Kristin Ruth

Building Statistics

Part 1

General Building Statistics

Building Name: The Regent

Location and Site: 950 North Glebe Road, Arlington, VA 22203 (1.79 acre site)

Building Occupant Name:

The Regent is a spec office building which is currently under construction. Since
the building was not pre-leased before construction began, the occupants or tenants are not known at this point.

Occupancy or Function Types:

Use Type	Occupancy Type	Construction Type	Levels
Principal:
Business (Highrise)	Group B	1A	2-12
Other:
Retail	Group M	1A	1
Parking Garage	Group S2	1A	G3-G1

Size:

Parking – Levels G3-G1:                   155,781 SF

         Garage:
                 - Standard Parking Spaces: 369
                  -Compact Parking Spaces:   50
                  -Handicap Parking Spaces:    9
         Onsite:
                  -Onsite Parking:                  18
         Total:                                         446 parking spaces

Retail – Level 1:                                15,401 SF

          Retail 1:      7,311 SF
          Retail 2:      8,090 SF

Office – Levels 2-12:                       233,510 SF

Total Square Footage:                 404,692 SF

Number of Stories:

Above Grade:     11 stories of Office
                          1 story of Retail

Below Grade:      3 stories of Parking

Building Height (Roof to Average Grade, not including Penthouse): 176.32’

Primary Project Team:

Owner/Developer:                           JBG/950 North Glebe, Ltd. Partnership

Architect:                                      Cooper Carry Architects
                                                    http://www.coopercarry.com

Contractor:                                    Glen Construction Company
                                                    http://www.glencon.com/

Structural Engineer:                       Structural Design Group, Ltd.
                                                    http://www.sdg-ltd.com/

MEP Engineer:                              Tolk, Inc.
                                                    http://www.tolk.net/

Civil Engineer:                               VIKA Incorporated

Landscape Architect:                     Parker Rodriguez
                                                    http://www.parkerrodriguez.com

Traffic Consultant:                          Wells and Associates, LLC
                                                    http://www.mjwells.com/

Attorney:                                       Walsh, Colucci, Stackhouse, Emrich, and Lubeley, Inc.

Dates of Construction:

Notice to Proceed:               January 5, 2005
Substantial Completion:        July 5, 2006
Final Completion:                 September 5, 2006

Actual Cost:  Appoximately $32,000,000

Subtotal of the divisions and labor (no general conditions) = $31,739,500

Project Delivery Method:  Design-Bid-Build

 

Architecture

Architecture (design and functional components):

The Regent is a state-of-the-art, 12-story office/retail building currently under construction at 950 North Glebe Road in Arlington, VA. Below the 12-story steel structure, there is a three-level concrete parking garage below grade. The main lobby, loading dock, central plant, and retail space are located on the 1st floor.

Glebe Road is a prime location for The Regent’s office and retail space. It is located just across the street from the Ballston metrorail station at the Arlington Gateway, local to Interstate 66, and not far across the Potomac River from Washington D.C..

The Regent is a steel structure above grade and it boasts its North-facing, curved glass curtain wall façade on the southwest quadrant of the intersection of North Glebe Road and North Fairfax Drive. The South, East and West façades of the building are clad in glass and precast concrete panels. The building height varies on its South side and changes height at the 6th and 10th levels.

The core of the building includes an elevator lobby, five passenger elevators and one service elevator that run from the 1st to the 12th floors, two passenger elevators that run from the lowest parking level, G3, to the 1st floor, a mechanical room, electrical room, telephone room, service vestibule, restrooms, and two stairwells. This central core is typical on levels 2-12. The office spaces on the 2nd through 12th floors are open floor plans with no interior structural partitions. There are roof terraces on top of the 1st, 5th, and 9th floors. Other architectural features include the non-structural, exterior steel roof brow that spans the 11th and 12th floors and a non-structural steel canopy on the 1st level around the retail spaces.

Since The Regent is built to its maximum height allowance, its penthouse is sunken into the 12th story and as a result the 12th story has both single story and two story spaces. The typical floor to floor height for levels 2-11 is 13’ with a 9’ floor to ceiling height. The floor to floor height of the 1st level is 18’ and the floor to floor height in parking garage is 10’.

