Campus Planning Committee Staff Report Forest Science Lab East Wing Renovation Monday, May 24, Executive Summary

Transcription

1 Facilities Services; 130 Oak Creek Building; Corvallis, Oregon T Campus Planning Committee Staff Report Monday, May 24, 2010 Executive Summary OVERVIEW The Campus Planning Committee (CPC) will review all proposals for new construction, significant remodeling and renovation projects that visually alter the exterior appearance of the campus. The CPC will review the proposed projects for: Site Layout, Building Design, Construction Materials, and Compatibility with Surrounding Building Uses. The CPC will also consider how the proposed construction is consistent with the Campus Master Plan, the City of Corvallis Comprehensive Plan, zoning regulations and related issues. Campus Planning reviews each project for compliance with OSU and City policies and regulations and provides the applicable policies and regulations in the staff report. PROJECT OVERVIEW The Corvallis Forest Science Laboratory houses Pacific Northwest Research Station, a unit within the United States Forest Service. The USFS has leased 4.6 acres of land since entering into a lease with OSU in The site houses one single story building known as the east wing constructed in 1961, and a three story central west wing constructed in the 1970s. The USFS proposes to demolish and reconstruct a new two story east wing, which will be used as the main administrative office. The USFS has worked with OSU Campus Planning and Development to ensure that the project will be consistent with OSU Construction and Design Standards and the OSU Campus Master Plan. STAFF FINDINGS AND RECOMMENDATIONS The building as proposed is consistent with the Campus Master Plan. Staff finds the proposal is consistent with the policies of Sector B and the building and site design is consistent with the Campus Master Plan policies and design guidelines; therefore we recommend CONDITIONAL APPROVAL as stated below: 1. The cement fiber panels on all sides of the new building have a consistent design pattern. 2. Staff requested the design team include wider mullions to support the vertical bay guidelines. In addition, staff requested a larger wood edge on the sides of the bump out on the north façade from the roof line to the base of the first floor. 1 January 5, 2010

2 CPC Staff Report; May 24, 2010 For the purposes of this review, Campus Planning staff has not identified every policy or guidelines that demonstrate the project is consistent with the CMP. Rather, key policies and guidelines are highlighted in the following information that is particularly relevant to the project proposal. Additional review or findings can be provided upon request. I. General Information Building Name and Location: The Forest Science Laboratory is located at 3250 SW Jefferson Way. Sector: B Historic District: No. Existing Use of site: The existing site is by the USFS. Previous Approvals: None. Additional Comments: A site plan, building elevations, letters from USFS and the USFS lease agreement are included in the staff report for the Committee s review. Existing Conditions: The existing site the USGS leases is approximately 4.6 acres and houses two facilities. The first facility constructed in the 1960s was the east wing, and the second facility was constructed in the 1970s and is predominantly laboratory and office space. There is a parking lot on the south side of the facilities which a portion of the lot is permitted by Transit and Parking Services for use by the federal employees. There are two accessory storage facilities on the south side of the west wing. There is also a small amount of parking on the west side adjacent to the Energy Center. A fire lane access is along the west and south side. Project Description: The CFSL east wing was constructed without regard to energy conservation and accounts for a disproportionate amount of USGS s total energy use. Engineering evaluations determined that retrofitting the east wing to improve efficiency was not feasible. As part of a USFS national competition for facilities projects, it was proposed and USFS received funding to demolish the east wing and replace it with a smaller two story addition to the central wing that would contain offices, a new conference room, and a new reception area for CFSL. Renovation of parts of the central and west wings is proposed to begin in April, 2010, with demolition of the east wing and new construction proposed to begin September 1, The proposed building would be well within the current footprint of CFSL and will be constructed to meet LEED Silver or better standards. 2

3 Who would move to CFSL: National Forests functions require using employees at district offices as well as staff and professionals at the main office. Functions at the main office, and those that would be located at CFSL, include the scientists, professionals, and technicians associated with Natural Resources, Ecology, and Aquatic and Riparian Monitoring staffs, Forest Engineering staff, Fire Management staff, and administrative functions similar to those found in university colleges and departments and also found presently at CFSL. The staffs are responsible for designing, planning, implementing, and evaluating land management activities exactly the positions the College of Forestry educates and trains students to fill. Traffic flow to and from the building and on campus is not expected to increase and the total number of building residents would remain about the same as at present. The US Geological Survey and Forest and Rangeland Ecosystem Science Center decided to leave the facilities for their own facility. Process to date: Before initiating our proposal, John Laurence from USFS CFSL and Jose Linares, then supervisor of the Siuslaw National Forest, met with Dean Hal Salwasser to discuss the idea of colocation. Dean Salwasser strongly supported, and still supports the idea due to the potential for advancing our collaboration to a new level, including the opportunity for students and faculty to increase their interaction with land managers. John Laurence, Barnie Gyant (the immediate past Siuslaw National Forest supervisor), and Dean Salwasser also initiated conversations with Vincent Martorello and Patty McIntosh of OSU Facility Services and discussed our proposed project with them. Ms. McIntosh was appointed OSU Liaison to our project and has been involved since then, advising us on campus process and standards. II. Consistency Review Campus Master Plan Chapter 2: Policies and Principles Section 2.2 Academic and Research Excellence OSU is determined to set the standard in academic and research excellence. To this end, OSU seeks to enhance, redefine, and establish education al programs that benefit students and faculty. By improving existing academic and research facilities and development new and technologically advanced facilities, OSU will continue to attract a high caliber of students and faculty. Applicable Policies: 2.2.6, and OSU College of Forestry, the US Forest Service Pacific Northwest Research Station, the USFS Natural Resource Information System and the Siuslaw and Willamette National Forest departments have collaborated with the OSU College of Forestry on research activities such as ecological knowledge, cutting edge technology and forest management strategies for public and private lands in Oregon. The collaboration allows for advanced scientific, instructional programs, and field implementation of new science-based forest management. Due to the increased challenges to land use management and climate change, the collaborative relationship between all of these groups is even more critical. 3

4 Section 2.5 Site Development, Operations and Management Successful growth and development of the OSU campus depends on cooperation among its administrators, faculty, staff, students, and the greater Oregon community. The development of facilities, organization of space, and management of traffic are all aspects of growth that need to be addressed from an understanding of how such development and management benefits the OSU community and advances the university s mission. Cohesive planning, construction, and management of development are vital to the success of improvement and development projects. Applicable Policies: 2.5.1, 2.5.2, 2.5.4, 2.5.7, , , The USFS East Wing Renovation includes the demolition and construction of a smaller building that will serve as the agencies main office. The USFS has been working with OSU Facilities Services to ensure that the facility would be consistent with OSU Campus Master Plan. The federal government is not subject to local land use laws; however, they have met with the City of Corvallis to ensure that they are developing within the City s development standards. As the project progresses, Facilities Services Design and Construction will be directly involved in the construction of the project. The USFS main office supports the west wing research activities as provided earlier in the project scope definition. The agencies housed in the facilities works collaboratively with OSU s College of Forestry in ecological knowledge, cutting edge technology and forest management strategies for public and private lands in Oregon. The improved main office facilities provides a clear delineation between the FSL research facility and visitors to the federal agency s administrative office, thereby limiting access to adjacent more restricted facilities where research activities are completed. The facility will be constructed to meet seismic construction criteria as well as constructed to meet LEED Silver construction standards. The USFS pays for all costs related to running the operations of the facility; therefore the new facility will not be a financial burden to OSU. Campus Planning will seek information regarding Construction of the east wing is within the leased land agreement dated on February 3, 1961 with OSU, so is compliant with the current land lease agreement. USFS is working with Facilities Services to ensure the facility is constructed consistent with OSU s design criteria. The design is also consistent with other USFS facilities. The facility includes an improved landscaped and plaza area on the east side of the facility which connects with adjacent pedestrian pathways. The proposed project is consistent with the Site Development criteria in the master plan; however, once the project moves towards construction, the USFS must provide update to the CPC for any changes that may have resulted when the project moves into the final design phase. [Condition 1] Section 2.6 Transportation, Circulation, and Parking OSU recognizes the importance of a well-organized campus transportation system that integrates with the city s system. OSU also recognizes its role in contributing to the traffic and parking impact within the 4

5 neighborhoods adjacent to its boundaries. By promoting alternative modes of transportation and fostering pedestrian-oriented development, transportation improvement can focus on providing safe, direct and functional travel patterns across campus Additional parking is planned in the site development. There will be a 21 additional spaces added to the existing parking south of the facility with the construction of a new parking lot. Parking in this location is dedicated for use of the federal employees; however the spaces are permitted and managed through OSU Transportation and Parking Services. The additional parking will be added to OSU s parking inventory, which will increase the available parking thereby will have no negative impact on OSU s parking utilization. Improvements were made on the north side of the facility to improve access for visitors to the buildings. The redesign of the north parking lot improved the access and egress to the site as well as installation of the City s required landscape strip. These sidewalk improvements were made a condition of the development of the Energy Center and completed in USFS were responsible for the parking lot and access improvements. Section 2.7 Pedestrian Systems and Open Space Pedestrian Systems and open spaces must provide safe and well-defined corridors for the movement of thousands of people. Any expansion or improvement to a pedestrian system should adequately provide for cross-campus movement with convenient locations for exiting and entering campus. The existing open space system provides a framework for future development. New buildings and streets should be designed to encourage communal spaces through the use of plazas, courtyards, atriums, or other such areas that allow people an opportunity to co-mingle. Applicable Policies: 2.7.3, 2.7.4, 2.7.5, s The landscape plan shows sidewalks and a main entrance plaza on the north elevation. A plaza (garden courtyard) is proposed on the east side of the new building and sidewalks have been added and also connect with adjacent pedestrian walkways on the west side of Richardson Hall. The south side of the building includes improved sidewalks adjacent to a new parking lot. These pedestrian connections and plaza developments are consistent with the applicable criteria. Section 2.9 Lighting and Site Furnishings Lighting and site furnishing contribute to the university s overall aesthetics and identity. The university s selection and placement of these fixtures should draw attention to the major axis of campus, instill a sense of identity, define campus boundaries, and create safe, well-lit corridors for pedestrian movement. OSU shall install lighting fixtures that cast illumination downward to reduce potential light pollution on the night sky. 5

6 Applicable Policies: The plaza is considered a gathering area and includes appropriate amenities such as trash receptacles, benches, etc. These areas should include the historic light fixtures to provide a safe and well-lit area for users of the space. [Condition 2] Staff Comments 05/24/10: The campus master plan states in Chapter 2 that historic lighting should define the perimeter and major cross axis of campus. Upon further review, the plaza is setback from Jefferson Way and is visually interrupted by tree plantings along the street. The project proposes two bollard-type light posts on the east side as you enter the plaza. These lights are energy efficient light fixtures which supports the federal LEED criteria. OSU has installed lower light fixtures in plazas and along secondary corridors, so light fixtures as proposed are consistent with the CMP and OSU design standards. This condition no longer needs to be met. Section 2.10 Utility Infrastructure Applicable Policies: The CMP states that coordination of new construction with the CMP and Section 3.36 is needed in order to ensure efficient and orderly extension of utilities. The USFS has agreed to work with Facilities Services to ensure that connectivity is consistent with OSU construction standards and building code requirements. Campus Master Plan Chapter 5: Design Guidelines a. Code Compliance All development shall be in compliance with the OSU zoning district, City of Corvallis Land Development Code, and the Corvallis Comprehensive Plan. The development proposal shall also comply with all other applicable adopted codes, including the Uniform Building Code, Fire Code, and Mechanical and Electrical Specialty Code. The USFS is not subject to local government land development regulations. However, the design team includes an internal review to ensure that the facility is being constructed to federal construction standards and the International Building Code. The federal design team has visited with the City of Corvallis to ensure that their development will also be consistent with City of Corvallis construction requirements. The USFS is working with OSU s Campus Planning and Development to ensure that the building is compliant with OSU s Construction Standards and CMP design guidelines. A construction manager will be assigned to the project to ensure that connectivity to OSU sewer, water and heating/cooling systems are compliant. [Condition 3] 6

7 Staff Comments 05/24/10: A project manager has been assigned. This condition has been met. b. Site Design Future development shall continue the pedestrian-oriented tradition and the location of buildings in a harmonious streetscape. To the maximum extent possible, major instructional facilities shall be located such that they can be reached within a 10-minute walk. Site design shall incorporate internal circulation routes and connectivity. 1.0 Site Development Each project shall provide site improvements. These include street improvements along the site s frontage, lighting, curbs, gutters, curb cuts, sidewalks, landscaping, fencing, signage, and utilities. Handicap access shall be provided so multiple points of ingress and egress are available, in conformance with the Americans with Disabilities Act (ADA). The USFS improved its access and parking are on the north side of the facilities, along Jefferson Way when the Energy Center street improvements were completed in The site plan includes landscape improvements, additional or reconfigured sidewalks around the facility, and access to the facility from the north and south sides which will be compatible with ADA guidelines. [Condition 4] Staff Comments 05/24/10: A project manager has been assigned. This condition has been met. The OSU project manager will need to ensure that the new facility meets OSU s ADA best practices. If there are any significant changes, Staff will provide a construction update to the CPC, as appropriate. 2.0 Site Access and Parking Entrances Each building shall have a primary entrance oriented toward the street or public access way. If parking facilities are constructed with a new building, the parking shall be located such that it does not create a barrier between the street and the primary entryway or limit or obstruct existing pedestrian access ways. There is currently one entrance into a north parking lot at its west end; there is an additional egress on the east side of the lot. The design of the north lot was to allow one-way vehicle access from west to east for improved circulation. The access to the south side of the facility will be from an existing street which is Washington Way. 3.0 Streets Campus development may require an upgrade to adjacent streets and/or intersections. This criterion does not apply. 7

8 c. Open Space To ensure that open space is retained throughout campus, the CMP establishes minimum open space requirements for each development sector. As future development occurs, existing parking lots may be redeveloped and used as building sites. This allows for new development without displacing existing open space areas. The current proposal does not exceed the open space allocation. d. Parking Parking shall be managed on a campus-wide basis to ensure that overall utilization remains at 95 percent or less. Bicycle parking should be provided near all buildings, with 50 percent of such parking covered. Service areas, loading, and unloading zones within parking lots shall be adequately screened from adjacent uses and buildings and shall be located so the circulation in the parking area is not impeded during scheduled deliveries. New parking will be added on the south side of the facility. An additional 21 spaces will be added and the spaces will be permitted through Transit and Parking Services. The parking will be dedicated to the USFS building occupants. Staff Comments 05/24/10: A note for clarification regarding FSL parking. There is an agreement between Transit and Parking Services and the federal agency to manage parking permits for the building occupants. However, There will be a total of 31 new bicycle parking added on the north sides of the facility. Staff Comments 05/24/10: The number of bicycle parking reported at the SD review is incorrect. There will be 24 new bicycle parking spaces added. This amount is consistent with the City of Corvallis bicycle parking code requirements. e. Pedestrian Access and Circulation Development should be pedestrian-oriented rather than vehicle-oriented. Buildings should have multiple points of access with provisions made for pedestrian and bicycle traffic. The north building entrance is the primary pedestrian/visitors entrance to the main offices for all agencies. The south entrance is a primary entrance however it will be restricted for building occupants only. This is due to strict regulations for governmental building access. There is a new plaza that includes a sidewalk on the north side of the facility by the main entrance. There will be an open plaza with adjacent sidewalks including sitting areas on the east side of the facility. New sidewalks will be added and connected with the sidewalks northwest of Richardson Hall. There is a 8

9 lot of shared collaboration between the faculty of the USFS and OSU College of Forestry, so the pedestrian ways were necessary to provide access between buildings. f. Landscape All new construction shall incorporate landscaping as part of the site plan. Landscaping shall be provided consistent with the established campus landscaping standards as included in the Facilities Services Landscape Design Standards and any updates. The new facility will have a consistent setback with other adjacent buildings and a landscape plan is included with this application. There is improved landscape around the facility to soften the building mass. The plaza includes landscaping elements for an area of respite. There is new and additional landscaping on the south side of the facility, including some areas within the parking lot. Campus Planning recommends that assigned Facilities Services project manager facilitate a review by the Landscape Department to ensure that the landscape plan is consistent with OSU s landscape plan. [Condition 4] Staff Comments 05/24/10: Staff will forward a copy of the landscape drawings to OSU Landscape department who will work directly with the FSL design team. If there are any significant changes, Staff will provide a construction update to the CPC, as appropriate. g. Utilities and Site Furnishings The CMP s goal is to ensure that all utilities and site furnishings are sized and placed in a manner that will serve the campus today and tomorrow. Any upgrades to utilities required as a result of development should be included in the cost of the project. The plaza on the east side of the facility will include benches, a relocated critical habitat sculpture for use by building occupants and general public use. Site furnishings should be consistent with OSU Design Standards. USFS has determined the landscape plan is consistent with OSU s Landscape Design Standards; however Facilities Services Landscape Department will need to review in the next development phase. The plaza lighting should include historic light posts. [Condition 5] h. Building Design Common design elements materials, and provide a unified appearance and create a harmonious link to the existing physical environment. 1.0 Style Generally, new buildings shall be consistent with the established masonry theme. However, there may be instances when other building styles are appropriate such as for storage or agricultural buildings. These buildings may consider the use of different building materials and styles, provided that the materials are consistent with overall development within the vicinity, are not in the core campus, and are not readily visible from the entrance street corridors. 9

10 The proposed addition is a two-story building housing offices, conference rooms, and administrative areas. A large, public entry and lobby will serve both the Siuslaw Headquarters and the Forestry Sciences Lab. Public restrooms are located adjacent to the lobby and in close proximity to the conference areas. The entry is oriented towards Jefferson Way, as well as to the rear of the building and the employee/public parking. The entry lobby is a two-story space with prominent glazing (windows) at the north and south elevations for both day-lighting as well as transparency to the interior function from the exterior of the building. The building style is contemporary with a defined base and top. The proposed glazing on the north elevation is to provide day-lighting which is provides a practical sustainable building element. Campus Planning recommends that the design team look at the north entrance design to integrate a break between the two floors by including either the culture stone treatment on the base, or the cement fiber panel that will still provide a break from the curtain wall appearance. [Condition 6] Staff Comments 05/24/10: The north entrance design has been altered with the addition of the cement fiber panel materials separating the first and second floors. This improvement satisfies this condition. Staff has recommended the cement fiber panels on all sides of the new building have a consistent design pattern. The design team will ensure they meet this recommended design change. If there are any significant changes, Staff will provide a construction update to the CPC, as appropriate. [DD CONDITION 1] 2.0 Proportion A key ingredient in the composition of existing historic building facades is the proportional relationship between the parts of the structure. The existing facility is a two-story building that totals 17,000 gross square feet. The proposed renovation is also a two-story building but is a smaller footprint. The proportion of the facility is in relationship to the building s height and length. The proportion of the building is consistent with the campus master plan. 3.0 Modulation Large exterior masonry wall areas shall be visibly broken down into more human-scaled sections with jigs and jogs, offsets, shadow lines, and belt courses. The proposed facility varies in masonry, windows, vertical and horizontal design changes and columns and vertical and horizontal line changes. The proposed facility meets the guidelines. 4.0 Vertical Bays Columns Pilasters, or other relief elements shall be used to establish a vertical bay expression. The wall may be layered to express structure, wall and window relief, and scale. 10

11 Staff requested the design team include wider mullions to support the vertical bay guidelines. In addition, staff requested a larger wood edge on the sides of the bump out on the north façade from the roof line to the base of the first floor. This will make a stronger vertical architectural element that is more consistent with the adjacent FSL lab building. The architects are aware of this condition and will provide a new rendering at the CPC meeting showing the design changes. Columns at the entrances on the north, south and east elevation provide a visual relief and reinforce the design of the facility. 5.0 Corners Pilasters, quoins, building walls, rustication, or an articulated end-bay expression shall visually reinforce the corners of the building. The proposed facility is rectilinear in design that includes defined corners. 6.0 Base Buildings shall sit on a clearly articulate substantial base. The base shall begin at approximately the level of the first floor windows, if at grade, and rise approximately three or four feet above grade. The building will be defined by a cultured stone base. 7.0 Cornice A cornice or coping shall clearly terminate at the uppermost edge of the building façade. There coping at the top of the building is generally defined and varies in height and length, however the elevations show a defined roof line. 8.0 Windows Windows shall be vertical in proportion, reminiscent of the double hung scaling, and set back into the façade. The campus master plan states that windows should be set back into a building façade and be vertical in proportion. Campus Planning recommends the window design for the proposed addition to include more vertical expression and be grouped in a manner that can still support the interior design of the facility, as OSU recognizes the importance to utilize the daylight to help mitigate energy costs. [Condition 7] Staff Comments 05/24/10: The design team altered the window design on the north façade to include wider mullions creating a grouping of window element. 11

12 Also, as stated in item 4.0 Vertical Bays, Staff requested the design team include wider mullions to support the vertical bay guidelines. In addition, staff requested a larger wood edge on the sides of the bump out on the north façade from the roof line to the base of the first floor. This will make a stronger vertical architectural element that is more consistent with the adjacent FSL lab building. The architects are aware of this condition and will provide a new rendering at the CPC meeting showing the design changes. The architects will provide a new rendering at the CPC meeting showing the architectural design change. [CONDITION 2] 9.0 Entries Buildings shall have a primary entry oriented to a street or pedestrian access way. All entries are oriented towards a pedestrian access way or Jefferson Way Building Materials Exterior finishes shall be durable and consistent with newer adjacent buildings. The exterior materials include slatted wood and cement fiber board. Cement or concrete materials and wood materials are utilized on the west wing facility, and are also on Peavy Hall. Richardson Hall includes some wood treatments at the building entrances, so the proposed materials are consistent with adjacent facilities Roofs The majority of the visible roof area shall be sloping at a ratio that equals or exceeds a 4-inch rise over a 12-inch run (4-to-12 ratio). The roofing material is EPDM single ply membrane, which will in turn be covered by either modular green roofing materials or paving tiles (at the second floor roof deck). Plant materials selected are of varying mature heights and species, and are native and drought tolerant. The CMP states that green roof are acceptable and should be tested to see if newer development processes have made these type of roofs more available. USFS will be responsible to maintain the roof Building Systems Where possible, passive ventilation, lighting, or other similar systems shall be incorporated into the building. The systems needed to support the building will be coordinated through Facilities Services Accessibility 12

13 All new buildings shall be completely and conveniently accessible to disabled individuals. Access to and within the building shall comply with the Americans with Disabilities Act (ADA) standards and regulations. (Refer to Condition #4) USGS must meet all federal accessibility requirements; however Facilities Services will work with the USFS through the design process to ensure that the facility is also consistent with the University s accessibility requirements OSU Design Criteria Copies of the OSU Design Criteria shall be provided to architect and engineering team members. The Facilities Services project manager should work with the design team through the construction phase to ensure that OSU can support the building systems OSU Design Criteria The USGS design team has agreed to work with OSU on meeting the design criteria related to site development Sustainability All new and significant remodeling and renovation projects should be designed and constructed to incorporate sustainability considerations. The building will be constructed to meet LEED Silver criteria Fire Rating Buildings must be of a construction type permitted by the Fire Code, and a minimum of Type V-1 equivalent. The building will be compliance with current fire code requirements. i. General Standards 2.0 Site Building Coverage All new construction shall be in accordance with minimum open space requirements and maximum impervious surface requirements. 13

14 The new facility will have a reduced footprint from 17,000 gross square feet to 9,497 gross square feet, thereby reducing the impervious surface within Sector B. 3.0 Setback and Building Heights Setbacks and building heights shall be consistent with the CMP and the provisions identified for the development sector. The building height for this sector is 75 feet. The proposed facility will be a two-story facility and will be 30 feet in height. 4.0 Transition Area Buildings and structures within the transition areas shall be designed to be consistent with the OSU Design Criteria and the Campus Master Plan. The USGS facility is not within the primary transition area. Section 3.36 OSU District (CMP Chapter 8) Federal agencies are not required to meet local land use laws based on intergovernmental agency agreements; however the design team has been meeting with the City as well as Facilities Services to ensure that they are still consistent with campus master plan and construction standards to the maximum extent practicable. 14