Prepared for:The National Capital Planning Commission
Prepared by:the U.S. General Services AdministrationForest City Washington
with the Assistance of:Perkins Eastman DC
Parcel I35% Design Submission Section 106 compliance in accordance with the programmatic agreement and historic covenant
November 2nd, 2018
Southeast Federal Center
2
Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Table of Contents
Project Report
Section 1: Site OverviewThe Yards - Revised Master PlanThe Yards - Revised Land Use PlanParcel I Site Plan
Section 2: Site Analysis & Concept DesignContextViews at Southeast Corner to Anacostia RiverViews at Northeast Corner to Tingey Square
Section 3: Design Proposal - Plans & SectionsFloor Plan - Level 1Floor Plan - Level 2Floor Plan - Level 8Floor Plan - Level 10Floor Plan - Level 11Building Section - West/EastBuilding Section - North/South
Section 4: Design Proposal - Elevations & RenderingsBuilding Elevation - West Building Elevation - NorthBuilding Elevation - EastBuilding Elevation - SouthCourtyard Elevation - NorthCourtyard Elevation - EastCourtyard Elevation - SouthMaterialsMaterialsMaterialsPerspective - N Street SE - Looking SEPerspective - Canal Street SE - Looking NWPerspective - Tingey Square - Looking SWPerspective - 1 1/2 Street SE - Looking NE
03
04050607
08091011
12 1314 1516171819
202122232425262728293031323334
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Southeast Federal Center - Parcel IGeneral InformationProject Name: Parcel I, Rowan
Project Location: SEFC Redevelopment Zone, North side of N Place, South side of N Street, West of Canal street
Project Summary: Parcel I will be developed as an eleven-story residential rental building with street level retail running the perimeter of the western and northern sides of the parcel. The project will have two levels of below-grade parking that will serve this building and the public. The ground floor will be comprised of retail, residential loft apartments, parking garage and loading dock entrances, residential amenities, lobby, and an interior courtyard space.
Project Developer: Forest City Washington
Architect: Perkins Eastman DC
Project Managers:
Brett Banks Project Executive U.S. General Services Administration Office of Portfolio Management and Real Estate 301 7th St SW, RM 7600 Washington, DC 20407 202.538.5642 202.708.7671 (Fax)
Abe Naparstek, Senior Vice President - East Coast Development [email protected] Sarah Forde, Development Director [email protected] Forest City Washington 301 Water St, SE Suite 201 Washington, DC 20003 202.496.6600 202.496.6655 (Fax)
Proposed Uses:Mixed-Use: Residential And Retail
Total Site Area: 55,041 sf
Site Coverage: Approximately 100%
Total Allowable Area:
Total Project Area: approx. 517,385 SF (above grade: approx. 407,000 SF; Below grade: approx. 110,082 SF)
Approximate allocation of proposed uses: 58% residential, 4% retail, 32% parking, loading, and mechanical (both above and below grade). All are percentages of sf given for total project area.
6.0 FAR Residential 330,246 GSF1.0 FAR (GSA Review) 55,041 GSF0.4 Penthouse Bonus 22,016 GSFTarget FAR 407,303 GSF
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Site OverviewSection 1
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
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
The Yards Revised Master Plan
2AMENDMENT #1 TO REVISED MASTER PLAN SUBMISSION
Retail
Cultural / Community
Primary Open Space
Office
Residential
Office / Retail
Retail
Hospitality
X-COMP -ROOF 2D.dgn 7/14/2016 3:41:01 PM SCALE 1:200
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
L A N D U S E P L A N
NOTE: Blue reflects changes to 2007 Master Plan
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
202Boilermaker Shops
TINGEY SQUARE
Foundry Lofts
1212 4th Street
Lumbershed Building
TINGEY ST SE (90’ R.O.W.)
QUANDER ST SE (70’ 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.)
FIR
ST S
T S
E
3RD
ST
SE
(70’
R.O
.W.)
2ND
ST
SE
(80’
R.O
.W.)
RIVER ST SE (60’ R.O.W.)
CA
NA
L ST
SE
(80’
R.O
.W.)
NEW
JERSEY AVE SE (160’ R
.O.W
.)
