This project was a Design/Bid Build for a 7-story multi-living type facility to include independent living, assisted living and memory care support units. The facility includes residential group R-2 and institutional group I-1 conditions 1 and 2. There are 121 independent living units, 20 assisted living units, 12 memory care support units, one level of covered parking, amenity decks, indoor pool, restaurant/dining, support amenities and office space. The facility was designed as a site reuse from an existing parking lot for the redevelopment of Pembroke Square. The building’s square footage is approximately 190,000 SF.
The mechanical design includes systems to provide comfort across all space types within the building. The first-floor amenity spaces are supported by a VRF system with concealed air handlers. A dedicated natatorium dehumidifier ensures precise humidity control for the pool area. Residential units have individual controls with split system heat pumps serving independent units, VRF concealed air handlers serving assisted living, and packaged terminal air conditioners serving the memory support rooms. The building’s ventilation needs are met by multiple roof mounted Dedicated Outside Air Systems (DOAS), which deliver continuous fresh air throughout the facility. Each DOAS unit is equipped with energy recovery technology to minimize energy loss by capturing and reusing heat from the building’s exhaust systems.
The electrical design includes (2) 4000A, 208/120V, 3Ø, electrical services. One electrical service feeds the assisted/memory care living units, commercial/common areas, support areas, kitchen, and emergency loads within the building. The second service feeds all the independent living units. Each service distributes to panels located in electrical rooms on each floor. The emergency power distribution consists of one 600kW/750kVA diesel generator with life safety, legally required, and optional standby branches. These branches back up egress lighting, fire alarm, elevators, IT/data systems, kitchen equipment and HVAC serving common areas. The life safety branch contains a portable generator docking station that adds redundancy to essential load throughout the building. The lighting system includes a mix of both commercial and decorative LED lighting. Interior lighting includes downlights, troffers, LED strip lights, recessed and wall mount linears, decorative pendants, flush mount, and vanity fixtures. Exterior lighting includes pole-mounted area lights, bollards, sconces, and wall packs. Lighting controls were based on a network system for the common areas that utilize a time-of-day function with override switching, and local low voltage controls for individual commercial spaces.
The plumbing design includes domestic water, sanitary, vent and storm piping throughout the building. The incoming water service utilizes a booster pump for getting domestic water from the ground floor to 7th floor. A central domestic hot water system made up of water heaters and storage tank serves the first 2 floors which include laundry facilities, support amenities and memory care support units. Units for Independent Living on levels 1 and 2 and Units on 3 through 7 have individual water heaters per unit to provide hot water to the individual suite. Premium style plumbing fixtures are provided within the building and residents spaces.
The fire suppression design includes a NFPA 13 sprinkler system to protect the 7-story building utilizing an electric fire pump to boost municipal water pressure. Dry pipe sprinkler systems are provided for areas subject to freezing such as parking decks. A Class I standpipe system was provided in each of the stairwells in accordance with the Virginia Construction Code. Hose connections are located on each floor landing in each stairwell.
The telecommunication design includes a complete distributed telecommunications pathway and wiring infrastructure for telephone, data and television services. There is a plywood backboard located in the electrical room on each floor. Cabling extends from this location to all required outlets on the floor which it serves. Dwelling units are equipped with smart boxes which act as distribution points to all the communication outlets within space.
The low-voltage design includes Nurse Call – A wired nurse call system is provided within each dwelling unit to allow staff to respond to the needs of residents. The system consists of pull cord stations located in the resident living, sleeping, and toilet areas with an indicator light in the corridor outside each dwelling unit.
