ballston air rights acquisition, llc · 685 n glebe road i arlington, va 10.05.2015 i 2 ballston...
TRANSCRIPT
Minor Amendment to SP#193
Office Building Above Macy’s, 685 N Glebe Road10/05/2015
Ballston Air Rights Acquisition, LLC
685 N Glebe Road I Arlington, VA 10.05.2015 I 2
Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
Table of Contents
*Building Images - Northwest Aerial View
Building Images - Southwest Aerial View
Existing Site Photographs 3-4
Proposed Building Transformation 5
Civil - Existing Conditions Plan 6
Civil - Tree Inventory and Presentation Plan 7
Civil - Tree Inventory Data 8
Civil - Overall Context Plan 9
Civil - Plot and Location Plan 10
Civil - SWM Plan and Narrative 11
Civil - BMP Computations 12
Civil - Concept Phasing Plan 13
Landscape Site Plan - Overall Site Plan 14
Landscape Site Plan - Enlarged Plans 15
Lower Level Plan 16
1st and 2nd Floor Plans 17
3rd and 4th Floor Plans 18
5th and Mezzanine Plans 19
6th Floor Plan & Roof Plan 20
Enlarged Lobby Floor Plans 21
Elevations - North and South 22
Elevations - West and East 23
3D Facade Images 24
Building Data 25
Renderings - Wilson Blvd. View (North Elevation) 26
Renderings - Glebe Road View (SW Corner) 27
Renderings - Courtyard View 28
Renderings - Interior Office Lobby at Mall 29
LEED Scorecard 30
LEED Scorecard (continued) 31
685 N Glebe Road I Arlington, VA 10.05.2015 I 3
Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193Existing Site Photographs
Aerial Photograph
**2
1. 4300 Wilson Blvd. - Office Building
2. 685 N Glebe Road (701 N Glebe Road, Macy’s Levels 1 - 3) / (685 N Glebe Road, Office Building Levels 4 - 6)
3. Ballston Common Mall
4. 4200 Wilson Blvd. - Office Building
5. Macy’s Furniture Store
6. Kettler Capitals Iceplex
7. Ballston Public Parking Garage
8. Glebe and Randolph Park
9. Ballston Tower
1 3 4 5
6
7
8
Wilson Blvd.
N. Glebe Road
N. Stuart St.
N. R
ando
lph
St.
9
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Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
Existing Site Photographs
*
4. Existing Glebe Road Facade - West Elevation3. Existing Wilson Blvd. Facade - West Elevation
Existing Aerial View
1
2
3
42. Existing Glebe Road Facade - South Elevation1. Existing Wilson Blvd. Facade - North Elevation
685 N Glebe Road I Arlington, VA 10.05.2015 I 5
Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
Proposed Building Transformation - Northwest Corner
NW
SW
Proposed Building Transformation
*
Existing View - NW Corner
3
A
B
C D
E
F
Proposed Building Transformation - Southwest Corner
Existing View - SW Corner
31
2
G
H
I
1
2
Sheet Notes:
1. Existing adjacent facade2. Reclad office levels 4 - 63. New office entry tower
Signage Notes:
A. Address SignB. Retail SignC. Retail/ Tenant SignD. Retail/ Tenant SignE. Rooftop/ Office Tenant SignF. Rooftop/ Office Tenant SignG. Address Sign H. Retail/ Tenant SignI. Retail/ Tenant Sign
Proposed signs are shown for illustrative purposes only. Signs will be subject to a future application.
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Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
Macy’s Department Store
Loading Dock
12
3
4
Plan Sheet Notes:
1. Service corridor (office)2. Service corridor (retail)3. Office loading dock4. Retail loading dock
N
Lower Level Plan1” = 60’ -0”
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Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
Macy’s Department Store
Glebe Road
W
MallCommon
Sec.
