GENERAL BUILDING DATA
Location...............................	701 King Farm Blvd. Rockville, MD 20852
Building Occupant Name.....	Elderly Residents and Nurses
Occupancy...........................	CCRC (Continuous Care Retirement Center)
Size.....................................	790,000 SF
Height..................................	103 feet, 7 above grade, 1 below grade.
Construction Dates...............	Nov 1, 2006 to Jan 15, 2009
Delivery method..................	CM Agent
Bid Cost...............................	GMP of $97 Million

PROJECT TEAM
ROLE	FIRM (Click to go to web address)	ADDRESS
Owner.........................................................	Ingleside Presbyterian Retirement Community....	3050 Military Road NW, Washington, DC   20015
Architect & Landscape Architect........	Cochran, Stephenson & Donkervoet, Inc............	323 West Camden Street, Suite 700, Baltimore, MD 21201
General Contractor..................................	Turner Construction Company...........................	250 West Pratt Street Suite 620, Baltimore, MD 21201
Construction Manager............................	Turner-Konover.................................................	1623 Piccard Dr. Unit A , Rockville, MD 20850
Structural Engineer.................................	Morabito Consultants, Inc.................................	952 Ridgebrook Road Suite 1700, Sparks, MD 21152-9390
Civil Engineer.............................................	Loiederman Soltesz Associates Inc...................	2 Research Place, Rockville, MD   20850

Building Aesthetics:

The base of the building consist of cast stones, which gives it a more solid and rustic appearance than the rest of the building.  The mid-portion of the building consist of brick veneer from the 2nd to 5th floor, and light-beige stucco for the 6th floor.  The 7th floor consist of a mansard roof construction with metal shingles that gives it a well defined soffit line. 

There is rhythm and harmony in the proportioning of the building’s geometry and the facades.  The appearance echos that of the surround residential buildings. Windows are all proportional and are evenly spaced apart.  Keystones, dormers, lintels and wrought iron shutters are used to give dept to windows and doors.

Major National Model Codes: [Click to Page Up]

- 2003	International Building Code
- 2003	Internation Residential Code (with amemdments)
- 1997	International Plumbing Code
- 1996	International Mechanical Code
- 1996	National Electrical NFPA-1
- 2003	NFPA 1, 101, 13, 72

Zoning: Planned development zone. The design and construction is in compliance with Chapter 5 of the Rockville City Code.

Major Historical Requirements of Building: None

Building Envelope: [Click to Page Up]

The building envelope consists of three primary wall assemblies. The exterior façade at the base consist of 16x24 cast stones. It is followed by an air space, ½” sheathing, masonry veneer ties at 16” O.C., 6” steel studs at 16” O.C., 6” batt insulation at an R value of 19 and 5/8” foil face gypsum board.

The mid section of the building (2nd to 5th floor) is similar to the base section except that masonry brick is used in place of the cast stones. On the 6th floor, the exterior veneer brick is replaced by a light-beige stucco with a reinforcing mesh behind it. The 7th floor building envelope consist of a sloped roof assemble (mansard roof style) characterized by dark colored metal shingles on plywood roof sheathing and 4" metal stud framing.

The roof membrane is a 3” rigid insulation on 1 ½” x 20 gauge galvanized metal deck supported by either 26 k12 or 28 k12 joists depending on the roof loads. There are also a low roof areas (mainly for the roof gardens and penthouse) with an assembly consisting of 8” post tension slab with a membrane roof water proofing system.

PRIMARY ENGINEERING SYSTEMS / DISCIPLINES

Construction: [Click to Page Up]

The developer Penrose Group hired Turner Construction and Konover in a joint venture contract to deliever the Ingleside at King Farm project with a CM Agent delivery method. The goal of the project was to deliver affordable living to senior citizens in Rockville. Penrose Group had helped finance this project. Construction of the 790,000 square foot complex began in November 2006. The complex is a mixed use building: Type I construction. It will consist of living units, office spaces, a multi use theater space, olyipmic size swiming pool (under a different contract), a market place, and various of public spaces for the seniors.

Due to the enormous size of the complex, there are four expansion joints in the building dividing it into five sections. Dividing the building into sections help increase the constructibility and site logistic planning of the project. It helps decrease the lag time of the construction.

