4040 Wilson - Mixed Use Building - Arlingtonva
4040 Wilson - Mixed Use Building SPRC 1 – 16 May 2016
Presentation Agenda 1. 2. 3. 4. 5. 6. 7. 8.
4040 Wilson - Mixed Use Building
Presentation Agenda
Project Overview Land Use & Zoning Site Design Building Architecture Transportation Open Space Community Benefits Construction Coordination
16 May 2016 SPRC 1 Pg 2
Project Overview Completion of Liberty Center • • • •
Purpose of Amendment:
Wilson Boulevard
SITE Pedestrian Path
4040 Wilson - Mixed Use Building
Nine Buildings 2,250,000 Square Feet Started in 2001 Building completes the project
Overall Site Plan
• • • •
Adjust Program to Trends in Market Change Portion of Office Use to Residential Expand Retail Offerings Retain Option for Approved All-Office Scheme
16 May 2016 SPRC 1 Pg 3
Project Overview Photos of Existing Completed Buildings
DARPA Headquarters
The View
One Liberty Center
Liberty Tower
Two Liberty Center
4040 Wilson - Mixed Use Building
Existing Buildings
The Residences at Liberty Center
16 May 2016 SPRC 1 Pg 4
Project Overview Photos of Existing Site Condition
Existing View from Wilson Boulevard
Wilson Boulevard
SITE
Aerial View – Existing Conditions
Existing View from Randolph Street
4040 Wilson - Mixed Use Building
Overall Site Plan
16 May 2016 SPRC 1 Pg 5
Land Use and Zoning Key Statistics
Previous Approval
Proposed Amendment
Site Area
1.29 acres
1.29 acres
Percent Coverage
45%
45%
Office Area
419,830 gsf
191,300 gsf
Retail Area
7,670 gsf
33,400 gsf
Residential Area
0
213,800 gsf / 244 apartments
Service / Utility
4,350 gsf
4,590 gsf
Total GFA
427,500 gsf
427,500 gsf
Height to Main Roof
248’-11”; 20 stories
255’-3”; 22 stories
Penthouse Height
20’-0”
23’-0”
Parking Spaces Provided
544 sp
483 sp
Loading Berths
2
3
Sustainability Program
LEED C&S v2009 GOLD
LEED C&S VERSION 4 GOLD
4040 Wilson - Mixed Use Building
Land Use and Zoning
16 May 2016 SPRC 1 Pg 6
Site Design
WILSON BOULEVARD
The overall site design remains largely as previously approved, with only minor adjustments for the new program. There are no changes to the following: • • • • • •
Relationship to Public Space & Adjacent Buildings Streetscape Improvements View Vistas through Site Visibility of Buildings from Neighboring areas Historic Status Compliance with Adopted Planning
Approved Plan
4040 Wilson - Mixed Use Building
Slide Site Plan Title
16 May 2016 SPRC 1 Pg 7
Site Design NW OFFICE
RES NORTH
Previously Approved All Office Design PROPOSED NW MIXED USE
PH Roof 278.22 THE ‘VIEW” (EX)
22
BQ RES BQ RES (Approved) (Approved)
255.22
22 22
242.07 242.07
17 400’ OFFSET
176.39
Proposed Mixed-Use Design
4040 Wilson - Mixed Use Building
Context Elevations – Wilson Blvd
16 May 2016 SPRC 1 Pg 8
Site Design
Previously Approved All Office Design PROPOSED NW MIXED USE
22
PH Roof 278.22
255.22 OFFICE (EX)
OFFICE (EX)
13 152.58
13
OFFICE (EX)
9
154.94
112.58
Proposed Mixed-Use Design
4040 Wilson - Mixed Use Building
Context Elevations – Randolph
16 May 2016 SPRC 1 Pg 9
Building Architecture Approximately half of the office area is proposed to be converted to residential use. • 244 apartments at top levels • Office use with a street retail remains at lower levels • Total building area is same as previously approved
Wilson
Previously Approved All Office Design
4040 Wilson - Mixed Use Building
Proposed Mixed-Use Design
Rendered Views
KEY PLAN
16 May 2016 SPRC 1 Pg 10
Building Architecture 278.22’ 268.94’ PH
22
20
21 20 19 18 17
19 18 17 16 14
10
10
9
9
8
8
7
7 6
6 5
4
4
3
2
Parking
Ground
Section - Previously Approved All Office Design
4040 Wilson - Mixed Use Building
2
Retail
Retail
3
P1 P2 P3 P4 P5
Wilson
5
Ground P1 P2 P3 P4 P5
Parking
12
Office
13
Office
16 15 14 13 12 11
15
11
Residential
255.22’ PH 248.94’
