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HomeMy WebLinkAboutARB201600028 Staff Report 2016-04-12ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2016-28: Chapman Grove Baptist Church Addition Review Type Preliminary review of a site plan amendment and architectural design Parcel Identification 06200000006700 and 06200000006800 Location On the west side of Rt. 20, approximately 400' north of Flicker Drive Zoned Rural Areas (RA)/Entrance Corridor (EC) Owner/Applicant Chapman Grove Baptist Church/Stephen von Storch Magisterial District Rivanna Proposal To expand the church in two phases, with associated site improvements. Site disturbance would be less than 6000 sf. Context The site is in a rural area with open fields are across the road and wooded area behind the church. Single family residences are located throughout the surrounding area. Visibility The proposed additions will be readily visible from the EC. ARB Meeting Date April 18, 2016 Staff Contact Margaret Maliszewski PROJECT HISTORY Founded in 1900, the Chapman Grove Baptist Church is an example of a conservative, mid -twentieth century rural church building. The property includes a cemetery at the rear of the site. The existing concrete block structure was completed in 1955 and replaced an earlier frame church that burned in 1951. The concrete block wing on the south side of the church was added around 1980. On December 4, 2000 the ARB reviewed a proposal (ARB - 2000 -53) to remove the entrance vestibule and create a new entrance on the front of the existing church. The ARB approved the application with conditions. A Special Use Permit is required for the expansion of the church. PROPOSAL Phase 1: Expand sanctuary to the north for 27 additional seats and one additional office; modify the northern parking area Phase 2: Expand parish hall and reconfigure kitchen, toilets, etc. on the south side ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development within the The proposed additions use the See recommendations, designated Entrance Corridors is to insure that new development within same forms, materials and below. the corridors reflects the traditional architecture of the area. Therefore, it details as are found in the is the purpose of ARB review and of these Guidelines, that proposed existing building, including development within the designated Entrance Corridors reflect elements pitched roofs, gabled of design characteristic of the significant historical landmarks, buildings, entrances, lap siding, board and structures of the Charlottesville and Albemarle area, and to promote and batten siding, paired orderly and attractive development within these corridors. Applicants paneled entrance doors, should note that replication of historic structures is neither required nor salvaged stained glass desired. windows, double -hung windows, and terrace with 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, railing. The materials and and vegetation. In order to accomplish the integration of buildings, land, forms are also found in the and vegetation characteristic of these sites, the Guidelines require area's historic buildings. With attention to four primary factors: compatibility with significant historic the recommendations listed sites in the area; the character of the Entrance Corridor; site development elsewhere in this report, the and layout; and landscaping. proposal is expected to promote orderly and attractive 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant development. 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. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's historic structures is not intended to impose a rigid design solution for new development. Replication of the design of the important historic sites in the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. 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, doors, materials, colors and textures should be compatible with the forms and features of the significant historic buildings in the area, exemplified by (but not limited to) the buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met through scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. Scale should The existing entrance Revise the design to hold be integral to the building and site design. vestibule, though not historic, maintains a scale and character the Phase 1 addition 97' back from the entrance 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. that are consistent with similar vestibule front wall. features on historic buildings. The expanded building will look and feel much bigger than the existing building. The position of the Phase 1 addition will diminish the appropriate scale of the existing entrance vestibule because the addition is set back less than 2' from the front wall of the vestibule. Holding the Phase 1 addition back to match the alignment of the Phase 2 wall that joins the main building would help maintain the scale, proportions and prominence of the existing entrance and vestibule. 13 Any appearance of "blankness" resulting from building design should be Blankness does not appear to None. relieved using design detail or vegetation, or both. be an issue with the proposed design. 14 Arcades, colonnades, or other architectural connecting devices should be The use of consistent None. used to unify groups of buildings within a development. materials, colors and forms visually connects the various arts of the building. 