Note: While great efforts have been taken to provide accurate and complete information on the pages of CPEP, please be aware that the information contained herewith is considered a work-in-progress for this thesis project. Modifications and changes related to the original building designs and construction methodologies for this senior thesis project are solely the interpretation of Timothy Conroy. Changes and discrepancies in no way imply that the original design contained errors or was flawed. Differing assumptions, code references, requirements, and methodologies have been incorporated into this thesis project; therefore, investigation results may vary from the original design.

Building Statistics

general building information


building name	2175 K Street NW
location	2175 K Street NW Washington DC 20037
building occupants	Starbucks
	George Washington University
	US Chemical
	European Union
function	office building
construction type	occupied renovation
size	173,551 sq. ft. (139,860 sq. ft. existing; 33,691 sq. ft. new construction)
number of stories above	11 stories (8 existing; 3 new construction)
number of stories below	3 stories
total number of stories	14 stories
construction dates	start February 2007 to be completed March 2011
building cost	$15,477,718	from PCCO #005
project delivery method	CM agency with GC (awaiting verification)

project team

owner	Minshall Stewart Properties		http://www.msscompany.com/
construction manager	Appian Realty Advisors, LLC		http://www.appianllc.com/
architect	FOX Architects		http://www.fox-architects.com/
civil engineer	Vika		http://www.vika.com/
structural engineer	Rathgeber/Goss Associates		http://www.rath-goss.com/
mep engineer	META Engineers		http://www.meta-eng.com
vertical transportation	Lerch Bates & Associates, INC		http://www.lerchbates.com/
fire, code & life safety	Schirmer Engineering		http://www.schirmereng.com/
zoning attorney	Pillsbury Winthrop Shaw Pittman LLP		http://www.pillsburylaw.com/
general contractor	James G. Davis Construction Corporation		http://www.davisconstruction.com/

project constraints

applicable codes	International Building Code	2000
	International Mechanical Code	2000
	International Plumbing Code	2000
	National Electric Code	1996
	International Energy Conservation Code	2000
	ADAAG	Latest Edition
	(Americans with Disabilities Act Accessibility Guidelines)
	Underwriters Laboratories, Inc.	1998
	District of Columbia Construction Codes	2003
	DCMR 13 Electrical and Mechanical
	DCMR 13A Elevators
	DC Law 8-36 Environmental Policy Act 1989
	DCMR 12A Building Code Regulations	2003
	DCMR 12J Existing Building Code	2000

zoning	DCMR Title 11 dated February 2003	http://dcoz.dc.gov/info/reg.shtm
	District of Columbia Zoning Map	Map 10
	C-3-C Commercial District
	F.A.R. by Right	6.5
	Allowable Floor Area	95,504.5 gross square feet
	Max Percentage of Lot Occupancy	100%
	Max Building Height by Right	90 feet
	with T.D.R.'s	130
	(Transfer Development Rights)
	Number of Floors above Grade	No Limit
	Required Parking
	General Office	1 every 1,800 g.s.f. above 2,000 g.s.f.
	Retail Use	1 every 750 g.s.f. above 3,000 g.s.f.
	Penthouse	Max Height 18'-6" with 1:1 set back

historical requirements	none

architecture

design and function	The scope of this project includes the addition of three stories onto an existing occupied eight story building, extending the existing bank of three elevators while modernizing them up to a new elevator machine room on the penthouse level, and constructing a new penthouse and installing the necessary equipment. Taking a step back this project sits on Washington Circle which is located in a commercial district in the North West part of Washington DC at the intersection of 22nd and K Street. This project, as mentioned above, includes adding a	Image Courtesy of DAVIS Construction
	three story steel structure with a penthouse onto an eight story concrete building constructed in the 1970’s. The façade of the new construction was designed to complement the existing portion of the building. There are several new additions to the exterior of the building. One of which is Tnemec Enviro-crete paint. The building from ground level to the eighth floor is getting a new coat of white paint to help it blend in with the new curtain wall system used on the ninth thru eleventh floors. As previously mentioned, the façade of the three new floors is comprised of a curtain wall system, ribbon windows, punch windows, metal panes, and a screen system. To make the buildings look more continuous throughout the entire height, an intricate louver system will be integrated into both new and existing construction. One additional feature of interest to the building is the installation of a green roof on a portion of the ninth floor.

building enclosure

building facade	The existing building is brick which will be receiving a coating of Tnemec Enviro-crete paint. On the South and West elevations, a unitized curtain wall systems will be used. This system will be exterior glazed. Each unit is one floor in height and four feet wide. The North elevation is comprised of masonry with Henry Airbloc over sheating with punched windows. The masonry is covered with the same Tnemec paint as mentioned above but this is not intended to be the primary measure against water infiltration.	Image Courtesy of DAVIS Construction
	The façade will drain at each floor slab where there will be an EPDM flashing system. These punched windows are also exterior glazed. Along with the punch windows, the North elevation will feature composite metal panels over the same Henry Airbloc sheathing. As for the East elevation, ribbon windows with masonry over Henry Airbloc over sheathing at spandrel areas will be used. The masonry assembly is of the same nature as on the North in terms of water resistance. Finally, the penthouse will be covered in ribbed composite panels with a Tyvek vapor barrier over sheathing.

roofing	The penthouse roof is comprised of several materials, first of which is the metal decking it all rests on. The roof deck used on this project is 3" deep rib, 20 gage galvanized metal deck. Above the metal deck sits a layer of rigid insulation which is to taper toward the roof drains to promote proper drainage. Next, there is a layer of single ply EPDM roof membrane with a gravel ballast. At all perimeter conditions, the EPDM must be continuous up and over the parapet and extend down as to overlap the facade material by two inches. Where there is to be a walkway there is to be	Image Courtesy of DAVIS Construction
	two layers of a protective mat above the roof membrane and place roof pavers above.

	The other type of roofing is located on a portion of the ninth floor. In this location, a green roof was utilized. This roofing systems begins with the building existing roof as the substrate. Above this is the roofing membrane which is comprised of two layers of hot fluid applied roofing material. Next, there is a layer of felt followed by a protective layer, rigid insulation, moisture retention mats where needed, and filter fabric. On top of it all is a layer soil and vegetation which is to be at least three inches thick but not more than six inches thick and shall weight no more than eighteen pounds per square foot for a three inch green roof.	Awaiting Image of Green Roof

interior rendering