southeast federal center yards west...project name. parcel g, marketing name tbd. location....
TRANSCRIPT
Parcel G
35% Design SubmissionSection 106 compliance in accordance with the programmatic agreement and historic covenant
April 4, 2019
Prepared for:The U.S. Commission of Fine Arts
Prepared by:The U.S. General Services AdministrationBrookfield Properties
With the Assistance of:Gensler
Southeast Federal CenterYards West
1275 New Jersey Avenue, SE
Table of Contents
03
04
08
15
21
General Information
Section 1: Site Analysis
Section 2: Context & Concept
Section 3: Design Proposal - Plans & Sections
Section 4: Design Proposal - Elevations & Renderings
2 APRIL 4, 2019YARDS WEST PARCEL G | 35% DESIGN SUBMISSION
General Information
PROJECT NAMEParcel G, Marketing Name TBD
LOCATIONSoutheast Federal Center (SEFC) Redevelopment Zone bounded by:North of N Street SE, West of New Jersey Avenue SE, South of Quander Street SE and East of proposed 1 1/2 Street SE.
SUMMARYParcel G will be developed as an eleven-story commercial office building with street-level retail along the southern and western sides of the parcel. It will have two levels of below-grade parking which will serve the building and the public. The ground level will consist of retail, office tenant amenities, lobbies, and entrances to a loading dock and a parking garage.
DEVELOPERBrookfield Properties
ARCHITECTGensler
PROPOSED USEMixed-use (Commercial Office and Retail)
SITE AREA39,384 sf
SITE COVERAGE98.69%
ALLOWABLE AREA 6.0 FAR 1.0 FAR (under Zoning Commission design review) Density from Balance of the Record LotTarget GSF
0.4 FAR (Penthouse)
ALLOWABLE BUILDING HEIGHT110’, up to 130’
TOTAL PROJECT AREA Office Floors 2 through 11 Office (Ground Floor) Retail/Office FlexSubtotal (Areas towards FAR)
Penthouse (Habitable + Overhang) Below-gradeSubtotal
Total
PROPOSED USE ALLOCATIONOffice (Including Floor 01 Lobby/Core/Loading)Retail & Retail/Office FlexParking and Below-grade Mechanical
PROJECT MANAGERBrett Banks, Project ExecutiveU.S. General Services AdministrationOffice of Portfolio Management and Real Estate301 7th St SW, RM 7600Washington, DC 20407202.538.5642202.708.7671 (Fax)
John Lecker, Vice President, [email protected] Properties301 Water St, SESuite 201Washington, DC 20003202.496.6600202.496.6655 (Fax)
236,304 gsf39,384 gsf32,713 gsf
308,401 gsf
15,754 gsf
271,427 gsf23,294 gsf13,680 gsf308,401 sf
5,510 gsf77,632 gsf83,142 gsf
391,543 gsf
76.68%, 300,231 gsf3.49%, 13,680 gsf
19.83%, 77,632 gsf
3 APRIL 4, 2019YARDS WEST PARCEL G | 35% DESIGN SUBMISSION
SECTION 1
SITE OVERVIEW
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5
Parcel I at The Yards West - 15% Design SubmissionMarch 9th, 2018
The Yards Revised Master Plan
1AMENDMENT #1 TO REVISED MASTER PLAN SUBMISSION
X-COMP -ROOF 2D.dgn 7/14/2016 3:41:01 PM SCALE 1:200
TINGEY SQUARE
shalom baranes associates architects
r e v i s e d S e p t e m b e r 3 0 , 2 0 1 6 c o p y r i g h t , © 2 0 1 6 | S B A , P CW A S H I N G T O N , D . C .
F O R E S T C I T Y | W A S H I N G T O N
T H E Y A R D S R E V I S E D M A S T E R P L A N
Site Boundary
T H E Y A R D S - S o u t h e a s t F e d e r a l C e n t e r
E1D
E2
O1
O2N
K
M
L1
L2IH1 H2
F
A1
A3
A2
ANACOSTIA RIVER
USDOT
WASHINGTON NAVY YARD
G
P2bP2a
P1Q
P3
E4
E3
202Boilermaker Shops
TINGEY ST SE (90’ R.O.W.)
