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OLD CONVENTION CENTER SITE
WASHINGTON, D.C.
REQUEST FOR QUALIFICATIONS
FOR PRE-CONSTRUCTION SERVICES AND GENERAL CONTRACTING
PRESENTED BY:
OCC MASTER DEVELOPER LLC
JANUARY 10TH, 2008
Old Convention Center Site January 10, 2008
1.0 INTRODUCTION .......................................................................................................................................... 1
2.0 OWNER ..................................................................................................................................................... 2
3.0 DESIGN TEAM ............................................................................................................................................ 2
4.0 THE PROJECT SITE .................................................................................................................................... 3
5.0 SCOPE OF WORK ....................................................................................................................................... 3
6.0 QUALIFYING PROCESS FOR THE GENERAL CONTRACTOR .............................................................................. 3
7.0 QUALIFICATION REQUIREMENTS ................................................................................................................. 5
8.0 QUALIFICATION ACCEPTANCE...................................................................................................................... 9
9.0 CONTACT ................................................................................................................................................. 9
EXHIBITS
Exhibit A. PROJECT DESCRIPTION
Exhibit B. DESCRIPTION OF THE OFFICE PROJECT
Exhibit C. DESCRIPTION OF THE RENTAL PROJECT
Exhibit D. DESCRIPTION OF THE CONDOMINIUM PROJECT
Exhibit E. DESCRIPTION OF THE COMMON AREAS/BELOW GRADE
i
Old Convention Center Site January 10, 2008
OLD CONVENTION CENTER SITE
WASHINGTON, D.C.
REQUEST FOR QUALIFICATIONS FOR PRE-CONSTRUCTION SERVICES AND GENERAL CONTRACTING
1.0 INTRODUCTION
1.1 OCC Master Developer LLC (“Owner”) has entered into a Development Agreement with the District of
Columbia to develop the Old Convention Center Site (OCCS). This site is bounded by 9th Street, H Street,
11th Street and I Street NW all in Washington, DC. Owner intends to complete the following scope of work
at the Old Convention Center Site (the “Master Project”) and is issuing this Request for Qualifications to
identify Contractors eligible to bid for the general contracting assignment to complete the work of the
Master Project.
.1 General. The scope is based upon the Design Development documents developed by Foster +
Partners, London, UK, and Shalom Baranes Associates (“Architect”) dated December 14, 2007 for
the Master Project. Included are the individual projects which are further described below.
.2 Major Elements. The Master Project includes the following individual projects (collectively the
“Individual Projects”): See Exhibit A – Project Description.
(1) Office Buildings (“Office Project”). The above grade portions of two office buildings
containing approximately 562,000 GSF of office floors and retail shell on a lot bounded by 10th
and 11th Streets and H and I Streets. See Exhibit B – Description of the Office Project.
(2) Rental Buildings (“Rental Project”). The above grade portions of two apartment buildings on
the lot bounded by 9 ½ alley and 10th Street and H and I Streets containing approximately
578,000 GSF of rental apartment floors and retail shell. See Exhibit C – Description of the
Rental Project.
(3) Condominium Buildings (“Condominium Project”). The above grade portions of two
condominium buildings on the lot bounded by 9th Street and 9 ½ alley and H and I Streets
containing approximately 400,000 GSF of condominium floors and retail shell. See Exhibit D –
Description of the Condominium Project.
(4) Common Areas (“Common Areas and Below Grade Project”). The above grade
landscaping and hardscaping of the Master Project’s streets, alleys, sidewalks, plazas, and
parks plus the loading/unloading, service, retail shell, and parking areas located below all the
uses above. This element contains approximately 200,000 GSF of surface paving, walks, and
parks and 941,000 GSF of below grade parking and loading in 4 Levels (B1-B4). See Exhibit E
– Description of the Common Areas and Below Grade Project.
.3 LEED Certification. The Owner intends to pursue LEED certifications for each of the projects and a
LEED Neighborhood Development (LEED ND) for the entire Master Project. It should be anticipated
that the Owner will strive for the highest LEED certification practical for a given building type.
1.2 The Owner is responsible for coordinating all aspects of the Master Project including design, engaging
the General Contractor, and oversight of construction administration.
