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 DC

SK&A has provided structural engineering services for Phases One and Two of the transformative, new mixed-use waterfront redevelopment, The Wharf.  Located on the historic Washington Channel, adjacent to the L’Enfant Plaza and the Waterfront Metro Stations, the development integrates residential, office, retail, hotel, cultural facilities, and multiple public spaces along a total of 27 acres.

Phase I

SK&A provided structural services for three of five total parcels in Phase 1 of the project, as well as the two-level underground garage that supports all of the parcels in Phase 1.  The parcels consist of:

  • Parcel 3 – is divided into two sections: 
    • 800 Maine (Parcel 3A) includes an office building (200,000 sf) with 20,000 sf of ground floor retail;  
    • Intercontinental Hotel (Parcel 3B) includes a 12-story hotel (238,000 sf) with 268 rooms, restaurants, bars, ballrooms and other meeting/event spaces, a spa, and retail space.  
  • Incanto Apartments (Parcel 4) – consists of a 12-story mixed-use residential building, evenly divided between apartments and condominiums (310,000 sf).  A 50,000 sf health club and 25,000 sf of retail space will also be included in this structure.
  • Hyatt House and Canopy by Hilton (Parcel 5) – includes two hotels housed in a single building (250,000 sf).

Phase II

Similar to Phase I, SK&A also provided structural services for parcels 6, 7, 8 and 10 within Phase II of the project.  These parcels consist of:

  • 670 Maine and 680 Maine (Parcels 6&7) – includes two trophy office buildings with an extensive ground floor area for retail or additional office spaces.  Combined, these parcels include approximately 430,000 sf of office, 45,000 sf of retail, and 4,000 sf of back-of-house space. 
  • The Tides Apartments and Pendry Hotel (Parcel 8) – features both apartments and hotel rooms atop 26,000 sf of retail space. There are 255 apartment units and 131 hotel keys along with amenities such as outdoor courtyards, collaborative event spaces, and a rooftop bar.  
  • DCX Office Building (Parcel 10) – is a boutique office building with retail on the ground floor.  Parcel 10 includes approximately 50,000 sf of office, 20,000 sf of retail and 1,800 sf of back-of-house space.

For the Phase II parcels, two garages, Garage 2 & Garage 3, support the multiple buildings that sit above grade.  SK&A provided the structural design for Garage 2 , which supports Parcels 6, 7 and 8 with two levels below grade (105,000 sf plus 15,000 sf of retail located at the P1 Level).  

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.