Section - Proposed Mixed-Use Design
Building Sections
KEY PLAN
16 May 2016 SPRC 1 Pg 11
Building Architecture Ground floor includes modest changes to accommodate the new program. WILSON BLVD
WILSON BLVD
Res Lobby
Office Lobby
Office Lobby Retail
Retail
Retail
Service Dock Service Dock Ramp Down To Parking
Previously Approved All Office Design
4040 Wilson - Mixed Use Building
Ramp Down To Parking
Proposed Mixed Use Design
Ground Floor
16 May 2016 SPRC 1 Pg 12
Building Architecture 191,500 GSF Office on Floors 2-10: • Previous Approval = 419,830 GSF Office • Typical Floorplate is virtually unchanged
Previously Approved All-Office Design
Proposed Mixed-Use Design
(21,755 gsf/flr)
(22,300 gsf/flr)
4040 Wilson - Mixed Use Building
Typical Office Floor
16 May 2016 SPRC 1 Pg 13
Building Architecture 244 Apartments on floors 11-22: 2BR
• 20% are 2BR • 80% are 1BR • Average Unit Size of 876 GSF per Apt
RESIDENTIAL AMENITY TERRACE AT FLOOR 11
KEY 2BR APT 1BR APT JR 1BR APT
In the event of a significant change in the market, demising walls can readily be adjusted and units combined without structural changes.
TYPICAL RESIDENTIAL FLOOR
4040 Wilson - Mixed Use Building
Residential Floor
16 May 2016 SPRC 1 Pg 14
Building Architecture OFFICE ROOF DECK
POOL
RES POOL DECK
PENTHOUSE LEVEL
4040 Wilson - Mixed Use Building
Penthouse Level
16 May 2016 SPRC 1 Pg 15
Building Architecture
Wilson
KEY PLAN
4040 Wilson - Mixed Use Building
Rendered View
16 May 2016 SPRC 1 Pg 16
Building Architecture
Wilson
KEY PLAN
4040 Wilson - Mixed Use Building
Aerial View
16 May 2016 SPRC 1 Pg 17
Building Architecture
4040 Wilson - Mixed Use Building
Architectural Detail
16 May 2016 SPRC 1 Pg 18
Building Architecture Metal Trim
Vision Glass
Metal Panel
Wilson
Accent Brick Field Brick
KEY PLAN
View from Wilson Boulevard
4040 Wilson - Mixed Use Building
Rendered View
16 May 2016 SPRC 1 Pg 19
Wilson
Building Architecture • Retail tenancy has expanded to include a fitness spa in addition to street retail • Retail area expanded from 7,670 to 33,400 gsf: • 15,000 gsf second floor • 7,400 gsf ground floor • 11,000 gsf below grade at P1 • Entrances remain focussed on street and Plaza • Fitness tenant will help activate the south end of plaza
Previously Approved All Office Design
Ground
Wilson
Proposed Mixed Use Design
Ground
2ND Flr
P1 Level
4040 Wilson - Mixed Use Building
Retail
16 May 2016 SPRC 1 Pg 20
Building Architecture Retail Streetscape
Wilson
KEY PLAN
4040 Wilson - Mixed Use Building
Retail
16 May 2016 SPRC 1 Pg 21
Building Architecture Service/Trash includes an added service bay for the mixed use program; in lieu of ancillary retail at Randolph St. WILSON BLVD
WILSON BLVD
Res Lobby
Office Lobby
Office Lobby Retail
Retail
Retail
Service Dock Service Dock Ramp Down To Parking
Previously Approved All Office Design
4040 Wilson - Mixed Use Building
Ramp Down To Parking
Proposed Mixed Use Design
Ground Floor
Utility locations, venting locations/strategies, and exterior lighting remain unchanged from previous approval. 16 May 2016 SPRC 1 Pg 22
Building Architecture Accessibility
Key Accessibility Features: 1. The building and surrounding site areas will be fully accessible and incorporate Universal Design features. 2. Power operated doors with sensor activation will be provided at all main building entrance locations. 3. There will be at-grade access to all first floor retail spaces. 4. Accessible Van parking will be located within the garage.
4040 Wilson - Mixed Use Building
Accessibility
16 May 2016 SPRC 1 Pg 23
Wilson Boulevard
Transportation / Open Space Landscape Plan Changes: • Minor Adjustments for Health Spa Entry • Steps Removed for Universal Access • Added Service Bay Public access easement area remains as previously approved.
