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HomeMy WebLinkAboutARB201500012 Staff Report 2015-07-06ARCHITECTURAL 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 visible from the EC. ARB Meeting Date July 6, 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 proposed expansion of the church requires a Special Use Permit. The ARB conducted a review of the Initial Site Plan and Special Use Permit request on March 2, 2015. The action letter from that meeting is included as Attachment A at the end of this report. Following the initial reviews of this proposal, the applicants continued to work on entrance, parking, tree save, and septic issues. In addition, evidence of a potential cemetery was found on site. Staff has worked with the applicant through this process. Revisions have been made to the plan as a result of the various issues. Because the revisions are substantial, the proposal is returning to the ARB for a second round of review. ARB comment is required on the revised Initial Site Plan, and an ARB recommendation is needed on the request for the Special Use Permit. CHANGES SINCE THE LAST REVIEW 1. The connector that joins the addition to the existing chapel is proposed in the same location, but the addition has shifted to the east, with more of the addition being hidden by the existing chapel, as viewed from Rt. 20. 2. The entrance to the site has shifted from the far west end of the Rt. 20 frontage to the far eastern end of the frontage. In this new location, the construction of the revised entrance drive requires the removal of the gate and the easternmost stone post. 3. The entrance drive and parking lot have been revised to achieve a more streamlined, linear layout. 4. The septic field and reserve area have been shifted from the eastern part of the site to the area west of the chapel. 5. A (partial) list of existing trees has been provided and individual trees to be removed and retained have been identified on the list and on the plan. ANALYSIS Gray hig ig t = 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 architectural design of the addition has None. within the designated Entrance Corridors is to insure not changed since the last review. Only the that new development within the corridors reflects the position of the addition has changed, and traditional architecture of the area. Therefore, it is the the position remains at the rear of the purpose of ARB review and of these Guidelines, that chapel. The forms and materials proposed proposed development within the designated Entrance for the addition are consistent with those of Corridors reflect elements of design characteristic of the the historic chapel. This compatibility will Lignificant historical landmarks, buildings, and support unity and coherence along the structures of the Charlottesville and Albemarle areao Entrance Corridor. 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 drawing architectural features, which provide important examples of this tradition are contained in Appendi 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 bJ roofs, vertical wood siding, multi -pane drawing. New materials (but not limited to) the buildings described in Appendi 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 The revised location of the addition further important historic sites in Albemarle County is not the reduces its impact on the existing chapel as objective of these guidelines. viewed from the EC, by further limiting its 10 Buildings should relate to their site and the surroundin visibility from Rt. 20. The revised location context of buildings. also eliminates the need to create a doorway in the front elevation of the existing vestry wing. I I 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 it cohesive whole. appearance of a cohesive whole. 13 1kny appearance of "blankness" resulting from building Blankness is not a feature of the proposed None. design should be relieved using design detail or design. vegetation, or both. 14 cades, 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. The revised proposal further reduces the visibility of the addition as seen from the Entrance Corridor. 15 Trademark buildings and related features should7e 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 be Window glass specs have not been None. highly tinted or highly reflective. Window glass in the provided. Given the location of the addition Entrance Corridors should meet the following criteria: mostly behind the existing chapel and Visible light transmittance (VLT) shall not drop below bordered on the west by wooded area, the 40 %. Visible light reflectance (VLR) shall not exceed glass VLT and VLR are not expected to 30 %. Specifications on the proposed window glass should have a significant impact on the EC. be submitted with the a plication for final review. Accessory structures and equipment 17 Accessory structures and equipment should be A heat pump is proposed behind the None. integrated into the overall plan of development and addition. It is not expected to be visible [hall, to the extent possible, be compatible with the from the EC. building designs used on the sitem 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 design; 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 and The note is on sheet 3 of the plan. None. the architectural plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." Lighting A note on the plan indicates that any If site or exterior building proposed lights will emit less than 3000 lighting is proposed, lumens. Previously, the applicant indicated show it on the plan and that only lighting required by the building ensure that all related code would be proposed. ordinance requirements are met. Landscaping 7 The requirements of the Guidelines regarding No new landscaping is shown on the plan. None. landscaping are intended to reflect the landscaping The applicant proposes to retain existing characteristic of many of the area's significant historic trees to meet planting requirements. sites which is characterized by large shade trees and lawns. Landscaping should promote visual order within Two fences extend out from the front of the the Entrance Corridor and help to integrate buildings existing chapel, ending in stone posts. The into the existing environment of the corridor. fences were meant to symbolize the "outstretched arms of the church" and, as 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials such, are significant elements of the design. that share similar characteristics. Such common The area between the fences is largely open, elements allow for more flexibility in the design of structures because common landscape features will hells and no trees stand along the frontage to harmonize the appearance of development as seen between the fences. It would be inappropriate to fill this portion of the from the street upon which the Corridor is centered. frontage with trees. