Let’s look at more of those specific site-planning influences that your architect considers when developing a master plan. Last month we touched upon mission and program, demographics, zoning, context and future re-sale considerations. The list gets longer!
• Vehicular access. This begins with a meeting between your architect and (typically) the resident engineer at a local Virginia Department of Transportation office. A planning analysis will reveal proposed new roads that could affect traffic patterns to and from your property, and consequently influence the primary orientation of new structures.
Then there are the specific road frontages to consider. Will the roads be widened or reconfigured? What about right-of-ways and setback requirements? Are there any existing utility easements?
Jim DePasquale
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Any or all of the above could reshape the configuration of your property and, even more likely, determine access or egress locations; i.e. the location of existing entrances and exits for your property cannot be taken for granted as being acceptable to VDOT. They may have to be relocated.
Before I leave the subject of vehicular access, let me tell you about the big variable — traffic impact analysis. Your church may have to consider installing turnlanes. Traffic lights could also surface as a requirement. Often a traffic-count study will be ordered to analyze such requirements. Keep in mind, however, that before a church commits to the six-figure obligation of constructing a turnlane that there are several layers of negotiations your architect can lead you through in determining whether or not these requirements are justified.
When negotiating, make particular note to emphasize that your peak church traffic is typically generated during hours that are not in sync with weekday high traffic hours. You just might save a bundle of money! And don’t forget to thoroughly check out the plans that others — such as developers or a new school — may have on the drawing boards, for they likely would share in the cost of road modifications.
• Natural qualities. Your architect will inventory your property to identify significant trees, land formations, etc. that should be preserved. Working with, rather than against the natural rhythms and beauty of the land, will also result in significant economies. Additionally, your church will telegraph a meaningful message about good stewardship. Preserving extraordinary tree structures, creating natural ampitheatres and incorporating dense green backdrops all honor God — the architect of the land.
Footnote to the above: Certain localities can enforce re-forestation requirements, whereby a church must replace a percentage of displaced trees, either on-site or at a designated tree farm. This has been the case for projects in Maryland, and although we have not yet encountered this in Virginia, one should check with local authorities.
•Energy conservation. Parallel to the opportunities found in working with the natural qualities of the land are energy savings opportunities that the land affords. Consider south-facing slopes to capture the sun’s free heat gain, as well as developing below-grade space along those slopes as an earth-sheltering opportunity. Meanwhile, buffer church structures from cold air gain with dense plantings of coniferous trees along northwest faces. Keep parking lots and buildings cool in the summer with the proper distribution of deciduous trees. These are simple ideas that result in compounded savings.
• Environmental regulations. Without becoming too technical with this topic, I do feel obligated to at least make readers aware that there is a long list of governmental regulations that must be addressed during the master plan process. Today more than ever, a church is not only morally obligated to preserve our environment, but it is also legally directed to do so. Wetlands determinations with limited areas of intrusion, the Chesapeake Bay Preservation Act, Resource Management Preservation guidelines, flood plain control and storm water management are just a few typical considerations. Your architect, likely in concert with a civil engineer, will research and analyze these requirements, lead you through negotiations with local governing officials, quantify their impact on your project and ultimately create appropriate design solutions.
• Utilities. Just a snapshot view here, to acknowledge the obvious. Early on in the master plan process your architect will identify sources and capacities for water, sanitary disposal and electrical power, again with the input of other engineers on the team. Be aware that fire flow connection requirements can result in a big-ticket surprise cost and require a careful analysis of various options, some less expensive than others, from a planning and/or building design standpoint.
• Soils. Even on a limited basis, obtain information from a geotechnical engineer regarding soil characteristics of the site. Preliminary knowledge of the location of the most suitable soils for building and parking areas, drain fields, etc., will help guide the process towards determining economical planning solutions.
Jim DePasquale, AIA, a member of Bon Air Baptist Church in Richmond, is currently chair of the Interfaith Forum on Religion, Art and Architecture of the Virginia Society, AIA, and a partner in a Richmond architectural firm. This column is a regular feature of the Religious Herald, appearing in the first issue of each month. Send building, landscape or site-related questions to the editor at [email protected] or directly to Jim DePasquale at [email protected].