ballston air rights acquisition, llc · 685 n glebe road i arlington, va 10.05.2015 i 2 ballston...

Minor Amendment to SP#193

Office Building Above Macy’s, 685 N Glebe Road10/05/2015

Ballston Air Rights Acquisition, LLC

685 N Glebe Road I Arlington, VA 10.05.2015 I 2

Ballston Air Rights Acquisition Group, LLC


Table of Contents

*Building Images - Northwest Aerial View

Building Images - Southwest Aerial View

Existing Site Photographs 3-4

Proposed Building Transformation 5

Civil - Existing Conditions Plan 6

Civil - Tree Inventory and Presentation Plan 7

Civil - Tree Inventory Data 8

Civil - Overall Context Plan 9

Civil - Plot and Location Plan 10

Civil - SWM Plan and Narrative 11

Civil - BMP Computations 12

Civil - Concept Phasing Plan 13

Landscape Site Plan - Overall Site Plan 14

Landscape Site Plan - Enlarged Plans 15

Lower Level Plan 16

1st and 2nd Floor Plans 17

3rd and 4th Floor Plans 18

5th and Mezzanine Plans 19

6th Floor Plan & Roof Plan 20

Enlarged Lobby Floor Plans 21

Elevations - North and South 22

Elevations - West and East 23

3D Facade Images 24

Building Data 25

Renderings - Wilson Blvd. View (North Elevation) 26

Renderings - Glebe Road View (SW Corner) 27

Renderings - Courtyard View 28

Renderings - Interior Office Lobby at Mall 29

LEED Scorecard 30

LEED Scorecard (continued) 31



Minor Amendment to SP#193Existing Site Photographs

Aerial Photograph

**2

1. 4300 Wilson Blvd. - Office Building

2. 685 N Glebe Road (701 N Glebe Road, Macy’s Levels 1 - 3) / (685 N Glebe Road, Office Building Levels 4 - 6)

3. Ballston Common Mall

4. 4200 Wilson Blvd. - Office Building

5. Macy’s Furniture Store

6. Kettler Capitals Iceplex

7. Ballston Public Parking Garage

8. Glebe and Randolph Park

9. Ballston Tower

1 3 4 5

6

7

8

Wilson Blvd.

N. Glebe Road

N. Stuart St.

N. R

ando

lph

St.

9




Existing Site Photographs

*

4. Existing Glebe Road Facade - West Elevation3. Existing Wilson Blvd. Facade - West Elevation

Existing Aerial View

1

2

3

42. Existing Glebe Road Facade - South Elevation1. Existing Wilson Blvd. Facade - North Elevation




Proposed Building Transformation - Northwest Corner

NW

SW

Proposed Building Transformation

*

Existing View - NW Corner

3

A

B

C D

E

F

Proposed Building Transformation - Southwest Corner

Existing View - SW Corner

31

2

G

H

I

1

2

Sheet Notes:

1. Existing adjacent facade2. Reclad office levels 4 - 63. New office entry tower

Signage Notes:

A. Address SignB. Retail SignC. Retail/ Tenant SignD. Retail/ Tenant SignE. Rooftop/ Office Tenant SignF. Rooftop/ Office Tenant SignG. Address Sign H. Retail/ Tenant SignI. Retail/ Tenant Sign

Proposed signs are shown for illustrative purposes only. Signs will be subject to a future application.

10.05.2015 I 6

10.05.2015 I 7

10.05.2015 I 8

10.05.2015 I 9

10.05.2015 I 10

10.05.2015 I 11

10.05.2015 I 12

10.05.2015 I 13

10.05.2015 I 14

10.05.2015 I 15




Macy’s Department Store

Loading Dock

12

3

4

Plan Sheet Notes:

1. Service corridor (office)2. Service corridor (retail)3. Office loading dock4. Retail loading dock

N

Lower Level Plan1” = 60’ -0”





Glebe Road

W

MallCommon

Sec.

