frontage. The entrance Entrance Corridor Street. Such trees should be at least drive cuts to the east and then to the south to 3'/2 inches caliper (measured 6 inches above the ground provide access to new parking spaces. This and should be of a plant species common to the area. results in approximately 80' of paved uch trees should be located at least every 35 feet on (gravel is proposed) entrance /parking center. adjacent to the EC. No new frontage trees b. Flowering ornamental trees of a species common to are proposed along this area and existing the area should be interspersed among the trees trees to meet frontage requirements are not required by the preceding paragraph. The ornamental identified on the plan. Reconfiguring the trees need not alternate one for one with the large entrance drive and parking to reduce the shade trees. They may be planted among the large clearing and paving required in close shade trees in a less regular spacing pattern. proximity to the EC would reduce visual c. In situations where appropriate, a three or four boarc impacts on the EC. fence or low stone wall, typical of the area, should align the frontage of the Entrance Corridor street. Existing trees to remain or new trees to be d. An area of sufficient width to accommodate the planted should be shown on the plan along foregoing plantings and fencing should be reserved the EC, west of the western fence. parallel to the Entrance Corridor street, and exclusive of road right -of -way and utility easements. 33 Landscaping along interior roads: There are no interior roads planned. None. a. Large trees should be planted parallel to all interior roads. Such trees should be at least 2%2 inches caliper (measured six inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: There are no interior pedestrian ways shown See #6 and #39. a. Medium trees should be planted parallel to all interior on the plan, but a sidewalk will be needed pedestrian ways. Such trees should be at least 2'/2 inches_ from the parking area to the chapel. caliper (measured six inches above the ground) and should be of a species common to the area. Such trees should be located at least every 25 feet on center. 35 Landscaping of parking areas: Six new parking spaces are proposed. Revise the plan to show 3 a. Large trees should align the perimeter of parking Wooded area is shown to remain south of additional trees (existing areas, located 40 feet on center. Trees should be planted the parking lot, and on the west side of both to be retained or new to in the interior of parking areas at the rate of one tree for the parking lot and the drive that provides be planted) along the every 10 parking spaces provided and should be evenly access to the spaces. To meet requirements, south and east sides of distributed throughout the interior of the parking area. 3 trees are needed along the south and east the parking lot to meet b. Trees required by the preceding paragraph should sides of the parking lot. No new perimeter the perimeter parking lot measure 21/2 inches caliper (measured six inches above trees are proposed and only one existing requirement. the ground); should be evenly spaced; and should be of tree is shown to remain to meet perimeter a species common to the area. Such trees should be requirements. The applicant has indicated a planted in planters or medians sufficiently large to desire to retain as many trees as possible, maintain the health of the tree and shall be protected by fitting the parking spaces around existing curbing. c. Shrubs should be provided as necessary to minimize trees, if allowed. Although regularly spaced the parking area's impact on Entrance Corridor streets. rows of trees are not consistent with the Shrubs should measure 24 inches in height. rural character of this site, some additional trees at the perimeters of the parking lot would help integrate the new lot into the site. If the paved area along the frontage can be reduced and existing wooded area retained, the need for perimeter trees may be reduced. 36 Landscaping of buildings and other structures: The walls of the addition are sufficiently None. a. Trees or other vegetation should be planted along the detailed. They do not require vegetation to front of long buildings as necessary to soften the soften their appearance. appearance of exterior walls. The spacing, size, and type of such trees or vegetation should be determined by the length, height, and blankness of such walls. b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: The plan shows no proposed plants. None at this time. a. Plant species required should be as approved by the Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The note does not appear on the plan but None at this time. The following note should be added to the landscape will be needed if trees /shrubs are plan: "All site plantings of trees and shrubs shall be required /proposed. 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 e plant." Development pattern 6 Site development should be sensitive to the existing Most of the site is wooded. The existing Reconfigure the entrance natural landscape and should contribute to the creation wooded area frames the church and fence drive and parking to of an organized development plan. This may be lines. Wooded area will be removed to reduce clearing and accomplished, to the extent practical, by preserving the accommodate the addition and the required paving in close proximity trees and rolling terrain typical of the area; planting new trees along streets and pedestrian ways and choosing parking area, resulting in a less balanced to the EC. species that reflect native forest elements; insuring that frame of trees, as viewed from the EC. The any grading will blend into the surrounding topography new entrance drive and parking lot would Show on the plan the thereby creating a continuous landscape; preserving, to have less impact if they were held further sidewalk proposed from the extent practical, existing significant river and stream back from the EC frontage so that existing the parking area to the valleys which may be located on the site and integrating wooded area along the frontage was church. Revise the plan these features into the design of surrounding retained. to show the fence posts. development; and limiting the building mass and height Include a note on the to a scale that does not overpower the natural settings of There are no sidewalks along the EC. A plan indicating that the the site, or the Entrance Corridor. sidewalk will be provided from the parking fence and fence posts 39 The relationship of buildings and other structures to the area to the building, though it is not yet will be maintained Entrance Corridor street and to other development shown on the plan. The fences that extend without change. within the corridor should be as follows: out from the front of the church are located a. An organized