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What's New at Architectural Alternatives.... 7.14.08
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By Gene Marrano
Perhaps the determining factor has more to
do with philosophical priority than bottom line
considerations.
Going green adds costs to construction
projects, but it may not be as steep as some
imagine. There are minor supply pipeline
problems in the Blue Ridge Region, as well,
but for the most part the major question is this:
how “green” does a client want to go with a
new building project or a remodel? And how
important is the environmental impact to the
client?
There are various degrees of green building,
says Bob Rogers, president of Architectural
Alternatives in Blacksburg. “There’s much more interest these days in doing
something that is green, although the terminology
sometimes gets a little confusing,” says Rogers, declaring that no building is completely
green—or completely “ungreen.”
We may be in the information overload
phase of the green building movement according
to Rogers, who says there are also
supply issues at times. “When you go to find
[green materials] in Blacksburg, can you
really get them?” He believes general contractors
are making commitments, so finding
firms that build green has not been a major
hurdle.
Architectural Alternatives is working on a
hospital in Giles County that it hopes to have LEED certified (Leadership in Energy and
Environmental Design, a U.S. Green Building
Council designation), but there are a few
hitches. Recycling during building, part of the
LEED checklist, is an issue. “How do you recycle construction materials
in a place like Giles County, that really
isn’t set up for [it]?” asks Rogers. In some
cases Architectural Alternatives will use LEED
guidelines to achieve energy conservation,
even if a project ultimately is not certified.
Reuse
Reusing existing buildings instead of new
construction is “absolutely the most green
thing you can do,” says Rogers, who also advocates careful consideration of how much residential or commercial space a
project really needs. Is that 6,500-square-foot McMansion necessary? Is a 5,000-square-foot LEED Platinum certified house
built in a national forest really green? “No,” says Rogers, “it’s too big and it’s out in the wilderness.” He points to his own Shadowlake Village project in Blacksburg as a green project, in part because cluster housing guidelines were used, reducing
the size of individual yards while preserving common open space. “It’s one of the best projects we’ve ever done,” says Rogers of
the 33-unit subdivision, where houses are oriented when possible to take full advantage of sunlight.
The Preserve at Two Ford in Southwest Roanoke County is a semi-rural development of several dozen home sites that can be customized by the owners;
however, they must meet “Earthcraft” standards. Not as stringent as the LEED certification process, Earthcraft houses
must also pass a set of inspections based on criteria such as site planning, energy efficient equipment, resource efficient
design and indoor air quality. Several home plans offered at The Preserve are generally in the 3000-square-foot ange.“We’re not into building McMansions,” says Suzi
Fortenberry, who, along with husband Brent, is behind the project. “We’re about quality.”
Still, being less than LEED certified but earning the Earthcraft designation isn’t
inexpensive: houses at The Preserve (the majority of lots aren’t sold yet) will generally run between $650,000 and $1.5 million, says Fortenberry. Like many other architectural firms, Roanoke-based SFCS is fielding plenty of inquiries from clients who want to go green. That’s fine with partner Drew
Kepley: “We’re promoting that as a corporate philosophy.” Green buildings and sustainable designs identified by designations like LEED help SFCS define what clients need and are willing to pay for. Within LEED there are four levels:
certified, platinum, gold and silver. Points are earned for certain measures taken, from
redeveloping a brownfield instead of turning over pristine earth for a building, to installing
low-flow plumbing fixtures. The final tally of those points determines the LEED level obtained.
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Green mandates
From designing or redesigning Roanoke City public library branches, high schools and retirement communities nationally, Kepley preaches to go as green as possible, especially with businesses that figure to be around for many years. Selfsufficient, very high efficiency heating and cooling systems like ground source heat pumps are a prime example. “It [may] take 8, 10 to 12 years to pay back,” says Kepley, “but then you own that.” He also believes it’s a marketing
edge in many cases, such as
someone considering retirement
communities that may be won
over by sustainable practices.
For some government agencies,
LEED certification is now
mandated on construction
projects, something that has led
SFCS to have its architects
certified as well. “We’re on board
to do it,” says Kepley. Orienting a
building to
take full
advantage
of sunlight
and focusing
on the
mechanical
system are
two of the
first green
topics SFCS
discusses
with clients.
