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HomeMy WebLinkAbout20210757 Myrtle Street New Medical Office Building Supplemental Information OA THE ARCHITECTURAL COLLABORATIVE Saratoga Hospital - Morgan Street Medical Office building Manning board #20210757 Re: brief Submission Narrative Pear DRC board Members, The following is a brief description of our reason for submission to the DRC as well as a brief narrative of the architectural design as proposed to the planning board... Near the close of our planning board meeting that took place on September 30th,2021, Mr. Mark Torpey(Planning board Chair), made a brief comment about the rooftop screen wall that has been proposed as a part of the building's exterior design. In his comment, Mr.Torpey had recommended that the DRC have a chance to review the proposed rooftop screen wall design to make sure we have consensus on maximizing the residential character of the screen wall design. The written transcript of that particular meeting comment is provided in the attached pages, but was as follows... "Torpey: The rooftop unit—the design you have with The parapet behind the peaks—seems a little different from what I've seen. I know this project has no—PKC has no jurisdiction on this project, but I'm thinking if we're going to be looking at SEQI;A clown the road,I think it might be helpful to have in this instance to have them just take a look,perhaps Through an opinion from them on how we can make sure That design looks as residential as it possible can. It's just kind of a unique concept to see a parapet wall behind it,and I know you're trying to hide the mechanicals, we're going to be concerned about noise and whether you're going to see those mechanicals, but it would be good if we're talking about it anyway to have some input from PKC on the visual aspect as it as well for the neighbors." A brief description of the intent behind the proposed design... The overall building was designed with intent of providing a character that was very residential in nature. Please see the submitted architectural elevations and perspective renderings. One of the key elements of the design was to break down the buildings scale through the use of the residential building forms/elements found within the designs of the surrounding residential structures. Another key design element was to provide materiality that closely resembled those same structures. A few notes about the roof level of the building... - The building has a height of 40'to the top of the roof deck. - The roof level will house(14)gables, (0) roof top units,a stair enclosure,and a screen wall to help hide those elements. - The initial design of the building (circa 2015) made use of a mansard to hide the rooftop elements and to provide sound control. o Current code requirement allows projections above the maximum building height to be only 25%of the building footprint square footage below. With this in mind,the screening system needed to be redesigned into something with much less"square footage". The design of the screen wall that was proposed during our planning board meeting was that of a more vertical mechanical screen which greatly reduced our consumed square footage,while providing a materiality that was consistent with the rest of the building design. The use of a typical louvered, metal roof screen would not match the character of the residential structures within the area and would provide little to no sound attenuation. The screen wall was stepped back from the building edge to reduce its visibility to those persons at the grade level. The screen wall was then set at a height of,and placed directly behind the shorter gables to give those design elements something to"finish against", instead of appearing to"float"above the roofline. We felt that landing these gables OA THE ARCHITECTURAL vimCOLLABORATIVE gave them a much more appropriate visual appearance. The design gives a continuity of materiality,significant visual screening of the rooftop elements,and much greater sound control than a louvered screen system. The attached Site Section shows that a person at grade would need to be more than 243'from the building facade to see the very top edge of the roof top units (KTUs)and that the homes at the north end of the property(365' away)would only be able to see the very top 18"of the PTUs. The landscape design calls out for additional tree screenings to be placed at the north end east edges of the property,to help minimize this already small view. You will note that there is a slight discrepancy between the renderings and the elevations that were presented to the Planning Poard. The rendering shows he screen wall in more of a vertical siding appearance,while the elevations called for the screen wall to be panels and trim. We are currently updating the renderings to reflect the materials that were denoted in the elevations. These revised renderings will be presented at the P C meeting. In summary,the intent of the screen wall design was to provide appropriate visual and sound attenuation to the roof top elements,while providing a design that was consistent with the elemental and material character of the surrounding residential structures. Sincerely, Jon