Waterfront

The Yards, Parcel L

SK&A provided structural engineering services for the design and construction of the new Thompson Hotel and Estate luxury apartment buildings.  The new buildings are located on parcel L of The Yards, a 42-acre mixed-use, waterfront redevelopment situated along the Anacostia River in Southeast, Washington, DC.

The buildings are designed with joint access between them and are constructed atop of  a shared, below-ground, two-level parking garage.  The project designs also included navigating around a large underground sewer line at the northern end of the site.

  • The Thompson: The upscale Thompson Hotel is part of the Hyatt hotel portfolio.  The 10-story building includes 38 luxury suites, a restaurant at street level, rooftop bar, fitness center and meeting/event space.  
  • The Estate: A luxury, high-rise apartment building with 285 residential units.  The building features ground floor retail and amenities such as, several community lounges (garden, media, work), rooftop swimming pool, indoor spa/whirlpools, fitness center, and pet spa.

DC Water Headquarters

SK&A provided structural engineering services for the design of DC Water’s new headquarters.  The stylistic, modern facility is located on 2.75 acres, adjacent to the waterfront mixed-use development, The Yards, and the Washington National’s baseball stadium.  

The new building is a six-story, 150,000 gsf steel-frame structure with a fluid form. The building footprint was carefully shaped to develop a unique, site-specific solar response and consists of full-height curtainwall on the south, east, and west sides to take advantage of the scenic views, and gradually shifts to punched windows on the less scenic north side of the building.  The structure consists of a framed concrete slab-at-grade with six levels (five office levels and an accessible roof terrace) of composite steel construction.

The exterior facades feature a glass and aluminum curtain wall system on the south facade, and a “variegated green rainscreen panel system” on the north and west facades.  The building was constructed around and above the existing “O” Street Pumping Station, which maintained full operations throughout construction.  Foundations for the structure consists of below grade transfer elements and deep foundations.  As part of the landscape design, an exterior boardwalk and metal grating structure was implemented over existing tidal gates.

New mechanical equipment support and an enclosure were added on top of the existing pump station building.  New openings in the exterior walls at the ground floor  of the pump station facility provide a visual connection to the pump room from the new lobby.

Additional project features include an entry court, interactive exhibit space, and a boardwalk along the south facade.  The mechanical systems uses the pump station wastewater for heat recovery and rainwater from the rooftop will be collected in a cistern to use for toilet flushing.

The Yards, Parcel O

Situated in Washington, DC’s Capitol Riverfront neighborhood, The Yards is a 42-acre, 5.5 million sf mixed-use redevelopment featuring residential, office, and retail spaces as well as restaurants and a public park.  SK&A provided structural engineering services for two residential buildings being constructed simultaneously on Parcel O of the development.

The Bower, on Parcel O-1, is a 154,400 gsf, 10-story residential building with 138 condominium units.  Parcel O-2 is a 208,700 gsf, 10-story residential building with 198 units.  Both buildings feature ground floor retail, indoor amenity spaces, lobbies, green roofs, a public courtyard, and a shared two-level, underground parking garage with a flood-resistant design.

The buildings are being constructed over WMATA’s Green Line tunnels, which required that structural analyses be performed to demonstrate the tunnels’ capacity and stability to resist the forces imposed by the unloaded condition during construction and the final condition when the buildings are complete.  

The Watergate Hotel, Building Envelope Evaluation

As a part of overall renovations to The Watergate Hotel, SK&A’s Repair & Restoration Division conducted a comprehensive condition evaluation of the iconic structure’s exterior envelope, including the building’s façade, roof, plaza, and balconies.  Designed in 1966, the contemporary building has 13 stories above ground with three levels of parking below.  The hotel is constructed of conventionally reinforced, lightweight concrete slabs used throughout, and the balconies are constructed of cantilevered concrete slabs.