QUANDER ST SE (70’ R.O.W.)
NEW
JERSEY AVE SE (160’ R
.O.W
.)
N ST SE (90’ R.O.W.)
N PLACE SE (60’ R.O.W.)
M STREET SE
WATER ST SE (70’ R.O.W.)
4TH
ST
SE
(70’
R.O
.W.)
5TH
ST
SE
(60’
R.O
.W.)
5 1/
2TH
ST
SE
(60’
R.O
.W.)
CA
NA
L ST
SE
(80’
R.O
.W.)
1 1/
2 ST
SE
FIR
ST S
T S
E
ISA
AC H
ULL
AV
ENU
E S
E
3RD
ST
SE
(70’
R.O
.W.)
2ND
ST
SE
(80’
R.O
.W.)
RIVER ST SE (60’ R.O.W.)
Foundry Lofts
Arris
1212 4th Street
Lumbershed Building
DCWaterMainPump Station
DCWater
100’
200’
400’
0
YardsMarina
Yards Park
The Yards Revised Master PlanSOUTHEAST FEDERAL CENTER (SEFC) ZONES
5 APRIL 4, 2019YARDS WEST PARCEL G | 35% DESIGN SUBMISSION
6
Parcel I at The Yards West - 15% Design SubmissionMarch 9th, 2018
2AMENDMENT #1 TO REVISED MASTER PLAN SUBMISSION
Retail
Cultural / Community
Primary Open Space
Residential
Retail
Hospitality
X-COMP -ROOF 2D.dgn 7/14/2016 3:41:01 PM SCALE 1:200
shalom baranes associatesarchitects
r e v i s e d S e p t e m b e r 3 0 , 2 0 1 6 c o p y r i g h t , © 2 0 1 6 | S B A , P CW A S H I N G T O N , D . C .
F O R E S T C I T Y | W A S H I N G T O N
L A N D U S E P L A N
Site Boundary
T H E Y A R D S - S o u t h e a s t F e d e r a l C e n t e r
E1
E2
NI
F
A1
A3
A2
ANACOSTIA RIVER
USDOT
WASHINGTON NAVY YARD
G
P2bP2a Q
P3
E4
E3
202
398,553
PHASE1 1,913,215PHASE2 1,043,567PHASE3 2,219,919
5,176,700100’
200’
400’
0
D
K
M
P1
Arris
O1
O2
L1
L2H1 H2
YardsMarina
Yards Park
DCWaterMainPump Station
DCWater
The Yards Revised Land Use Plan
The Yards Revised Land Use PlanSOUTHEAST FEDERAL CENTER (SEFC) ZONES
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PARCEL G Enlarged Site Plan
Parcel G is bounded by two streets that are considered part of the original L’Enfant Plan: N Street and New Jersey Avenue. The third and fourth streets, forming the western and northern boundaries, are new streets. These new streets, also known as 1 1/2 Street and Quander Street respectively, bisect the original 743 Square.
Setbacks adjacent to the streets are part of the original L’Enfant Plan and are controlled by the DC Zoning Commission regulations. All setback requirements for the Southeast Federal Center are outlined by the DC Zoning Commission SEFC Regulations, Chapter 11-K2. Parcel G is part of the SEFC Zone. Although part of the original L’Enfant Plan, these streets are not included as part of the National Register listing for the L’Enfant Plan, and hence the do not fall under the jurisdiction of the DC Historic Landmark and Historic District Protection Act (DC Law 2-144, as amended).
Yards West Overall Site Plan
Site PlanPARCEL G
SEFC REDEVELOPMENT ZONE LIMITS
SEFC REDEVELOPMENT ZONE LIMITS
RECORD LOT
PARCEL G TAX LOT
RECORD LOT
Existing
New Jersey Ave SE
(160’ R.O.W.)
G
Quander Street SE(70’ R.O.W.) Private
N Street SE(90’ R.O.W.)
1 1/2
Stre
et SE
(70’
R.O.
W.)
