Parcel I Southeast Federal Center

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

3


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

4


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

5


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

6


The Yards Revised Land Use Plan

7


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


H

G1

G2

F

A1

A2A3

I

F1

G



Quander St SE (70’ 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)

8


Site Analysis & Concept DesignSection 2

9


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

10


Roof

Level 10

Level 4

Views at Southeast Corner to Anacostia River

N

Parcel I

11


Roof

Level 10

Level 4

Parcel I

Views at Northeast Corner to Tingey Square

N

12


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


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

14



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

15



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

16



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

17


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

18


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”


19


BUILDING MEASURING POINT

ROOF

Building Section - North/South

0 10’ 20’ 15’ 20’1” = 20’-0”

20


Design ProposalSection 4

Elevations & Renderings


21


Building Elevation - West

0 10’ 20’ 15’ 20’1” = 20’-0”


22


Building Elevation - North

0 10’ 20’ 15’ 20’1” = 20’-0”


23


Building Elevation - East

0 10’ 20’ 15’ 20’1” = 20’-0”


24


Building Elevation - South

0 10’ 20’ 15’ 20’1” = 20’-0”


25


Courtyard Elevation - North

0 10’ 20’ 15’ 20’1” = 20’-0”


26


Courtyard Elevation - East

0 10’ 20’ 15’ 20’1” = 20’-0”


27


Courtyard Elevation - South

0 10’ 20’ 15’ 20’1” = 20’-0”

MAT

CH

LIN

E28

28


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

29


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

30


9. VERTICAL GREENERY8. WOOD PLANK

Materials

7. REFLECTIVE ALUMINUM CLADDING PANELS

8

7

31


Perspective - N Street SE - Looking SE

32


Perspective - Canal Street SE - Looking NW

33


Perspective - Tingey Square - Looking SW

Documents

Parcel I Southeast Federal Center