Historic Zoning Commission

Mechanicsville H-1: Level IV

12-C-13-HZ

Applicant Request

Level IV. Demolition or relocation of contributing structure.

The proposed project includes the Historic Rehabilitation of the existing Moses Center building as an adaptive reuse for elderly housing in an independent living setting. The Moses Center Building will be adapted to include 48 dwelling units. The project also includes an expansion wing to include up to 30 dwelling units of new construction. It is the intent of the developer to retain the original building envelope, completing necessary maintenance and repairs consistent with the Secretary of Interior's Guidelines. The expansion wing will be constructed with an umbilical connector at the east end of the existing Moses Center entrance. The expansion wing will be designed considering certain characteristic elements of the existing building; however, enabling clear distinction between the two buildings. Distinct differentiation may occur via different masonry products sizes and color, as well as building massing.

UPDATED FOR 1-16-2014 HZC MEETING
The revised addition is proposed to be a 4 -story building at 46 feet in height (existing building is 46' in height). It is set farther to the south (rear), to improve sight lines to the north façade (front) of the existing building. However, the addition is not completely to the south, since it would create a situation in which two parallel wings with dwelling-unit windows would face into the windows of the other. This location for the addition also permits a view of the existing building's west elevation. The front door of the addition is proposed to be similar to that of the existing building in design, but with an aluminum storefront structure in a 'light bronze' finish. Additionally, demolition is requested for the gymnasium and transformer enclosure addition on the southwest corner of the existing building.

Site Info

Two-story seven-bay brick with raised basement. Flat roof with cast-stone trimmed raised parapet. Replacement aluminum clad windows that duplicate original window pane and transom configuration. (Original windows were removed from the building c. 1960.) One-story projecting front entry with parapet roof and duplicated entry on west elevation. Brick foundation. Irregular plan. C

1) The former Moses School Building is a contributing building within the Mechanicsville H-1 and the National Register Historic District.

2) The addition will be highly visible from rights-of-way since the school is surrounded on three sides by public streets (see map). The addition will somewhat block the view of the front of the building from Arthur Street.

3) The later gymnsium addition is not visible from any right-of-way and does exhibit any significant architectural features. The view of it is obscured by other structures.

3) It is not feasible to locate the proposed addition behind the existing building due to the fact that the rear of the building is located on the rear lot line; therefore, the addition is proposed for the east end of the building.

4) Surface parking lots are undesireable in any historic district, especially residential districts. The east-end building addition is proposed for an area currently covered by a paved surface parking lot. The proposed addition and surface parking lot do not appear to encroach into the existing green space in front of the school any further than the existing parking lot. The proposed addition will eliminate some of the existing surface parking lot being adjacent to Arthur Street.

5) The parking lot shown along Arthur Street in the rear east corner of the proposed site plan is existing.

6) The expansion wing will be constructed with an "umbilical connector" or "hyphen connector" at the east end of the existing building which is a strategy recommended by the NPS for connecting large additions to existing buildings (see attachments included in agenda package). Since the addition is proposed to be connected with a hyphen, it will not cause a loss of historic fabric.

STAFF FINDINGS ADDED AS OF JANUARY 7, 2014
7) The existing building is 46' in height to the top of the parapet.

8) The addition is sited 4 feet lower than the Moses School due to the existing topography. This measurement was confirmed by the architect through a reconnaissance site survey which confirmed that the first- floor elevation of the addition will be 4 feet lower than indicated in the original submission, as a function of the revised siting closer to Arthur Street. However, the 46-foot-high addition will reach approximately the height of the existing building's parapet. Therefore, the height of the proposed addition will not cause it to overpower the existing building.

9) The proposed entryway design, windows, and fenestration provide compatibility while differentiating the addition from the existing building.

10) The gymnasium building does not add to the character of the fabric of the district as a whole, but adds historic value to the building itself..