South East Federal Center PARCEL FSouth East Federal Center PARCEL F 15% Design Submission Section...
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South East Federal Center PARCEL F The Yards Washington D.C.
Transcript of South East Federal Center PARCEL FSouth East Federal Center PARCEL F 15% Design Submission Section...
South East Federal CenterPARCEL F
15% Design SubmissionSection 106 compliance in accordance with the
Programmatic Agreement and Historic Covenant
Prepared for:DC State Historic Preservation Officer
Prepared by:the U.S. General Services Administration,
Brookfield Properties and Selldorf Architects
Mimic Parcel H Cover
The YardsWashington D.C.
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thE yARdS - LAnd USE PLAn
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EXIStInG CondItIonS
SefC HiSTOriC ZOne
PArCel f
SefC reDevelOPMenT ZOne
0’ 100’ 200’ 400’
n
LEGEnd
F
SefC reDevelOPMenT ZOne SefC HiSTOriC ZOne
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dESIGn PRInCIPLES: CREAtInG oUtdooR EnVIRonmEntS And EXtEnSIVE GREEn SPACESellDOrf ArCHiTeCTSdESIGn PRInCIPLES: StRonG URBAn IdEntItySellDOrf ArCHiTeCTS
CREAtInG oUtdooR EnVIRonmEntS And EXtEnSIVE GREEn SPACES
RICh mAtERIAL EXPRESSIon
StREEtSCAPETS
S And EXtEnSIVE GREEn SPACE
CREAtInG oUtdooR EnVIR StRonG URBAn IdEntIty
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PARCEL F SItE PLAn
Parcel f is located in square 743 which is bounded by M Street Se (north), 1st Street Se (west), n Street Se (south) and new Jersey Avenue (east). These streets are all considered part of the original l’enfant Plan. Parcel f itself is bounded by two of the original l’enfant Plan streets. The remaining streets forming the north and eastern boundary, 1 1/2 Street Se and Quander Street Se, are new and will bisect the original Square 743.
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 f 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
n Street Se
7TH flTerrACe
3rD flCOUrTYArD
UPPer rOOf
PenTHOUSe TerrACe
Quander Street Se
1st S
t Se
1ST
Stre
et S
e
1 1/
2 St
reet
Se
n S
t Se
1 1/
2 St
Se
n Pl Se (60’ r.O.w.)
Quander St Se
M St Se SefC reDevelOPMenT ZOne liMiTS
A1
A3 A2
f G
H i
f1G1
G2
new
Jersey Ave Se (160’ r.O.w
.)
PArCel f
5TH fl TerrACe
4TH fl TerrACe
6TH flTerrACe
SQUAre743
n
0’ 50’ 100’ 150’0’ 100’ 200’ 400’
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mAXImUm SItE mASSInG
n
n St Se (90’ r.O.w.)
QUAnDer St Se (70’ r.O.w.)
1st S
t Se
(110
’ r.O
.w.)
1 1/
2 ST
Se
(70’
r.O
.w.)
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n
URBAn GEStURE
n St Se (90’ r.O.w.)
QUAnDer St Se (70’ r.O.w.)
1st S
t Se
(110
’ r.O
.w.)
1 1/
2 ST
Se
(70’
r.O
.w.)
PRoGRAmmInGfull occupation of site is not desirable or responsive to urban context.
dAyLIGhtInGOpening the site to the south maximizes daylight across floor plates, enhancing energy efficiency and promoting workplace health and wellness.
oRIEntAtIonPrimary building orientation optimized on east-west axis for energy efficiency and maximized exposure at southern facade.
SEtBACk UPPER mASSTall building mass is setback to north, responding to similar scale of future commercial development at Parcel A (north) and providing relief to south.
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n
PEdEStRIAn SCALEStreet wall responds to the pedestrian scale at n Street Se and 1 1/2 Street Se as well as adjacent building street walls.
ContEXtUAL StREEt WALL
n St Se (90’ r.O.w.)
QUAnDer St Se (70’ r.O.w.)
1st S
t Se
(110
’ r.O
.w.)
1 1/
2 ST
Se
(70’
r.O
.w.)
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n
n St Se (90’ r.O.w.)
QUAnDer St Se (70’ r.O.w.)