Structural: [Click to Page Up]

The primary structural system present in Ingleside at King Farm is a two-way post-tension flat plate system. Slab thickness for all the floors are 8 inches with 7-wire strands 1/2 inch diameter tendons. All post-tension floor slabs utilizes normal weight concrete with f'c of 4,500 psi; except for the structural floor slab holding up the court yard that is a two-way post-tension flat plate with 10 inch thick drop panels and a 12 inch thick slab utilizing normal weight concrete with an f'c of 6,000 psi. The bay sizes (being a two-way system) range from 20 feet to 30 feet. The sub level of the building is mainly used as parking garage and houses most of the building's mechanical rooms. The loads from above are transferred down by 30" x 18" reinforced concrete columns to spread footings 2 feet below grade on soil with a 5000 psf bearing capacity. Slab on grade slabs, which are 5 inches thick and has an f'c of 4,000 psi are reinforced with 6" x 6" wielded wire fabric over a vapor barrier and a 4 inch porous fill.

Vertical supporting elements consist of reinforced concrete columns, tubular columns and W shape. The column grid for the building is irregular with column offsets within 10 percent of its span. There are over 140 reinforced concrete columns (typical size 18" x 30") each with 10 #8 reinforcing bars rated at 60 ksi located on the sub grade level to the 6th floor. The 6" x 6" x 3/8" tube columns are located on the 1st floor at where the market place is, which only support the roof loads from above. The steel columns on the 7th floor supporting the roof are typically W 8 x 31. Because of these steel columns on the 7th floor, which most of them are offset from the alignment of the concrete columns on the 6th floor, 10 inch thick drop panels are required on the 6th floor where ever the steel columns on the 7th floor are offset.

There are eleven ordinary reinforced concrete shear walls throughout the building to resist lateral loads. They utilize normal weight concrete with an f'c of 5,000 psi, and are located symmetrically about a line of symmetry (North-South) through the center of the building. These shear walls run from the sub level to the 6th floor. The lateral resistance for the 7th floor is provided by moment frames with W 8 x 31 columns and typically W 12 x 14 girders. These moment frames utilizes a seated frame connection as specified in Table VIII in the AISC (13th edition).

The framing system for the exterior walls and partition walls are 6" steel studs at 16" O.C. for floors 1 to 6. The 7th floor, which utilizes a sloped roof assembly, is supported by light gauge metal framing of varying sizes and W 8 x 31 steel columns. Flat roof areas; typically for green gardens or pent houses uses 8 inch post-tension slabs. Flat roof areas that have no particular usage utilize a metal deck and 26 k 12 or 28 k 12 joist system.

Lighting: [Click to Page Up]

The living units utilize a mixture of incandescent lighting and fluorescent lighting. Bathrooms and hallways use down-light incandescent and compact fluorescents. Living and dining rooms consists of incandescent chandeliers. Walk in closets uses long fluorescent acrylics and the balcony areas use wall mounted incandescents. All nursing units use either long fluorescent or compact fluorescent lighting. The hallways connecting the living units are lit by down-light compact fluorescents.

Interior public areas such as office spaces and office corridors utilize 2' x 2' or 2' x 4' fluorescent lighting. Compact fluorescent lighting is used in the library, multi-purpose rooms and corridors connecting these social spaces. Incandescent lighting is used for the lobby spaces and roof gardens.As for exterior lighting, high intensity discharge (HID) lighting is utilized in the canopy area, walkways, site, landscaping, and parking garage. For exterior exits, compact fluorescents are used.

All emergency lighting uses LED with power provided by the emergency power system. All lighting for living units and social areas runs on 120 V while the exterior HID lighting and office lighting runs on 227 V.

Electrical: [Click to Page Up]

Electrical service provided by the local utility company PEPCO enters the building from two locations; one on the west side of the building and one on the east side. The service voltages are transformed down to a 480Y/277V secondary service that is a 3-phase 4 wires system.  Each service then feeds to a 4000 Amp main switchboard located in an electrical room in the sub grade level.  There are 3 electrical rooms on the northwest end of the sub grade level serving the public spaces and office spaces, two on the second level (one in each wing of the building), and two on the fifth level.  There are 500 KV transformers in each electrical room on the floors above grade converting the voltage down to a 208Y/120 V service. The 208Y/120 service is used for receptacle loads, incandescent lighting, and much of the living units.  The main emergency power system for the building is a 750 KW diesel generator.  Power is distributed from the generator to emergency lighting, fire pumps, elevators, door controls with an automatic transfer switch.

