Dulles Corner Parcel 16|
605 Prince Street, Alexandria, VA 22314
Total Square Feet: 92,444
Construction Period: Mar 2000 to Mar 2001
General Contractor: Structuretone - 1005 N. Glebe Road, #200, Arlington, VA 22201
Structural Engineer: Ehlert/Bryan, Inc. - 1451 Dolley Madison Blvd. #220, McLean, VA 22101
Electrical & Mechanical Engineer: K.T. Associates - 13755 Sunrise Valley Drive, #500, Herndon, VA 20171
Landscape Architect: EDAW, Inc. - 601 Prince Street, Alexandria, VA 22314
Located at the award winning Dulles Corner Suburban Office Park adjacent to the Washington-Dulles International Airport in Herndon, Virginia, this 4-story office building was originally designed as an economical speculative office building for Dulles Corner Properties.
The initial design was a very clean and simple flat precast concrete skin with granite accent banding with blue reflective butt-glazed glass in a continuous ribbon pattern.
The project had county site-plan approval and the building plans were in review by the Fairfax County Building Department when the project was purchased by the ORIX Real Estate Equities Company for a build-to-suit tenant. The tenant, REGUS, is an international corporation that traditionally leases space in larger, high profile buildings. This project was to be one of their first leases in a smaller building and thus wanted the building to have a stronger "street presence."
The project team redesigned the building while the original design was in the plan review process. All the changes were then submitted as administrative revisions in order to maintain the development schedule.
Since the Site Plan was already approved, the one design restriction was that the building footprint and height had to be maintained from the original design to avoid a lengthy resubmission process. Aside from that, there were significant revisions to the building design including a completely redesigned exterior wall system, the addition of a third elevator in the building core and a total redesign of the main building lobby from a one-story front lobby to a two-story front lobby and an additional one story high rear lobby that opened to a landscaped amenity area.
The exterior envelope is still precast but the percentage of glass area was increased from 50% to 75% to give the building a lighter appearance. The color palette was changed from a light red precast with polished red granite accents and blue reflective glass to a crisp white precast with green slate accents and blue-green reflective glass with natural anodized aluminum mullions. The top and bottom of all the precast panels project out 2-inches to create a shadow line. Two vertical pillars flank the building entry and support the projecting stainless steel canopy. The parapet wall and the mechanical penthouse screen are painted ribbed metal panels.
The project was completed within schedule and budget despite the significant design changes involved. REGUS, the build-to-suit tenant, which was initially to occupy only two floors of the building, leased the entire building prior to the end of construction.
DIV 03: Precast: Slenderwall by Smith Midland