1st S
t Se
(110
’ r.O
.w.)
1 1/
2 ST
Se
(70’
r.O
.w.)
thE CREAtIon oF UnIQUE SPACES
PUSh/PULLUpper building massing is pushed and pulled over podium base to create unique opportunities for outdoor rooms, green terraces, and courtyards in response to program.
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n
n St Se (90’ r.O.w.)
QUAnDer St Se (70’ r.O.w.)
1st S
t Se
(110
’ r.O
.w.)
1 1/
2 ST
Se
(70’
r.O
.w.)
viewS
viewS
LAndSCAPInG & VIEWSArticulation of the upper massing creates terraced outdoor environments, creating views and occupying the exterior of the building.
LAndSCAPInG & VIEWS
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URBAn SECtIonnOrTH / SOUTH
n St Se (90’ r.O.w.)
QUAnDer St Se (70’ r.O.w.)
1st S
t Se
(110
’ r.O
.w.)
1 1/
2 ST
Se
(70’
r.O
.w.)
SCAle:1/64”=1’-0”
n ST Se (90’ r.O.w.)
n Pl Se (60’ r.O.w.)
QUAnDer ST Se (70’ r.O.w.)
PArCel A
• Urban room / Open Space
• Building steps down to south, creating a lower elevation, which responds to the pedestrian scale along n and 1 1/2 Streets.
• Podium height relates to similar datums at neighboring parcels.
PArCel H
M ST Se
130’
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URBAn SECtIoneAST/weST
SCAle:1/64”=1’-0”n St Se (90’ r.O.w.)
QUAnDer St Se (70’ r.O.w.)
1st S
t Se
(110
’ r.O
.w.)
1 1/
2 ST
Se
(70’
r.O
.w.)
1st ST Se (110’ r.O.w.)
1 1/2 ST Se (70’ r.O.w.)
CAnAl ST Se (80’ r.O.w.)
• Building steps down to southeast, creating a lower elevation, which responds to the pedestrian scale of 1 1/2 Street.
• Building steps down to southwest, yet still maintains a taller street wall along 1st Street than on 1/2 Street.
reSiDenCeS PArCel G
130’
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AERIAL mASSInG VIEW
n St Se (90’ r.O.w.)
QUAnDer St Se (70’ r.O.w.)
1st S
t Se
(110
’ r.O
.w.)
1 1/
2 ST
Se
(70’
r.O
.w.)
• Building terraces provide tenants access to outdoor spaces.
• Building steps down to the south creating urban scale open space for adjacent development to south at Parcels G,H & i.
• Building courtyard allows daylight into large lower floors, promoting workplace health and wellness.
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29n STreeT Se
GRoUnd FLooR PLAnnInG ConCEPt
REtAIL
BACk Of HOUSe
FLEX zonEREtAIL
LoBBy
QUAnDer STreeT Se
1 1/2” STreeT Se
reTAil &
PeDeSTriA
n C
OrriD
Or
1 ST
STr
eeT
Se
PArkinG rAMP& lOADinG
reTAil
reTAil/OffiCe - flex ZOne
lOBBY
BOH/lOADinG/COre
LEGEnd
FLEX zonEREtAIL
reTAil & PeDeSTriAn COrriDOr
n
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mASSInG VIEW - SE CoRnERview TO n STreeT Se AnD 1 1/2 STreeT Se
• Three-story street wall responds to pedestrian scale at 1 1/2 Street Se.
• lower terraces overlook street.
• views maximized towards nationals Park.
n St Se (90’ r.O.w.)
QUAnDer St Se (70’ r.O.w.)
1st S
t Se
(110
’ r.O
.w.)
1 1/
2 ST
Se
(70’
r.O
.w.)
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mASSInG VIEW - SW CoRnERview TO n STreeT Se AnD firST STreeT Se
• Three-story street wall responds to pedestrian scale at 1st Street Se.
• lower terraces overlook street.
• views maximized towards nationals Park.
n St Se (90’ r.O.w.)
QUAnDer St Se (70’ r.O.w.)
1st S
t Se
(110
’ r.O
.w.)
1 1/
2 ST
Se
(70’
r.O
.w.)
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mAtERIALIty
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