Major National Model Codes:

Zoning	2001 Arlington County Zoning Ordinance
Building	2000 ICC International Building Code
Life Safety	NFPA 101 Life Safety Code 1985 Plus NFPA Volumes 1-16
Mechanical	2000 ICC International Mechanical Code
Plumbing	2000 ICC International Plumbing Code
Electrical	1999 NEC National Electrical Code
Energy	2000 ICC International Energy Conservation Code

Zoning:

2001 Arlington County Zoning Ordinance
Existing Conditions Zoning – C-O-2.5
New Zoning – C-O-2.5

Historical Requirements:

The site previously housed a 4-story glass and marble building surrounded by onsite parking. This building had no historical value and no preservation was required. It was demolished and the whole site was stripped in order to build The Regent. The zoning did not change and remains to be C-O-2.5. In conclusion, there was no historical building or zoning requirements.

Building Envelope:

The building envelope consists of a curved glass curtain wall tied to steel columns on the Northern side of the building which faces the corner of North Glebe Road and North Fairfax Drive. The South, East and West exterior walls are predominantly clad in precast concrete panels and glass windows. The precast concrete panels are connected to the steel columns.

The roof is relatively flat with slopes ranging from 2% to 4.6%. The roof construction is 3” x 22 gage, deep rib, type N painted roof deck. The most common steel roofing members are W16 x 26’s and W14 x 22’s. The roofing system is a TPO roofing system. The TPO membrane is on 5/8” perlite board on top of R-17 rigid insulation.

The penthouse is at the top of the building and is sunken down one story into the two-story-high twelfth floor. This design maximized the amount of rentable office space while not exceeding maximum height restriction.

The steel member roof overhang on the Northern side of the building is a self-supporting, cantilevered roof brow. Specific pieces of steel in the brow are designed to support a window washing system. The bracket members along the top of the structure, on the Northern façade at the 11th and 12th floors, are non-structural, architectural members and they do not support the roof overhang.

Part 2

Construction

The Regent is a design-bid-build project and is currently under construction. The notice to proceed was given on January 5, 2005. The substantial completion is scheduled for July 5, 2006 and final completion is scheduled for September 5, 2006.

The cost of this project, including the subtotal of the divisions (no general conditions) and labor is $31,739,500.

The 4-story building that existed on the site needed to be demolished and the site cleared in order to begin The Regent’s construction. Demolition and construction are both in the General Contractors scope of work. A sheeting and shoring system, which included the installation of steel piles and wood lagging, was used during excavation.

The concrete contractor is using a typical tower crane within the building’s central core. The installation of the concrete requires a formwork and shoring system.

The precast and steel subcontractors are going to use a “track” boom crane to erect the steel and precast panels.

The construction type for all use types in The Regent is 1A.

Electrical

Power for The Regent enters two main switchboards, MS1 and MS2, via two sets of (8) – 4” conduits, each with (4) #750 MCM and (1) #400 MCM ground from the utility transformer vault located on garage level G2. The Switchboard Room is located on level G1. MS1 and MS2 are 3 phase, 4 wire, 277/480V, 3000A bus with a fault current rating of 100,000 A. The retail spaces are fed separately from a utility transformer via (3) 4” conduits each with (4) #600 MCM wires. MS1 and MS1 are each connected to 3P, 3000AF/3000AT breakers with ground fault protection.

MS1 is connected to a distribution center which handles loads from HG1-A,B, HG1-C,D, WCU-2, ATS #3 (elevators), a 37.3KVA bus, future receptacles, and future lighting. MS1 also feeds a 2500A busway, which feeds the panels in the electrical closets on floors 3-12 and transformers convert the voltage from 277/480V to 120/208V. The 2500A busway is connected to a 3P, 2500AF/2500AT breaker with ground fault protection.

MS2 is connected to a distribution center which handles loads from WCU-2, MCCCP (mechanical panel), ATS #1 (FP-1), ATS #2, ATS #4, and a 1500 KVA bus. MS2 also feeds a 2500A busway which feeds panels in electrical closets on floors 3-12. The 2500A busway is connected to a 3P, 2500AF/2500AT breaker with ground fault protection.

Emergency power is provided by a 400KW (500KVA) standby generator, 3 phase, 4 wire, 277/440V, 0.8PF which is housed in a weatherproof acoustical enclosure on level G1. The generator is connected to four automatic transfer switches; ATS #1, ATS #2, ATS #3, and ATS #4. ATS #1 is a 3P-600A, 480V automatic transfer switch that feeds the fire pump. ATS #2 is a 3P-400A, 480V automatic transfer switch that feeds all of the life safety panels. ATS #3 is a 3P-400A, 480V automatic transfer switch that feeds the elevators that run from the lobby to the twelfth floors. Finally, ATS #4 is a 3P-200A, 480V automatic transfer switch that feeds the two garage elevators.