No changes to open space: orientation, use, relationship to adjacent uses, or compliance with planning goals.
4040 Wilson - Mixed Use Building
Transportation / Open Space
16 May 2016 SPRC 1 Pg 24
Transportation / Parking PARKING SUMMARY: Total Automobile Spaces Previous Approval
544 spaces; 471 allocated to Office at 1 sp / 892 gsf
Total Proposed this Amendment
483 spaces
Residential Spaces Req’d
196 spaces at 0.8 sp per Apt
Retail Spaces Req’d
58 spaces at 1sp / 580 gsf
Office Spaces Req’d
229 spaces at 1sp / 835 gsf
Class 1 Bicycle Spaces Previous Approval
57 spaces
Class 1 Bicycle Spaces this Amendment
132 spaces
Class 3 Bicycle Spaces Previous Approval
23 spaces
Class 3 Bicycle Spaces this Amendment
20 spaces
Due to proposed revised program of uses, trip generation is reduced resulting in improved level of service at surrounding street network. This amendment results in no changes to: street sections, vehicular/pedestrian routes, bike routes, delivery and drop off locations.
4040 Wilson - Mixed Use Building
Transportation / Parking
16 May 2016 SPRC 1 Pg 25
Community Benefits 1. LEED GOLD C&S v4.0; Key Credits: a. LEED Neighborhood Development Gold Certified b. Water Use Reduction and Metering c. Construction Waste Management d. Green Cleaning e. Electric Vehicle Charging Stations
2. Completion / Construction of the pedestrian path through the site. 3. Deliver $4.4 million for Mosiac Park
There is no change to the previously approved LEED-based bonus density.
4040 Wilson - Mixed Use Building
LEED Scorecard
16 May 2016 SPRC 1 Pg 26
Construction Coordination 1. 2. 3. 4. 5.
Wilson Boulevard
Excavation and Garage are Complete Phasing In Context with Adjacent Projects Vehicle Staging, Parking, Routing Community Liason
SITE
4040 Wilson - Mixed Use Building
Construction Coordination
16 May 2016 SPRC 1 Pg 27
THANK YOU! 4040 Wilson - Mixed Use Building
The End
16 May 2016 SPRC 1 Pg 28
Presentation Agenda 1. 2. 3. 4. 5. 6. 7. 8.
4040 Wilson - Mixed Use Building
Presentation Agenda
Project Overview Land Use & Zoning Site Design Building Architecture Transportation Open Space Community Benefits Construction Coordination
16 May 2016 SPRC 1 Pg 2
Project Overview Completion of Liberty Center • • • •
Purpose of Amendment:
Wilson Boulevard
SITE Pedestrian Path
4040 Wilson - Mixed Use Building
Nine Buildings 2,250,000 Square Feet Started in 2001 Building completes the project
Overall Site Plan
• • • •
Adjust Program to Trends in Market Change Portion of Office Use to Residential Expand Retail Offerings Retain Option for Approved All-Office Scheme
16 May 2016 SPRC 1 Pg 3
Project Overview Photos of Existing Completed Buildings
DARPA Headquarters
The View
One Liberty Center
Liberty Tower
Two Liberty Center
4040 Wilson - Mixed Use Building
Existing Buildings
The Residences at Liberty Center
16 May 2016 SPRC 1 Pg 4
Project Overview Photos of Existing Site Condition
Existing View from Wilson Boulevard
Wilson Boulevard
SITE
Aerial View – Existing Conditions
Existing View from Randolph Street
4040 Wilson - Mixed Use Building
Overall Site Plan
16 May 2016 SPRC 1 Pg 5
Land Use and Zoning Key Statistics
Previous Approval
Proposed Amendment
Site Area
1.29 acres
1.29 acres
Percent Coverage
45%
45%
Office Area
419,830 gsf
191,300 gsf
Retail Area
7,670 gsf
33,400 gsf
Residential Area
0
213,800 gsf / 244 apartments