1.3 This Request for Qualifications (“RFQ”) and all of its schedules and related documents are being issued to
identify qualified general contractors (“Bidders”) who will be invited to bid for the general construction of
the Master Project. Upon completion of the RFQ process, the Owner expects to issue a Request for
Proposal (“RFP”) to multiple bidders to select a single general contractor to provide Preconstruction
Services as defined in Section 7.4 below and to construct the entire Master Project.
1.4 It is the Owner’s intention to complete this qualification process and begin the general contractor selection
process during February 2008.
1.5 Community Involvement
.1 Community Involvement Plan. Owner has a specific plan and program for providing the
community that is impacted by the Project with information about, and input into, the Project as it is
designed, developed, constructed and operated (“Community Involvement Plan”). Owner shall
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Old Convention Center Site January 10, 2008
undertake outreach to the community to solicit and encourage input and the Bidders shall be
qualified and experienced in support of such efforts.
.2 Internship Program. Owner will establish an active mentorship program to provide high school and
college students internship opportunities in the development process. The Bidders shall be qualified
and experienced in making such opportunities available within its offices for students interested in
design and construction.
.3 First Source Employment Agreement. The Bidder shall show experience with a First Source
Employment Agreement in accordance with D.C. Law 14-24, D.C. Law 5-93, and Mayor’s Order 83-
265 for recruitment, referral, and placement of District of Columbia residents (“D.C. Law”) with the
District of Columbia Department of Employment Services, hereinafter referred to as DOES. Under
this Employment Agreement the selected general contractor will use of DOES as the first source for
recruitment, referral, and placement of new hires or employees for all new jobs created by the
development and construction of the Improvements at the Project and will hire, in accordance with
D.C. Law.
.4 Certified Business Enterprise (CBE). The Owner has agreed with the District that it will achieve,
at a minimum, the goal of utilizing CBE contractors for contracts worth an aggregate value equal to
no less than 35% of the Projects’ costs. The Bidders shall be qualified and experienced either
through its own status as an CBE or through joint venture or subcontracting in achieving CBE goals
of 35% or greater of its costs.
2.0 OWNER
OCC Master Developer LLC (“Owner”) is a venture of Hines Interests Limited Partnership, a privately owned
international real estate firm headquartered in Houston, Texas and Archstone-Smith, a privately owned
international real estate firm, headquartered in Denver, Colorado.
3.0 DESIGN TEAM
The Owner has retained a team of design and consulting firms to design the Project (collectively the
“Design Team”). The principal designers include among others:
Architect: Shalom Baranes & Associates
Design Architect (Office and Condo) Foster + Partners, London, UK
Civil Engineer: Delon Hampton & Associates, Chartered
Landscape Architect: Gustafson Guthrie Nichol, with Lee + Papa
Associates, Inc.
Structural Engineer: SK&A Structural Engineers PLLC with Thornton-
Tomasetti Group, Inc.
MEP Engineer: TOLK, Inc.
4.0 THE PROJECT SITE
4.1 Site Description. The Project will be constructed at the current location of the existing surface parking lot
operated by the District on Square 374, Lots 46 and 47. Improvements will be made to the utility service
lines, the landscaping and streetscapes on 9th, 11th, and H Streets and the adjacent Reservation 174 as a
part of the Work (the “Site”).
4.2 Site Visit. Each firm interested in qualifying should visit the Site and familiarize itself with the existing
conditions and all challenges the Site might present to the successful Contractor. The Site is currently
open to the public. No special arrangements need to be made to visit the Site.
5.0 SCOPE OF WORK
Generally, the scope for which the Owner is seeking qualified general contractors includes all Work
necessary to complete the Master Project described in the Introduction above. The scope of the
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Old Convention Center Site January 10, 2008
upcoming Request for Proposal is summarized in Exhibits F – Scope of the Proposal for General
Contractor, attached to this RFQ.
6.0 SCHEDULE
The Master Project will be built in a single phase with all Individual Projects running concurrently once the
Below Grade portion of the Common Areas and Below Grade Project is sufficiently complete to allow
construction of the above grade works.