Low-flow
systems,
highefficiency
insulation,
sunscreens
on windows; the list goes on and
on.
Kepley says data from the
U.S. Green Building Council
shows that costs differences are
relatively small—single digit
hikes in many cases—between
more run-of-the-mill building
practices and going green.
Certain esoteric systems like
photovoltaic cells and rainwater
harvesting units may be harder to
come by in these parts but, for
the most part, Kepley says,
finding green materials is not
difficult.
Hiring contractors comfortable
with LEED and building
green is another issue. “That’s the
challenge,” Kepley says. Catching up
Kepley points to Breakell Inc.,
a Roanoke general contractor that
has taken a forward positionwhen it comes to green building.
Company president Stan Breakell
has been preaching green for
years and is happy to see the rest
of the industry catching up.
Roanoke City Council cited him
several months ago for his firm’s
work on the historic State & City
Building, a 100-year-old structure
that was converted to residential
living spaces, with retail
on the bottom floor. It was also
LEED-certified.
Recycling is a major component
of the LEED process, even
for subcontactors on the construction
site, who are expected
to recycle their own building
waste materials. “It really is kind
of new ground for these guys,”
says Breakell, whose company
acts as a liaison between the
building owner and the project
manager, making sure everyone
is on board with the green
process. With more LEED
guidelines now being used
upfront during the design stage,
Breakell says it is becoming more
of the norm for all involved.
Challenges remain: it’s not so
much about the difference in
costs, which he calls insignificant
in many cases, but “the desire to
get it done,” says Breakell. “To
get that to filter down to the
subcontractors is tough.” Breakell Inc. includes certain
language in contracts with its
subcontractors to help ensure
cooperation on green projects. “It’s so easy not to do it correctly,”
he says.
There are still a few pipeline
kinks, says Breakell. For example,
wood products that are
not full of glues and chemicals or
are sustainably harvested, thus
earning LEED points, are scarce
at times in in the Blue Ridge
Region. “It’s just not standard
operating procedure around here
for those suppliers,” says
Breakell. At least not yet.
(Gene Marrano is a Roanokebased
freelance writer.) |
Carilion Giles Memorial Hospital - Rendering
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New hospital to begin construction
By: James Tyler
Well, Route 100 is not yet four lanes to Dublin , but we are getting a new hospital.
Construction for the road and the site for the new hospital will begin in March or April depending upon the weather. Construction for the building should begin around August and the projected completion date for opening is the Spring of 2010.
The staff and I are very excited about this project. Our current facility is now 58 years old and is about 60,000 square feet in size. The new hospital will be 85,000 square feet and will have nine ED treatment rooms. The hospital will remain 25 beds. This is due to our Critical Access Hospital (CAH) designation by Medicare that limits the number of beds to a maximum of 25. Without the CAH designation, we would be unable to build the new facility.
One of our goals with the new hospital is trying to make the facility "User Friendly." All outpatient services - Physical Therapy, Occupation Therapy, Speech Therapy, X-Ray and Imaging Services and Patient Registration (Patient Access) will be off of the Main Lobby. This will help in making it easier to get around and go from one place to the next. We have spent considerable time planning this facility. The design elements of patient safety, comfort, privacy, and navigation throughout the building have been our primary concerns. In addition, the design team has emphasized a building that promotes a good work environment for the staff and enables them to quickly respond to patient needs.
The new hospital was also designed for future expansion as well. Since the building will have structural steel and not load bearing walls, we will be able to expand the hospital when the demand arises. For example, if we need to have more Emergency Department Examination Rooms, the ED is located on the outside wall of the building so we can expand and add more rooms. Surgery, Imaging, Therapy and Lab are also on outside walls too.
The new hospital would not have been a reality without the cooperation between Giles County , the Town of Pearisburg , Monroe County , WV and several individuals. I would like to thank Congressman Boucher and his staff for their diligent hard work and assistance in obtaining our Letter of Attestation from Medicare. This letter grants the hospital permission from Medicare to build a replacement hospital and retain our CAH status. Virginia State Senator John Edwards, Delegate James Shuler, Delegate Anne B. Crockett-Stark, and Governor Joe Manchin III of West Virginia have written letters of support and provided assistance in obtaining our Certificate of Public Need from the State of Virginia . I would also like to thank my staff and the Doctors at Giles Memorial. They have worked hard over the past four years to make this dream a reality. Most importantly though, I would like to thank the people of Giles and Monroe Counties for all the support you have given. This is your hospital and you have made sure that it will be here for years to come.
