Development

Navy League Building

File Type: Free Content, Case study
Release Date: January 2006
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Navy League Building

Fast Facts

Address: Arlington, VA
Company/Developer: The Keech Co., LLC
Design/Builder: PageSoutherlandPage, LLP
Property Type: Corporate Headquarters
Square Feet: 220,000 square feet
Height: 7 stories

Building Description: The office building with ground floor retail and four below-grade floors of underground parking consists of a precast cladding and glass curtain-wall envelope with a steel and concrete structure. The first pilot project under Arlington County’s Green Building Incentive Program, the building has a LEED Silver rating. Documentation for consideration as a LEED Gold rated facility has been submitted.

Overview

The building is located within a mixed-use urban community just outside the Washington, D.C., city limits. Two bus lines are located within a ¼ mile radius, with commuter rail located within a ½ mile radius, encouraging building occupants and visitors to take advantage of public transportation.

The special significance of this development is that the building was fully designed with only 10 percent of the end-user tenants identified during the design stage. It is now occupied by the Navy League.

Green Features

Sustainable Sites

  • Bicycle racks and cages for storage provided for 103 spaces on levels B1 and B2 of the building.
  • Two ADA compliant locker/changing rooms with showering facilities on level B1, accommodating 5 percent of building occupants.
  • Reserved parking spaces for carpool participants and electric charging stations for electric vehicles in the Arlington community.
  • Storm water management system designed to remove 80 percent of the average annual post-development total suspended solids (TSS) and 40 percent of the average post-development total phosphorous (TP), based on the average annual loadings from all storms less than or equal to the two-year/24-hour storm.
  • Energy Star roofing system consists of a highly reflective and highly emissive membrane that covers over 75 percent of the total roof area.
  • The Navy League is contracted with a green cleaning company to reduce overall hazardous solutions used in the building. The contractor provides periodic training sessions for all staff members to ensure that they are up to date on sustainable cleaning procedures.
front entrance to Navy League Building

Front entrance

Indoor Environmental Quality

  • Outdoor air sensors located on the building roof.
  • Management System (BMS) to compare outdoor levels to the individual space sensors. When a significant CO2 differential exists, the BMS will increase the percentage of ventilation to meet preset CO2 levels.
  • Thermal comfort standards, including humidity control within established ranges per climate zone, met the requirements of ASHRAE 55-1992. Retail spaces were constructed with separate HVAC systems and tenants were given the option of installing thermal comfort devices with the aid of building engineers.
  • Carpet systems exceed the Carpet Rug Institute Green Label Indoor Air Quality Test Program.
  • Adhesives are less than the VOC limits of South Coast Air Quality Management (District Rule #1168).
  • All filler sealants (perimeter precast sealants) exceed the Bay Area Air Resources Board (Reg. 8, Rule 51).
  • Exterior metal paints and coatings are less than the VOC and chemical component of Green Seal requirements.
  • All composite wood and bonding agents are urea-formaldehyde free.
  • All public entrances are equipped with overhangs and entrance mat systems.
  • All janitorial spaces and copy rooms were designed with structural deck-to-deck partitions and independent ventilation systems.

Water Efficiency

  • Stormwater collected from the building roof and terrace is filtered and diverted to a subsurface storage system. The collected rainwater is used as the sole source of water for irrigation onsite.
  • A 57,344-gallon detention tank resides in the bottom level of the four-story underground parking garage. 100 percent of collected rainwater will be re-used before water is extracted from the municipality.
  • Water efficient fixtures including toilets, urinals, showerheads, faucets, replacement aerators and metering faucets.
  • Lavatories are provided with infrared sensors (sensor activated faucets) and highly aerated spray. Toilet fixtures have dual flush capability and use only 1.1 gallons per flush (GPF) and 0.8 GPF as necessary.

Energy and Atmosphere

  • High performance envelope construction materials (roof, walls and fenestration), ventilation monitoring systems, and reduction of lighting and electric loads by use of day lighting and lighting control systems.
  • Two centrifugal water cooled water chillers that utilize R-134a refrigerant (HFC) serving the needs of the tenant spaces. Refrigerant cooling units serving the elevator machine room, penthouse elevator lobby are installed in the building.
  • Building mechanical systems are HCFC-free, with the exception of a few smaller, nonbase building systems that were not available without HCFC refrigerants at the time of construction. Overall HCFC systems, retail spaces included, make up less than 15 percent of all building HVAC systems.

Materials and Resources

  • Onsite sorting of all waste production by the construction team—over 75 percent of all construction, demolition and land clearing debris had been diverted from landfills into recycling facilities by project completion.
  • Preference was given to products containing high amounts of recycled content during the design development and procurement stages. Upon project completion, 25 percent of all building products contained a portion of recycled material.

Innovation and Design Process

  • The Navy League hired two third-party companies to perform commissioning activities: CH2M Hill (fundamental building systems) and MTFA Architecture, Inc. (additional commissioning of LEED documentation).
  • Each discipline of the project team required to have a LEED Accredited Professional.
  • Construction Indoor Air Quality Management Plan was developed in the preconstruction phase to ensure the protection of onsite materials from mold growth and air pollutants.
  • Project team developed an educational system involving interior and exterior signage, identifying sustainable features throughout the building, an informational brochure for visitors and tour participants and an education manual included in the tenant leasing package.

Return on Investment Analysis

  • Initial premium in design costs and special measures taken to achieve a 38 LEED point rating will be recovered in less than 10 years by a combination of reduced energy and water costs and revenue from the bonus density granted the developer as an incentive by Arlington County.
  • The installed energy and water systems are estimated to provide 25 percent and 67 percent savings respectively, and a total annual cost savings of over $93,000.