Service / Utility
4,350 gsf
4,590 gsf
Total GFA
427,500 gsf
427,500 gsf
Height to Main Roof
248’-11”; 20 stories
255’-3”; 22 stories
Penthouse Height
20’-0”
23’-0”
Parking Spaces Provided
544 sp
483 sp
Loading Berths
2
3
Sustainability Program
LEED C&S v2009 GOLD
LEED C&S VERSION 4 GOLD
4040 Wilson - Mixed Use Building
Land Use and Zoning
16 May 2016 SPRC 1 Pg 6
Site Design
WILSON BOULEVARD
The overall site design remains largely as previously approved, with only minor adjustments for the new program. There are no changes to the following: • • • • • •
Relationship to Public Space & Adjacent Buildings Streetscape Improvements View Vistas through Site Visibility of Buildings from Neighboring areas Historic Status Compliance with Adopted Planning
Approved Plan
4040 Wilson - Mixed Use Building
Slide Site Plan Title
16 May 2016 SPRC 1 Pg 7
Site Design NW OFFICE
RES NORTH
Previously Approved All Office Design PROPOSED NW MIXED USE
PH Roof 278.22 THE ‘VIEW” (EX)
22
BQ RES BQ RES (Approved) (Approved)
255.22
22 22
242.07 242.07
17 400’ OFFSET
176.39
Proposed Mixed-Use Design
4040 Wilson - Mixed Use Building
Context Elevations – Wilson Blvd
16 May 2016 SPRC 1 Pg 8
Site Design
Previously Approved All Office Design PROPOSED NW MIXED USE
22
PH Roof 278.22
255.22 OFFICE (EX)
OFFICE (EX)
13 152.58
13
OFFICE (EX)
9
154.94
112.58
Proposed Mixed-Use Design
4040 Wilson - Mixed Use Building
Context Elevations – Randolph
16 May 2016 SPRC 1 Pg 9
Building Architecture Approximately half of the office area is proposed to be converted to residential use. • 244 apartments at top levels • Office use with a street retail remains at lower levels • Total building area is same as previously approved
Wilson
Previously Approved All Office Design
4040 Wilson - Mixed Use Building
Proposed Mixed-Use Design
Rendered Views
KEY PLAN
16 May 2016 SPRC 1 Pg 10
Building Architecture 278.22’ 268.94’ PH
22
20
21 20 19 18 17
19 18 17 16 14
10
10
9
9
8
8
7
7 6
6 5
4
4
3
2
Parking
Ground
Section - Previously Approved All Office Design
4040 Wilson - Mixed Use Building
2
Retail
Retail
3
P1 P2 P3 P4 P5
Wilson
5
Ground P1 P2 P3 P4 P5
Parking
12
Office
13
Office
16 15 14 13 12 11
15
11
Residential
255.22’ PH 248.94’
Section - Proposed Mixed-Use Design
Building Sections
KEY PLAN
16 May 2016 SPRC 1 Pg 11
Building Architecture Ground floor includes modest changes to accommodate the new program. WILSON BLVD
WILSON BLVD
Res Lobby
Office Lobby
Office Lobby Retail
Retail
Retail
Service Dock Service Dock Ramp Down To Parking
Previously Approved All Office Design
4040 Wilson - Mixed Use Building
Ramp Down To Parking
Proposed Mixed Use Design
Ground Floor
16 May 2016 SPRC 1 Pg 12
Building Architecture 191,500 GSF Office on Floors 2-10: • Previous Approval = 419,830 GSF Office • Typical Floorplate is virtually unchanged
Previously Approved All-Office Design
Proposed Mixed-Use Design
(21,755 gsf/flr)
(22,300 gsf/flr)
4040 Wilson - Mixed Use Building
Typical Office Floor
16 May 2016 SPRC 1 Pg 13
Building Architecture 244 Apartments on floors 11-22: 2BR
• 20% are 2BR • 80% are 1BR • Average Unit Size of 876 GSF per Apt
RESIDENTIAL AMENITY TERRACE AT FLOOR 11
KEY 2BR APT 1BR APT JR 1BR APT
In the event of a significant change in the market, demising walls can readily be adjusted and units combined without structural changes.
