Adaptive Reuse

200 Eye Street, SE

Built in 1957, this former printing facility was a five-story building that included a basement level over pile foundations.  In the early 2000’s, the building was renovated to house a telecommunications firm, which was never occupied.  Floors were filled in on all levels and structural column modifications existed on some floors.

Completed in 2012, the building was converted to office space for occupation by various DC Government agencies.  The lowest level was converted to parking and a new two-level parking garage was constructed adjacent to the existing building on the east side.  Lateral stiffness of the building was enhanced using steel braced frames installed before removing the existing precast façade.  New elevator shafts and interconnecting stairs were framed at existing floor plates. Structural services also included the evaluation of existing structural elements for new loading, green roof evaluation and local strengthening.

The project has received the highest level of LEED certification–Platinum, as well as numerous awards of recognition.

733 15th Street, NW (The Woodward Building)

Complete restoration and conversion of a circa 1910 steel and concrete-framed 11-story office building (including one basement level) into a residential apartment building.  Historic restoration activities included modifying floors constructed of terra cotta flat arches with concrete fill, and rehabilitation of the multi-wythe brick façade.  The façade materials also included stone at the lower levels and terra cotta at the uppermost levels.  Several columns were removed in the basement to facilitate parking.  Hydraulic jacks were used to pre-deflect six new steel transfer girders at the ground floor used to replace the columns.  Stairs were reconfigured throughout, terraces added to the roof, and two vehicular elevators added to access the below-grade parking.

The project was awarded the 2009 Outstanding Project Award for Excellence in Structural Engineering by the Structural Engineers Association of Metropolitan Washington. 

2000 N Street, NW Plaza Renovation

This project entailed the renovation and conversion of a hotel facility into a rental apartment complex.  Prior to commencing the general building renovation, repairs to the garage, as well as plaza strengthening and plaza waterproofing were required. Repairs included: waterproofing and repair of the plaza deck over the garage, structural analysis and strengthening of the plaza deck to support the proposed new plaza landscape design, along with full depth wall-to-wall removal; and replacement and waterproofing of the below-grade parking deck.

SK&A’s structural analysis determined that many areas of the plaza slab needed varying levels of reinforcement in both positive and negative movement areas.  Strengthening of the plaza deck involved both carbon fiber reinforcement and the casting of new concrete beams into the plaza deck, which extended both above and below.  A total of 21 new concrete beams were cast into the plaza slab.

Additional work included the installation of new rooftop unit steel-frame supports, masonry planter wall construction, plaza drain installations (determined from plaza deck flood testing results), and the demolition and reconstruction of two balconies to provide a new curved shape matching the plaza design features.

Park Bethesda, American University, 5333 Westbard Avenue

Owned by American University, this 10-story apartment building contains a total of 260 residential flats including housing for married graduate student families, plus a lounge, indoor pool, exercise areas, and business center.

The building was originally a 300,000 sf reinforced concrete frame, office building.  The interior and exterior were completely gutted down to the shell, and with extensive modifications, converted into an apartment building.  The project was privately developed, and turned over to American University.

Kaiser Permanente Regional Headquarters & Laboratory

SK&A has performed structural engineering services on numerous projects for Kaiser Permanente, including its 168,000 sf medical office headquarters in Silver Spring, a new medical office building in Manassas, VA, the Regional Laboratory facility in Rockville, and the Silver Spring Data Center 2.

  • For the regional laboratory, an existing two-story medical office building was adapted for reuse as a laboratory facility.  The structure has concrete masonry unit (CMU) load-bearing walls supporting a steel bar joist and steel-framed roof and floor deck.  Sections of the 2nd floor and roof were strengthened to increase their load carrying capability, to suit laboratory and library usage, and to handle new roof-mounted equipment.  The project also included a new building addition at its northwest corner, and several new in-fill elevated floor areas.  The existing first floor of the building was demolished and lowered in its entirety to accommodate access flooring.  Existing masonry walls were structurally modified, and new openings incorporated into the walls.
  • In addition, since 1994, SK&A’s Repair and Restoration Division has provided engineering services on over 50 Kaiser projects including garage repair, expansion joint replacement, load evaluation, supplemental equipment support framing designs, façade repair, and general structural condition assessments.  SK&A also provided design and field inspection of a rooftop transfer girder installation, facilitating the removal of a ground level column in a conference room at the East Jefferson facility.