15 Trademark buildings and related features should be modified to meet the The proposal does not include None. requirements of the Guidelines. a trademark design. 16 Window glass in the Entrance Corridors should not be highly tinted or Some windows are to be None. highly reflective. Window glass in the Entrance Corridors should meet reused. Others are new to the following criteria: Visible light transmittance (VLT) shall not drop match existing. below 4091o. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application forfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the overall No new accessory structures or None. plan of development and shall, to the extent possible, be compatible with equipment are shown on the the building designs used on the site. plan. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate 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 of the buildings and surrounding natural vegetation and may consist of. a. Walls, b. Plantings, and c. Fencin . 20 Surface runoff structures and detention ponds should be designed to fit No new stormwater facilities None. into the natural topography to avoid the need for screening. When visible are proposed. 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 architectural The note does not appear on Add the standard plan: "Visibility of all mechanical equipment from the Entrance Corridor the plan, but is needed. mechanical equipment shall be eliminated." note to the site and architectural plans. Lighting 22 Light should be contained on the site and not spill over onto adjacent Two new wall lights are Submit the properties or streets; proposed at the Phase 2 entrance. The fixtures are manufacturer's cut sheet for the proposed wall 23 Light should be shielded, recessed or flush -mounted to eliminate glare. All fixtures with lamps emitting 3000 lumens or more must be full cutoff intended to match the existing fixtures. Identify choices fixtures. fixtures. Although the fixtures are not expected to impact for all the lighting options. 24 Light levels exceeding 30 footcandles are not appropriate for display lots in the Entrance Corridors. Lower light levels will apply to most other spillover, they will need to uses in the Entrance Corridors. meet full cutoff requirements. A manufacturer's cut sheet is 25 Light should have the appearance of white light with a warm soft glow; however, a consistent appearance throughout a site or development is needed to confirm that this required. Consequently, if existing lamps that emit non-white light are to requirement will be met. remain, new lamps may be required to match them. 28 In determining the appropriateness of lighting fixtures for the Entrance Corridors, the individual context of the site will be taken into consideration on a case by case basis. 29 The following note should be included on the lighting plan: "Each The note does not appear on Add the standard lighting outdoor luminaire equipped with a lamp that emits 3,000 or more initial the site plan, but is needed. note to the site plan. lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." Landscaping 7 The requirements of the Guidelines regarding landscaping are intended No landscaping has been Correct the plan to reflect the landscaping characteristic of many of the area's significant proposed. regarding existing trees historic sites which is characterized by large shade trees and lawns. on site. Show that Landscaping should promote visual order within the Entrance Corridor existing trees meet or and help to integrate buildings into the existing environment of the exceed frontage corridor. requirements or add trees to meet required 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such quantities and sizes, with common elements allow for more flexibility in the design of structures species and spacing because common landscape features will help to harmonize the compatible with the appearance of development as seen from the street upon which the character of the rural Corridor is centered. area. 32 Landscaping along the frontage of Entrance Corridor streets should There are existing trees along include the following: the Rt. 20 frontage of the site. a. Large shade trees should be planted parallel to the Entrance Corridor They are not evenly spaced Street. Such trees should be at least 3%2 inches caliper (measured 6 large shade trees, but the inches above the ground) and should be of a plant species common to appearance is generally the area. Such trees should be located at least every 35 feet on center. consistent with the rural b. Flowering ornamental trees of a species common to the area should be character of the area. Trees in interspersed among the trees required by the preceding paragraph. The the lawn area in front of the ornamental trees need not alternate one for one with the large shade trees. church are limited to one tree They may be planted among the large shade trees in a less regular spacing close to the front sidewalk and pattern. two small trees near the c. In situations where appropriate, a three or four board fence or low entrance travelway. stone wall, typical of the area, should align the frontage of the Entrance Corridor street. The tree located close to the d. An area of sufficient width to accommodate the foregoing plantings front sidewalk does not appear and fencing should be reserved parallel to the Entrance Corridor street, on the site plan. A few other and exclusive of road right-of-way and utility easements. trees that are shown appear to be misplace . 