7.0 QUALIFYING PROCESS FOR GENERAL CONTRACTORS
7.1 Request for Qualification Response. Deliver three (3) copies of your response to this RFQ in an
envelope to:
OCC Master Developer LLC ATTN: Michael Greene
c/o Hines
555 13th Street NW, Suite 1020 East
Washington, DC 20004,
no later than 4:00 PM (EST) on February 7, 2008. Identify the response with the respondent’s name and
the words “Qualification for the Old Convention Center Site Project” and “Do Not Open” clearly written on
the outside of the envelope.
7.2 Qualifications. To be qualified, the general contractor and its proposed project staff will possess
extensive experience with similar projects and demonstrate the highest level of professional competence,
skill and ability to work effectively within stringent schedule and budget constraints. The general
contractor must be fully aware of, and responsive to, important subjective aspects of the Project, including
regulatory sensitivities and community relationships. The general contractor must convincingly
demonstrate its ability to plan this Master Project skillfully and manage it without disruption to the adjacent
sites. The general contractor must possess all licenses and authorizations necessary to perform the Work
in the District of Columbia, and must demonstrate previous experience with working on a project that
attained a USGBC LEED rating.
7.3 Quality. The general contractor and its staff must demonstrate a solid track record of delivering high
quality, corporate office space, residential rental, retail, and condominiums in the Washington, DC area.
Quality and customer service will be key considerations in the selection of Bidders for this Project. The
general contractor will possess proven quality control techniques and warranty service programs designed
to provide excellence in craftsmanship, quality construction and customer service.
7.4 Preconstruction Services. The general contractor’s basic services will generally consist of budgeting,
estimating, constructability analysis, scheduling, value engineering, and organizing the bidding &
awarding of subcontracts and purchase orders.
The general contractor will manage the pre-qualification of all potential subcontractors and the Bid &
Award process for the Work all subject to the Owner’s participation and approval. The general contractor
will prepare and distribute, with the input and prior approval of the Owner, all subcontractor bid packages
and instructions to subcontract bidders. The general contractor, with the participation of the Owner, will
conduct individual subcontractor pre-bid meetings and bid interviews with each major subcontract bidder.
8.0 QUALIFICATION REQUIREMENTS
General contractors interested in responding to this RFQ (“the Respondents”) must provide conclusive
evidence of its experience and qualifications in the management of pre-construction and construction of very
large, complex, multi-use projects.
8.1 Experience. Provide the Respondent firm’s experience in the pre-construction and construction of the
building types below, all of which are found in this project.
.1 General. Each project listed should include the following information:
(a) Project name and location.
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Old Convention Center Site January 10, 2008
(b) Name of client to include members of clients’ management staff by phone number and email
who can be contacted for references.
(c) Gross area and height
(d) Architect
(e) Budget and results
(f) Schedule and results.
(g) Project significance. Trophy building, build to suit, affordable housing, etc.
(h) Key features
(i) Awards including any LEED certification.
(j) Year completed or to be completed.
(k) Answers to specific requests stated by each building type below.
.2 Office Buildings. Class “A” office buildings. Past projects involving design by prominent, top-level
architects similar to this project’s Foster + Partners will be a plus to your qualifications.
.3 Rental Buildings. High rise rental buildings including your understanding of proper completion and
handover of residential floors and general building services and amenities.
.4 Condominium Buildings. High rise condominium buildings including your understanding of proper
completion and handover of residential floors, general building services and amenities, and proper
closeout, punch listing, and customer service for individual condominium owners units.
.5 Retail. Multi-floor retail shell including coordination of its systems with those of the uses above.
.6 Large Scale Multi-Use. Large scale multi-use projects containing some or all of the uses above in
multiple buildings.
8.2 LEED. Provide the Respondent’s experience in the construction and certification of LEED buildings
including:
.1 Name and description of projects certified as LEED Silver or higher. This may be answered by
reference to answers in 7.1 above.
.2 Staff with LEED Accredited Professional (LEED AP) status at the level of project manager or higher
who have managed a LEED silver or higher project and are available for assignment to this project.
8.3 Staffing
.1 Provide a narrative of the Respondent’s approach to staffing plan for both the pre-construction and
construction phases for similar projects.
.2 Provide a narrative to describe the Respondent’s understanding of the scope of the Master Project
and its plan to organize, manage, coordinate, and execute a project of this scale.
.3 Include indicative resumes of the staff members available for major assignments on this project.
.4 Description of the Respondent’s web-based project management system, if any.