Lighting

The top of the structure is lit with uplights surface mounted to the trusses, two fixtures per truss. The fixtures use a 35 watt PAR 20 lamp and remote ballast.

The main lobby lighting is a combination of recessed fixed downlights, linear strip lights, wall washers, light spotlights, wall/slot cove lights, TIR LED lighting, and architectural uplights.

Typical floor lobby lighting includes wall sconces, downlights, and fluorescent lighting in the coves.

The lighting above the retail store front consists of 8” long surface mounted fixtures that use 2 – T5HO 3000K, 54 W lamps.

The ground lighting includes above grade floodlights on the Northern end of the building, bollards around the traffic circle on the West side of the building, and single head - 12’ pole grade fixtures along the sidewalk.

The stairwells are lit with 4” x 5” x 48” wall mounted fixtures with 2 – F32T8 lamps with electronic ballasts. The fixtures in the garage portion of the stairwell need to be damp listed.

The lighting in the parking garage consists of fluorescent strip fixtures; wall and ceiling mounted, with 2 – T8 lamps.

The restrooms have recessed spotlights and walls sconces. The tenant corridors have recessed wall washers.

Other lighting fixtures used inside and outside the building include, 2’ x 4’ recessed fixtures with 3 – T8’s, recessed ceiling downlights, recessed fountain lighting, and recessed spotlights.

Mechanical

The Regent features a state-of-the-art VAV system.

The Regent has a mechanical Penthouse that is sunken into the double height twelfth floor space, a Central Plant on the first floor, and mechanical rooms on floors 2-12. The Penthouse features two cooling towers, outdoor air handling unit - OAHU-1, air handling unit - AHU-PH-1, a condenser water filtration system, two compression tanks, two hot water pumps, two hot water boilers, electric unit heaters, and an exhaust fan. The Central Plant houses two water chilling units, a plate-type heat exchanger, a chilled water pump, two condenser water pumps, two condenser water tenant pumps, air handling units - AHU-1-1 and AHU-1-2, and a condenser water treatment system. There are also mechanical rooms in the central core of each floor which house each of the air handling units for floors 2-12. Electric unit heaters can be found throughout the building and parking garage.

In the parking garage on each level, there are three garage supply fans on the East side of the building and three garage exhaust fans on the West side of the building. There are exhaust fans in the Central Plant, Penthouse, Fire Pump Room, Switchboard Room, Transformer Vault, Water Pump Room, Telephone Room, and Level G3 Storage. A ventilation fan is also provided in the Central Plant.

There are 17 air handling units throughout The Regent. Their designation, total air volume capacities, locations in the building, areas they service, and types are summarized in the following table:

AHU	Total Air Volume - Max CFM	Location	Areas of Service	Type
AHU-1-1	3,300	Central Plant - Level 1	Central Plant	Chilled Water AHU
AHU-1-2	6,500	Central Plant - Level 1	Main Lobby	Chilled Water AHU
AHU-1-3	500	Fire Command Room - Level 1	Fire Command Room	Chilled Water AHU
AHU-(2-5)-1	19,000	Mechanical Room - Levels 2-5	Floors 2-5	Chilled Water AHU
AHU-(6-9)-1	16,500	Mechanical Rooms - Levels 6-9	Floors 6-9	Chilled Water AHU
AHU-(10,11)-1	14,000	Mechanical Rooms - Levels 10-11	Floors 10-11	Chilled Water AHU
AHU-12-1	19,000	Mechanical Room - Level 12	Floor 12	Chilled Water AHU
OAHU-1	40,000	Penthouse	Outside Air System	Chilled Water AHU
AHU-G3-1	1,400	Level G3	Level G3 - Machine Room	Packaged Air Cooled AHU
AHU-PH-1	5,200	Penthouse	Penthouse, Elevator, Machine Room	Split Type DX AHU

Structural

The Regent’s structure consists of three levels of concrete parking below grade and twelve levels of steel framing above grade.