Primeau, Principal The Architectural Collaborative Planning Board — September 30, 2021 2:59:02/3:53:14 Torpey: The rooftop unit— the design you have with the parapet behind the peaks — seems a little different from what I've seen. I know this project has no —DRC has no jurisdiction on this project, but I'm thinking if we're going to be looking at SEQRA down the road, I think it might be helpful to have in this instance to have them just take a look, perhaps through an opinion from them on how we can make sure that design looks as residential as it possible can. It's just kind of a unique concept to see a parapet wall behind it, and I know you're trying to hide the mechanicals, we're going to be concerned about noise and whether you're going to see those mechanicals, but it would be good if we're talking about it anyway to have some input from DRC on the visual aspect as it as well for the neighbors. I appreciate the energy modeling you're be doing with this and if there's a way to sort of non-demitionalize the results on a CO2 per square foot basis. What we're trying to do with some of the other buildings in town, like for example the one we talked about before at 269 Broadway, is to try to get a sense of how these various commercial buildings compare on that metric and to be helpful to have some common way to look at these projects - as we look - as more and more development happens. Any other questions or comments? Alice Smith: [summary] • They spoke for three hours, I hope I can do this in three minutes • Park Place Apartments — during blasting a woman on Seward Street had windows blasted out by one blast. They fixed her house and she signed a NDA. It is false that there is no risk and nothing is going to happen. • If they tell us what time, it will be nice, but it won't make a whole lot of difference. • Hospital has stated during their presentation here and other documents that they are working with the neighbors —this is not true. Birch Run is not representative of the rest of the neighbors. Those neighbors have been ignored of any discussion and have never been contacted regarding this project by Hospital, Planning Board, Zoning Board or City Council. • She did not receive (or her daughter-in-law) did not receive notification regarding the public hearing. • Some of the neighbors in Birch Run agreed to discuss the project. This was construed by the Hospital by consenting to or agreeing with the project. If anyone is acting as a spokesperson for the neighborhood, we expect the C:AUsers\thear\AppData\Local\Microsoft\Windows\INetCacheAContent.Outlook\Z2YOFOPP\Transcription-Planning Board September 30.docx Planning Board to verify if neighbors have truly authorized someone to be a spokesperson. • The EAF shows the property has 19.3 acres. It shows the disturbed area will be 13.8. Segmentation. Rest of information is no use. They did this the first time around. • The traffic study is based on a reduced amount of traffic. They're talking about 500-something parking spaces. The initial phase will have that many, but you have to look at the whole area. The Hospital has confirmed they want to move 300 doctors. They will require 2,000 parking places for 300 offices. That is how you have to valuate the traffic study. It has to be done in one study, not over the course of 10 years (even if it takes 10 years). • I can't predict how long it will take, my guess is they will go full blast when it starts and it's not going to take 10 years. There's no way I can prove that and I'm not going to try to. • All impacts are minimized. If I was a developer trying to get an approval I would also try to minimize the impact on the area, so this is expected, but the PB is expected to have a higher standard. • During the last presentation Mr. Torpey asked Mr. Jones if the building was within the requirement for Medicare. MJJ said he was not sure and CMS isn't clear about it. Anyone investing in a multimillion dollar investment knows the answer to these questions. • The whole proposal is reckless and irresponsible. • If you took the work "Hospital" off this project would you still approve it? Braymer: • Some neighbors met with developers. HOA has not taken an official position either. • This is a massive project which they have already told us will take at least 10 years to complete. There are multiple phases of this project and I don't see those phases. These need to be considered in SEQRA review. • This is greenspace —taking from undeveloped conditioned to massive buildings. • We think there should be a positive declaration so that alternatives can be considered. C:AUsers\thear\AppData\Local\Microsoft\Windows\INetCacheAContent.Outlook\Z2YOFOPP\Transcription-Planning Board September 30.docx �_i ® `� /,J The LA GROUP oo��.,��o ;_* , /wrap r 1 /' _ ij � '�"� y I Saratoga Hosptal • a , O PARKING PHASING PLAN i � ■ ____ il<' 5)' I I1 ate. • I11717-_ —i / ' �' LAYOUT NOTES,SEROL>.m =.3 it — — — — ,rte ,-� � _ �‘1 �` _(L r .-, / ! `alarm ,L ,. --', n i� � y_. O 1S% 1� � � 1 f o clDJ '1 ( _ m 1 .. , e1_ r � ♦ .�� C-.). r� 1 ., , /---- � - Myrtle Street / ♦E • _ tai �� I I Medical Offce ,r • ^� ♦ — I = — a I i NERx,. 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