The condition evaluation was conducted over several phases, including: schematic design/design development, 75% and 100% construction documents, and construction administration.  Examples of services provided during the evaluation include:

  • Review of available, original architectural and structural drawings to determine construction details related to the façade, roof, plaza area, and various site elements including, but not limited to, the expansion joints.
  • Site visits to visually examine the façade from the ground level, roof, and various balcony locations.
  • Visual observation and documentation of the façade’s condition related to cracking and corrosion and visual examination of the roofing membrane’s condition and observation for the presence of moisture beneath the membranes.
  • A sounding survey of the hotel balconies and other exposed structural systems.  

Transpotomac Canal Center Plaza, Garage, and Canal Lock Assessment and Renovations

SK&A was authorized by American Real Estate Partners (AREP) to proceed with an observation of the building structure, plaza, canal lock, and subterranean parking facility of the buildings comprising the Transpotomac Canal Center at 1119 North Fairfax Drive in Alexandria, VA.  The site contains four 10-story, Class-A office buildings, constructed in 1986, and originally designed by SK&A.  The survey performed by SK&A was limited to the structural features, waterproofing materials, the historic mouth fountain and canal lock, and architectural construction features.  Items related to civil engineering, ADA compliance, and mechanical, electrical & plumbing (MEP) infrastructure were evaluated by consultants under contract with the owner.

Based upon our visual observations and assessment, we found the building structure to be in good condition while the parking decks and plaza wearing surface are undergoing moderate to severe physical distress.  The major problem conditions noted during the survey areas are follows: water infiltration into the below grade structure, water infiltration through the plaza roof, leaks into the garage through the historic mouth fountain, seepage of ground water through the mat foundation slab, and extensive spalling of concrete in the parking deck slabs.  The observed deficiencies posed an imminent threat to the safe operations of the facility.  As such, the owners implemented SK&A’s recommendation, which is to move forward with a comprehensive plaza and parking garage restoration project beginning in year one of a ten year deferred maintenance program developed by SK&A.  

With respect to the garage and Canal Lock repair program, SK&A was the sole consultant spearheading the design, bidding, and construction administration efforts.  SK&A provided waterproofing and structural design services needed to restore the structural integrity of the parking facility.  The design featured the removal of all deteriorated concrete, corrosion inhibiting treatment, replacing expansion joint seals, and application of traffic membrane over the suspended parking decks.  Leaking cracks in the exterior foundation walls were injected with a hydrophilic grout and sealed from the interior.
 

The Wharf, Phase 1, SW Waterfront

Under a teaming arrangement with another structural firm, SK&A is providing structural engineering services for this multi-phased, mixed-use waterfront redevelopment, located on the historic Washington Channel adjacent to the L’Enfant Plaza and the Waterfront Metro Stations.  The master plan for the high-profile waterfront development integrates residential, office, retail, hotel and cultural facilities with numerous public spaces, including a three-acre waterfront park, along 27 acres of land overlooking the Potomac River.

SK&A is providing structural design services for three of five total parcels in Phase 1 of the project. A two-level, below-grade parking garage (782,000 sf) supports all of the parcels and is constructed over WMATA’s yellow-line tunnel.  Parcel 3 is divided into two sections: 3A includes an office building (200,000 gsf) with 20,000 gsf of ground floor retail; 3B will include a 12-story hotel (238,000 gsf) with 268 rooms, restaurants, bars, ballrooms and other meeting/event spaces, a spa, and retail space.  Parcel 4 will consist of a 12-story mixed-use residential building, evenly divided between apartments and condominiums (310,000 gsf).  A 50,000 gsf health club and 25,000 gsf of retail space will also be included in this structure.  Parcel 5 will include two hotels housed in a single building (250,000 sf).  

Ritz Carlton Residences

Situated on Baltimore’s Inner Harbor is the Ritz-Carlton’s luxury, waterfront condominium complex, the company’s first fully residential offering.  Contextually designed to complement the surrounding Federal Hill’s neighborhood’s architecture, the mixed-use complex includes 550,000 sf of residential, retail, restaurant and clubhouse spaces and 200,000 sf of underground parking for 406 cars as well as residential storage areas.

Structures within the project range from four to six-stories and feature multiple amenities, including a private 20-slip marina, private waterfront gardens, valet parking, a spa/salon, fitness center, indoor pool, private screening room, residents lounge, game/billiards room and more.