33 Landscaping along interior roads: There are no interior roads None. a. Large trees should be planted parallel to all interior roads. Such trees associated with this project. 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 shrubs at the base of Accurately show existing a. Medium trees should be planted parallel to all interior pedestrian the terrace. They are not trees and shrubs on the ways. Such trees should be at least 2%2 inches caliper (measured six shown on the site plan. Some site plan. Clearly identify inches above the ground) and should be of a species common to the area. of the shrubs would have to be all trees and shrubs to be Such trees should be located at least every 25 feet on center. removed to accommodate removed. Phase 2 work. 35 Landscaping of parking areas: Trees and tall shrubs exist on Add a tree and/or shrubs a. Large trees should align the perimeter of parking areas, located 40 feet the north side of the northern at the east end of the on center. Trees should be planted in the interior of parking areas at the parking area. Significant parking row located just rate of one tree for every 10 parking spaces provided and should be wooded area is located beyond north of the building. evenly distributed throughout the interior of the parking area. the western end of the northern b. Trees required by the preceding paragraph should measure 2'/2 inches parking lot. There appears to caliper (measured six inches above the ground); should be evenly be room for a tree and/or spaced; and should be of a species common to the area. Such trees shrubs to be added at the east should be planted in planters or medians sufficiently large to maintain end of the parking row located the health of the tree and shall be protected by curbing. just north of the building. 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 exterior walls have None. a. Trees or other vegetation should be planted along the front of long sufficient detail such that buildings as necessary to soften the appearance of exterior walls. The additional landscaping isn't spacing, size, and type of such trees or vegetation should be determined necessary. 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: A plant schedule does not Add a plant schedule to a. Plant species required should be as approved by the Staff based upon appear on the site plan. the site plan. 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 Add the standard plant The following note should be added to the landscape plan: "All site the plan. health note to the plan. 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 theplant." Development pattern 6 Site development should be sensitive to the existing natural landscape A terrace and sidewalk Clarify the terrace and and should contribute to the creation of an organized development plan. currently exist at the front of sidewalk connections on This may be accomplished, to the extent practical, by preserving the the building. These features the site plan. trees and rolling terrain typical of the area; planting new trees along would be modified with the streets and pedestrian ways and choosing species that reflect native Phase 2 addition. The terrace forest elements; insuring that any grading will blend into the surrounding would be extended across the topography thereby creating a continuous landscape; preserving, to the front of the Phase 2 addition extent practical, existing significant river and stream valleys which may and around the south side of be located on the site and integrating these features into the design of the addition. The sidewalk surrounding development; and limiting the building mass and height to a appears to die into the terrace scale that does not overpower the natural settings of the site, or the at the front. On the south side, Entrance Corridor. a new path joins the expanded parking lot to the terrace. 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 additions are oriented a. An organized pattern of roads, service lanes, bike paths, and parallel to the EC and the pedestrian walks should guide the layout of the site. existing building. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide continuity within the Entrance Corridor. e. If significant natural features exist on the site (including creek valleys, steep slopes, significant trees 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. f. The placement of structures on the site should respect existing views and vistas on and around the site. Site Grading None. 40 Site grading should maintain the basic relationship of the site to No grading is shown. The None. surrounding conditions by limiting the use of retaining walls and by additions are proposed in areas shaping the terrain through the use of smooth, rounded land forms that that are generally flat or blend with the existing terrain. Steep cut or fill sections are generally already paved. 