Project Narrative: Nationwide Allied Insurance Parcel C Project

Transcription

1 THREESIXTY ARCHITECTURE Project Narrative: Nationwide Allied Insurance Parcel C Project City of Des Moines, Urban Design Review Board Meeting February 20, 2007 Project Description The Nationwide Allied Insurance Parcel C project will extend the Nationwide Allied Insurance Gateway campus west along Locust and Walnut Streets to 13 th Street. A bridge will span 12 th street at level two which will provide connection of the Nationwide Allied Insurance Gateway campus and extend the City of Des Moines Skywalk to the west. Designed as an office building, the project includes approximately 350,000 gsf distributed over five levels. Building functions include 2,200 open office workstations, associated management offices, training facilities, food service facilities, UPS, and service dock. The Nationwide Allied Insurance Parcel C project will have stand alone mechanical and electrical s. Provisions for selective connectivity to the Nationwide Allied Headquarters with respect to monitoring capabilities will be provided. The project includes a generator for life safety requirements and limited building program support. The exterior material pallet will follow the lead of the Nationwide Allied Headquarters buildings with the use of aluminum glazing s, brick and stone detailing at the base of the building. A north courtyard provides a ceremonial entry to the building and a south courtyard provides a secure retreat space for the employees. Also, by carving out these areas from the building mass, daylight is able to penetrate deeper into the floorplate and both landscaped areas provide a visual amenity for employees from upper floors and for pedestrians along Locust and Walnut Streets. City Design Requirements Zoning: The Nationwide Allied Insurance Parcel C project addresses zoning in the following manner: The site is currently zoned as C 3A. Nationwide Mutual and City of Des Moines agree that changing to a C 3 is appropriate and are in the process of making this change. Zoning for the Nationwide Allied Headquarters was changed from C3 A to C 3. At five stories, the project falls below the height restrictions outlines in the C 3 zoning document. Site Plan Landscape Policies: The Nationwide Allied Insurance Parcel C project addresses the policies in the following manner: Plant species Tree species will be similar to those already in place on the Nationwide Allied Headquarters. Evasive species to the Des Moines region will not be used on this project. Planting set backs The tree and planting design recognizes the set back requirements Tree trunk size Trees will have a 4 caliber trunk. Tree Spacing The trees are spaced according to the guidelines Planters Planting beds are open and incorporate a curb Sidewalk widths The sidewalk along Locust is 20 wide and the sidewalks along 12 th, 13 th, and Walnut vary between 12 to 14 wide NORTH FRONTST #350 T COLUMBUS, OHIO F

2 THREESIXTY ARCHITECTURE Western Gateway Area Redevelopment Guiding Principles: The Nationwide Allied Insurance Parcel C project addresses the principles in the following manner: Parking As part of the development of parcel C, a new parking ramp located at 12 th and Mulberry St. will be completed approximately at the same time as this project. Metered street parking will be available on the streets around the building. There are no provisions for below grade parking. Retail Accommodations for retail space have been made in the planning of level one per the development agreement between Nationwide Mutual and the City of Des Moines Density The project area is 350,000 sf on approximately 2.1 acres of land, which exceeds the minimum density requirement of 110,000 sf/acre. Walnut St. back door concern The landscape and pedestrian level architectural building details carry around the building providing equal visual expression on all sides of the project. Visual access to the landscaped south courtyard provides further enhancement of the Walnut street experience at street level. Accent paving in sidewalk The sidewalk treatment includes accent paving 13 th Street Width In conjunction with the City of Des Moines, 13 th street will be widened between Locust and Walnut Streets. Skywalk: The Nationwide Allied Insurance Parcel C project addresses the skywalk ordinance in the following manner: This project will connect to the City of Des Moines Skywalk. A bridge will extend the skywalk from the South West corner of the Nationwide Allied Headquarters building at level two to the South East corner of the Nationwide Allied Insurance Parcel C project. The skywalk will continue through this project at level two to a vertical access point at the northern entry on Locust St. This access point is across the street from the gateway green. The level two floor plan is configured allow the extension of the skywalk to the West in the future. Signage will be provided at the Locust St. entry indicating access to the skywalk. Project Milestone Dates Construction Begins April 2007 Substantial Completion December 2008 Project Budget The project budget is $80,000,000. Project Team Owner Developer Architect of Record Associate Architect Construction Manager Mechanical Engineer Structural Engineer Civil Engineer Landscape Architect Code Consultants Food Service Consultant Technology Consultant Nationwide Insurance Nationwide Realty Investors 360 Architecture Inc. : Columbus, Ohio DMJM Design : Phoenix, Arizona Ryan Companies : Des Moines, Iowa Prater Engineering : Columbus, Ohio Structural Engineering Associates : Kansas City, Missouri Bishop Engineering : Des Moines, Iowa MSI Design : Columbus, Ohio FP & C Consultants : Kansas City, Missouri Orlando Espinosa & Associates : Glen Mills, Pennsylvania Bluestone Project Management & Engineering : Des Moines, Iowa

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6 Metal Panel Screenwall T/ Screenwall 186' 6" TOS (LP) 172' 0" Aluminum window Level 5 158' 0" Level 4 144' 0" Aluminum panel wall Level 3 130' 0" Modular brick veneer Level 2 116' 0" Limestone trim Level 1 100' 0" SOUTH ELEVATION Aluminum curtainwall 86' 6" 16' 0" 14' 0" 14' 0" 14' 0" 14' 0" 14' 6"

7 Metal Panel Screenwall T/ Screenwall 186' 6" TOS (LP) 172' 0" Aluminum window Level 5 158' 0" Level 4 144' 0" Aluminum panel wall Level 3 130' 0" Modular brick veneer Level 2 116' 0" Limestone trim Level 1 100' 0" WEST ELEVATION 86' 6" 16' 0" 14' 0" 14' 0" 14' 0" 14' 0" 14' 6"

8 Metal Panel Screenwall T/ Screenwall 186' 6" TOS (LP) 172' 0" Aluminum window Level 5 158' 0" Level 4 144' 0" Aluminum panel wall Level 3 130' 0" Modular brick veneer Level 2 116' 0" Limestone trim Level 1 100' 0" NORTH ELEVATION Aluminum curtainwall Limestone veneer entry vestibule Aluminum panel canopy 86' 6" 16' 0" 14' 0" 14' 0" 14' 0" 14' 0" 14' 6"

9 Metal Panel Screenwall T/ Screenwall 186' 6" TOS (LP) 172' 0" Aluminum window Level 5 158' 0" Level 4 144' 0" Aluminum panel wall Level 3 130' 0" Modular brick veneer Level 2 116' 0" Limestone trim Level 1 100' 0" EAST ELEVATION 86' 6" 16' 0" 14' 0" 14' 0" 14' 0" 14' 0" 14' 6"