N
N1st Floor Plan1” = 40’ -0”
1 6
Plan Sheet Notes*:
1. New office entry tower2. Office lobby3. Egress stairs (existing)4. Office mechanical5. Office elevators (existing)6. Office area density added
*Note: Not all sheet notes occur on each plan
2nd Floor Plan1” = 40’ -0”
Macy’s Department Store
MallCommon
4
4
1
3
3
5
3
4
4
3
3
5
3
2
Indicates extent of added floor area density6
Level 1 added density = 1588 GSF
Level 2 added density = 0 GSF
1 6
1
+1053 SF
+535 SF
*Refer to Enlarged Plans for lobby dimensions
*Refer to Enlarged Plans for lobby dimensions
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Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
Mac
y’s
Dep
artm
ent S
tore
Mal
lCo
mm
on
N
N3rd Floor Plan1” = 40’ -0” 4th Floor Plan
1” = 40’ -0”
1 6
Plan Sheet Notes*:
1. New office entry tower2. Office lobby3. Egress stairs (existing)4. Office mechanical5. Office elevators (existing)6. Office area density added
*Note: Not all sheet notes occur on each plan
4
4
1
3
3
5
3
3
5
3
Indicates extent of added floor area density6
Level 3 added density = 0 GSF
Level 4 added density = -1348 GSF
+2828 SF
-3818 SF
4
3
4
4
4
4
MEN
WOMEN
MEN
WOMEN
TENANT
TENANT
COURTYARD
-358 SF TERRACE
6
6
685 N Glebe Road I Arlington, VA 10.05.2015 I 19
Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
N
N5th Floor Plan1” = 40’ -0” 5th Floor Mezz. Plan
1” = 40’ -0”
Indicates extent of added floor area density6
6
Plan Sheet Notes*:
1. New office entry tower2. Office lobby3. Egress stairs (existing)4. Office mechanical5. Office elevators (existing)6. Office area density added
*Note: Not all sheet notes occur on each plan
4
3
5
3
3
5
3Level 5 added density = -8925 GSF
Level 5 Mezz. added density = +23,328 GSF
1 6
+420 SF
+1146 SF61
-69013
4
4
4
4
MEN
WOMEN
MEN
WOMEN
TENANT
TENANT
TERRACE4
3
4
4
4
MEN
WOMEN
TENANT
TENANT
BUILDING AMENITY
BUILDING AMENITY
OPEN TO BELOW
OPEN TO BELOW+ AMENITY SPACE
TERRACE
TERRACE-3590 SF
+23328 SF
COURTYARD(BELOW)
COURTYARD(BELOW)
6
6
685 N Glebe Road I Arlington, VA 10.05.2015 I 20
Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
Roof Plan
1” = 40’ -0”
Indicates extent of added floor area density6
6
9
6
+420 SF
+1500 SF
+9889 SF
Plan Sheet Notes*:
1. New office entry tower2. Office lobby3. Egress stairs (existing)4. Office mechanical5. Office elevators (existing)6. Office area density added
*Note: Not all sheet notes occur on each plan
4
1
3
3
5
3Level 6 added density = -72 GSF
6+1146 SF
4
6th Floor Plan1” = 40’ -0”
N
4
4
4
MEN
WOMEN
MEN
WOMEN
TENANT
TENANT
TERRACE
TERRACE
TERRACE
TERRACE
-10904 SF
-1057 SF
-1066 SF
Courtyard(Below)
Terrace(Below)
N
+ AMENITY SPACE
WHITE ROOF
WHITE ROOF
PENTHOUSE
COURTYARD(BELOW)
TERRACE(BELOW)
TERRACE(BELOW)
TERRACE(BELOW)
NEW ENTRYOFFICE TOWER
GREEN ROOF
COURTYARD(BELOW)
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Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
N
NEnlarged 1st Floor Lobby Plan - Glebe Road
1” = 20’ -0” Enlarged 1st Floor Lobby Plan - Wilson Road1” = 20’ -0”
MallCommon
Sec.
29'-6
3/8
"
1'-4
"
11'-1" 19'-11 1/4"7'-4 1/2"
13'-1
0"
8'-4
1/2
"20
'-2"
12'-6
"
26'-1 3/8"
130'
-2 3
/8"
25'-0
"32
'-6"
19'-6
"53
'-2 3
/8"
11'-0"
8'-4"
24'-6 1/2"
3'-6"
8'-4"
-6 1/2"6 1 "
Area = 1050 SF, area is currently retail and in Mall GFA
Area = 750 SF, area is currently corridor space and in Mall GFA
111'-0"111
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Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
Elevations - SouthElevations - North1” = 40’ -0”1” = 40’ -0”
104’-6”(to match
existing ht.)
