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HomeMy WebLinkAboutARB200900098 Review Comments Preliminary Site Plan 2009-12-10ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2009 -98: Martha Jefferson Hospital Parking Garage & Office Building Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 78, Parcel 20M Location Approximately 1,500 feet south of Richmond Road (Route 250 East) in the Peter Jefferson Place Development. Zoned Planned Development Mixed Commercial (PDMC), Entrance Corridor (EC) Owner Martha Jefferson Hospital Applicant Matthews Development Company (Mike Matthews) Magisterial District Rivanna Proposal To construct a parking deck and an office building adjacent to the approved hospital. ARB Meeting Date December 21, 2009 Staff Contact Margaret Maliszewski SITE/PROJECT HISTORY The Martha Jefferson Hospital project was reviewed by the ARB and received a Certificate of Appropriateness on July 29, 2008. Various minor revisions to the building and site were reviewed by staff and the ARB in 2009. The hospital is under construction. CONTEXT The parking garage and office building are proposed to be located in close proximity to the hospital building. The garage would be located on the southeast elevation of the hospital and the office building would be located off the eastern corner of the parking garage. On the approved site plan, the building locations are parking lots. As viewed from the main entrance to the hospital, the additional office building is balanced with the cancer care center /outpatient building. PROJECT DETAILS The project is proposed in two phases, with the parking garage followed by the office building. The parking garage includes a total of five levels, four of which are above ground, and a total of 786 parking stalls. A precast concrete structure, the parking garage exterior materials are coordinated with the approved hospital materials. They include the same stone, brick and glass. Pole lights are proposed on the uppermost level of the parking garage. The office building is proposed with three levels above grade and its design is very similar to that of the cancer care center. ARB 12/21/2009 Martha Jefferson Hospital Parking Garage and Office Building - Page 1 VISIBILITY The hospital site falls within the I64 Entrance Corridor. The hospital, which is under construction, is visible from I64. The vantage point with greatest visibility is at Exit 121A (eastbound) where there is a rise in the corridor. From this point, the site is approximately 2' /a miles away. As viewed from 164, the parking garage and office building would be located to the right of the hospital itself, with existing wooded area partially blocking some of the structure. The impact of the garage and office building during the day is not expected to be much greater than that of the hospital itself due to the compatibility of materials and forms. However, at night there may be an increase in noticeability due to the illumination from the lights on the upper level of the parking garage. ANALYSIS (based on plans C200, C200A, C203, C204, C204A, C300, C300A, C332, C332A, C333, C333A, C334, C400, C400A, C403, C404, C404A, C500, C531, C533, C537, C538, C538A, C600, C634, C700, C737,C803, C803A, ESC305, ESC -305A, PARK1, EL100, EL100A, EL101, E1,101A, EL102, LS1, LS3, LS3B, LS5, LS5B, A4.11, and "Exhibit C" with pages 1 - 19, all dated 11/02/09) Issue: Parking garage lighting Comments: • Wall lights and pole lights are proposed for the top level of the parking garage. All fixtures are proposed to be black. The photometric plan shows that illumination reaches a maximum of 16.6 footcandles at the floor of the upper deck. • Ten double, full cutoff, shoebox style pole fixtures are proposed in two rows in the center area of this upper level deck. They are proposed at 17' tall (approximate elevation 576'), including the base, and have 250 -watt metal halide lamps. • Thirty -five full cutoff wall fixtures are proposed around the interior perimeter of the upper level. Twenty -nine of the fixtures are proposed with 70 -watt metal halide lamps and would be mounted with the bottom of the lamp at 6'4" above floor level. The six remaining fixtures have 24 -watt fluorescent lamps and would be mounted at 10' above the floor level. • The garage is designed with openings in the exterior walls, but the wall heights at the openings are 3'6" tall, so they should sufficiently shield vehicle headlights. The perimeter walls at the upper level are 7' tall. (Walls at the stair towers are taller.) • It is difficult to determine the exact impact the lights at the top of the parking deck will have on the EC. The location of the parking deck is currently an approved parking lot with pole lights. The parking deck lights are expected to be more noticeable than the parking lot lights because they will be elevated and the elevated position will be visible from I64 where the parking lot lights may not have been. However, the area is not currently completely dark. Light will be visible from the windows of the hospital and some of the surrounding buildings in Peter Jefferson Place, as well as from other buildings and parking lots in the vicinity. Although the fact that good and bad lighting already exists in the area does not mean that all additional lighting is acceptable and appropriate, the existing illumination and the distance from the Entrance Corridor do somewhat mitigate the impacts. • The quantity of pole lights proposed for the top of the deck is limited; 10 poles with a total of 20 fixtures are proposed. Those fixtures are proposed with 250 -watt metal halide lamps. Lamps with higher and lower wattages are available. • Parking decks are a part of the approved application plan for this development. • Options for further mitigating the impacts of the lighting might include a further reduction in the number of the fixtures, a reduction in the wattage of the lamps (recognizing that safety is a concern), and adding a roof or partial roof to the parking deck (which likely has considerable cost implications). ARB 12/21/2009 Martha Jefferson Hospital Parking Garage and Office Building - Page 2 Recommendations: Add notes to the site plan indicating the maximum height for the proposed light fixtures and the colors of the fixtures and poles. Add the following standard 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." Consider a further reduction in the quantity of deck -top pole lights, a reduction in the intensity of the lamps in the deck -top pole lights, or adding a roof to the structure to mitigate the impacts of the deck -top illumination as viewed from the EC. Issue: Building form Comments: The proposed parking garage reaches a top elevation of 578'4" at the top of the elevator /stair parapet (approximately 65' tall). The proposed office building reaches a top elevation of 578' at the top of the mechanical screen wall. The top elevation of the approved hospital is 574'9" at the ridge of the hipped roof and 578' at the top of the chimney in that roof. Although the elevator /stair towers of the parking garage and the office building may appear to be slightly taller than the hospital, the massing and divisions of the new buildings are similar to the hospital, so the new buildings are expected to appear compatible, especially given the distance from the EC. Recommendations: None. Issue: Materials Comments: The proposed parking garage is a precast concrete structure that would also use the brick (Old Virginia Brick), stone (Rolling Rock Building Stone, Martha Jefferson Blend) and glass (Viracon VE2- 2M, green tint, 9% reflectance) that have already been approved for the hospital. The precast at the top of the garage is proposed with a lap siding detail to coordinate with the siding and metal panels that were approved for the hospital. The precast is expected to have an appropriate appearance as viewed from the EC. Recommendations: None. Issue: Planting Comments: The landscape plan has been revised to accommodate the parking garage and the office building. Trees are still proposed at the interior and perimeter of the surface level parking lots, and Deodar Cedars have been added along the southeast side of the parking garage. They are expected to help the building blend with its surroundings. The standard plant maintenance note does not appear on the plans. Recommendations: Include the following note on 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." SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Impact of illumination from the pole lights at the top of the parking deck Staff offers the following comments on the preliminary site plan: 1. Add notes to the site plan indicating the maximum height for the proposed light fixtures and the colors of the fixtures and poles. 2. Add the following standard note to the plan: "Each outdoor luminaire equipped with a lamp that ARB 12/21/2009 Martha Jefferson Hospital Parking Garage and Office Building - Page 3 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." 3. Consider a further reduction in the quantity of deck -top pole lights, a reduction in the intensity of the lamps in the deck -top pole lights, or adding a roof to the structure to mitigate the impacts of the deck -top illumination as viewed from the EC. 4. Include the following note on 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." ARB 12/21/2009 Martha Jefferson Hospital Parking Garage and Office Building - Page 4