8.4 Schedules
.1 Pre-Construction Schedule. Provide samples from recent projects to show Respondent’s
capabilities in pre-construction scheduling. Include a short (approximately 1 page) narrative of how
the schedule was developed and managed.
.2 Construction. Provide samples from recent projects to show Respondent’s capabilities in
construction scheduling of multi-use or multi-building projects. Include a short (approximately 1
page) narrative of how the schedule was developed and managed.
8.5 Subcontractor/Supplier Bid & Award Experience. The intent of the Master Project is to commence the
Master Project upon acceptance of the Guaranteed Maximum Prices for all of the Individual Projects and
issuance of a Notice to Proceed for each Individual Project. Respondent is to provide its experience in
managing bid & award of subcontracts on multi-building projects. (Max. 1 Page)
Prepared by OCC Master Developer LLC Page 4 Request for Qualifications
Old Convention Center Site January 10, 2008
8.6 Community Involvement Experience
.1 Community Involvement. Respondent shall provide information on its experience in managing or
participating in community outreach in the Washington area including descriptions of current projects
with community involvement
.2 Internship Program. Respondent to describe current participation in mentorship programs within
its offices for students interested in design and construction. Respondent to describe its plan for
providing mentorship programs for use during this project.
.3 First Source Employment Agreement. The Respondent is to acknowledge its understanding of
and acceptance of the First Source Employment Agreement in accordance with D.C. Law 14-24,
D.C. Law 5-93, and Mayor’s Order 83-265 for recruitment, referral, and placement of District of
Columbia residents (“D.C. Law”) with the District of Columbia Department of Employment Services.
.4 Certified Business Enterprises (CBE). The Respondent is to provide a narrative of its experience
in hiring or joint venturing with DC based CBE’s. If the Respondent has no history with DC based
CBE’s, provide it’s history with other local or federal jurisdictions in managing similar programs and
its understanding of the DC Certified Business Enterprise program.
8.7 Bonding Capacity and Financial Information
.1 Include a statement from the Respondent’s surety denoting
(1) available and specific bonding capacity for each of the Individual Projects
(2) available total bonding capacity and
(3) any capacity limits for a single project.
.2 Provide most recent audited financial statement.
8.8 Insurance
Describe the Respondent’s experience and capabilities with providing project specific “Contractor
Controlled Insurance Programs”.
8.9 Special Resources
The proposal should describe any special resources, which the Respondent may contribute to the Project.
This section of the Proposal gives the Respondent an opportunity to articulate why its firm stands above
the competition.
8.10 List of References
A list of general references for the Respondent. Include at least 3 development firms, 3 architects, 3
major subcontractors, and 3 Certified Business Enterprises (include their CBE numbers).
8.11 Proposal Format and Presentation
Respondents shall submit qualifications bound in a binder with the information tabbed and indexed,
following the order of the Qualification Requirements set out above in Section 8.0 of this RFP.
The qualifications of each Respondent will be carefully considered prior to its being invited to participate in
the RFP process. Each Respondent is encouraged to include information as it believes is necessary to
provide a full understanding of the Respondent’s qualifications
9.0 Qualification Acceptance
The Owner, reserves the right to reject any or all responses received pursuant to this RFQ. The Owner
shall not be under any obligation to any of the Respondents as a result of this process. Upon review, the
Owner, in its sole and absolute discretion may elect to invite one or more of the Respondents or reject all
qualifications and solicit new responses.
Prepared by OCC Master Developer LLC Page 5 Request for Qualifications
Old Convention Center Site January 10, 2008
10.0 Contact
Questions from Respondents concerning the Master Project, this RFQ, or the preconstruction process
should be directed to:
Michael Greene, VP (202) 347-6337
Hines Interests Limited Partnership (202) 347-2802 (facsimile)
555 Thirteenth Street, N.W., mike_greene@hines.com
Suite 1020 East
Washington, DC 20004
copied to:
Paul Nazelrod, VP (703) 769-1097
Archstone-Smith Operating Trust (703) 892-4031 (facsimile)
2345 Crystal Drive, 11th floor pnazelrod@archstonesmith.com
Arlington, VA 22202
End of Request for Proposal
EXHIBITS ON FOLLOWING PAGES
Exhibit A. PROJECT DESCRIPTION
Exhibit B. DESCRIPTION OF THE OFFICE PROJECT
Exhibit C. DESCRIPTION OF THE RENTAL PROJECT
Exhibit D. DESCRIPTION OF THE CONDOMINIUM PROJECT
Exhibit E. DESCRIPTION OF THE COMMON AREAS/BELOW GRADE AND RETAIL
Prepared by OCC Master Developer LLC Page 6 Request for Qualifications
EXHIBIT A – PROJECT DESCRIPTION
As described in the Design Development documents developed by Shalom Baranes Associates,
Architects, dated December 14, 2007 for the Old Convention Center Site.