120’-0”
43’-6”
Level 01270’-6”
Level 02287’-6”
Level 03302’-6”
Level 04317’-6”
Level 05332’-6”
Level 06355’-6”
Level 07 Roof372’-0”
PH Roof389’-6”
Level 01270’-6”
Level 02287’-6”
Level 03302’-6”
Level 04317’-6”
Level 05332’-6”
Level 06355’-6”
Level 07 Roof372’-0”
PH Roof389’-6”
1
Elevation Sheet Notes:
1. Existing adjacent facade to be painted2. Aluminum and glass window wall with aluminum banding accents3. New office entry tower4. Aluminum and glass curtain wall system5. New penthouse clad in aluminum panels6. New metal signage canopy7. Existing glass billboard to be painted8. Aluminum panel wall cladding
143
2
6 7
1
43
2
5
1 6
Elevations - North and South
5
685 N Glebe Road I Arlington, VA 10.05.2015 I 23
Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
104’-6”(to match
existing ht.)
120’-0”
Level 01270’-6”
Level 02287’-6”
Level 03302’-6”
Level 04317’-6”
Level 05332’-6”
Level 06355’-6”
Level 07 Roof372’-0”
PH Roof389’-6”
Level 01270’-6”
Level 02287’-6”
Level 03302’-6”
Level 04317’-6”
Level 05332’-6”
Level 06355’-6”
Level 07 Roof372’-0”
PH Roof389’-6”
43
5
1
7
43
2
5
Ballston Common Mall
43
4
8
Elevation Sheet Notes:
1. Existing adjacent facade to be painted2. Aluminum and glass window wall with aluminum banding accents3. New office entry tower4. Aluminum and glass curtain wall system5. New penthouse clad in aluminum panels6. New metal signage canopy7. Existing glass billboard to be painted8. Aluminum panel wall cladding
Elevations - West and East
Elevations - West
Elevations - East1” = 40’ -0”
1” = 40’ -0”
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Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#1933D Facade Images
Image A Image B Image C
3D Facade Image Sheet Notes:
1. Existing adjacent facade to be painted2. Aluminum and glass window wall with aluminum banding accents3. New office entry tower4. Aluminum and glass curtain wall system5. New penthouse clad in aluminum panels6. New metal signage canopy7. Existing glass billboard to be painted8. New architectural feature wall Image A Image C
Image B
NW Corner View SW Corner View
1
7
2
8
34
2
6
1
34
2
1
6
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Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
Building Data
*The overall approved office density for the subject parcels is 198,514 SF
*
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Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
Renderings - Wilson Blvd. View (North Elevation)
Proposed signs are shown for illustrative purposes only. Signs will be subject to a future application.
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Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193Renderings - Glebe Road View (SW Corner)
Proposed signs are shown for illustrative purposes only. Signs will be subject to a future ap-plication.
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Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
Renderings - Courtyard View
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Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
Macy’s Department Store
Glebe Road
Wilson Blvd.
MallCommon
Sec.