Below Grade:

There is a 3-level concrete parking garage below grade. The typical bay size for the three levels of below grade parking is 30’ x 30’. The most common column sizes are 16” x 24”and 28” x 36” and the most common beam sizes are 12” x 24”, 12” x 18”, 8” x 18”, and 18” x 30”. All of the columns are of design strength f’c = 5000 psi although a few are f’c = 7000 psi. The slab on grade for level G3 is a 4” slab. The other parking slabs are 8” with a strength of f’c = 4000psi. The plaza slab is 12” thick because it is designed to handle emergency vehicles which require design loads of 350 psf. The 1st floor building slab is 9”.

Above Grade:

There are two typical bay sizes for the steel superstructure above grade; 30’ x 30’ and approximately 40’ x 30’. The most common column size is W14 x 145, 99, and 176. The most common beam sizes are W18 x 50, W18 x 46, and W16 x 26 with cambers ranging from ¾” to 2” which are designed to 75% dead load. The most common girder sizes are W18 x 65, W24 x 55, W24 x 62, and W24 x 55.

The typical floor slab is 3 ¼” light weight concrete with an f’c = 3000 psi on top of a 3” – 20 gage composite steel deck for a total slab thickness of 6 ¼”.

The lateral force resisting system for The Regent is a combination of five braced frames with Frame #4 and Frame #5 running North and South and Frames #1, #2, and #3 running East and West. The five braced frames are in the central core of the building and run from the 1st to the 12th floors.

Fire Protection

The Regent is a fully sprinklered building. The hourly fire rating for different areas throughout the building are listed in the table below.

Area	Hour Rating
Structural
Floors	2
Beams	2
Columns at Perimeter	3
Columns at Interior	3
Roof Construction	1.5
Exterior Non-bearing Walls	Non-combustible
Interior Non-bearing Walls	Non-combustible
Exit Stair Enclosures	2
Horizontal Exit Corridors	2
Elevator Hoistways	2
Elevator Machine Rooms	2
Mechanical Shafts	2
Mechanical Rooms	0
Electrical Rooms	1
Core Walls and Corridor Adjacent to Tenant Space	0
Transformer Vault (Walls, Floor, Ceiling)	2
Switchgear Room	2
Pump Room	2
Emergency Generator Room	2

The Life Safety Code used is NFPA 101 Life Safety Code, 1985 plus NFPA Volumes 1-16. Also, all applicable requirements from the Arlington County Fire Prevention Division for a highrise must be provided.

There is a fire command room on the first floor and it houses a fire alarm communicator panel, terminal cabinet, control panel, fire system annunciator, and a fire alarm transponder or transmitter. There are also fire alarm closets located in the core of the building on levels 2-12. There is a fire pump room on parking garage level G1 which houses a fire pump, jockey pump, and their respective controllers. There is a dry pump room on level G1 and dry pump valve cabinets on levels G1-G3.

Other fire detection and prevention devices used throughout the building include ionization smoke detectors, photoelectric smoke detectors, duct smoke detectors, fixed-temperature heat detectors, rate-of-rise heat detectors, sprinkler water flow detectors, sprinkler valve tamper switches, fire alarm manual pull stations, fire alarm gongs and bells, fire alarm audible devices, fire alarm strobe (ADA), fire service telephone handsets, and fire service telephone jacks.

Transportation

The vertical transportation for The Regent is broken down into three categories of elevators. The first set of elevators, cabs #1 and #2, are passenger parking shuttle elevators that are located in the core of the building and run from the lowest parking level G3 to the first floor. Another set of elevators, cabs #3, #4, #6, #7, and #8, are office tower passenger elevators that are also located in the core of the building and service levels 1 through 12. Cab #5 is an office tower swing/service elevator which is located with cabs #3, #4, #6, #7 and #8 in the core of the building and also runs from levels 1 through 12. Cab #5 has two doors; one that opens to the elevator lobbies and one that opens to the service vestibules located in the core of each floor.

Telecommunications

The telephone service comes into the building through the main telephone room which is located in parking garage level G3. In addition there are telephone rooms located in the core of each level 2-12. There are telephone outlets, data outlets, and a combination of data and telephone outlets throughout the building. There is also fire service telephone handsets located in all of the stairwells. Flame retardant, ¾” thick 4’ x 8’ plywood telephone boards are provided in the main telephone room and remote telephone closets.

Special Systems

There are no other special systems that have not already been discussed.