N

N1st Floor Plan1” = 40’ -0”

1 6

Plan Sheet Notes*:

1. New office entry tower2. Office lobby3. Egress stairs (existing)4. Office mechanical5. Office elevators (existing)6. Office area density added

*Note: Not all sheet notes occur on each plan

2nd Floor Plan1” = 40’ -0”


MallCommon

4

4

1

3

3

5

3

4

4

3

3

5

3

2

Indicates extent of added floor area density6

Level 1 added density = 1588 GSF


1 6

1

+1053 SF

+535 SF

*Refer to Enlarged Plans for lobby dimensions

*Refer to Enlarged Plans for lobby dimensions




Mac

y’s

Dep

artm

ent S

tore

Mal

lCo

mm

on

N

N3rd Floor Plan1” = 40’ -0” 4th Floor Plan

1” = 40’ -0”

1 6

Plan Sheet Notes*:



4

4

1

3

3

5

3

3

5

3



Level 4 added density = -1348 GSF

+2828 SF

-3818 SF

4

3

4

4

4

4

MEN

WOMEN

MEN

WOMEN

TENANT

TENANT

COURTYARD

-358 SF TERRACE

6

6




N

N5th Floor Plan1” = 40’ -0” 5th Floor Mezz. Plan

1” = 40’ -0”


6

Plan Sheet Notes*:



4

3

5

3

3

5

3Level 5 added density = -8925 GSF

Level 5 Mezz. added density = +23,328 GSF

1 6

+420 SF

+1146 SF61

-69013

4

4

4

4

MEN

WOMEN

MEN

WOMEN

TENANT

TENANT

TERRACE4

3

4

4

4

MEN

WOMEN

TENANT

TENANT

BUILDING AMENITY

BUILDING AMENITY

OPEN TO BELOW

OPEN TO BELOW+ AMENITY SPACE

TERRACE

TERRACE-3590 SF

+23328 SF

COURTYARD(BELOW)

COURTYARD(BELOW)

6

6




Roof Plan

1” = 40’ -0”


6

9

6

+420 SF

+1500 SF

+9889 SF

Plan Sheet Notes*:



4

1

3

3

5

3Level 6 added density = -72 GSF

6+1146 SF

4

6th Floor Plan1” = 40’ -0”

N

4

4

4

MEN

WOMEN

MEN

WOMEN

TENANT

TENANT

TERRACE

TERRACE

TERRACE

TERRACE

-10904 SF

-1057 SF

-1066 SF

Courtyard(Below)

Terrace(Below)

N

+ AMENITY SPACE

WHITE ROOF

WHITE ROOF

PENTHOUSE

COURTYARD(BELOW)

TERRACE(BELOW)

TERRACE(BELOW)

TERRACE(BELOW)

NEW ENTRYOFFICE TOWER

GREEN ROOF

COURTYARD(BELOW)




N

NEnlarged 1st Floor Lobby Plan - Glebe Road

1” = 20’ -0” Enlarged 1st Floor Lobby Plan - Wilson Road1” = 20’ -0”

MallCommon

Sec.

29'-6

3/8

"

1'-4

"

11'-1" 19'-11 1/4"7'-4 1/2"

13'-1

0"

8'-4

1/2

"20

'-2"

12'-6

"

26'-1 3/8"

130'

-2 3

/8"

25'-0

"32

'-6"

19'-6

"53

'-2 3

/8"

11'-0"

8'-4"

24'-6 1/2"

3'-6"

8'-4"

-6 1/2"6 1 "

Area = 1050 SF, area is currently retail and in Mall GFA

Area = 750 SF, area is currently corridor space and in Mall GFA

111'-0"111




Elevations - SouthElevations - North1” = 40’ -0”1” = 40’ -0”

104’-6”(to match

existing ht.)