The minimum branch circuit wires for 20 amp circuits are #12 AWG.  Circuit length up to 75 feet uses a # 12 AWG wiring for both 120 V and 277 V.  For Circuit length between 75 feet and 150 feet uses a # 10 AWG wiring for 120 V and a # 12 wiring for 277 V.   For over 150 feet of circuit length, a # 8 and # 10 AWG wiring is used for the 120 V and 277 V respectively.

Mechanical: [Click to Page Up]

A majority of the mechanical and boiler rooms are located in the northwest end of the sub level garage.  A positive pressure in the corridors is maintained by 15 Gas-Fired Rooftop A/C Units to keep a constant volume air system throughout the living units and prevent cross-contamination between them.  The rooftop units have at least 15 tons of nominal cooling capacity (over 4000 cfm).  Economizer units include air dampers, air filters, barometric relief controls and system controls capable of introducing up to 100% outdoor air.

A water source heatpump unit (with 175 PSIG and 3500 RPM) is fitted into each living units, offices and storage areas.  These heatpumps are linked together in a heatpump loop served by 2 Induced Draft Cooling Towers located on the roof top, which are linked to 2 Plate and Frame Heat Exchangers (for cooling) located in the garage.  The hot water source for these heatpump units are provided by 10 Gas-Fired Forced Draft Boilers in boiler room.  For additional heat when needed, an electric baseboard is used.  There are 12 Electric Heaters to provide heat for public areas. Memory assist living units are served by a Ductless Split System.  The sub level garage is heated with small individually controlled electric Unit-Heaters and the exhaust gases are removed with large exhaust fans (5000 cfm) on the north side of the building.

ADDITIONAL ENGINEERING SYSTEMS

Fire Protection: [Click to Page Up]

Ingleside at King Farm utilizes a wet and dry automatic sprinkler system.  The wet system is typically used throughout the living units and public areas while the dry system is used in the garage due to freezing conditions in the winter.  The sprinkler head that is utilized is a chrome pendent type for areas with a suspended ceiling, and a standard upright brass for areas without a suspended ceiling. The main fire alarm control panel is located in the water service room on the garage level, and is linked to fire alarm terminal cabinets on each floor.  The terminal cabinets are linked to smoke detectors throughout each floor. A combination of fire and smoke dampers are also used in certain areas of the building.

National Fire Protection Association Pamphlet 101 (NFPA 220 – 2003) has determined the fire construction type as Type I – 322 constructions.  This means that both the exterior walls and structural frame are 3-hour rated, and the floor construction has to be at least 2-hour rated. Due to the steel frame construction on the 7th floor, asbestos is used as the fire proofing material for the steel frames.

Transportation: [Click to Page Up]

Transportation throughout the building is handled by six OTIS Gen2 Machine Roomless elevations.  They are designed to be cost, energy, installation, and space efficient.  Five of the six elevators are designated for public usages while the remaining one is for service usage for housing keeping located at the northwest section of the building.  The five public elevators do not require a machine room adjacent to it. However, they still require a remote space for power distribution and controls.  There are four main fire exits throughout the building and two main entrances to the building.

Telecommunications: [Click to Page Up]

All the telecommunications, phone and internet (CAT5E) and cable TV (CATV) services provided by the CATV Company and Verizon enter by the east side of the building through 4” conduits.  The lines are run into the telecommunication office room on the first floor, where the terminal boards are located in.  Each living unit is provided with hard-wire internet connection, telephone and TV.

Security System: [Click to Page Up]

The surveillance system is a closed-circuit television (CCTV) system consisting of video cameras (surface mounted), digital video recorders, monitors, interface hardware, and cabling.  A majority are installed in the sub level garage.  A series of electric and magnetic locks and card readers are installed throughout the building for office usage.

Features:

•   244 Independent living units
•   43 Assisted living units
•   16 Skilled nursing units
•   10 Dementia units
•   A theater room
•   A swimming pool
•   A tennis court
•   Underground parking
•   Roof gardens
  

Sustainable Elements:

•   High-efficiency pluming
•   Low E glass
•   High-efficiency HVAC equip.
•   Plantings over the plaza
•   A feature pond
•   Low VOC coatings

This is a glimps of the Revit Model that is in progress..