Renderings - Interior Office Lobby at Mall
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Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
LEED Scorecard
Identifier Credit NamePoints Available
Ultimate Documentation Responsibility Y MY MN N
USGBC Coordination with GBCI & USGBC 0 Architect
FTE Full Time Equivalency Calculation 0 Architect
LEED Area Project Size (and Site Boundary if applicable) 0 Civil
Req.Codes Cross Check jurisdiction codes with LEED code requirements 0 Architect
OPR Owners Project Requirements 0 Client
BOD Basis of Design 0 MEP
Construction LEED Oriented Construction kick-off and submittal procedure 0 Architect
Letters Series of Letters/Exhibits generated for each submission 0 Architect
SSp1 Construction Activity Pollution Prevention 0 Contractor R
SSc1 Site Selection 1 Client 1 0
SSc2 Development Density and Community Connectivity 5 Architect 5 0
SSc3 Brownfield Redevelopment 1 Client 1
SSc4.1 Alternative Transportation - Public Transportation Access 6 Architect 6 0
SSc4.2 Alternative Transportation - Bicycle Storage and Changing Rooms 2 Architect 2
SSc4.3 Alternative Transportation - Low-Emitting and Fuel-Efficient Vehicles 3 Architect 3
SSc4.4 Alternative Transportation - Parking Capacity 2 Architect 2 0
SSc5.1 Site Development - Protect or Restore Habitat 1 Landscape Architect 1
SSc5.2 Site Development - Maximize Open Space 1 Civil 1
SSc6.1 Storm water Design - Quantity Control 1 Civil 1
SSc6.2 Storm water Design - Quality Control 1 Civil 1
SSc7.1 Heat Island Effect - Non-roof 1 Architect 1 0
SSc7.2 Heat Island Effect - Roof 1 Architect 1 0
SSc8 Light Pollution Reduction 1 MEP 1
SSc9 Tenant Design and Construction Guidelines 1 Client 1 0
Gene
ral
Sust
aina
ble
Site
s (28
)
51 8 4Scorecard Summary
SILVERPROJECT GOAL
50 points
WEp1 Water Use Reduction 0 MEP R
WEc1a Water-Efficient Landscaping - Reduce by 50% 2 Landscape Architect 2 0
WEc1b Water-Efficient Landscaping - Reduce by 100% 2 Landscape Architect 2
WEc2 Innovative Wastewater Techologies 2 MEP 2
WEc3a Water Use Reduction - 30% 2 MEP 2 0
WEc3b Water Use Reduction - 35% 1 MEP 1 0
WEc3c Water Use Reduction - 40% 1 MEP 1
EAp1 Fundamental Commissioning of Building Energy Systems 0 Commissioning Agent R
EAp2 Minimum Energy Performance 0 Energy Modeler R
EAp3 Fundamental Refrigerant Management 0 MEP R
EAc1 Optimize Energy Performance 21 Energy Modeler 6 5 4 6
EAc1a Optimize Energy Performance (12% New / 8% Renovation) 3 Energy Modeler 3 0
EAc1b Optimize Energy Performance (14% New / 10% Renovation) 1 Energy Modeler 1 0
EAc1c Optimize Energy Performance (16% New / 12% Renovation) 1 Energy Modeler 1
EAc1d Optimize Energy Performance (18% New / 14% Renovation) 1 Energy Modeler 1 0
EAc1e Optimize Energy Performance (20% New / 16% Renovation) 1 Energy Modeler 1 0
EAc1f Optimize Energy Performance (22% New / 18% Renovation) 1 Energy Modeler 1 0
EAc1g Optimize Energy Performance (24% New / 20% Renovation) 1 Energy Modeler 1 0
EAc1h Optimize Energy Performance (26% New / 22% Renovation) 1 Energy Modeler 1 0
EAc1i Optimize Energy Performance (28% New / 24% Renovation) 1 Energy Modeler 1 0
EAc1j Optimize Energy Performance (30% New / 26% Renovation) 1 Energy Modeler 1 0
EAc1k Optimize Energy Performance (32% New / 28% Renovation) 1 Energy Modeler 1 0
EAc1l Optimize Energy Performance (34% New / 30% Renovation) 1 Energy Modeler 1 0
EAc1m Optimize Energy Performance (36% New / 32% Renovation) 1 Energy Modeler 1 0