120’-0”

43’-6”

Level 01270’-6”

Level 02287’-6”

Level 03302’-6”

Level 04317’-6”

Level 05332’-6”

Level 06355’-6”

Level 07 Roof372’-0”

PH Roof389’-6”

Level 01270’-6”

Level 02287’-6”

Level 03302’-6”

Level 04317’-6”

Level 05332’-6”

Level 06355’-6”


PH Roof389’-6”

1

Elevation Sheet Notes:

1. Existing adjacent facade to be painted2. Aluminum and glass window wall with aluminum banding accents3. New office entry tower4. Aluminum and glass curtain wall system5. New penthouse clad in aluminum panels6. New metal signage canopy7. Existing glass billboard to be painted8. Aluminum panel wall cladding

143

2

6 7

1

43

2

5

1 6

Elevations - North and South

5




104’-6”(to match

existing ht.)

120’-0”

Level 01270’-6”

Level 02287’-6”

Level 03302’-6”

Level 04317’-6”

Level 05332’-6”

Level 06355’-6”


PH Roof389’-6”

Level 01270’-6”

Level 02287’-6”

Level 03302’-6”

Level 04317’-6”

Level 05332’-6”

Level 06355’-6”


PH Roof389’-6”

43

5

1

7

43

2

5

Ballston Common Mall

43

4

8

Elevation Sheet Notes:

1. Existing adjacent facade to be painted2. Aluminum and glass window wall with aluminum banding accents3. New office entry tower4. Aluminum and glass curtain wall system5. New penthouse clad in aluminum panels6. New metal signage canopy7. Existing glass billboard to be painted8. Aluminum panel wall cladding

Elevations - West and East

Elevations - West

Elevations - East1” = 40’ -0”

1” = 40’ -0”



Minor Amendment to SP#1933D Facade Images

Image A Image B Image C

3D Facade Image Sheet Notes:

1. Existing adjacent facade to be painted2. Aluminum and glass window wall with aluminum banding accents3. New office entry tower4. Aluminum and glass curtain wall system5. New penthouse clad in aluminum panels6. New metal signage canopy7. Existing glass billboard to be painted8. New architectural feature wall Image A Image C

Image B

NW Corner View SW Corner View

1

7

2

8

34

2

6

1

34

2

1

6




Building Data

*The overall approved office density for the subject parcels is 198,514 SF

*




Renderings - Wilson Blvd. View (North Elevation)

Proposed signs are shown for illustrative purposes only. Signs will be subject to a future application.



Minor Amendment to SP#193Renderings - Glebe Road View (SW Corner)

Proposed signs are shown for illustrative purposes only. Signs will be subject to a future ap-plication.




Renderings - Courtyard View





Glebe Road

Wilson Blvd.

MallCommon

Sec.

Renderings - Interior Office Lobby at Mall




LEED Scorecard

Identifier Credit NamePoints Available

Ultimate Documentation Responsibility Y MY MN N

USGBC Coordination with GBCI & USGBC 0 Architect

FTE Full Time Equivalency Calculation 0 Architect

LEED Area Project Size (and Site Boundary if applicable) 0 Civil

Req.Codes Cross Check jurisdiction codes with LEED code requirements 0 Architect

OPR Owners Project Requirements 0 Client

BOD Basis of Design 0 MEP

Construction LEED Oriented Construction kick-off and submittal procedure 0 Architect

Letters Series of Letters/Exhibits generated for each submission 0 Architect

SSp1 Construction Activity Pollution Prevention 0 Contractor R

SSc1 Site Selection 1 Client 1 0

SSc2 Development Density and Community Connectivity 5 Architect 5 0

SSc3 Brownfield Redevelopment 1 Client 1

SSc4.1 Alternative Transportation - Public Transportation Access 6 Architect 6 0

SSc4.2 Alternative Transportation - Bicycle Storage and Changing Rooms 2 Architect 2

SSc4.3 Alternative Transportation - Low-Emitting and Fuel-Efficient Vehicles 3 Architect 3