Parcel Office (GSF) Retail / Cul. (GSF) Residential (GSF) Hospitality (GSF) Above-grade
Parking (GSF) Current Total Expected Height (ft)
A 839,992 40,000 879,992 130 (1) 287,319D 103,296 287,864 39,780 430,940 110 430,940E 328,469 537,140 865,609 110 (2) 537,140F 270,700 15,000 285,700 110 285,700G 240,700 12,000 252,700 110 252,700H 158,841 12,772 226,939 398,553 130 398,553I 15,000 348,103 363,103 110 363,103K 11,348 35,565 46,914 110 (2) 46,914L 23,158 304,082 123,469 450,709 110 450,709
M/N 29,687 547,538 577,225 110 (2) 577,225O 21,980 334,791 356,771 110 356,771P 17,435 62,447 79,882 45 (2) 29,226Q 23,575 165,028 188,603 90 188,603
Totals 1,867,485 394,481 2,751,485 123,469 39,780 5,176,700
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
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
The Yards Revised Land Use Plan
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Parcel I Site Plan
N
Yards West Overall Site Plan
Parcel I Enlarged Site Plan
Parcel I is bounded by three streets that are considered part of the original L’Enfant Plan: N Street, SE to the north, by Canal Street to the east, and by N Place, SE to the south. The fourth street, forming the western boundary, is a new street. This new street, also known as 1 1/2 Street, bisects the original Square 744.
Setbacks adjacent to streets that are part of the original L’Enfant Plan 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 I is part of the SEFC-1 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 they do not fall under the jurisdiction of the DC Historic Landmark and Historic District Protection Act (DC Law 2-144, as amended).
N St SE (90’ R.O.W.)
I
N Pl SE (60’ R.O.W.)
SEFC REDEVELOPMENT ZONELIMITS
PARCEL I TAX LOT
1 1/
2 St
SE
(70’
R.O
.W.)
Cana
l St S
E/D
C W
ater
Cam
pus
N
RECORD LOT
N St SE (90’ R.O.W.)
H
G1
G2
F
A1
A2A3
I
F1
G
N Pl SE (60’ R.O.W.)
N St SE (90’ R.O.W.)
Quander St SE (70’ R.O.W.)
N Pl SE (60’ R.O.W.)
1 1/
2 ST
SE
(70’
R.O
.W.)
1st S
t SE
(110
’ R.O
.W.)
Cana
l St S
E/D
C W
ater
Cam
pus
New Jersey Ave SE (160’ R.O.W
.)
SEFC REDEVELOPMENT ZONELIMITS
RECORD LOTSQUARE 744LOT 807
BUILDING HEIGHT MEASURING POINT16’-8” (DC DPW)
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Site Analysis & Concept DesignSection 2
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Context
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 beneficial 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 I 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 front can be accessed from the Southeast of the site. • Views to Tingey Square and open spaces are on the Northeast.
Afternoon Morning
Noon
Solar Path
Views
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Roof
Level 10
Level 4
Views at Southeast Corner to Anacostia River
N
Parcel I
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Roof
Level 10
Level 4
Parcel I
Views at Northeast Corner to Tingey Square
N
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Design ProposalSection 3
Plans & Sections
UP
RETAIL
LOBBY
SERVICE
RETAIL
LEASING
COURTYARD
N STREET
N PLACE
1 1/2
STRE
ET
CANA
L ST
REET
12x3
0LO
ADIN
G12
x30
LOAD
ING
10x2
0LO
ADIN
G
LOFT
ENT
RYLO
FT E
NTRY
LOFT
ENT
RYLO
FT E
NTRY
LOADING ACCESS
PARKING ACCESS
MAIN ENTRY
RETAIL ENTRY
RETAIL ENTRY
RETAIL ENTRY
RETAIL ENTRY
RETAIL ENTRY
RETA
IL EN
TRY
RETAIL ENTRY
RETA
IL EN
TRY
SECO
NDAR
Y EN
TRY
DRAWING TITLE:
DATE:
DWG. NO.:
Level 1
12/13/2018
03
1/32" = 1'-0"1 Level 1 - GSA Zoning NEW COPY 13
Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Floor Plan - Level 1
Residential Unit
Landscape
Amenity
Retail
Service
Retail Flex
0 16’ 32’ 48’ 64’1/32” = 1’-0”
N
GREEN ROOF
DRAWING TITLE:
DATE:
DWG. NO.:
Level 2
7/26/2018
05 1/32" = 1'-0"1 Level 2 - GSA Zoning
COURTYARD OPEN TO BELOW
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Floor Plan - Level 2
Residential Unit
Landscape
Service
0 16’ 32’ 48’ 64’1/32” = 1’-0”
N
FITNESS CENTER
DRAWING TITLE:
DATE:
DWG. NO.:
Level 8
7/26/2018
07 1/32" = 1'-0"1 Level 8 - GSA Zoning
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Floor Plan - Level 8
Residential Unit
Amenity
Service
0 16’ 32’ 48’ 64’1/32” = 1’-0”
N
POOL
AMENITY SPACE
DRAWING TITLE:
DATE:
DWG. NO.:
Level 10
12/13/2018
09 1/32" = 1'-0"1 Level 10 - GSA Zoning
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Floor Plan - Level 10
Residential Unit
Amenity
Service
0 16’ 32’ 48’ 64’1/32” = 1’-0”
N
AMENITY OPEN TO BELOW
DRAWING TITLE:
DATE:
DWG. NO.:
Level 11
12/13/2018
10 1/32" = 1'-0"1 Level 11 - GSA Zoning
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Floor Plan - Level 11 P.H.