pattern of roads, service lanes, bike very close to the building. The location of See landscape paths, and pedestrian walks should guide the layout of t he the site. the sidewalk will need to be coordinated recommendations. b. general, buildings fronting the Entrance Corridor with the fences. The sidewalk and all other street should be parallel to the street. Building proposed work should be accomplished groupings should be arranged to parallel the Entrance without altering the existing fences and Corridor street. fence posts. c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. The existing building is oriented parallel to d. Open spaces should be tied into surrounding areas to the EC and the addition is similarly provide continuity within the Entrance Corridor. oriented. e. If significant natural features exist on the site (including creek valleys, steep slopes, significant trees Views are not expected to change with this or rock outcroppings), to the extent practical, then such proposal. natural features should be reflected in the site layout. If the provisions of Section 32.5.6.n of the Albemarle County Zoning Ordinance apply, then improvements required by that section should be located so as to maximize the use of existing features in screening such improvements from Entrance Corridor streets. f. The placement of structures on the site should respect existing views and vistas on and around the site. Site Grading 40 Site grading should maintain the basic relationship of A very small amount of grading is None. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Compatibility of the design of the addition with the historic chapel 2. Layout of entrance and parking, impacts on wooded area 3. Frontage and parking lot landscaping requirements the site to surrounding conditions by limiting the use of proposed. The proposed grading is shown at retaining walls and by shaping the terrain through the the southwest corner of the parking lot. The use of smooth, rounded land forms that blend with the contours are rounded. existing terrain. Steep cut or fill sections are generally unacceptable. Proposed contours on the grading plan shall be rounded with a ten foot minimum radius where they meet the adjacent condition. Final grading should achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height and taller, when necessary, shall be terraced and planted to blend with the landscape. 41 No grading, trenching, or tunneling should occur No grading is shown in the wooded area to Outside the "tree line to within the drip line of any trees or other existing remain or within any drip line of a tree to remain" show all features designated for preservation in the final remain. One tree is shown to remain, but the individual trees to remain Certificate of Appropriateness. Adequate tree applicant has indicated a desire to retain on the plan, with size and protection fencing should be shown on, and additional existing trees to meet planting species identified. Show coordinated throughout, the grading, landscaping and requirements. tree protection fencing. erosion and sediment control plans. Provide a Conservation Checklist. 42 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. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 44 Natural drainage patterns (or to the extent required, new No drainage structures are proposed. None. drainage patterns) should be incorporated into the finished site to the extent possible. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Compatibility of the design of the addition with the historic chapel 2. Layout of entrance and parking, impacts on wooded area 3. Frontage and parking lot landscaping requirements Regarding the Special Use Permit request, staff recommends that the ARB forward the following recommendation to the Planning Commission and Board of Supervisors: The ARB has no objection to the request for the Special Use Permit with the following conditions: 1. Materials and colors of the addition shall be compatible with the materials and colors of the historic chapel. 2. The fences and fence posts shall be retained without change. Regarding the Initial Site Plan, staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee: Regarding requirements to satisfy the design guidelines as per § 18- 30.6.4(2), (3) and (5): 1. Show on the plan existing trees to be retained or new trees to be planted to meet frontage requirements west of the western fence /fence post. 2. Revise the plan to show 3 additional trees (existing to be retained or new to be planted) along the south and east sides of the parking lot to meet the perimeter parking lot requirement. 3. Revise the plan to show the existing fence posts. Include a note on the plan indicating that the fence and fence posts will be retained without change. Regarding recommendations on the plan as it relates to the guidelines: 1. Reconfigure the entrance drive and parking to reduce clearing and paving in close proximity to the EC. Regarding recommended conditions of initial plan approval: 1. A Certificate of Appropriateness is required prior to final site plan approval. 2. Indicate existing and proposed materials and colors on the elevation drawing. New materials and colors shall be compatible with those of the historic chapel. 3. Provide window glass specs on the elevation drawing: Include a note stating that Visible Light Transmittance (VLT) shall not drop below 40% and Visible Light Reflectance (VLR) shall not exceed 30 %. 4. Add the standard equipment note to both the site plan and the architectural plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 5. If lighting is proposed, show it on the plan and ensure that all related ordinance and site plan requirements are met. 6. Show on the plan existing trees to be retained or new trees to be planted to meet frontage requirements west of the western fence /fence post. 7. Revise the plan to show 3 additional trees (existing to be retained or new to be planted) along the south and east sides of the parking lot to meet the perimeter parking lot requirement. 8. Revise the plan to show the existing fence posts. Include a note on the plan indicating that the fence and fence posts will be retained without change. 10 9. Show on the plan the sidewalk proposed from the parking area to the church. Coordinate its location with the existing fences, without altering the fences. 10. Outside the "tree line to remain" show all individual trees to remain on the plan, with size and species identified. Regarding conditions to be satisfied prior to issuance of a grading permit: 1. Show tree protection fencing on the plan. Provide a Conservation Checklist. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date /Revision Date 1 Concept /Site Plan Special Use Permit January 21, 2015 A -1 First Floor Plan December 1, 2014 A -2 Elevations December 1, 2014 Special Use Permit supplemental information January 21, 2015 11