Building Name: Salamander Hospitality Resort and Spa
Location and Site: Middleburg, VA
Building Occupant: Salamander Hospitality and resort guests
Occupancy Type: Mixed Use – Hospitality: Resort, Spa, Restaurant
Size: 230,000 sq. ft.
Stories Above Grade:
Main Lobby, Spa Wing, Ballroom Wing – 1
Guest Room Wing – 4 + Mechanical Equipment Penthouse
Primary Project Team:
Owner: Salamander Hospitality – Middleburg, VA
http://www.salamanderhospitality.com
Development Manager: Mark G. Anderson – Washington, DC
http://www. Mgac.com
General Contractor: Turner Construction – New York, NY
http://www.turnerconstruction.com
Architect: Architecture Inc. – Reston, VA
http://www.archinc.com
Design Architect: Wimberly Allison Tong and Goo – Irvine, CA
http://www.watg.com
MEP Engineer: Vanderweil Engineers, Inc. – Alexandria, VA
http://www.vanderweil.com
Interior Designer: Forrest Perkins – Washington, DC
http://www.forrestperkins.com
Structural Engineer: Rathgeber/Goss Associates – Rockville, MD
http://www.rath-goss.com
Civil Engineer: PHR+A – Leesburg, VA
http://www.phra.com
Landscape Architect: Oculus – Washington, DC
http://www.oculus-dc.com
Life Safety Consultant: Rolf Jensen and Associates – Fairfax, VA
http://www.rjainc.com
Spa Consultant: Blu Spas – Whitefish, MT
http://www.bluspasing.com
Dates of Construction:
Spring 2004 – 2007 (Davis Construction)
October 2007 – Spring 2011 (Turner Construction)
Cost: Total building cost ≈$93,000,000
Project Delivery Method: Guaranteed Maximum Price
Architecture
Located on a 340-acre site in the heart of Virginia horse and wine country, the five star, five diamond Salamander Hospitality Resort and Spa will be a luxurious and relaxing retreat for all visitors, especially those in the Washington, DC region. The exterior of the resort resembles historical Virginian horse country architecture, with a mixture of stucco and ruble stone veneer and is surrounded by rural landscaping. The interior of the resort is full of elegant spaces, such as the 30,000 square foot spa area, equestrian-themed restaurant, ballroom, wine bar, cooking studio, indoor and outdoor pools, and 168 luxury guest rooms, including a 2,000 square foot Presidential Suite. All interior spaces are provided with great views out to the countryside and access to outdoor function spaces including the Stallion Barn, Pavilion at the Pond, Grand Lawn, poolside settings, and Herb Garden. Salamander Hospitality owner Sheila Johnson has been dedicated to make the Salamander Resort and Spa the pinnacle of her luxury resort and hotel enterprise.
Major National Codes:
Virginia Uniform Statewide Building Code – VUSBC, 2003 Edition
International Mechanical Code (IMC), 2003 Edition
International Plumbing Code (IPC), 2003 Edition
NFPA – 1999 for National Electric Code (NEC), fire alarm, and sprinkler systems
Minimum Zoning Requirements:
Zoning: A-C town of Middleburg, VA
Parcel Size: 340 acres
Proposed Use: Rural Resort
Lot width: 225 ft. Minimum
Minimum Setback: All active recreational areas, parking, and lighted areas: 250 feet from the corporate limits of the town of Middleburg, VA.
Maximum Building Height: 35 feet.
Historical Requirements: none
Building Enclosure
Building Facades:
The building façade for the main entry wing is a combination of stucco and field stone veneers. The stone is a mosaic pattern building stone ranging from 6 x 6 inches to 18 x 18 inches and an average thickness of 4 to 6 inches. The spa, ballroom/restaurant, and tenant room wings of the building have an exterior façade of stucco.
Aluminum clad windows with double pane, clear, Low-E insulating, ¾ inch thick glazing are used throughout the exterior of the building.