TYPICAL RESIDENTIAL FLOOR
4040 Wilson - Mixed Use Building
Residential Floor
16 May 2016 SPRC 1 Pg 14
Building Architecture OFFICE ROOF DECK
POOL
RES POOL DECK
PENTHOUSE LEVEL
4040 Wilson - Mixed Use Building
Penthouse Level
16 May 2016 SPRC 1 Pg 15
Building Architecture
Wilson
KEY PLAN
4040 Wilson - Mixed Use Building
Rendered View
16 May 2016 SPRC 1 Pg 16
Building Architecture
Wilson
KEY PLAN
4040 Wilson - Mixed Use Building
Aerial View
16 May 2016 SPRC 1 Pg 17
Building Architecture
4040 Wilson - Mixed Use Building
Architectural Detail
16 May 2016 SPRC 1 Pg 18
Building Architecture Metal Trim
Vision Glass
Metal Panel
Wilson
Accent Brick Field Brick
KEY PLAN
View from Wilson Boulevard
4040 Wilson - Mixed Use Building
Rendered View
16 May 2016 SPRC 1 Pg 19
Wilson
Building Architecture • Retail tenancy has expanded to include a fitness spa in addition to street retail • Retail area expanded from 7,670 to 33,400 gsf: • 15,000 gsf second floor • 7,400 gsf ground floor • 11,000 gsf below grade at P1 • Entrances remain focussed on street and Plaza • Fitness tenant will help activate the south end of plaza
Previously Approved All Office Design
Ground
Wilson
Proposed Mixed Use Design
Ground
2ND Flr
P1 Level
4040 Wilson - Mixed Use Building
Retail
16 May 2016 SPRC 1 Pg 20
Building Architecture Retail Streetscape
Wilson
KEY PLAN
4040 Wilson - Mixed Use Building
Retail
16 May 2016 SPRC 1 Pg 21
Building Architecture Service/Trash includes an added service bay for the mixed use program; in lieu of ancillary retail at Randolph St. WILSON BLVD
WILSON BLVD
Res Lobby
Office Lobby
Office Lobby Retail
Retail
Retail
Service Dock Service Dock Ramp Down To Parking
Previously Approved All Office Design
4040 Wilson - Mixed Use Building
Ramp Down To Parking
Proposed Mixed Use Design
Ground Floor
Utility locations, venting locations/strategies, and exterior lighting remain unchanged from previous approval. 16 May 2016 SPRC 1 Pg 22
Building Architecture Accessibility
Key Accessibility Features: 1. The building and surrounding site areas will be fully accessible and incorporate Universal Design features. 2. Power operated doors with sensor activation will be provided at all main building entrance locations. 3. There will be at-grade access to all first floor retail spaces. 4. Accessible Van parking will be located within the garage.
4040 Wilson - Mixed Use Building
Accessibility
16 May 2016 SPRC 1 Pg 23
Wilson Boulevard
Transportation / Open Space Landscape Plan Changes: • Minor Adjustments for Health Spa Entry • Steps Removed for Universal Access • Added Service Bay Public access easement area remains as previously approved.
No changes to open space: orientation, use, relationship to adjacent uses, or compliance with planning goals.
4040 Wilson - Mixed Use Building
Transportation / Open Space
16 May 2016 SPRC 1 Pg 24
Transportation / Parking PARKING SUMMARY: Total Automobile Spaces Previous Approval
544 spaces; 471 allocated to Office at 1 sp / 892 gsf
Total Proposed this Amendment
483 spaces
Residential Spaces Req’d
196 spaces at 0.8 sp per Apt
Retail Spaces Req’d
58 spaces at 1sp / 580 gsf
Office Spaces Req’d
229 spaces at 1sp / 835 gsf
Class 1 Bicycle Spaces Previous Approval
57 spaces
Class 1 Bicycle Spaces this Amendment
132 spaces
Class 3 Bicycle Spaces Previous Approval
23 spaces
Class 3 Bicycle Spaces this Amendment
20 spaces
Due to proposed revised program of uses, trip generation is reduced resulting in improved level of service at surrounding street network. This amendment results in no changes to: street sections, vehicular/pedestrian routes, bike routes, delivery and drop off locations.
4040 Wilson - Mixed Use Building
Transportation / Parking
16 May 2016 SPRC 1 Pg 25
Community Benefits 1. LEED GOLD C&S v4.0; Key Credits: a. LEED Neighborhood Development Gold Certified b. Water Use Reduction and Metering c. Construction Waste Management d. Green Cleaning e. Electric Vehicle Charging Stations
2. Completion / Construction of the pedestrian path through the site. 3. Deliver $4.4 million for Mosiac Park
There is no change to the previously approved LEED-based bonus density.
4040 Wilson - Mixed Use Building
LEED Scorecard
16 May 2016 SPRC 1 Pg 26
Construction Coordination 1. 2. 3. 4. 5.
Wilson Boulevard
Excavation and Garage are Complete Phasing In Context with Adjacent Projects Vehicle Staging, Parking, Routing Community Liason
SITE
4040 Wilson - Mixed Use Building
Construction Coordination
16 May 2016 SPRC 1 Pg 27
THANK YOU! 4040 Wilson - Mixed Use Building
The End
16 May 2016 SPRC 1 Pg 28