SSc4.4 Alternative Transportation - Parking Capacity 2 Architect 2 0

SSc5.1 Site Development - Protect or Restore Habitat 1 Landscape Architect 1

SSc5.2 Site Development - Maximize Open Space 1 Civil 1

SSc6.1 Storm water Design - Quantity Control 1 Civil 1

SSc6.2 Storm water Design - Quality Control 1 Civil 1

SSc7.1 Heat Island Effect - Non-roof 1 Architect 1 0

SSc7.2 Heat Island Effect - Roof 1 Architect 1 0

SSc8 Light Pollution Reduction 1 MEP 1

SSc9 Tenant Design and Construction Guidelines 1 Client 1 0

Gene

ral

Sust

aina

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Site

s (28

)

51 8 4Scorecard Summary

SILVERPROJECT GOAL

50 points

WEp1 Water Use Reduction 0 MEP R

WEc1a Water-Efficient Landscaping - Reduce by 50% 2 Landscape Architect 2 0

WEc1b Water-Efficient Landscaping - Reduce by 100% 2 Landscape Architect 2

WEc2 Innovative Wastewater Techologies 2 MEP 2

WEc3a Water Use Reduction - 30% 2 MEP 2 0

WEc3b Water Use Reduction - 35% 1 MEP 1 0

WEc3c Water Use Reduction - 40% 1 MEP 1

EAp1 Fundamental Commissioning of Building Energy Systems 0 Commissioning Agent R

EAp2 Minimum Energy Performance 0 Energy Modeler R

EAp3 Fundamental Refrigerant Management 0 MEP R

EAc1 Optimize Energy Performance 21 Energy Modeler 6 5 4 6

EAc1a Optimize Energy Performance (12% New / 8% Renovation) 3 Energy Modeler 3 0

EAc1b Optimize Energy Performance (14% New / 10% Renovation) 1 Energy Modeler 1 0

EAc1c Optimize Energy Performance (16% New / 12% Renovation) 1 Energy Modeler 1

EAc1d Optimize Energy Performance (18% New / 14% Renovation) 1 Energy Modeler 1 0

EAc1e Optimize Energy Performance (20% New / 16% Renovation) 1 Energy Modeler 1 0

EAc1f Optimize Energy Performance (22% New / 18% Renovation) 1 Energy Modeler 1 0

EAc1g Optimize Energy Performance (24% New / 20% Renovation) 1 Energy Modeler 1 0

EAc1h Optimize Energy Performance (26% New / 22% Renovation) 1 Energy Modeler 1 0

EAc1i Optimize Energy Performance (28% New / 24% Renovation) 1 Energy Modeler 1 0

EAc1j Optimize Energy Performance (30% New / 26% Renovation) 1 Energy Modeler 1 0

EAc1k Optimize Energy Performance (32% New / 28% Renovation) 1 Energy Modeler 1 0

EAc1l Optimize Energy Performance (34% New / 30% Renovation) 1 Energy Modeler 1 0

EAc1m Optimize Energy Performance (36% New / 32% Renovation) 1 Energy Modeler 1 0

EAc1n Optimize Energy Performance (38% New / 34% Renovation) 1 Energy Modeler 1 0

EAc1o Optimize Energy Performance (40% New / 36% Renovation) 1 Energy Modeler 1

EAc1p Optimize Energy Performance (42% New / 38% Renovation) 1 Energy Modeler 1

EAc1q Optimize Energy Performance (44% New / 40% Renovation) 1 Energy Modeler 1

EAc1r Optimize Energy Performance (46% New / 42% Renovation) 1 Energy Modeler 1

EAc1s Optimize Energy Performance (48% New / 44% Renovation) 1 Energy Modeler 1

EAc2 On-Site Renewable Energy 4 Energy Modeler 4

EAc3 Enhanced Commissioning 2 Commissioning Agent 2 0

EAc4 Enhanced Refrigerant Management 2 MEP 2 0

Wat

er (1

0)En

ergy

& A

tmos

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e (3

7)




