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Building Statistics I
General Building Data
Building Name: Salamander Resort and Spa
Location and Site: Middleburg, Virginia. 340 acres
Building Occupant Name: Salamander Hospitality
Occupancy: Mixed use. Hotel, spa, equestrian center
Size (total square feet): 230,000 sf
Number of stories above grade: 4 + mechanical penthouse on guest wing, 1 on remainder
Project Team:
Owner – Salamander Hospitality
Development Manager – Mark G. Anderson Consultants
Architect – Architecture Inc.
Design Architect – Winberly Allison Tong and Goo
Interior Designer – Forrest Perkins
Landscape Architect – Oculus
Civil Engineer – PHR+A
MEP Engineer – RG Vanderweil Engineers
Structural Engineer – Rathgeber/Goss Associates
Life Safety Consultant – Rolf Jensen and Associates
Food Service Consultants – CINI, Little
Spa Consultant – Blue Spas
Dates of Construction: Spring 2004 – Spring 2011
Building Cost: $93 million
Project Delivery Method: Design-Bid-Build with GMP
Architecture
Design and Functional Components: The Salamander Resort and Spa consists of 168 guest rooms, full service spa, fully equipped kitchen with in house chef, and an equestrian center. The main building is on ground level and houses the spa, restaurant, kitchen, ballrooms, and reception area. The basement includes service areas, additional kitchen space, a bakery, and some mechanical systems. All the guest rooms are located in the guest wing located to the northwest of the main building. The guest wing is 4 stories above grade.
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 Edition - Includes National Electric Code (NEC), fire alarm, and sprinklers
Zoning:
A-C Town of Middleburg
Parcel Size: 240 acres minimum, 340 provided
Existing Use: Agricultural
Proposed Use: Hotel
Lot Width: 225 feet minimum, 819.55 feet provided
Minimum Setback: All active recreation areas, parking, and lighted areas: 250 feet from the corporate limits of the town. Minimum setbacks for all other property lines shall be fixed in accordance with the approved special exception plat.
Maximum Building Height: 35 Feet
Historical Requirements: There are no historical requirements for this project
Building Enclosure
Building Facades: There are two major exterior wall facades on the Salamander Resort and Spa. Stone and stone veneer is used on the main entrance building, front and rear. The stone is used on the lower portion of the wall and the stone veneer is used on the middle and upper portion to reduce overall weight. The remainder of the main building and guest wing is stucco.
Roofing: The roof consists of three different types. Composite slate shingle roofing is used on all slanted roofs. EPDM single ply - fully adhered (TPO) or Modified Bituminous Irma Roofing Systems are used for all flat roofs, usually found in the mechanical spaces.
Sustainability Features
This project is one of the first LEED certified resorts in the US. The composite slate shingle roofing is made up of recycled PVC and rubber from the area. Local materials are used whenever possible. The project also uses low emitting materials, equipment and appliances with the Energy Star Rating, and reflective paving surfaces.
Building Statistics II
Construction
The Salamander Resort and Spa is located in Middleburg, Virginia about 40 miles west of Washington D.C. Construction began in March 2007 and is set to finish four years later in March 2011. The project was awarded to Turner Construction by a Design-Build project delivery method with a Guaranteed Maximum Price with Cost plus Fee. The Owner, Salamander Hospitality, holds separate contracts with Turner Construction and all the design specialists and consultants. Turner holds lump sum contracts with all of the subcontractors. Turner Construction holds insurance for the project through a CCIP that covers workers compensation and general liability. The Owner purchased Builders Risk Insurance separate from the contractor.
The contractor has constructed a temporary road, separate from the main entrance road, for deliveries and shipments while construction is in process. Once construction is completed, this temporary road will become a service entrance for the Resort.
Structural
The structural system for The Salamander Resort is primarily concrete framing. The basement floor is 5-inch slab on grade with concrete columns ranging from 18x18 to 24x24. The main building uses steel framing on the first floor. The spa area utilizes post-tensioned concrete beams with typical size of 18x22. Two inch 18 gage Lok-Floor composite metal decking with 9 inch concrete with continuous welded wire fabric reinforcing is used for the guesthouse. Typical column size in the guesthouse is 16x28 on all four floors. 1.5 inch deep, wide rib, 20 gage galvanized roof decking is used along with lightgage steel roof trusses with 8” purlin at 48” on center.
Mechanical
The main mechanical room is located on the basement floor in the northeast corner, directly below the kitchen and restaurant. There are also 15 AHU’s located on the roof, 9 Variable Frequency Drive (VFD) and 6 Constant Volume (CV). Constant Volume AHU’s control the exhaust air from the kitchen on both the basement and first floors. An additional 6 heat recovery AHU’s are distributed between the main lodge, spa and laundry room. A 1950 gpm cooling tower located on the roof serves chillers 1 through 3.
Lighting/Electrical
The main electrical rooms are located on the basement floor in the northeast and southeast corners. Main power from the utility comes through the onsite transformer and is converted to 3200A 480/277V – 3 phase 4W. Secondary power is 120/208V – 3 phase. On the basement floor, adjacent to the truck delivery area, is an indoor emergency generator with 650kW 480/277V – 3 phase 4W power. Also located in the basement is an Uninterrupted Power Supply (UPS) that supplies power to the 4th floor guesthouse and 1st floor main building. A majority of the lighting fixtures in the restaurant, spa, and lobby area are custom designed by a lighting contractor.
Conveying Systems
The building requires three service, and two passenger elevators. The passenger elevators are located between the main building and the guesthouse. In that same location are two service elevators that operate between the guest rooms and the laundry room on the basement level. The third and final service elevator operates between the basement kitchen and food preparation area and the 1st floor restaurant.
Fire Protection
Three types of fire suppression systems are used in The Salamander Resort. The first two systems, a dry and a pre action system are used in the loading dock and telecommunications rooms respectively. This system is used in the telecommunications room to prevent accidental discharge and resulting damage to the electronics system. The remainder of the building uses a wet system. Each guest room contains three sprinklers while the main building has extended coverage pendants mounted in the ceiling. The extended coverage pendants are installed a minimum of 8 feet apart while the normal pendants need to be installed 6 feet apart. All the public sprinklers located in the main building are recessed in the ceiling and hidden from view until discharge.
Telecommunications
The Salamander Resort features a large number of electronic systems and features. Each guest room has four phone and ethernet connections. The guesthouse wing has two risers that provide voice, data, and MATV wiring to all 4 floors. The ballroom and boardroom area also contain extensive audio/visual and communication equipment. All the systems are connected to a UPS system located in the basement mechanical room. This is to prevent interruption of services during a power outage. |