Element 12420, Parklawn Drive

Major adaptive reuse renovation of an existing, 1960’s era, four-story, steel-frame industrial office building.  Key components of the project’s retrofit program included removal and replacement of the existing skin on all sides of the building, resulting in a modern, industrial loft aesthetic.  A new large shaft on all floors was cut, after installation of new steel framing supports, for a relocated existing stair and in-fill slabs were designed and poured at the old stair shaft location.

A two-story atrium space was also created, complete with a dramatic monumental stair.  Supports for new energy-efficient rooftop HVAC equipment were designed and installed.  A new mechanical shaft opening was framed and cut into all floors and the old shafts were filled in.  Various load evaluations of the existing structure were performed for all necessary modifications.  A lateral load analysis for wind and seismic loads was performed to check compliance with current building codes.  Knee braces were added from the top of columns to the underside of girders at all columns to provided needed lateral stability.

Sophisticated software and analysis techniques were used to achieve maximum structural capacity and therefore provide economical solutions.  Cantilevered retaining walls were designed and constructed to enhance the site engineering.  The renovated building was leased to the Food and Drug Administration and was awarded LEED-CS Gold certification.  The project received the 2010 Award of Excellence for Best Suburban Renovation from NAIOP Maryland/DC.

Meridian Public Charter School

Modernization of the existing Harrison School facility, which was originally built in 1890 and later expanded in 1932.  A new structurally independent three-story, 14,000 sf addition was added to the rear of the school, providing additional assembly spaces.

The new addition features a distinctive, wavy wall of glass and metal paneling, that brings a modern element and visual interest to the historic architecture of the existing structure. The renovation also included a new cafeteria, multi-purpose room/gymnasium, library and support spaces.  The project achieved LEED certification for incorporating various sustainable design features.

Structural services provided include the evaluation of the existing roof structure for the introduction of new mechanical equipment and the strengthening of framing, as required.

Constitution Center, D Street, SW

Major renovation and retrofit of the former Department of Transportation headquarters into a Class “A”, LEED Gold office building that exceeds GSA’s current Federal Office Building Standards and meets ISC Security Design Criteria.  Access to the subway is provided through the L’Enfant Plaza station, at D Street, SW.  The existing building was gutted down to its structure, which was salvaged and completely renovated to include replacement of the building façade and reconstruction of all service cores.

Amenity spaces were designed with a basic 30-ft. column grid to align with existing column spacing, with long-span designs considered for future tenant options.  Enhanced physical security measures exceed ISC Level IV, and include progressive collapse mitigation and blast-resistant building envelope, anti-ram barriers along the building perimeter, blast-resistant loading facilities, and common security checkpoints.

The modernized building boasts sweeping views of the city, a fitness facility, 400-seat cafeteria, and a major conference center.  The facility received Mid-Atlantic Construction’s 2010 Project of the Year Award in Renovation/Restoration.

800 F Street, NW/Spy Museum

Renovation and restoration of 66,000 gsf of space among several existing historic buildings, dating from the latter part of the 19th century for office and retail use.  A 74,000 sf addition to a new, concrete, nine-story residential wing was also added to the southside of the property.

Vacant for many years, water penetration into the buildings damaged the wood floor framing and exterior load-bearing masonry walls of the structures.  The original wood cornice work and floors were restored, when practical, and replaced with matching materials in areas that were deteriorated beyond repair.

SK&A prepared the project specifications and bid documents for the masonry facade, wood floor, and wood cornice restorations, which were reviewed and approved by the DC Department of Historic Preservation.  SK&A was also responsible for the coordination of the masonry facade, wood cornice, and wood floor restorations from the evaluation stage to inspection of the work. The timing of the work was critical due to the variety of trades involved, including new construction.