Priv
ate
Prop
osed
Cana
l Stre
et SE
(80’
R.O.
W.)
G
N STREET, S.E. (90’ R.O.W.)
QUANDER STREET (70’ R.O.W.)
M STREET, S.E. (90’ R.O.W.)
PARCEL G
20.78’ MP
1ST
STR
EET,
S.E
. (11
0’ R
.O.W
.)
1 1/
2 ST
REE
T, S
.E. (
110’
R.O
.W.)
NEW
JERSEY AV
ENU
E, S.E. (160’ R.O.W
)
FOR PARCELS A, F & G260,879 SF
PARCEL F
PARCEL A
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SECTION 2
SITE ANALYSIS & CONCEPT DESIGN
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CAN
AL S
TREE
T
POTOMAC AVE
N STREET
M STREET
QUANDER STREET
O STREET
FIRS
T ST
REET
1 1/
2 ST
REET
NEW JERSEY AVE SE
TINGEY SQUARE
100 200 300 400FT
0N
CAN
AL S
TREE
T
POTOMAC AVE
N STREET
M STREET
QUANDER STREET
O STREET
FIRS
T ST
REET
1 1/
2 ST
REET
NEW JERSEY AVE SE
TINGEY SQUARE
100 200 300 400FT
0N
Solar Access:
• More sunny days during summer months and cloudy days during winter months.• Spring & fall are similar with dry, sunny weather and crisp mornings.• Average annual sunshine: 2528 hours/yr• DC climate is benefcial for aggressive daylight harvesting but also requires careful shading to reduce glare and cooling loads.
Wind Patterns:
• Average wind speed: 9.4 mph • General wind direction is from Southwest (SW) during the summer and from the Northwest (NW) during the winter.• In the summer and fall, warm, moist air brings thunderstorms and higher humidity.• Design should consider if winter winds might be blocked while summer breezes might be allowed.
Parcel G View Access:
• Direct view access to the waterfront is from the west side of the site, views at street level look down future 1 1/2 Street • Best views to waterfront can be accessed from the Southeast of the site. • Views to Tingey Square and open spaces are on the East.
Context
9 APRIL 4, 2019YARDS WEST PARCEL G | 35% DESIGN SUBMISSION
360° VIEWABOVE LEVEL 11
HISTORIC URBAN FABRICBOILERMAKER
WATERFRONT VIEWABOVE LEVEL 1
WATERFRONT VIEWABOVE LEVEL 5
Concept DiagramVIEW CORRIDORS
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°0 100 200 300 400Feet
21
Parcel I at The Yards West - Design Review ApplicationOctober 12, 2018
Public Transit
Views at Southeast Corner to Anacostia River
Parcel G Penthouse Level
Level 3
Level 10
11 APRIL 4, 2019YARDS WEST PARCEL G | 35% DESIGN SUBMISSION
°0 100 200 300 400Feet
21
Parcel I at The Yards West - Design Review ApplicationOctober 12, 2018
Public Transit
Views at East Corner to Tingey Square
Parcel G Penthouse Level
Level 3
Level 10
12 APRIL 4, 2019YARDS WEST PARCEL G | 35% DESIGN SUBMISSION
DOT
170
I
G
L2
L1
PARCEL I BUILDING 170
PARCEL L1 D.O.T. HEADQUARTERSPARCEL L2
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Exterior MaterialsIMMEDIATE CONTEXT
Concept Diagram
STANDARD OFFICE BARS
N STREET, S.E.
OPEN SPACE AXIS (HISTORIC FABRIC)
NEW
JERSEY AVE, S.E.