Site Plan for Reference
Principal Designers/Engineers
OFFICE RENTAL CONDO COMMON AREAS
DISCIPLINE
PARCELS 1 AND 2 PARCELS 3 AND 4 PARCELS 5 AND 6 /BELOW GRADE
ARCHITECT Shalom Baranes Shalom Baranes Shalom Baranes Shalom Baranes
DESIGN ARCHITECT Foster + Partners Shalom Baranes Foster + Partners Shalom Baranes
Gustafson Guthrie Lee + Papa Gustafson Guthrie
LANDSCAPE GGN/L + P
Nichols Associates Nichols
CIVIL N/A N/A N/A Delon Hampton
STRUCTURAL Thornton-Tomasetti SK&A SK&A Thornton-Tomasetti
MEP TOLK TOLK TOLK TOLK
Building Areas (Based on Area Shalom Baranes Associates Area Calculations dated October 15, 2007)
A-1 of 2
Old Convention Center Site January 10, 2008
OFFICE BUILDINGS RENTAL BUILDINGS CONDOMINIUMS BELOW GRADE
Parcel 1 Parcel 2 Parcel 3 Parcel 4 Parcel 5 Parcel 6 Parcels 1 through 6
Floor Gross Gross Gross Gross Gross Gross Gross Parking
Area Area Area Area Area Area Area Spaces
Level B4 238,599 542
Level B3 238,599 539
Level B2 238,599 463
Mezzanine 10,333 0
Concourse / B1 215,033 94
Level 1 27,059 27,059 32,108 34,212 23,285 22,316
Level 2 27,059 27,059 27,454 29,467 23,427 22,369
Level 3 25,437 25,437 27,740 29,690 22,824 22,742
Level 4 24,905 24,905 28,588 29,354 21,311 20,036
Level 5 24,905 24,895 25,758 29,354 21,475 19,943
Level 6 24,905 24,477 26,014 25,236 18,616 17,257
Level 7 24,905 24,477 26,014 25,236 18,616 17,257
Level 8 24,895 24,031 23,813 25,236 17,166 14,565
Level 9 24,477 24,031 21,363 22,785 15,932 13,585
Level 10 24,477 24,031 20,514 20,602 15,016 13,585
Level 11 24,477 24,031 20,514 18,243 0 11,074
Subtotal 277,501 274,433 279,880 289,415 197,668 194,729
Penthouse 4,495 5,789 4,358 3,140 4,469 2,970
Total 281,996 280,222 284,238 292,555 202,137 197,699 941,163 1,638
CONSTRUCTION GROSS
Total Office 562,218
Total Rental 576,793
Total Condo 399,836
Total Retail Incl above 208,373
1,538,84
Total Above Grade
7
Total Below Grade gsf 941,163
Below Grade Retail Incl above 60,556
Total Program 2,480,010 268,929
LOCATION. Old Convention Center Site, Square 374, Lots 46 and 47, Washington, DC
COMMON AREAS. Described as the Central Plaza, Northwest Park, and other walks, streets, alleys, and
other above grade common elements which tie the Project together and are outside the building footprint of
the 6 buildings
BELOW GRADE. Parking for 1638 cars below a retail shell, loading, and service Concourse Level.
A-2 of 2
EXHIBIT B – DESCRIPTION OF THE OFFICE PROJECT
Parcels 1 and Parcel 2 contain the Office Project portion of the
Master Project including:
The above grade portions of two office buildings on the lot
bounded by 10th Street and 11th Street and H and I streets
containing approximately 562,000 GSF of office floors and
retail shell.