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: a. Large shade trees should be planted parallel to the A recommendation was made in the Entrance Corridor Street. Such trees should be at least previous review that the entrance drive and 31/2 inches caliper (measured 6 inches above the ground parking should be reconfigured to reduce and should be of a plant species common to the area. the clearing and paving required in close Such trees should be located at least every 35 feet on proximity to the EC. Shifting the entrance center. drive to the east end of the frontage and b. Flowering ornamental trees of a species common tq moving the parking area further to the south the area should be interspersed among the trees has accomplished this. West of the western required by the preceding paragraph. The ornamental fence, no change is proposed to the wooded trees need not alternate one for one with the large area along the frontage. Trees would be shade trees. They may be planted among the large removed from the area east of the eastern shade trees in a less regular spacing pattern. fence, including one 12" oak located near c. In situations where appropriate, a three or four board the frontage, to establish the entrance drive, fence or low stone wall, typical of the area, should align but the plan shows existing wooded area the frontage of the Entrance Corridor street. maintained along the majority of the d. An area of sufficient width to accommodate the frontage. foregoing plantings and fencing should be reserved parallel to the Entrance Corridor street, and exclusive of road right -of -way and utility easements. 33 Landscaping along interior roads: Existing trees identified to remain satisfy None. a. Large trees should be planted parallel to all interior this requirement. The trees are not regularly roads. Such trees should be at least 2'/2 inches caliper spaced, but the existing irregular spacing is (measured six inches above the ground) and should be more consistent with the surroundings. 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: A sidewalk is shown in the vicinity of the None. a. Medium trees should be planted parallel to all interior parking area, the rear of the existing chapel, pedestrian ways. Such trees should be at least 21/2 inches and the side of the addition. The sidewalk is caliper (measured six inches above the ground) and not expected to be visible from the EC. 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. None. a. Large trees should align the perimeter of parking Existing trees would be removed to create areas, located 40 feet on center. Trees should be planted this parking area, but other trees identified in the interior of parking areas at the rate of one tree for as to remain are in relatively close every 10 parking spaces provided and should be evenly proximity to the parking area. The number distributed throughout the interior of the parking area. of trees in the vicinity satisfy these b. Trees required by the preceding paragraph should requirements. measure 2'/z inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the health of the tree and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 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. _ 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 following note should be added to the landscape 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." Development pattern 6 Site development should be sensitive to the existing Existing wooded area frames the church and None. natural landscape and should contribute to the creation of an organized development plan. This may be fence lines. Some of the dense, expansive accomplished, to the extent practical, by preserving the character of the wooded area is contributed trees and rolling terrain typical of the area; planting new by off -site trees located on the neighboring trees along streets and pedestrian ways and choosing property to the east (which is not part of this species that reflect native forest elements; insuring that application). On -site wooded area will be any grading will blend into the surrounding topography removed to accommodate the entrance thereby creating a continuous landscape; preserving, to drive, parking area, and addition, resulting the extent practical, existing significant river and stream in a less balanced frame of on -site trees. valleys which may be located on the site and integrating The revised entrance drive and parking lot these features into the design of surrounding have a more streamlined, linear layout than development; and limiting the building mass and height the previous design, resulting in less impact to a scale that does not overpower the natural settings of on the EC. the site, or the Entrance Corridor. There are no sidewalks along this portion of 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: the EC. A sidewalk will be provided from a. An organized pattern of roads, service lanes, bike the parking area to the back of the building. paths, and pedestrian walks should guide the layout of A note on the plan states that access will be the site. provided from the parking lot to the front of b. In general, buildings fronting the Entrance Corridor the existing chapel, and this access will street should be parallel to the street. Building maintain the fence, with the addition of an groupings should be arranged to parallel the Entrance in- character gate. Corridor street. c. Provisions should be made for connections to The existing chapel is oriented parallel to adjacent pedestrian and vehicular circulation systems. the EC and the addition is similarly d. Open spaces should be tied into surrounding areas to oriented. provide continuity within the Entrance Corridor. e. If significant natural features exist on the site Views are not expected to change with this (including creek valleys, steep slopes, significant trees proposal. or rock outcroppings), to the extent practical, then such 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. £ 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 Grading is proposed at the east side of the None. the site to surrounding conditions by limiting the use of parcel in the vicinity of the proposed retaining walls and by shaping the terrain through the entrance drive and parking area. The use of smooth, rounded land forms that blend with the contours are rounded. The basic relationship existing terrain. Steep cut or fill sections are generally of the site to surrounding conditions is not unacceptable. Proposed contours on the grading plan expected to change, as viewed from the EC. 