1 BEND BARS TO CELEBRATE WATERFRONT VISTA 2
MIRROR & PIVOT SHAPE TO INCREASE MASSING & TO RECEIVE OPEN SPACE TO THE EAST3 PUSH NEW MASSING DOWN TO CREATE GRAND TERRACE
AND RESPOND TO LOWER (110’) PARCEL I MASSINGMAKE UP SQUARE FOOTAGE BY FILLING THE CORNER
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SECTION 3
DESIGN PROPOSALPlans & Sections
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THE YARDS WEST, WASHINGTON, DC | 11/02/2018 | A.565PARCEL G
8 160 6432
8 150 6030
16 320 12864
8’ 60’0 15’ 30’
Floor Plan - Level 1 CIRCULATION
SERVICE/SUPPORT
ELEVATOR
OFFICE
RETAIL
LANDSCAPE
NOTES:
APPLICANT REQUESTS FLEXIBILITY TO VARY THE LOCATION AND DESIGN OF ALL INTERIOR COMPONENTS, INCLUDING PARTITIONS, STRUCTURAL SLABS, DOORS, HALLWAYS, COLUMNS, STAIRWAYS, AND MECHANICAL ROOMS, PROVIDED THAT THE VARIATIONS DON’T CHANGE THE EXTERIOR CONFIGURATION OF THE BUILDING.
NORTH ARROWSCALELEGEND
16 APRIL 4, 2019YARDS WEST PARCEL G | 35% DESIGN SUBMISSION
THE YARDS WEST, WASHINGTON, DC | 11/02/2018 | A.565PARCEL G
8 160 6432
8 150 6030
16 320 12864
101' - 6"
42' - 6"
28' - 0"31' - 0"
101' - 6"
LEVEL 2 LEVEL 3 LEVEL 4 - 9
8’ 60’0 15’ 30’
Floor Plans - Level 2, 3, 4 through 9 CIRCULATION
SERVICE/SUPPORT
ELEVATOR
OFFICE
LANDSCAPE
NOTES:
APPLICANT REQUESTS FLEXIBILITY TO VARY THE LOCATION AND DESIGN OF ALL INTERIOR COMPONENTS, INCLUDING PARTITIONS, STRUCTURAL SLABS, DOORS, HALLWAYS, COLUMNS, STAIRWAYS, AND MECHANICAL ROOMS, PROVIDED THAT THE VARIATIONS DON’T CHANGE THE EXTERIOR CONFIGURATION OF THE BUILDING.
17 APRIL 4, 2019YARDS WEST PARCEL G | 35% DESIGN SUBMISSION
THE YARDS WEST, WASHINGTON, DC | 11/02/2018 | A.565PARCEL G
8 160 6432
8 150 6030
16 320 12864
MEP
TENANTFITOUT
OPEN MEP
LEVEL 10 LEVEL 11 PENTHOUSE
8’ 60’0 15’ 30’
Floor Plans - Level 10, 11 & Penthouse CIRCULATION
SERVICE/SUPPORT
ELEVATOR
OFFICE
LANDSCAPE
NOTES:
APPLICANT REQUESTS FLEXIBILITY TO VARY THE LOCATION AND DESIGN OF ALL INTERIOR COMPONENTS, INCLUDING PARTITIONS, STRUCTURAL SLABS, DOORS, HALLWAYS, COLUMNS, STAIRWAYS, AND MECHANICAL ROOMS, PROVIDED THAT THE VARIATIONS DON’T CHANGE THE EXTERIOR CONFIGURATION OF THE BUILDING.
18 APRIL 4, 2019YARDS WEST PARCEL G | 35% DESIGN SUBMISSION
plan materials
Landscape - Green Roof & Plant Materials
61 NOVEMBER 09, 2018YARDS WEST PARCEL G | DESIGN REVIEW APPLICATION
green roof plants
roof terrace materials
NORTH
0 30' 60' 90'
1" = 30'
LEGEND:
8" MEDIA DEPTHGREEN ROOF
1. SUBJECT SITE IS TO BE ZONED SEFC-1 AND REQUIRES A GREEN AREA RATIO (GAR) SCORE OF 0.20.2. THE CURRENT DESIGN SHOWS POTENTIAL AREAS OF LANDSCAPING AND LID TECHNIQUES TOACHIEVE FINAL GAR SCORE. AREAS ONLY WITHIN THE APPLICABLE LOT LINES WILL BE APPLIED TOTHE GAR SCORE. THE DESIGN, LAYOUT AND SQUARE FOOTAGES OF THESE AREAS ARE TO BEFINALIZED AS OVERALL DESIGN DEVELOPS.3. A COMBINATION OF PROPOSED GREEN ROOF IS TO BE COUNTED TOWARDS THE FINAL GAR SCORE.FINAL LOCATIONS, QUANTITIES AND SPECIES OF PLANTS ARE TO BE DETERMINED AS DESIGNPROGRESSES.