Residential Unit
Landscape
Service
0 16’ 32’ 48’ 64’1/32” = 1’-0”
N
VERTICAL HEIGHTS: DC DPW DATUM
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Building Section - West/East
Level 1 (T.O.S.)15' - 0"
Level 235' - 0"
Level 344' - 8"
Level 454' - 4"
Level 564' - 0"
Level 673' - 8"
Level 783' - 4"
Level 893' - 0"
Level 9102' - 8"
Level 10112' - 4"
LEVEL 12 ROOF136' - 6"
LEVEL 11 P.H.126' - 8"
Level PG11' - 0"
Level 1.525' - 0"
Level PG2-11' - 2"
LEVEL 13 ROOF146' - 8"
BUILDING MEASURING POINT16' - 8"
ROOF126' - 8"
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNITBIKE
STORAGE
FITNESS CENTER
MECH.
COURTYARDLOBBY
GARAGE LEVEL G.1
GARAGE LEVEL G.2
10' -
2"9'
- 10"
14' -
4"9'
- 8"
9' - 8
"9'
- 8"
9' - 8
"9'
- 8"
9' - 8
"9'
- 8"
9' - 8
"10
' - 0"
10' -
0"14
' - 0"
12' -
2"
20' -
0"11
0' - 0
"
VESTIBULE
DRAWING TITLE:
DATE:
DWG. NO.:
BUILDING SECTIONS - W/E
12/13/2018
13 1" = 20'-0"1 BUILDING SECTION - W/E LOOKING NORTH - GSA Zoning0 10’ 20’ 15’ 20’1” = 20’-0”
VERTICAL HEIGHTS: DC DPW DATUM
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
BUILDING MEASURING POINT
ROOF
Building Section - North/South
0 10’ 20’ 15’ 20’1” = 20’-0”
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Design ProposalSection 4
Elevations & Renderings
VERTICAL HEIGHTS: DC DPW DATUM
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Building Elevation - West
0 10’ 20’ 15’ 20’1” = 20’-0”
VERTICAL HEIGHTS: DC DPW DATUM
22
Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Building Elevation - North
0 10’ 20’ 15’ 20’1” = 20’-0”
VERTICAL HEIGHTS: DC DPW DATUM
23
Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Building Elevation - East
0 10’ 20’ 15’ 20’1” = 20’-0”
VERTICAL HEIGHTS: DC DPW DATUM
24
Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Building Elevation - South
0 10’ 20’ 15’ 20’1” = 20’-0”
VERTICAL HEIGHTS: DC DPW DATUM
25
Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Courtyard Elevation - North
0 10’ 20’ 15’ 20’1” = 20’-0”
VERTICAL HEIGHTS: DC DPW DATUM
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Courtyard Elevation - East
0 10’ 20’ 15’ 20’1” = 20’-0”
VERTICAL HEIGHTS: DC DPW DATUM
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Courtyard Elevation - South
0 10’ 20’ 15’ 20’1” = 20’-0”
MAT
CH
LIN
E28
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Materials
2. BRICK, TYPE 1
4. METAL PANEL, TYPE 1
1. ALUMINUM GLAZING SYSTEM
5. LASER-CUT MTL PANEL 6. PRECAST CONCRETE, TYPE 1
3. BRICK, TYPE 2
Materials
6
3
25
1
4
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
2. BRICK, TYPE 1
1. ALUMINUM GLAZING SYSTEM
5. LASER-CUT MTL PANEL 6. PRECAST CONCRETE, TYPE 1
3. BRICK, TYPE 2
6
3
2
5
5
1
4-A
Materials
4. METAL PANEL, TYPE 1
9
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
9. VERTICAL GREENERY8. WOOD PLANK
Materials
7. REFLECTIVE ALUMINUM CLADDING PANELS
8
7
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Perspective - N Street SE - Looking SE
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Perspective - Canal Street SE - Looking NW
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Parcel I at The Yards West - 35% Design SubmissionNovember 2nd, 2018
Perspective - Tingey Square - Looking SW