New Hospital beginning
The above article by James Tyler serves as an introduction and provides a brief description of the new Carilion Giles Memorial Hospital (CGMH) planned to begin construction during the second half of 2008.
But the reality of getting a new hospital in Giles County is a successful and "happy" ending to an effort that began several years ago.
During the late 1990s, the Giles County Board of Supervisors directed the county staff to start looking for a suitable site for the possible construction of a new hospital to replace the current facility that had been built in the late 1940s and began operation in the early 1950s. The desired site for a potential new hospital would be in the Pearisburg area due to its central location in Giles County as well as access to the major highways.
In late 1997, Wal-Mart announced plans to open a supercenter store on property purchased from Dogwood Farms, a development company in Pearisburg. The property was located east of Pearisburg between Wenonah Avenue , Business Route 460, and the Route 460 By-pass near Giles High School .
In early to mid 1998, Dogwood Farms made a request to the Giles County Public Service Authority (PSA) to consider constructing a main water distribution line across a portion of the property to provide for future residential and business development. This was a major change to the planned PSA water distribution system so an agreement was reached between the PSA, Giles County , the Town of Pearisburg and Dogwood Farms that each would share equally in the additional construction costs.
Wal-Mart opened in September 1998 but there was minimal progress in further development of the remaining property owned by Dogwood Farms.
The county staff continued to have, and show, an interest in a portion of the property that would be a suitable site for a new hospital. As a result, when the remaining property was sold at public auction on March 23, 2005, the Giles County Industrial Development Authority (IDA) was successful in obtaining a portion of the property. In May 2007, the IDA closed on a second tract and now owned approximately 130 acres located behind Wal-Mart and Pearisburg Square .
As Tyler pointed out in his article, the new hospital will have 25,000 square feet of space over the current hospital's 60,000 square feet. While this new space does not necessarily translate into a similar increase in hospital staff, one would expect to see at least a small increase in the required number of employees and that is a good thing for the county.
In addition, there is little doubt that the area around a new hospital will experience exceptional growth over the next few years.
The IDA will assume ownership of the current hospital as well as approximately 24 acres of adjoining property. While plans are still in the "study" phase, whatever re-use is made of the old facility could potentially offer an opportunity for additional jobs in the county.
As was stated earlier, the new CGMH is a happy ending to many years of effort by a lot of caring and smart people. It didn't happen overnight and as has been mentioned, things and events had to happen at the right time and in the proper place for such a project to come together successfully. Also, having the right people doing their job in an outstanding manner over a number of years was a critical factor in ensuring the continuation of great health care for the citizens of Giles and Monroe counties.
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Home Expo Show - Christiansburg, VA 3.14.08
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Bob Rogers - President/Owner of Architectural Alternatives, Inc.
James Johnson - Project Manager
Putting together expo booth, Mr. Rogers and James cut up. Display included sustainable home model (assembled by Darlene Reach), photos and green living information. |
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James Johnson - Project Manager
and
Amy Dellinger - Auto Cad Technician |
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| Pearisburg revitalization before and after |
The Town of Pearisburg obtained a grant from the Department of Housing and Community Development Grant for improvements to the downtown area. This grant and supplemented funds assisted with the renovation of thirty-three facades and improvements to sixteen apartment units. Architectural Alternatives, in partnership with the town officials and the building owners helped to design the improvements. Below are pictures of some of the more significant facade changes addressed within the downtown revitalization.
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201 North Main St., Pearisburg
At 201 North Main St. a portion of existing aluminum storefront windows was removed, metal flashing below windows was repaired, new E.I.F.S on portion of front facade was installed, new metal coping was installed and brick veneer was repainted.