LEED Scorecard (continued)

EAc5.1 Measurement and Verification - Base Building 3 MEP 3

EAc5.2 Measurement and Verification - Tenant Submetering 3 MEP 3

EAc6 Green Power 2 Client 2 0

MRp1 Storage and Collection of Recyclables 0 Architect R

MRc1.1a Maintain Interior Nonstructural Components (25% Reuse) 1 Architect 1

MRc1.1b Maintain Interior Nonstructural Components (33% Reuse) 1 Architect 1

MRc1.1c Maintain Interior Nonstructural Components (42% Reuse) 1 Architect 1

MRc1.1d Maintain Interior Nonstructural Components (50% Reuse) 1 Architect 1

MRc1.1e Maintain Interior Nonstructural Components (75% Reuse) 1 Architect 1

MRc2a Construction Waste Management Divert 50% from Disposal 1 Contractor 1 0

MRc2b Construction Waste Management Divert 75% from Disposal 1 Contractor 1 0

MRc3 Materials Reuse - 5% Reuse 1 Contractor 1

MRc4a Recycled Content - 10% of Content 1 Contractor 1 0

MRc4b Recycled Content - 20% of Content 1 Contractor 1

MRc5a Regional Materials - 10% Manufactured 1 Contractor 1 0

MRc5b Regional Materials - 20% Manufactured + Extracted 1 Contractor 1

MRc6 Certified Wood -50% FSC 1 Contractor 1

IEQp1 Minimum Indoor Air Quality Performance 0 MEP R

IEQp2 Environmental Tobacco Smoke (ETS) Control 0 Client R

IEQc1 Outdoor Air Delivery Monitoring 1 MEP 1

IEQc2 Increased Ventilation 1 MEP 1 0

IEQc3.1 Indoor Air Quality Management Plan - During Construction 1 Contractor 1 0

IEQc4.1 Low-Emitting Materials - Adhesives and Sealants 1 Contractor 1 0

IEQc4.2 Low-Emitting Materials - Paints and Coatings 1 Contractor 1 0

IEQc4.3 Low-Emitting Materials - Flooring Systems (GreenLabel Plus, FloorScore, etc.) 1 Contractor 1 0

IEQc4.4 Low-Emitting Materials - Composite Wood and Agrifiber Products 1 Contractor 1 0

IEQc5 Indoor Chemical and Pollutant Source Control 1 MEP 1 0

IEQc6.2 Controllability of Systems - Thermal Comfort 1 MEP 1

IEQc7.1 Thermal Comfort - Design 1 MEP 1 0

IEQc8.1 Daylight and Views - Daylight 75% of Spaces 1 Architect 1

IEQc8.2 Daylight and Views - Views for 90% of Seated Spaces 1 Architect 1 0

Mat

eria

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IDc1.1 Exemplary Performance - Development Density 1 Client 1 0

IDc1.2 Exemplary Performance - Public Transit Access 1 Civil 1 0

IDc1.3 Exemplary Performance - TBD 1 Architect 1

IDc1.4Green Hardscape Management Plan

1 Client 1 0

IDc1.5 Green Housekeeping 1 Client 1 0

IDalt1 Low Mercury Bulbs MEP

IDalt2 Green Education MEP

IDc2 LEED® Accredited Professional 1 Architect 1 0

RPc1 SSc5.1 1 Landscape Architect 0 0 0 1

RPc2 WEc3c 1 MEP 0 0 0 1

RPc3 WEc2 1 MEP 0 0 0 1

RPc4 EAc1o 1 Energy Modeler 0 0 0 1

RPc5 EAc2 1 Energy Modeler 0 0 0 1

RPc6 MRc1.1e 1 Architect 0 0 1Regi

onal

(4)

Inno

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ballston air rights acquisition, llc · 685 n glebe road i arlington, va 10.05.2015 i 2 ballston...

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