e a s t 2303 Dulles Station Blvd., Herndon, VA BASE BUILDING SPECS

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1 DULLES STATION EST. e a s t Dulles Station Blvd., Herndon, VA BASE BUILDING SPECS Narrative: 2303 Dulles Station Blvd (Dulles Station East) is a modern six story office building located in the multi-use development known as Dulles Station. The building is located at the entry point of the development off of Sunrise Valley Drive and has tremendous exposure to the Dulles Toll Road. The building is approximately 190,869 gross interior square feet with 186,734 rentable square feet. The footprints of floors 2 6 range from 29,544 rentable square feet to 31,380 rentable square feet. There are approximately 800 spaces in the Phase One Parking Deck, which yields 4.3 spaces per 1,000 RSF in Phase One of the development. Structure First Slab on grade. Floors 2-6 Steel frame, metal deck with reinforced concrete topping slab. Column Spacing: 30 x 43 Load: 100 lbs per square foot. Exterior Finishes Precast: Glazing: Main Building Entry: Entrance Systems at Lobby: Architectural precast concrete panels with sandblasted and water washed finishes to simulate Coral Grey granite. Curtainwall & punched window system comprised of horizontal, kynar coated aluminum mullions, vertical silicone butt joints, and floor to floor clear low-e insulated glass. The window systems are thermally broken and fully weeping. The main building entry is accentuated by a two story curtainwall leading into the two story lobby. A dramatic, sloping cantilever overhead canopy further marks the entrance. The entry is glazed with clear windows and glass entry doors. Fully insulated clear tempered glazing system with a highly polished #8 stainless steel vestibule within a two-story lobby curtainwall Dulles Station East BASE BUILDING SPECS - Page 1 of 7

2 Thermal Moisture Protection Exterior Soffits: Interior Partitions: Roof: Semi-rigid mineral fiber insulation at precast panels and curtain walls, spandrels, and fire insulation to comply with local codes. Fiberglass batt insulation Demising walls, elevator shafts, mechanical room or shafts, and other areas requiring sound isolation have acoustical fiberglass or mineral fiber insulation. High performance, fluid applied, hot rubberized asphalt roofing membrane system with rigid insulation and ballast. Interior Finishes Main Lobby An active stone pattern consisting of three Italian marbles that picks up on the grids of the building. Feature wall Back-lit patterned glass wall that is the terminus of a 400-foot vehicular axis between buildings. The glass is set into a sleek framework of highly polished #8 stainless steel. Non-feature walls Two story multi-layered Venetian Plaster walls that create a sculptural effect on these walls. Elevator Signage: Directory: Typical Tenant Elevator Lobbies Floors: Elevator Painted gypsum board ceiling at a height of 24. The curving metal panel system hangs from the ceiling and is patterned with linear lights. Polished # 8 stainless steel doors at Levels One and Two. TBD TBD Sealed concrete, floor covering by tenant. Gypsum board taped and prepared for final finish application by tenant. Exposed beams and deck above-finished ceiling by tenant. #4 stainless steel doors on Levels Three Six Dulles Station East BASE BUILDING SPECS - Page 2 of 7

3 Typical Tenant Areas Floors: Door Hardware: Window Treatment: Restrooms Wet Wall: Other Lavatory Counter: Toilet Accessories: Partitions: Service Areas and Stairs Floors: Ceilings: Door Hardware: Concrete floor covering by tenant. Gypsum board, taped and prepared for final finish application by tenant. Ceiling height at 9-0 above finished floor. Grid and ceiling tiles installed by tenant. Full height, solid core stained wood doors with painted metal frames at core doors and tenant entries at main corridors. Brushed stainless steel levers and latch sets. Standard color 1 Mini blinds. Large 24 x 12 porcelain tiles. Full height tile wet walls. Tile base with vinyl wall covering. Drywall ceilings and bulkheads. Polished granite with full height individual mirrors and sconces framing the mirrors. Fully recessed with satin stainless steel finish. Full height hospitality type drywall partitions with mahogany louvered doors. Partitions are covered with wall covering. Sealed concrete. Painted gypsum board with rubber base. Exposed structure high stained wood doors with painted metal frames. Brushed stainless steel levers and latch sets. Conveying Systems Office Building Passenger Elevators Three traction elevators serving all floors, 3,500 lb capacity and 350 fpm speed. All cabs will be supplied with removable protective padding Dulles Station East BASE BUILDING SPECS - Page 3 of 7

4 Freight Elevator: Elevator Cab Finishes Front Wall: Side & Back Parking Deck Passenger Elevators: Elevator Cab Finishes One swing traction passenger/freight elevator serving all floors, rated to 4,000 lb capacity and 350 fpm speed with removable protective padding. Ceiling height is 9-0 Carpet. Polished stainless steel. Polished stainless steel control panels. Textured metal wall panels with a stainless steel handrail. Stainless steel panels with recessed down lights. Two traction elevators serving all floors. 3,000 lb capacity and 350 fpm speed. Textured rubber tiles. Plastic laminate panels with polished stainless steel handrail. #4 Stainless steel panels and recessed down lights. #4 Stainless steel 2303 Dulles Station East BASE BUILDING SPECS - Page 4 of 7

