Building Statistics

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 Matt Karle. 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.

This page was last updated on October 9, 2008 , by Matt Karle and is hosted by the AE Department (c) 2008
Senior Thesis | The Pennsylvania State University | Architectural Engineering | AE Labs | Contact Matt
Building Statistics Part 1
Building Name
Grandview at Annapolis Towne Centre
1915 Towne Centre Blvd, Annapolis MD 21401
 Residential Occupants
Sturbridge Homes is owner/developer - Condos are purchased by individual owners
Retail Occupants
Real Seafood and Chophouse, Coldwater Creek, Urban Chic, Origins
Function Type
Luxury Condominium Building with 1st floor all tenant fit-out retail spaces
Total 385,518 SF
Number of Stories
13 stories above grade
The Team
Sturbridge Homes -
Gilbane Annapolis Towne Centre, LLC -
The Martin Architectural Group -
Structural Engineer 
The Harman Group -
MEP Engineer
Gillan & Hartmann, Inc -

 Dates of Construction

Start March 2007 - March 2009 - 24 months schedule

Overall Project Cost

 Project Delivery

Design - Bid - Build - Gilbane is the CM @ Risk w/ a Guaranteed Maximum Price (GMP contract with the owner Sturbridge Homes)


The building is a 13 story condominium building with the first floor being tenant fit-out retail spaces.  The exterior of the building was designed with elaborate architectural details, showcased by the three unique qualities

  • Glass Fiber Reinforced Concrete Cornices (GFRC)
  • Curtainwalls
  • Cupola dome roofs

In order to tie the building in with the surrounding architecture, beige earth colors as well as green domes are used on the façade. Large glass curtain walls at two corners compliment its appearance by adding long continuous lines of blue glass.

The interior of the building has two separate common areas for the condo owners to use collectively.  The first being the second floor, containing fitness rooms, bars, social clubs, massage parlor, etc.  The other common area is on the rooftop pool deck that includes the swimming pool, social club bar, BBQ Pit, etc.  Floors 3-10 are typical with 15 units per floor.  While the top two floors, 11 and 12, are penthouse units with 7 units per floor.

Major National Codes

2003 IBC w/ Anne Arundel County Amendments, 2000 International Fire Code w/ AA County Amendments, 1991 Federal Fair Housing Act, 2003 ICC/ANSI as amended by AA County


Commercial Zoning

Historical Site  

Many years ago this was the site of a horse track and baseball field. Recently, it was a commercial strip mall, including Sears, Woody's, ect. Therefore, previous zoning would be classified as commercial.

Building Envelope

The building envelope of Grandview is a showcase to the level of quality that the entire building contains.  The owner and design team decided to go above and beyond the typical for the envelope. 
The exterior wall system starts with exterior gauge metal stud framing.  Attaching to the face of the exterior studs is a product known as Densglass.  Densglass is a weather enduring wall board used in most exterior applications, it is easily recognizable by its unique yellow color. 
The Air/Moisture Barrier that was selected for the Grandview project is state of the art for the construction industry.  The product is the Henry AirBloc33 which is a spray applied air/moisture barrier.  The process of apply this product is quite detailed and time consuming, but provides a much higher quality product than the typical industry standards.  The first step to applying the A/M barrier is a prime coating over the Densglass at all joints.  From there a breathable tape is placed on the joints that are not considered termination joints (i.e. window heads, sills, jambs etc.).  At all termination joints, the Henry Blueskin product is applied.  Once all joints or termination conditions of the Densglass has been covered by the Blueskin or breathable tape, the black spray applied AirBloc33 can be placed to complete the A/M barrier.
The exterior wall system on the building consists of typical masonry units, Arriscraft masonry units, and Glass Fiber Reinforced Concrete (GFRC) cornices.  All of the punch-out aluminum window and door openings have precast surrounds for aesthetic purposes. 
The building has two dynamic features that allow it to stand out from the other buildings within the Annapolis Towne Centre;  The 175’ continuous green curtain walls (2) on either side of Grandview, as well as the 40’ diameter cupola dome roofs that sit atop this curtain walls. 

The roofing system is broken into two separate areas.  The first, low roof, includes tapered insulation that will be covered with a white EPDM membrane.  This roof level is only accessible to building occupants by way of the elevated paver walk-way that leads to the pool deck roof level.  The pool deck roof level that includes a swimming pool and community center will also have EPDM and insulation, but will be topped with concrete pavers for functionality purposes.
  Building Statistics Part 2

Grandview is just one of a multitude of buildings being constructed in the development at Annapolis Towne Centre.  Because of the magnitude of the project multiple owners have hired multiple distinct contractors for each job. Sturbridge Homes, the owner of GrandView, hired Gibane ATC, as the CM @ Risk with a Guaranteed Maximum Price. A typical Design-Bid-Build delivery system was decided upon in which construction space had to be shared with other construction firms on site. Luckily, the site is not in a congested downtown area but in a rather wide open rural space. However, because all the projects are being constructed at once, there was  limited space once foundations were established. Therefore, a high level of coordination and cooperation was employed to secure the success of every project.

The twist in the construction will come in a few months when Target, an adjacent store,  wants to open to the public. This means that all forms of construction need to be blocked from view of the customers and service roads in which deliveries and equipment are brought in must be closed and re-routed in order to accommodate for customer traffic and parking. This could very well affect scheduling and have some sort of time impact on the project. Time will tell.
Structural System

GrandView is predominately a concrete 2-way flat slab system with shear resistance elements including a central elevator shaft and two stair towers at both the East and West ends of the building. The frame is made up of 16”-24” cast-in-place concrete columns. Favorable soil conditions allow a shallow foundation which consists of a 5” S.O.G with primarily 2’ footings and augured piles. Half of floor two will house more retail and has an 8” 1-way slab. Common residential floors 3-10 and penthouse floors 11-12 all have 8” 2-way slabs. The roof also has an 8” slab with the exception of a 16” slab around the pool area. W12x22 steel columns and miscellaneous structural steel hold up 3 cupola domes that house various mechanical systems on the roof. A typical masonry curtain wall is used for floors 3-10 with a stucco finish primarily at the lower retail portion of the building. 

Electrical System

Two different service utilities are incorporated in GrandView in accommodate both the residential and commercial sections of the building. A 120/280V transformer is provided for the residential sections and is fed into a 4000A, 120/208V, 3PH, 4W switchboard. From the switchboard, (2) 2000A bus ducts are fed which help power (8) 1000A meter centers located throughout the levels. From these meter centers, individual distribution panels are fed which power the apartment panelboards.
The commercial section of GrandView is serviced by a 480/277V transformer. Housing equipment, which is used in multi-use areas, is connected  by  a 1000A 480/277V, 3PH, 4W switchboard. Redundancy is provided by a 350Kw/437.5 kVA 480/277, 3PH, 4W emergency generator.

Lighting System

The majority of interior lighting in the residential units consists of standard lensed incandescent fixtures. These are controlled by multiple dimmer switches. While each dwelling unit is individually controlled, muti-use areas employ dimming, architectural, and daylighting controls.  Lithonia 32 W T8 fluorescents lamps illuminate almost all of the retail space. GrandView also makes use of 100W HID lamps mounted on poles to light up the pool and lounge area located on the roof.

Mechanical System

Typical condo units, floors 2-10, have packaged (Magic-Pak) HVAC systems. These units are housed in vibration isolated closets in one bedroom of each unit. Additional design of an exterior ventilation system (simple copper tubing) was needed in order to ensure an extremely low noise level in each closet.  Penthouse units and common spaces utilize split systems with gas fired furnaces.