The pertinent below grade spaces, mechanical systems,
electrical systems, and building systems necessary for the
Office Project and its retail spaces.
The retail shuttle elevators, retail service elevators, and
office building passenger, parking, and freight elevators
including lobbies and ancillary support systems serving both
above grade and below grade uses.
Description
The office buildings are eleven levels above grade with a
mechanical penthouse at each building roof level.
The buildings will be Class “A” office space.
Scope of the Office Project is core and shell.
The buildings are connected at the third level via enclosed
pedestrian bridge. Other bridges may be added higher in the
buildings dependent upon tenant requests.
Each office building will have a separate lobby, fire alarm system and
address.
Each building’s Foster designed exterior wall consists of a shaded
curtainwall, two atria facing the alley between the buildings, office
building entrances, and two levels of retail storefront.
Each building will have identical Class “A” double height lobbies with
stone floors and walls, security desk, and elevator lobbies.
The Retail Component
Will be constructed with the Office Project as shell space.
Will be enclosed with storefront systems with others to provide interior
tenant finishes at the first and part of second floor at Parcel 1 and both
the first and second floor at Parcel 2.
MEP systems infrastructure will be provided from base building for
future connection and tenant space equipment by others. Skeleton
MEP systems and life safety systems will be provided at unfinished
spaces of the retail component.
The Retail component will be strictly coordinated with the office
component and Common Areas (“Common Areas and Below Grade
Project”).
Occupancy. The Office Project core and shell will be occupied based on
receipt of a Certificate of Occupancy for the entire work or, if necessary, a
partial C of O. Tenant improvements of either the office floors or the retail spaces will be handled on an
individual basis in many cases running concurrently with the Office Project.
B-1 of 1
EXHIBIT C – DESCRIPTION OF THE RENTAL PROJECT
Parcels 3 and Parcel 4 contain the Rental
Project portion of the Master Project
including:
The above grade portions of two
apartment buildings on the lot bounded
by 9 ½ alley and 10th Street and H and
I streets containing approximately
577,000 GSF of rental apartment floors
and retail shell.
The pertinent below grade spaces,
mechanical systems, electrical
systems, and building systems
necessary for the rental buildings and
rental building retail spaces.
The retail shuttle elevators, retail
service elevators, and rental building
elevators including lobbies and
ancillary support systems for same.
Description
The rental buildings are eleven levels above the Common Area plaza with a mechanical penthouse at each
building roof level.
The mechanical penthouse at Parcel 3 serves as the mechanical HVAC plant for both rental buildings.
The buildings terrace down, increasing in footprint size, from roof to plaza with spaces of extensive
landscaping on roofs, terraces and courtyards available for residents and guests. A pool area is located at
the fifth level of the Parcel 3 rental building.
The buildings are connected at the second level via an enclosed pedestrian bridge. The bridge is the spine
of the rental buildings interconnecting amenity areas, administrative offices, lobbies, and building access
within rental buildings.
Each rental building will have a separate lobby, fire alarm system and address.
The buildings’ envelopes consist of terra cotta precast panels, window wall and curtain wall systems.
The residential apartments are located on floors two through eleven with main lobbies at the first floor level
(Common Area plaza level).
The Retail Component
Will be constructed with the Rental Project as shell space.
Will be enclosed with storefront systems with others to provide interior tenant finishes at the first floors and
portions of the second floors.
The HVAC plant for the Retail is located at the mechanical penthouse of Parcel 4 roof.
MEP systems infrastructure will be provided from base building for future connection and tenant space
equipment by others. Skeleton MEP systems and life safety systems will be provided at unfinished spaces
of the retail component.
The Retail component will be strictly coordinated with apartment component and Common Areas
(“Common Areas and Below Grade Project”).
Occupancy. The rental buildings will have a phased occupancy. The initial occupancy will be the Below Grade
portion of the Common Areas and Below Grade Project, then the Rental Project’s first floor entrances, second
floors, and core and shell. The expected occupancy rate will be two additional floors every two weeks until fully
occupied.
C-1 of 1
EXHIBIT D – DESCRIPTION OF THE CONDOMINIUM PROJECT
Parcels 5 and Parcel 6 contain the Condominium Project portion
of the Master Project including:
The above grade portions of two condominium buildings on
the lot bounded by 9th Street, 9-1/2 Alley, and H and I streets
containing approximately 400,000 GSF of condominium
floors and retail shell.