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 within the drip line of any An existing tree is located very Revise the site plan to trees or other existing features designated for preservation in the final close to the front sidewalk. It show the existing tree Certificate of Appropriateness. Adequate tree protection fencing should be is not shown on the site plan located near the front shown on, and coordinated throughout, the grading, landscaping and and it isn't clear whether it is sidewalk. Show that it erosion and sediment control plans. to be retained or removed. will be protected with fencing during 42 Areas designated for preservation in the final Certificate of SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The position of the additions. 2. EC frontage landscaping Regarding the request for the Special Use Permit, staff recommends the ARB forward the following recommendation to the Planning Commission: The ARB has no objection to the church expansion with the following conditions: 1. Revise the design to hold the Phase 1 addition 97" back from the entrance vestibule front wall. 2. Correct the plan regarding existing trees on site. Show that existing trees meet or exceed frontage requirements or add trees to meet required quantities and sizes, with species and spacing compatible with the character of the rural area. Staff offers the following comments on the proposal: 1. Revise the design to hold the Phase 1 addition 97" back from the entrance vestibule front wall. 2. Add the standard mechanical equipment note to the site and architectural plans. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 3. Submit the manufacturer's cut sheet for the proposed wall fixtures. Identify choices for all the lighting options. 4. Add the standard lighting note to the site plan. "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 5. Correct the plan regarding existing trees on site. Show that existing trees meet or exceed frontage requirements or add trees to meet required quantities and sizes, with species and spacing compatible with the character of the rural area. 6. Accurately show existing trees and shrubs on the site plan. Clearly identify all trees and shrubs to be removed. 7. Add a tree and/or shrubs at the east end of the parking row located just north of the building. 8. Add a plant schedule to the site plan. 9. Add the standard plant health 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." 10. Clarify the terrace and sidewalk connections on the site plan. 11. Revise the site plan to show the existing tree located near the front sidewalk. Show that it will be protected with fencing during construction. Appropriateness should be clearly delineated and protected on the site construction. prior to any grading activity on the site. This protection should remain in lace 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 drainage No stormwater facilities are None. patterns) should be incorporated into the finished site to the extent proposed. possible. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The position of the additions. 2. EC frontage landscaping Regarding the request for the Special Use Permit, staff recommends the ARB forward the following recommendation to the Planning Commission: The ARB has no objection to the church expansion with the following conditions: 1. Revise the design to hold the Phase 1 addition 97" back from the entrance vestibule front wall. 2. Correct the plan regarding existing trees on site. Show that existing trees meet or exceed frontage requirements or add trees to meet required quantities and sizes, with species and spacing compatible with the character of the rural area. Staff offers the following comments on the proposal: 1. Revise the design to hold the Phase 1 addition 97" back from the entrance vestibule front wall. 2. Add the standard mechanical equipment note to the site and architectural plans. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 3. Submit the manufacturer's cut sheet for the proposed wall fixtures. Identify choices for all the lighting options. 4. Add the standard lighting note to the site plan. "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 5. Correct the plan regarding existing trees on site. Show that existing trees meet or exceed frontage requirements or add trees to meet required quantities and sizes, with species and spacing compatible with the character of the rural area. 6. Accurately show existing trees and shrubs on the site plan. Clearly identify all trees and shrubs to be removed. 7. Add a tree and/or shrubs at the east end of the parking row located just north of the building. 8. Add a plant schedule to the site plan. 9. Add the standard plant health 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." 10. Clarify the terrace and sidewalk connections on the site plan. 11. Revise the site plan to show the existing tree located near the front sidewalk. Show that it will be protected with fencing during construction. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date SPI Site Plan 3-1-2016 Al Phasing Plan 3-1-2016 A2 Phase Two Building Plan 3-1-2016 A3 Phased Elevations 3-1-2016 A4 Phased Elevations 3-1-2016 E1 Approved 2000 Plans - Existing 3-1-2016 - Application packet including project description, church history and photo of church building - 10 a law Is JS .''•+•r�_ly7 t[it r r„r� ��.,. i •�"R'. . �, f O r-.....� i. 44 _ :" - • i ] • +itw • [ •:.�� �j..�.ti ' I' tii • 44'lot 0 44 17�• 41 ON a ,: