ORO VALLEY ADULT MEDICINE CONCEPT DESIGN NARRATIVE - …

INTRODUCTION: This Concept Design Narrative is submitted along with the other required documentation in fulfillment of the submission requirements for concept level Design Review by the Town of Oro Valley and its Conceptual Design Review Board. The topics addressed in this narrative include those found in the Town of Oro Valley Zoning Code Design Standards - Chapter 2: Non- Residential Design Standards (TOV-ZCDS) and Addendum A thereto (TOV-ZCDS-A); and, the Mercado del Rio Master Architectural Concept Plan (MDR-MACP). The narrative is organized around topics addressed in these forgoing documents and where the requirements are the same or similar, the narrative will address similar topics together. The topic and requirements are presented in underlined italicized text for reference. The source of the requirement will be identified using the parenthetical abbreviations found above plus its item number in the corresponding document.

ARCHITECTURAL DESIGN: REQUIREMENTS & RESPONSES:

1. REQUIREMENT(S) & RESPONSES:

(TOV-ZCDS - CHAPTER 2, SECTION 2.2 ARCHITECTURAL DESIGN): A. Building Design / 1. General Considerations / a. The scale of development shall be

appropriate to the land use type (e.g. commercial office, retail, light industrial) and promote human scale development through the following methods: / (1.) Buildings shall be designed at the ground or pedestrian level to provide human scale. / (2.) Buildings design shall reflect consideration of superior and desirable design elements of adjacent development when applicable and appropriate. / (3.) Buildings shall be designed to be compatible with the natural environment. / b. Project design shall consider and integrate all elements by: / (.1) Provide consistent architectural treatments, articulation, and fenestration to present a coherent design theme for all sides of a building. / (2.) Incorporating accessory structures (screen walls, canopies, carports, parking structures, and signage structures) and shall reflect the character of the primary building(s) in terms of scale, materials, colors and style./ ; and, (MDR-MACP - SECTION 4.0 ARCHITECTURAL STANDARDS): While architectural styles may vary from lot to lot, the use of specific materials, colors, and architectural treatments will be utilized to create a pleasing appearance of unity and continuity.”

DESIGN RESPONSE: The Oro Valley Adult Medicine (OVAM) building is a small medical clinic for the treatment of adult patients and seniors. As such, the building design seeks to maximize its presence within the context of the Mercado del Rio development by employing a few carefully scaled elements including a a dominant hipped roof form and a commercial scale entry portico to allow it to hold its own amid larger buildings in the complex. The human scale at ground level is furthered through the use of natural stone cladding of the entry portico walls, fenestration enhancements (projecting window surrounds and selective sun control treillage)consistently and subtle color differentiation on all sides of the building to effect a unified, continuous and

ORO VALLEY ADULT MEDICINE CONCEPT DESIGN NARRATIVE - 555 E. VUELTA CAMINATA DEL RIO ARCHITECTURE ORO VALLEY, ARIZONA 85737 APRIL 3, 2017

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harmonious composition when viewed from any vantage point in the development or on the bike path. The one accessory structure, the dumpster enclosure, utilizes the same material and color palette as the main building with the addition of a rusty steel finish on the access gates. B. Roofs / 1. Variations in roof lines shall be used to add interest and reduce the scale

of larger buildings. Roofs shall consist of one or a combination of the following: / a. Sloping Roofs / b. Parapets /c. Overhanging eaves / Material Variations / 2. Parapets shall contain varied rooflines and/or incorporation of sloped roof elements. Parapets shall incorporate design elements, including pre-cast elements, projecting cornices, lintels and caps / 3. Rooftop mechanical equipment shall be screened or installed in a manner to fully conceal and to prevent obstruction or distraction of other views. Screening shall be consistent with building design. Materials and color shall be of low reflectivity. / 4. Roof Access should be provided with roof hatches, roof ladders and roof drains/downspouts shall be architecturally integrated into the building. / ;and, (MDR-MACP - SECTION 4.4 MASSING): Building masses should be predominantly horizontal and should not include long, unbroken elements. At least two distinct masses shall be visible on the front building elevation...this could be accomplished through the use of overhangs...and varying roof lines.”

DESIGN RESPONSE: The Oro Valley Adult Medicine building design utilizes two traditional sloping roof lines found in many examples of Territorial architecture, a hipped form modified pyramidal form, standing-seam metal roof with overhangs for the main body of the building and a gable form standing seam metal roof with overhangs at the entry portico. These two roof treatments serve to define two distinct masses of the building as called for in the requirements.There is to be no exposed rooftop mechanical equipment. The color of the standing seam roof is to be a dark bronze color coated sheet metal utilizing the traditional standing seam jointing found in traditional Territorial architecture. Roof access will be gained by the use of portable ladders provided by workmen needing to access the roof.C. Building Styles and Historic Context / 1. Design shall consider the context and

architectural vernacular of the region. The architectural vocabulary shall contain forms or include appropriate elements which draw influences from traditional southwestern styles such as, but not limited to: Southwest Traditional, Territorial, Pueblo, Spanish Colonial or Tuscan. / 2. While a single style or combination of the above styles is not required, the use of or a contemporary interpretation of historic styles is strongly encouraged. / 3. Coordinate the design of retail complexes that involve multiple buildings to achieve visual compatibility. / 4. Prototypical corporate architecture shall be modified to reflect the design and style of the overall project and shall incorporate consistent colors, materials and architectural elements of the overall project. Single use sites shall reflect local design and style influences which moderate corporate influenced design and style / ; and, (MDR-MACP SECTION 4.1 STYLE): While no one specific style is mandated, nor even suggested, the materials lend themselves to an eclectic style borrowing from the influences of Old World, Mediterranean (Italian and Spanish), and locally, Territorial, Southwestern Ranch,and


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Joesler. Use of enhanced architectural detailing, particularly on storefronts and entry-ways, is encouraged.”

DESIGN RESPONSE: The design of the Oro Valley Adult Medicine building draws on characteristics found in Southwestern Territorial Architecture; principally the dominant sloping standing seam metal roof forms and the use of stucco as the principal wall finish on the exterior. While utilizing a different roof material, the building to the west of the site in the Mercado del Rio development utilizes similar exterior wall materials. Fenestration is emphasized through the use of projecting stucco elements in a different but compatible hue in a manner frequently found in Territorial architecture. These projections further increase the impact of shade and shadow on the building facade, creating a greater sense of depth and weight found in the older buildings.D. Building Size and Mass / 1. The visual impact of development shall be moderated

to reduce the apparent scale and mass of building form. Consistent roof plan variation, wall plane articulation and consistent architectural is required on all exterior facades to reduce scale and mass and provide visual interest the following methods are encouraged: / a. Divide mass of large buildings into basic geometric components to modulate the overall building form. / b. Use of architectural treatment at the base of a building to create visual interest and grounding of the building. / c. Use of wall plane changes, fenestration placement, colonnades, building form recesses, overhangs, and other architectural features to define central portion of building. Increase textures and high level finishes, such as stone, at the pedestrian level. / d. Use of varied roof planes, varied roof forms and well defined architectural treatments such as deep overhangs and cornices at top of building. / e. Break up long continuous building surfaces with off-sets or contrasting forms at regular intervals. Off-sets or vertical elements shall be of sufficient size and depth to effectively mitigate the visual impact of the horizontal line and mass / f. Ground level facades that face public streets and/or primary parking areas shall have one-story” pedestrian scale features on at least 2/3 of the horizontal length of the side of a building. Features may include windows, entry areas, arcades,and/or overhangs (awnings, trellis, etc.). / g. Use of color, textures or materials changes to articulate wall planes. / h. Building entries shall be clearly articulated and a pedestrian scale maintained by the use of low level detail, textures, covered or recessed areas. / i.Multi level buildings should incorporate step(s) in vertical plane to reduce the building scale. / 2. Building scale an mass can be moderated through the use of fenestration and door openings also contribute to the overall proportion of building elements and provide balance to solid wall planes. / a. Windows, doors and other elements shall be designed to complement the overall architectural design in terms of materials, shape and proportion. / b. Windows and doors shall incorporate pronounced framing and other design elements which accentuate the opening. Window surrounds, arches, mullions shall be incorporated as appropriate to create visual interest and reduce the scale of the overall building facade. / c. Building entry points shall be emphasized and defined through incorporation of architectural treatments and elements such as accentuated building forms, porticos, columns, piers and recessed openings.


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Recessed openings should be articulated through the use of decorative casing / d. Glazing shall not dominate the facade area, unless sufficient shading is provided, such as through the use of shade structures or deep set windows with mullions. / ; and, (MDR-MACP SECTION 4.4 MASSING); All four sides of any structure must incorporate architectural enhancements. Building masses should be predominantly horizontal and not include long, unbroken elements. At least two distinct masses shall be visible on the front building elevation...this could be accomplished through the use of overhangs...and varying rooflines.”

DESIGN RESPONSE: As the OVAM building is relatively small, it would seem that the massing approach should be one of emphasizing the bold simplicity of the two masses that make up the building composition rather than trying to diminish its size further. As the building is only one story, the building walls are effectively the base for the bold dominant (modified) pyramidal roof form and further definition of base would risk making the composition too “busy.” The building fenestration treatment effectively breaks down the wall planes such that every facade is active and modulated by these elements. The placement of the openings and entry portico mass is asymmetrical in keeping with the Territorial architecture tradition of being based on the needs of the interior rather than an imposed formal order. At the main entrance portico, the level of finish is increased to include natural stone piers with a large welcoming archway. The stone clad mass of the portico is received by matching stone pilasters that tie the two masses together. At the entrance door, the door opening and sidelights are accentuated by projecting stucco framing that lends greater emphasis to the front door. Windows into the break room at the Southeast and Northeast facing facades are protected by the roof overhangs and window surrounds and will offer the occupants great views of the magnificent Pusch Ridge formation.E. Colors and Materials / 1. The colors and materials of the proposed architecture

shall reflect consideration of the natural environment and built character of nearby development when applicable and appropriate. Colors and materials should be influenced by and demonstrate consideration of superior and desirable design elements, including adjacent development when applicable and appropriate. / 2. Building colors and materials shall relate to one another and the natural environment on the basis of pigment, color value, and/or intensity. In scenic corridors, earth tone and pastels shall be utilized, especially in areas of high visibility. Desert/mountain colors that blend with the natural background are encouraged. / 3. Primary colors should be used judiciously and typically as accents only. / 4. In locations upslope from the ultimate scenic corridor roadway right-of-way, richer, earth tone or geologic colors and rougher textures are required, especially those which complement bockground views, downslopes, darker earth colors with more landscaping clusters. / 5. Color palettes should establish a diverse range of colors for visual interest and variety. / 6. Color banding is permitted provided the colors are consistent with the overall approved color palette for the center or complex. / 7. In more private areas, away from scenic corridors, homeowners and business owners are permitted more latitude in color selections. / 8. Foreground colors should harmonize and blend with


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existing vegetation, natural rock/earth forms or built background. / 9. Commercial building materials shall be appropriate to the architectural style and vernacular of the development and be of high quality and proven durability in the Sonoran Desert environment. Permitted primary materials include the following: / a. Exterior materials including brick, cement hard coat stucco, brick, adobe, natural stone, textured concrete, textured and split face or ground face concrete masonry units. / b. Pitched roof materials including concrete and clay tile roofs and standing seam metal roofs. / Accent materials such as brick, stone and masonry shall be incorporated in proportionate quantities to the overall building elevation. / 10. The following accent materials are encouraged: a. Mosaic tile / b. Wood / c. Architectural metal, including weathering steel or rust finished metal / 11. The following materials shall only be used as minor accent materials on the building facade and in no case should be the sole facade material: a. Pre-fabricated metal wall panels / b. Un-textured or unarticulated tilt-up concrete panels / 12. At least three (3) substantially different materials shall be utilized on all facades of the building. / (MDR-MACP SECTIONS 4.2 MATERIALS AND 4.3 COLORS) A minimum of three different materials must be used on each building. Approved materials of construction include: Stucco, Stone, Wood Trim. Any material not listed as an approved material will be subject toreview and approval by the Board and Oro Valley DRB on a case-by-case basis.

DESIGN RESPONSE: The color and material palette for the OVAM building follows the guidance provided in the Design Standards of both the Town of Oro Valley and the Mercado del Rio Architectural Guidelines. The sloping roof in a medium bronze tone makes up a significant percentage of the exterior of the building and harmonizes with the stucco colors in the burnt sienna body color and burnt ochre accent color family. Wooden brise-soliel sunscreens help to control the western sun on the southwest facing West facade. At the entry portico, a richly colored cladding of drystack limestone/sandstone with lighter sandstone trim bring a harmonious contrast to the stucco colors and texture of the main building mass. Paving of the entry portico floor will be native Arizona flagstone. All materials and finishes will have less than a 60% reflectance factor.F. Mechanical Equipment / Mechanical equipment shall be screened from public view

and ground mounted equipment is encouraged. Screening shall be accomplished through the use of landscaping, walls, parapets, undergrounding and/or concealed placements. / (MDR-MACP SECTION 3.8 SCREENING EXTERIOR EQUIPMENT AND AUTO SERVICE); No exterior roof components (i.e.,heating and cooling and ventilation systems) shall be directly visible from within the lot, from surrounding streets, lots, or buildings. In general, roof-mounted mechanical is discouraged if another option for equipment location is available. Ground level exterior equipment (i.e., heating, cooling, and ventilation systems) and storage tanks must be enclosed by a wall to match the building. Said wall must be of suficient height to completely screen the equipment...”

DESIGN RESPONSE: As the site plan and landscape approaches are developed, a screening strategy will be developed that will incorporate landscape elements such as


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stuccoed cmu and/or dry stack walls and plantings to effectively screen any ground mounted mechanical equipment such as hvac condensing and/or heat pump units.G. Energy Conservation / 1. Architectural design should consider the desert climate

and energy conservation by utilizing one or more of the following design solutions: / a. Provide shade for exterior walls through the use of roof overhangs, exterior shading devices and inset windows. / b. Design outdoor spaces so they are protected from summer sun exposure. / c. Use materials and colors that minimize heat absorption without reflecting. / 2. Consideration shall be given to passive solar heating and heat gain avoidance. / 3. Shade devices should be provided on all south and west facing elevations. / 4. Active water harvesting elements shall be permitted in less visible areas. Freestanding cisterns shall be designed to complement the building design, materials and color and/or screened from view.

DESIGN RESPONSE: The OVAM building design utilizes sloping roofs with deep overhangs in parallel with projecting window surrounds to protect the window and door openings and as well will utilize strategies for minimizing the heat island effect with new and retained existing plantings on the south and west facing facades in particular. As the site development strategy is developed with water conservation in mind, water harvesting, either with passive bio-filtration basins or cisterns, or both, will be examined.6


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MAT

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STANDING SEAM ROOF“MUSTANG BROWN” LRV = 10

STUCCO COLOR 1 - BODYDRYVIT “ SPICE TAN” LRV = 22

STUCCO COLOR 2 - ACCENTDRYVIT “HOT CHOCOLATE” LRV = 32

WOOD SUNSCREENDUNN EDWARDS “MESA TAN” LRV = 27

STONE CLADDINGNATURAL MATERIAL: RANDOM ASHLAR FIELDSTONE

ARIZONA SANDSTONE LRV = 20 ~ 40

STONE TRIMNATURAL MATERIAL: COLD SPRING GRANITE

“CARNELIAN” ROCK FACE LRV = 29 ~ 50

WINDOW/DOOR FRAMINGDUNN EDWARDS “COCOA” LRV = 13

WINDOW GLASSVITRO “SOLARBAN R100” LRV = 15

RUSTED STEEL FINISHLRV = 18

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STANDING SEAM DARK BRONZE FINISH SHEET METAL ROOFING

STUCCO (COLOR 1)BODY OF BUILDING

STUCCO (COLOR 2)BUILDING ACCENTSSTONE CLADDING:

RANDOM ASHLAR

STONE TRIM:CUBIC STOCK

SOUTH (FRONT) ELEVATIONSCALE: 1/8” = 1’-0”

DARK BRONZE FINISHALUMINUM WINDOW &DOOR FRAMING

BRONZE TINTED - LOW‘E’ COATED, HIGH PER-FORMANCE INSULATINGGLASS (TYPICAL)

PIN MOUNTED, BRUSHED BRASSBUILDING SIGN

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WEST ELEVATIONSCALE: 1/8” = 1’-0”

STONE CLADDING:RANDOM ASHLAR

STANDING SEAM SHEET METAL ROOFING

STUCCO (COLOR 2)BUILDING ACCENTS


STONE TRIM:CUBIC STOCKWOOD SUNSCREENS

HVAC UNIT SCREEN WALLENCLOSURE w/ STONECLADDING

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EAST ELEVATIONSCALE: 1/8” = 1’-0”




STONE TRIM:CUBIC STOCK

STONE CLADDING:RANDOM ASHLAR

SPRINKLER RISER ROOMDOORS - PAINT TO MATCH STUCCO

DARK BRONZE FINISHCOATED ALUMINUM WINDOW FRAMING

BRONZE TINTED - LOW ‘E’COATED, HIGH PERFORMANCEINSULATING GLASS (TYPICAL)

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NORTH (REAR) ELEVATIONSCALE: 1/8” = 1’-0”




BRONZE TINTED HIGH-PERFORMANCEINSULATING GLASS - TYPICAL

DARK BRONZE COATED ALUMINUMWINDOW AND DOOR FRAMING

RANDOM ASHLARFIELDSTONE ONSCREEN WALL FORA/C EQUIPMENT

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Attachment 3

ISS

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2017

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01

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A.1.0

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FLOOR PLANSCALE: 1/8”=1’-0”

Attachment 3

ISS

UE

2017

/05/

01

DR

AW

N B

Y

MLM

OR

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AL

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FRONT RIGHT SIDE

REAR LEFT SIDE

ELEVATIONS

PERSPECTIVE VIEW

PLANSCALE: 1/8” = 1’-0” SCALE: 1/8” = 1’ 0”

NO SCALE

STUCCO COLOR 2

STUCCO COLOR 1

STEEL PLATE GATES WITHRUSTED STEEL FINISH

STUCCO COLOR 2

STUCCO COLOR 1

STUCCO FINISH ON CMU

STEEL GATES WITH RUST FINISH

Attachment 3

ORO VALLEY ADULT MEDICINE CONCEPT DESIGN NARRATIVE - …

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