216 condominium units of single and multiple bedrooms,
living and dining areas, bathrooms, and circulation space.
Buildout will include all finishes, cabinetry, appliances,
fixtures, and systems.
The pertinent below grade spaces, mechanical systems,
electrical systems, and building systems necessary for the
condominium buildings and retail shell spaces.
The 2 retail shuttle elevators, retail service elevators, and
condominium building elevators including lobbies and
ancillary support systems for same.
Description
The condominium buildings are ten and eleven levels above
grade with a mechanical penthouse at each building roof
level.
The mechanical plant for the 2 retail levels of each building are on the Parcel 4 Rental Building.
The buildings terrace down, increasing in footprint size, from
roof to plaza with spaces of extensive landscaping on roofs,
terraces and courtyards available for residents’ access. Both
buildings’ rooftops contain extensive resident amenities areas.
The buildings are connected at the third level via an open
pedestrian bridge. The bridge is the spine of the condominium
buildings interconnecting amenity areas, lobbies, and building
access
Each building will have a separate address, front lobby, and
fire alarm system.
The buildings’ envelopes consist of window wall and retail
storefront systems.
The condominiums are located on floors three through eleven
with two levels of retail below.
The Retail Component
Will be constructed with the Condominium Project as shell
space.
Will be enclosed with storefront systems with tenants to
provide interior finishes
The HVAC plant for the Retail is located at the mechanical penthouse of Parcel 4 roof.
MEP systems infrastructure will be provided from base building for future connection and tenant space
equipment by others. Skeleton MEP systems and life safety systems will be provided at unfinished spaces
of the retail component.
The Retail component will be strictly coordinated with the completion of the Condominium Project.
Occupancy. The condominium buildings will have a phased occupancy. The initial occupancy will be the
Below Grade portion of the Common Areas and Below Grade Project, then the Condominium Project’s base
building code requirements, followed by floor by floor handovers of the residential areas.
D-1 of 1
EXHIBIT E – DESCRIPTION OF THE COMMON AREAS AND BELOW GRADE PROJECT
Common Areas
Major Elements – See Site Plan in Exhibit A
North West Park. Formerly US Park Service Reservation 174 bounded by 11th Street, New York Ave, 10th
Street, and I Street. This will be an urban park with fountains, landscaping, and both decorative and DC
Standard paving. Adjacent to the Park will be a limited access portion of I Street with similar paving to that
used in the Park. The NW Park and adjacent I Street covers approximately 30,000 SF.
Central Plaza. Located among the four residential buildings, the Central Plaza will have several fountains,
landscaping, stone paving, and built-in furniture. It is approximately 22,000 SF in size.
Alleys. Connecting the Central Plaza to the streets and reducing the building massing are intersecting
alleys paved in stone. The alleys all rest over structure below not on ground. The alleys are approximately
15,000 SF.
Street Rights of Way. The Project will reintroduce 10th and I Streets to the Washington Street grid. These
are standard city streets to be constructed to District DOT and/or Federal Highway Standards including
structural fill, paving, curbs and gutters, and crosswalks. Aligning both sides of the streets and ringing the
Project on its boundary streets are sidewalks of varying widths with stone and concrete pavers, trees and
other landscaping, lighting, fixed furniture, among others things. Most of the street right of way work will be
built over existing ground, however, most of the 10th Street section runs over the Below Grade structure
described below.
Site work. The demolition of existing improvements at the site, cut and fill as appropriate to reach new
grades, and installation of new services and utilities.
Below Grade
Concourse. The
first level below
grade contains all
site loading docks,
60,000 SF of retail
space, mechanical
and electrical
spaces for the
above grade uses,
parking for 113
vehicles, storage,
elevators for uses
above, and general circulation and traffic corridors. The Concourse is split between one section located
under Lot 46 (the Office Project) and a second section located under Lot 47 (the Rental and Condominium
Projects) connected by a tunnel running under 10th Street.
Parking Levels. Below the Concourse are 3 levels of parking for ~1500 cars with some minor storage and
MEP uses. The Parking Levels run continuously across the site from 9th Street to 11th Street.
E-1 of 1