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523 Wenonah Ave., Pearisburg
At 523 Wenonah Ave. the wood framed mansard was removed, T1-11 siding was removed to expose brick and wood framing, existing ground floor windows and doors were removed, and new first floor facade reflecting historic appearance of the building was created. This work included new brick veneer infill at commercial spaces, repointing of brick veneer, installation of new aluminum storefront windows, and three new wood doors.
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506 - 508 Wenonah Ave., Pearisburg
At 506 - 508 Wenonah Ave. the wood mansard was removed, new mantel around commercial windows was installed, new upper story windows were installed, ground story windows were renovated, brick veneer and wood trim surrounds were painted.
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200 North Main St., Pearisburg
At 200 North Main St. the wood framed canopy above former gas pump island was removed, the building parapet was reframed, two existing garage doors were removed, new artificial stone veneer was installed, new aluminum storefront windows and transoms were installed and new wood entry door were installed
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| Pearisburg downtown revitalization project |
For most of the past decade, the Town of Pearisburg has worked on plans to eliminate blighted and rundown property in the central business district. The town applied for a Community Development Block Grant in 2004 to revitalize a three-block area of downtown. Several buildings were occupied, but in need of renovation and a facelift. Others such as the Shelton Place property, had been vacant and dilapidated for as long as two decades.
In 2005, the state awarded the town a grant of $929,831 and contracted with Pearisburg for a three-year revitalization effort. The town undertook this effort in conjunction with Giles Counties renovation of the historic courthouse property. Nearly $2 million in renovations to the courthouse were used as match for the downtown grant. Other funding committed to making the project work came from the Virginia Community Development Corporation, Virginia Housing Development Authority, Historic Tax Credits, and the HOME loan program. In addition, local owners of property and the Town injected about $500,000 into the funding. When the project is completed over $5.25 million will have been committed to upgrading the downtown.
The project can be described by several sub-projects. These include Façade Loans, Apartment Rehabilitation, the Shelton Place , and the Downtown Transportation Enhancements (TEA). The town contracted to improve 33 facades of buildings, rehabilitate two historic buildings on Main Street , rehabilitate 16-second floor apartments, and provide additional parking in the downtown. In the TEA project, slated for construction in 2008-9, are new sidewalks, decorative lighting, crosswalks, and pedestrian signals. In addition, the town will relocate or replace many of the existing utilities in the project area.
The town contracted with Architectural Alternatives out of Blacksburg for professional design assistance. Bob Rogers, owner, had previously worked with the town on a 1990-92 CDBG project that renovated two downtown buildings for residential and commercial uses. The firm had also designed renovations to the Town Hall, Library, and Community Center. The engineering firm of Anderson and Associates was contracted to assist with the TEA portion of the work. This firm has also worked with Pearisburg on several water and sewer projects over the past 20 years. They also designed the sidewalk improvements going out towards the high school under the TEA program. Finally, the town contracted with Robbie Spiegel to assist with grant administration and record keeping necessary to document the use of the grant funds. With these three professional service contracts secured, the town was ready to begin the actual revitalization work.
Beginning in 2006, the town bid façade renovations in six separate phases. Many of these have been completed with the remaining ones scheduled to be completed this year. Two local contractors were pre-qualified to bid on the façade renovations. Lucas Construction and Kast Construction bid on the work as each set of buildings were designed and approved by the town's Management Team and the property owners. The first set of four facades was designed as a pilot project to determine how best to accomplish the goals of the program. Owners were required to provide a match of 25% and to sign a Note and Deed of Trust for the grant funds committed to their building. The loan was for a period of five years and a prorated amount is forgiven each month. The owner must maintain the improvements and not sell the property during the term of the loan. In the first phase, the Jeffery Scott, Capital Café, and James Westmoreland buildings on Wenonah Avenue were renovated.
| FACADE |
| Phase |
Number of Facades |
Grant |
Status |
| I |
4 |
$50,837 |
Completed |
| II |
9 |
$83,592 |
Completed |
| III |
7 |
$58,646 |
Completed |
| IV |
2 |
$30,000 |
Under Contract |
| V |
3 |
$44,250 |
Under Contract |
| VI |
3 |
$12,000 |
Pending |
| Shelton Place |
6 |
$90,000 |
Under Contract |
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| Total |
34 |
$369,325 |
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HOUSING REHABILITATION |
| I |
5 |
$78,375 |
Complete |
| II |
6 |
$56,717 |
Complete |
| III |
2 |
$28,000 |
Under Contract |
| IV |
2 |
$18,000 |
Pending |
| Total |
15 |
$181,092 |
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Many of the property owners significantly exceeded the requirements of the grant for a 25% match and made improvements well beyond those eligible for grant assistance. These included Herman Dent, Charles Fleeman, James Westmoreland, Ann Wheeler, and Shirley Smith. When work is completed, 20 buildings in downtown will have had significant improvements made.