Roofing:
The main roofing material used is a composite slate shingle made of recycled tires and plastic PVC piping. Flat roofing where mechanical equipment is located utilizes two types of single ply roofing membranes: EPDM single ply roofing membrane (Thermoplastic polyolefin (TPO)) or Modified Bituminous IRMA roofing system.
Sustainability Features
The Salamander Resort and Spa will be achieving U.S. Green Building Council LEED® certification. As a luxury resort, there are no large visible active or passive systems, and great measures were taken to achieve certification. The Salamander Resort and Spa utilizes recycled, regional, and low-emitting materials. One example is the composite slate roofing shingle composed of recycled tires and plastic PVC piping. Other sustainable features include HVAC return air filters, minimum solar reflectance paving materials, and ENERGY STAR equipment and appliances.
Construction:
Turner Construction Company is responsible for the construction of the entire building, which includes the four-story guest room lodging wing (Area 4), the spa wing (Area 3), the entry area (Area 1), and ballroom/restaurant wing (Area 2). The total building cost is about $93 million, and the project delivery method is guaranteed maximum price. In spring of 2004, another construction company broke ground on the resort until 2007 when turner took over. The tentative completion of the Salamander Resort and Spa is spring of 2011. There is a specific mock up process followed for all construction of the resort. In general, ownership representatives must approve a mock up before any mass construction can take place within the resort.
Electrical:
Power is provided at the service entrance by the utility, Dominion Power, who owns the service feeder and pad-mounted transformer. Power is stepped down from the service entrance to 480Y/277V , 3PH., 4W and distributed to a 3200A, 65KAIC main switchboard as well as a 1200A MLO, 14KAIC emergency switchboard. Emergency power is provided by both a 650KW diesel generator (480Y/277V, 3PH, 4W) and a 80KVA UPS (480-208Y/120V). The normal power main switchboard distributes power to a wide variety of kitchen, spa, service, and lighting equipment, ranging from 480Y/277V, 3PH., 4W panels to 208Y/120V, 3PH., 4W panels.
Lighting:
Lighting Design throughout the Salamander Resort and Spa is functional and extremely decorative. Custom decorative chandeliers and wall sconces fill the building to enhance the interior design with light but also become part of the interior decoration. The light sources used are primarily incandescent and halogen, utilizing warm color temperatures to promote the sense of relaxation throughout the building. Dimming capability is very important in the interior spaces and is extensively used throughout. Spaces are designed to meet IESNA suggested illuminance levels as well as ASHRAE standard 90.1 lighting power density requirements.
Mechanical:
The primary air system used throughout the Salamander Resort and Spa is variable air volume; however, kitchen equipment exhaust is provided by constant volume units. The guest rooms in the lodging wing are heated and cooled by fan coil units while the remainder of the building is conditioned by twenty three different air handling units (equipped with heating and cooling coils). Dehumidification is performed in the pool and spa areas, while Heat recovery is also utilized in the spa, laundry, and lodging areas. A detailed sound attenuation plan is designed to provide guests with a peaceful, relaxing stay within the resort and spa.
Structural:
The structural system for the Resort and Spa is not one system but several different systems depending on which area of the building one is in. The main foundation is constructed of concrete column footers ranging in size from 3’x3’x1’ to 18’x28’x2’ and topped with 5” slab on grade. The main floor of the building consists of a two-way concrete slab on concrete columns with post tensioning (Structural slab thickness = 12”). The low roof/penthouse floor utilizes framing from C8X11.5 concrete beams and steel wide flange beams ranging from 8-27inch depths. The lodging area has floors composed of composite decking over steel framing.
Additional Engineering Support Systems:
• Fire Protection – sprinkler systems are designed per NFPA 13 in the main building areas and NFPA 13R in the Lodge wing and served by a 75HP Fire Pump.
• Telecommunications – Voice and Data outlets provided throughout the building to service computers, phones, and AV equipment. Security cameras are installed in most public areas of the building, especially in the lobby and entrance area. The security system includes card readers, video cameras, door contacts, and closed circuit TV system outlets.