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, shalced and planted the landscape. 41 No grading, trenching, or tunneling should occur No grading is shown within the drip line of Include the signed within the drip line of any trees or other existing any trees to remain. However, work is conservation checklist on features designated for preservation in the final proposed in very close proximity to trees to the site plan. Check the Certificate of Appropriateness. Adequate tree remain. boxes that apply. protection fencing should be shown on, and coordinated throughout, the grading, landscaping and No grading shall begin erosion and sediment control plans. until all trees to be saved are marked and protected 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and with fencing. 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. Layout of entrance and parking, impacts on wooded area 2. 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. Except for repair and maintenance of the fence where there is no substantial change in design, and except for renovation of the fence to accommodate a gate to provide access from the parking area to the existing front entrance of the chapel where the gate design is compatible in form and materials with the existing fence design, the fence and its end 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): None. Regarding recommendations on the plan as it relates to the guidelines: None. 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. Add the standard equipment note to the architectural plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 4. If site or exterior building lighting is proposed, show it on the plan and ensure that all related ordinance requirements are met. Regarding conditions to be satisfied prior to issuance of a grading permit: 1. Include the signed conservation checklist on the site plan. Check the boxes that apply. 2. No grading shall begin until all trees to be saved are marked and protected with fencing. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date Sheet # Drawing Name Drawing Date 1 Cover Sheet June 1, 2015 3 Special Use Permit /Initial Site Plan June 1, 2015 2 Existing Conditions June 1, 2015 4 Landscape Plan June 1, 2015 10 ATTACHMENT A �10� .aLe � If2Gl�It�' COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 March 12, 2015 Marcia Joseph 481 Clarks Tract Keswick VA 22947 RE: ARB201500012 All Saint's Chapel Dear Ms. Joseph, The Albemarle County Architectural Review Board, at its meeting on March 2, 2015, took the following action on the above -noted request: Regarding the Special Use Permit /Rezoning, the Board by a vote of 4:0, forwarded the following recommendation to the Planning Commission: The ARB expresses no objection to the special use permit, subject to the following conditions: 3. Materials and colors of the addition shall be compatible with the materials and colors of the historic chapel. 4. Except for repair and maintenance of the fence where there is no substantial change in design, and except for renovation of the fence to accommodate a gate to provide access from the parking area to the existing front entrance of the chapel where the gate design is compatible in form and materials with the fence design, the fence and its end posts shall be retained without change. Regarding the final site plan, the Board by a vote of 4:0, to approve a Certificate of Appropriateness for the final site plan for ARB- 2015 -12: All Saint's Chapel, pending staff administrative approval of the conditions outlined under initial plan approval. Regarding the initial site plan design, the Board by a vote of 4:0, forwarded 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. IF 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 except for repair and maintenance of the fence where there is no substantial change in design, and except for renovation of the fence to accommodate a gate to provide access from the parking area to the existing front entrance of the chapel where the gate design is compatible with the fence design, the fence and its end posts shall 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: 5. A Certificate of Appropriateness is required prior to final site plan approval. 6. Indicate existing and proposed materials and colors on the elevation drawing. New materials and colors shall be compatible with those of the historic chapel. 7. 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 %. 8. 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." 9. If lighting is proposed, show it on the plan and ensure that all related ordinance and site plan requirements are met. 10. 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. 11. 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. 12. Revise the plan to show the existing fence posts. Include a note on the plan indicating except for repair and maintenance of the fence where there is no substantial change in design, and except for renovation of the fence to accommodate a gate to provide access from the parking area to the existing front entrance of the chapel where the gate design is compatible in form and materials with the fence design, the fence and its end posts shall be retained without change. 13. 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. 14. 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. You may submit your application for continued ARB review at your earliest convenience. Application forms, checklists and schedules are available on -line at www.albemarle.org /ARB. Revised drawings addressing the comments listed above are required. Include updated ARB revision dates on each drawing. Please provide a memo including detailed responses indicating how each comment has been addressed. If changes other than those requested have been made, identify those changes in the memo also. Highlighting the changes in the drawing with "clouding" or by other means will facilitate review and approval. If you have any questions concerning any of the above, please feel free to call me. Sincerely, Margaret Maliszewski, Principal Planner 12