NOTES:
GREEN AREA RATIO:SUBJECT SITE ZONING: SEFC - 1REQUIRED GAR SCORE: 0.20
NOTE: THE PROJECT WILL MEET THEREQUIRED GAR SCORE FOR THE SITE.AS THE PROJECT IS DEVELOPEDTHROUGH ALL DESIGN PHASES,ACTUAL MEANS FOR ACHIEVING THESCORE MAY VARY AND EVOLVE. THELANDSCAPE ELEMENTS ON THIS SHEETAND OTHER LANDSCAPE ELEMENTSWILL BE APPLIED AS NEEDED TOACHIEVE THE REQUIRED SCORE.
12" MEDIA DEPTHGREEN ROOF
101' - 6"
86' - 6" 15' - 0"
19 APRIL 4, 2019YARDS WEST PARCEL G | 35% DESIGN SUBMISSION
LEVEL 0115' - 0"
LEVEL 11137' - 3 3/8"
LEVEL 10125' - 11 3/8"
LEVEL 09113' - 11 3/8"
LEVEL 08102' - 7 3/8"
LEVEL 0791' - 3 3/8"
LEVEL 0679' - 11 3/8"
LEVEL 0568' - 7 3/8"
LEVEL 0457' - 3 3/8"
LEVEL 0345' - 11 3/8"
LEVEL 0233' - 3 3/8"
MEASURING POINT 20.78'20' - 9 3/8"
T.O.PARAPET150' - 9 3/8"
PENTHOUSE ROOF169' - 7 3/8"
130'
- 0"
20' -
0" x
40’5’0 10’ 20’
3/64” = 1’
Building Section - North/South
CIRCULATION
SERVICE/SUPPORT
OFFICE
RETAIL
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SECTION 4
DESIGN PROPOSALRenderings & Elevations
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PLAN VIEW
ELEVATION
8’ 64’0 16’ 32’
Building Elevation - North
20.78’
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PLAN VIEW
ELEVATION
8’ 64’0 16’ 32’
Building Elevation - East
N STREET QUANDER ST SE
20.78’
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20.78’
PLAN VIEW
ELEVATION
8’ 64’0 16’ 32’
Building Elevation - South
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20.78’
PLAN VIEW
ELEVATION
8’ 64’0 16’ 32’
Building Elevation - West
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Materials
1
5
4
2
3
1
1. brick
3. rainscreen
5. precast
2. metal
4. metal
4
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2 1. brick
3. vertical fin
5. precast
4. metal
Materials
1
4 4
2
3
2. metal
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Materials - Lobby Entry
1
4
4
2
3
1. brick
3. vertical fin 4. metal
2. metal
28 APRIL 4, 2019YARDS WEST PARCEL G | 35% DESIGN SUBMISSION
Aerial - View Towards Southeast
ROOF TERRACE FURNISHINGS AND LAYOUT ARE ILLUSTRATIVE AND SUBJECT TO CHANGE UPON TENANT BUILD-OUT.
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Perspective - New Jersey Avenue - Looking SE
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Perspective - Quander St - Looking SE
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Perspective - Tingey Square - Looking NW
ROOF TERRACE FURNISHINGS AND LAYOUT ARE ILLUSTRATIVE AND SUBJECT TO CHANGE UPON TENANT BUILD-OUT.
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Perspective - Looking West
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Perspective - Lobby Entry
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Parcel G
35% Design SubmissionSection 106 compliance in accordance with the programmatic agreement and historic covenant
April 4, 2019
Prepared for:The U.S. Commission of Fine Arts
Prepared by:The U.S. General Services AdministrationBrookfield Properties
With the Assistance of:Gensler
Southeast Federal CenterYards West
1275 New Jersey Avenue, SE