southeast federal center yards west...project name. parcel g, marketing name tbd. location....

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


SECTION 1

SITE OVERVIEW


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


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


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


SECTION 2

SITE ANALYSIS & CONCEPT DESIGN


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


360° VIEWABOVE LEVEL 11

HISTORIC URBAN FABRICBOILERMAKER

WATERFRONT VIEWABOVE LEVEL 1

WATERFRONT VIEWABOVE LEVEL 5

Concept DiagramVIEW CORRIDORS


°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


°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


DOT

170

I

G

L2

L1

PARCEL I BUILDING 170

PARCEL L1 D.O.T. HEADQUARTERSPARCEL L2


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

4 14 APRIL 4, 2019YARDS WEST PARCEL G | 35% DESIGN SUBMISSION

SECTION 3

DESIGN PROPOSALPlans & Sections


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



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:




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:



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"


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


SECTION 4

DESIGN PROPOSALRenderings & Elevations


PLAN VIEW

ELEVATION

8’ 64’0 16’ 32’

Building Elevation - North

20.78’


PLAN VIEW

ELEVATION

8’ 64’0 16’ 32’

Building Elevation - East

N STREET QUANDER ST SE

20.78’


20.78’

PLAN VIEW

ELEVATION

8’ 64’0 16’ 32’

Building Elevation - South


20.78’

PLAN VIEW

ELEVATION

8’ 64’0 16’ 32’

Building Elevation - West


Materials

1

5

4

2

3

1

1. brick

3. rainscreen

5. precast

2. metal

4. metal

4


2 1. brick

3. vertical fin

5. precast

4. metal

Materials

1

4 4

2

3

2. metal


Materials - Lobby Entry

1

4

4

2

3

1. brick

3. vertical fin 4. metal

2. metal


Aerial - View Towards Southeast

ROOF TERRACE FURNISHINGS AND LAYOUT ARE ILLUSTRATIVE AND SUBJECT TO CHANGE UPON TENANT BUILD-OUT.


Perspective - New Jersey Avenue - Looking SE


Perspective - Quander St - Looking SE


Perspective - Tingey Square - Looking NW

ROOF TERRACE FURNISHINGS AND LAYOUT ARE ILLUSTRATIVE AND SUBJECT TO CHANGE UPON TENANT BUILD-OUT.


Perspective - Looking West


Perspective - Lobby Entry


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

southeast federal center yards west...project name. parcel g, marketing name tbd. location....

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