The renovations to existing apartments were designed and bid while the work was going on with facades. These were also broken into phases; normally one building at a time. The local owner was required to provide at least a 10% match and to sign a Note and Deed of Trust for the loan of grant funds. This note was for ten years and also forgivable over that period on a prorated basis. The owner is required to provide the rental units to income-qualified persons, maintain the property improvements, and not sell and profit from the grant investment during the loan period. Again, the owners, Dent, Westmoreland and Smith in the first three phases went well beyond the minimum investment required to qualify for the grant funds.
Shelton Place is the name given to four buildings that will be owned and managed by Downtown Pearisburg LP. The town from the federal government purchased two properties, adjacent to The Bank Restaurant. These buildings were vacant, dilapidated, and had been unused for over 20 years. They were seized by the US Marshall 's Office and sold at auction to the town. Pearisburg retained ownership of a paved parking lot behind the buildings and transferred the buildings to the non-profit. This was designed to allow historic tax credits to be used in financing the renovations and to keep the property on the tax rolls.
The buildings are listed on the Virginia and National Register of Historic Places as part of a 17 building historic district in the downtown. These buildings once housed the original offices of the local newspaper and a store operated by Bane and Juanita Shelton. They are considered the two most historic buildings in the downtown that had not been renovated in any fashion.
A complicated financing package was developed to provide the funds for renovation of the buildings. This includes tax credits, HOME Loans, VHDA financing and significant grant funding. Problems developed in securing some of the funds and the construction was divided into two parts in 2007. WG Simon's of Narrows won the contract for work on the buildings and began exterior renovations in September. New windows, storefront, roofs, and structural repairs will be completed in this phase of work. The town is working to secure the interior renovation funds so that this work can be started in late spring. Also included in that work will be the renovation of two residential structures on Wenonah Avenue , adjacent to the parking lot.
The town has applied for Transportation Enhancement Act (TEA) funds since 2002 for a downtown renovation project. VDOT funds cover 80% of the cost of work done under this grant program. The town plans $1.3 million in improvements using these grant funds. New sidewalks and decorative lighting will highlight the downtown project. Also in the scope of work are pedestrian crosswalks, signals at Main Street and Wenonah Avenue and relocation or replacement of utility and water lines in the project area. Giles County has also received grant funding for a project to extend these improvements on Tazewell Street and Mountain Lake Avenue . This work will be done separately and at a later date when sufficient grant funds are available.
Once completed, these improvements will result in over $5.25 million in new downtown investment. These additional business and housing opportunities will encourage further downtown growth and development. Historically important, but neglected buildings will come to life again and help our downtown to thrive.
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| Energy Expo in Roanoke 12/1 - 12/2/07 |
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Bob Rogers - President/Owner of Architectural Alternatives, Inc.
As part of the annual Energy Expo, Bob rides his bike to the bus stop in Blacksburg and takes the bus to Roanoke with all the supplies necessary for our exhibit. ....it was raining. |
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Dar Reach - CAD Technician
Providing a helping hand. |
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We put up a message board with the question; "What is green living?" Here are some of the comments that we would like to share with you. Please keep in mind that there were a lot of Girl Scouts there this weekend. |
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Green living is........
Its where you paint your body green and you live like that forever.
Living green like a frog.
Is helping the environment.
Is no clothes dryer or microwave.
Buying products produced locally. |
Producing what you need, not consuming what you don't.
Using environmentally friendly products.
Carpooling to your work and home place.
Being good stewards of our planet.
Living in an energy efficient way.
Intentional Community! |
Turn out the lights when you go out of the room.
Saving energy.
Together
Each
Achieves
More!
Leave something good behind for the next generation. |
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