EAc1n Optimize Energy Performance (38% New / 34% Renovation) 1 Energy Modeler 1 0
EAc1o Optimize Energy Performance (40% New / 36% Renovation) 1 Energy Modeler 1
EAc1p Optimize Energy Performance (42% New / 38% Renovation) 1 Energy Modeler 1
EAc1q Optimize Energy Performance (44% New / 40% Renovation) 1 Energy Modeler 1
EAc1r Optimize Energy Performance (46% New / 42% Renovation) 1 Energy Modeler 1
EAc1s Optimize Energy Performance (48% New / 44% Renovation) 1 Energy Modeler 1
EAc2 On-Site Renewable Energy 4 Energy Modeler 4
EAc3 Enhanced Commissioning 2 Commissioning Agent 2 0
EAc4 Enhanced Refrigerant Management 2 MEP 2 0
Wat
er (1
0)En
ergy
& A
tmos
pher
e (3
7)
685 N Glebe Road I Arlington, VA 10.05.2015 I 31
Ballston Air Rights Acquisition Group, LLC
Minor Amendment to SP#193
LEED Scorecard (continued)
EAc5.1 Measurement and Verification - Base Building 3 MEP 3
EAc5.2 Measurement and Verification - Tenant Submetering 3 MEP 3
EAc6 Green Power 2 Client 2 0
MRp1 Storage and Collection of Recyclables 0 Architect R
MRc1.1a Maintain Interior Nonstructural Components (25% Reuse) 1 Architect 1
MRc1.1b Maintain Interior Nonstructural Components (33% Reuse) 1 Architect 1
MRc1.1c Maintain Interior Nonstructural Components (42% Reuse) 1 Architect 1
MRc1.1d Maintain Interior Nonstructural Components (50% Reuse) 1 Architect 1
MRc1.1e Maintain Interior Nonstructural Components (75% Reuse) 1 Architect 1
MRc2a Construction Waste Management Divert 50% from Disposal 1 Contractor 1 0
MRc2b Construction Waste Management Divert 75% from Disposal 1 Contractor 1 0
MRc3 Materials Reuse - 5% Reuse 1 Contractor 1
MRc4a Recycled Content - 10% of Content 1 Contractor 1 0
MRc4b Recycled Content - 20% of Content 1 Contractor 1
MRc5a Regional Materials - 10% Manufactured 1 Contractor 1 0
MRc5b Regional Materials - 20% Manufactured + Extracted 1 Contractor 1
MRc6 Certified Wood -50% FSC 1 Contractor 1
IEQp1 Minimum Indoor Air Quality Performance 0 MEP R
IEQp2 Environmental Tobacco Smoke (ETS) Control 0 Client R
IEQc1 Outdoor Air Delivery Monitoring 1 MEP 1
IEQc2 Increased Ventilation 1 MEP 1 0
IEQc3.1 Indoor Air Quality Management Plan - During Construction 1 Contractor 1 0
IEQc4.1 Low-Emitting Materials - Adhesives and Sealants 1 Contractor 1 0
IEQc4.2 Low-Emitting Materials - Paints and Coatings 1 Contractor 1 0
IEQc4.3 Low-Emitting Materials - Flooring Systems (GreenLabel Plus, FloorScore, etc.) 1 Contractor 1 0
IEQc4.4 Low-Emitting Materials - Composite Wood and Agrifiber Products 1 Contractor 1 0
IEQc5 Indoor Chemical and Pollutant Source Control 1 MEP 1 0
IEQc6.2 Controllability of Systems - Thermal Comfort 1 MEP 1
IEQc7.1 Thermal Comfort - Design 1 MEP 1 0
IEQc8.1 Daylight and Views - Daylight 75% of Spaces 1 Architect 1
IEQc8.2 Daylight and Views - Views for 90% of Seated Spaces 1 Architect 1 0
Mat
eria
ls &
Res
ourc
es (1
3)In
door
Env
ironm
enta
l Qua
lity
(12)
IDc1.1 Exemplary Performance - Development Density 1 Client 1 0
IDc1.2 Exemplary Performance - Public Transit Access 1 Civil 1 0
IDc1.3 Exemplary Performance - TBD 1 Architect 1
IDc1.4Green Hardscape Management Plan
1 Client 1 0
IDc1.5 Green Housekeeping 1 Client 1 0
IDalt1 Low Mercury Bulbs MEP
IDalt2 Green Education MEP
IDc2 LEED® Accredited Professional 1 Architect 1 0
RPc1 SSc5.1 1 Landscape Architect 0 0 0 1
RPc2 WEc3c 1 MEP 0 0 0 1
RPc3 WEc2 1 MEP 0 0 0 1
RPc4 EAc1o 1 Energy Modeler 0 0 0 1
RPc5 EAc2 1 Energy Modeler 0 0 0 1
RPc6 MRc1.1e 1 Architect 0 0 1Regi
onal
(4)
Inno
vatio
n (6
)