5 Mechanical HVAC system is designed to maintain a summer indoor condition of 76 F db at 38% RH at a coincidental outdoor temperature of 92 F db, 76 F wb, and a winter indoor condition of 72 F at 0 F ambient. Ventilation is provided at the rate of 20CFM/person with an occupant density if 142 square feet per person. Chilled water will be supplied to air handling units throughout the building from the central refrigeration plant. Air handling units will be of the packaged central station type. O.A. will be ducted to each fan room through medium pressure main risers and constant volume air valves from a variable speed outside air fans located in the penthouse. Conditioned air (at 46 degrees db) is supplied to each floor from the air handling units through a medium pressure, medium velocity air distribution system to pressure independent series type fan powered induction units located throughout the floors. Conditioned air will be supplied to the occupied space at a minimum of 55 degrees db from the fan powered induction units. The heating requirements for the building will be handled by electric resistance coils located integral to the powered induction units located in the ceiling return air plenum in the vicinity of the various zones. The refrigeration system consists of two parallel connected driven hermetic rotary screw type compressor water chillers and associated chilled water pumps, condenser water pumps, controls and two cell induced draft cooling tower with variable speed fan drives. Condenser water risers with valved taps at each floor will be provided in each fan room. Cooling tower and condenser water risers will be sized to accommodate the tenant s 24-hour loads, retail loads, elevator equipment room loads, and general tenant loads of 2 watts/sq.ft. Plumbing One sanitary, vent and water line (with valve) riser is provided in the janitor s closet and stubbed into the tenant area on each floor, and for use by tenant. Two sanitary and vent connection points per floor will be provided during base building construction in the lease area outside the base building core, for use by tenant. Fire Protection Base building sprinkler system is a wet pipe system with upright heads. Tenant will modify existing sprinkler system to work with the layout of their space. Tenant contractor shall provide sprinkler heads and hydraulic calculations for system to meet NFPA and local code requirements Dulles Station East BASE BUILDING SPECS - Page 5 of 7

6 Fire Alarm An addressable fire alarm system will be provided for the office tower and parking deck. All alarm initiating devices will be directly connected to and addressed by the main fire alarm panel. The vertical fire alarm riser shall be Style 6 connected. All interconnecting wiring between the central control equipment and all remote panels and equipment shall be buried below the slab on grade, encased in 2 minimum of concrete, routed in a dedicated 2 hour rated enclosure, and will be type MI cable or Fire Alarm Circuit Integrity (CI) Cable. NFPA and ADA compliant audio/strobe visual signals will be provided in each elevator lobby, in each rest room, in corridors and throughout the parking deck. Strobe visual signals shall be rated 110 candela per UL 1971 for interior spaces and 117 candela per UL 1638 for unconditioned spaces. Spare amplifier capacity and power supply capacity shall be provided in the shell office tower to add 30 - one watt speakers and candela strobes on each floor in the unfinished tenant spaces. Electrical Systems General: The project will be served at 277/480 volt, 3 phase, 4 wire from a utility company transformer located in the service area behind the building. One 4,000 amp switchboard will be provided to serve the office tower and one 225 amp panelboard will be provided to serve the parking deck portions of the project. Two 2,000 amp bus risers will extend from the switchboard to serve the office floors, each serves half of the loads of the office tower typical floors. Emergency/standby loads, the central plant, site lighting and lobby lighting are served from the switchboard. The power distribution system will be sized to provide 8.5 Watts/Gross Square Foot for the tenant space power and lighting loads. This tenant power allowance will be provided at 480 volts, in the bus risers serving each office floor, and is exclusive of the power requirements of the shell building. Separate 277/480 volt panel boards will be provided for HVAC equipment and lighting, in accordance with the ASHRAE Energy Code. A 75 KVA, dry type transformer serving 84 pole 120/208 volt panel boards will be provided in each office level electric room (two per floor). This 75 KVA transformer is sized to provide 5 Watts/Useable Square Foot and utilizes a portion of the 8.5 watts/gsf of the tenant power allowance. A copper building ground riser will be provided in the office tower core electric rooms. Cadweld or irreversible compression connectors will be used for all connections Dulles Station East BASE BUILDING SPECS - Page 6 of 7

7 Emergency Power: Light Fixtures: Telephone/Data A diesel fueled, 450KW generator will be provided in a weatherproof enclosure, located in the service area behind the building. The generator will comply with the Level 1, Type 10, Class 8 requirements of NFPA 110. The generator will provide emergency back-up service to the emergency egress lighting in the office building and the parking deck, the fire alarm system, 1 elevator in the office building and 1 elevator in the parking deck. This generator will also serve the panel intended for the telephone system in the main telephone room, the power operated doors and the receptacles at the front desk. The generator will be four cycle, have two-thirds pitch alternator, PMG exciter and output circuit breakers. The generator will have critical grade muffler. Fuel storage shall be a 300-gallon skid mounted base tank. Passenger elevator lobbies and rest rooms will be illuminated with single vertical lamp 26(or18) watt selfflanged reflector fluorescent recessed downright fixtures. Enclosed wall mounted two lamps T8 fluorescent light fixtures will be provided in stairwells, on both the main and intermediate landings. Two lamp T8 fluorescent strip fixtures (with wire guards where required by code) will be provided in all areas without ceilings. All fluorescent lamp ballasts will be electronic type, with 10% maximum Total Harmonic Distortion (THD). The parking deck will be illuminated utilizing 175-watt metal halide direct/indirect fixtures, two per bay and rows thirty feet on center. 25% of the fixtures will contain quartz restrike and will be connected to the emergency generator. Data service, provided by Cox Communications, and telephone service provided by Verizon, will be available to the building. Six 4 sleeves are provided through each floor in each core tel/data room for wiring by others. Six 4 conduits are provided connecting each stacked riser closet to the main telephone network room. Ten 4 conduits are incoming from the building exterior to the main telephone room for telecommunication service. Each telephone riser closet and the main telephone network room contain a 3 / 4 plywood backboard and a copper ground bar with #6 ground wire. In the riser closets, this ground bus is connected to the ground riser. In the main telephone room, the ground bus is connected to the main electric service ground bus Dulles Station East BASE BUILDING SPECS - Page 7 of 7

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