Blhi 820 building master plan

820 Building Master Plan B. L. Harbert International May 2010 Contents 2

Overview

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Site Analysis

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Master Plan Site Design Criteria Project Phasing Level 01 Meeting Room Level 02 Level 03 Site Section and Materials Palette

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Appendices Appendix A: Tenant Plans Appendix B: Life Safety Area Calculations Appendix C: Exit Study and Existing Conditions Survey Appendix D: Zoning

GA

STUDIO

Giattina Aycock Architecture Studio 1827 First Ave North, Suite 100, Birmingham, Al 35203 P: 205.933.9060 F: 205.939.1096 W: GAstudio.com

Overview

820 Shades Creek

Located just off Highway 280 along Lakeshore parkway, the 820 building is a marquis property that houses offices of several of Birmingham’s leading organizations.

Constructed in 1973, the 3 story, 62 000 SF office building features a unique cor-ten steel and glass skin that is heavily influenced by Eero Saarinen’s iconic John Deere Headquarters building. Clad in weathering steel extrusions and a glass storefront infill, the clear expression of the structural system and the unadorned nature of the exterior is a textbook example of modernist detailing.

The design of the 820 building is also exemplary in its sensitive response to its environment. The building’s footprint is smallest where it hits the ground, reducing its physical impact on the land. As the building rises, each floor plate steps out further over the landscape, bringing the experience of the inhabitant ever closer to the surrounding trees. The profile of the building even steps back along the perimeter in response to trees located along its edge.

The design is also responsive to solar conditions.

The stepped configuration of the floor plates casts a shadow on the floors below. The dense woods at the south elevation screen the building from the hottest summer exposures, and louvers provide further relief at the storefront glass along the third floor.

At the time the 820 building was constructed, much of the area on Lakeshore parkway was densely wooded and undeveloped. This allowed the site to function very much as a wooded enclave, well screened from the road and without 2

any visual clutter from its surroundings. The last 30 years of development have eroded the edges of the site, and development to the east and west of the site has thinned out the vegetation that used to screen the building.

While the 820 building in many ways exemplifies an environmentally conscious response to local conditions, it also uses many technologies that are now either dated or obsolete. The glazing system uses single pane glass with a tinted film to control solar gain. The HVAC system uses an all electric boiler. Upgrading the building will require replacing the 1970’s era technology with new mechanical systems that can be more cost effective to operate.

Left 820 Building As the building rises, each floor plate steps out further bringing the next level closer to surrounding trees and shading the floor below.

Lower Left 820 Building nestled in its original wooded landscape prior to edge erosion of surrounding development.

Below Louvers on the John Deere Headquarters by Eero Saarinen.

Site Analysis

1. Automobile Movement Redundant Access Unwanted Traffic Poor Wayfinding

2. Entry Sequence Poor Entry Impression at Level 3 Poor View to Entry Strong Entry Impression at Level 2 Clear View to Entry

3. Pedestrian Movement Poorly Defined Paths Well Defined Path

4. Natural Boundary Strong Edges to South and West Weak Edges to North and East

5. Views Strong Views to South Weak Views to North

Site Analysis

The 820 Building site was analyzed using 5 broad criteria, as shown in the diagrams above.

These diagrams illustrate the basic design issues relative to the site.

We found that redundant site access, which had occurred as a result of new development along the site, had the effect of diluting the first impression of the building (lower right photograph) and allowing unwanted traffic onto the site, from the Service First building to its east (diagram 1).

By contrast, vehicular traffic moving eastward along the drive at level 2 would have a strong impression of the building (diagram 2).

Pedestrian movement at the parking on level 3 was poorly defined, (diagram 3), in contrast to the very clear movement path along the bridge and into the building.

Although development to the north and west of the site had eroded the screen of vegetation, the

site maintains a strong sense of boundary along the south and the west edge (diagram 4).

One of the sites strongest assets are its commanding views of the Shades Valley to the south. Views to the north from the interior of the building, in contrast, look over a sea of parking (diagram 5 and upper right photograph).

Top Unlike the south of the building, views to the north are unappealing, looking out over a sea of parking Right The view to the building from the parking lot is similarly chaotic and paths to get to the front door are undefined

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The Master Plan

Site Design Criteria

The Master Plan was developed using the following design criteria in response to the site analysis: • Restore and enhance design intent of site • Create a memorable arrival/departure sequence • Create new amenity space that leverages the strength of the site • Phase construction to minimize tenant disruption

In order to provide a clear path of movement on foot, surface paving at the level 3 parking is provided to move the pedestrian through the parking and onto the bridge. Additionally, a full height vegetated ‘green wall’ at the south edge of the new Motor Court creates a sense of enclosure and provides a far more attractive view to the north.

Create new amenity space that leverages the strength of the site

Restore and enhance design intent of site The 820 building was originally conceived as a wooded enclave- a building hidden in the trees with a unique connection to the surrounding landscape. Over the years, as the surrounding area has become more developed, the boundary that once characterized the initial scheme has eroded.

The Master Plan responds by placing planted elements that re-create a sense of natural enclosure along the drive at level 2 and along the edge of the parking structure at level 3. This benefits the property by providing a screen for the building from the surrounding development and improving the outward views to the north.

Create a memorable arrival and departure sequence There are currently a number of ways to arrive onto the property, but several are poorly defined and do not present a strong impression to the visitor and user. This is corrected by eliminating vehicular access at the northwest corner of the parking deck and re-routing the traffic flow from west to east bound at the Entry Drive.

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The master plan locates a 1600 SF multi-purpose room at the building’s south face on the ground level. This location leverages the sites strongest views to the south while minimizing any adverse effects on the existing tenant spaces. The exterior space at the center of the building is a location for a terraced garden that creates an outdoor compliment to the room. This creates a shared and flexible series of interior and exterior spaces that can be used simultaneously or separately as required.

Eliminate Existing Vehicle Access and Re-plant

New Planted Edge and Retaining Wall

New Planted Median New Surface Paving

New Entry Drive Access and Signage

New Entry Drive

New One Way Traffic Route

Line of Future Terrace Above

Pedestrian Path

New Surface Paving

New ‘Green Wall’

Renovated Bridge & Entry

New Landscaping along north edge of building

New Dumpster and Screen Location

Existing Building

Service First

Line of Future Building Expansion

Minimize disruption to the existing space The 820 building is one of the premiere office properties in the area and houses an enviable roster of tenants. Improvements will need to be carefully considered in order to minimize any disruption to the existing tenant spaces.

The location of the new amenity space on the south side of the building at ground level, successfully leverages the best qualities of the site, its views and natural surroundings, while avoiding any adverse consequences on the current tenants.

New Multi Purpose Room and Terrace

New Vegetation Screen

Restored Vegetation and Landscaping

LAKESHORE

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45

70

The Master Plan

Project Phasing

The project has been divided into three phases.

Phasing shown is conceptual and will be subject to refinement during the design phase. Phases are as follows: Phase 1: Landscape, Motorcourt, Core Fit up

Phase 2: Multi Purpose Room, Terraced Garden

Exterior: Roof

• • •

•

Refurbish Rooftop Screens

1600 SF Multi-Purpose Room 1800 SF Terrace Build out of Warming Kitchen

Phase 1

Exterior: Level 3 Motorcourt

• • • • •

Close and Replant NW Entrance New Retaining Wall, Landscaping along North Edge New Median Feature New Green Wall and Pergola feature Resurface Parking

Phase 3: West Addition & Parking • •

1500 SF 3 story addition 50 space parking tray

Exterior: Level 2 Entry Drive and Site South

• • • • • • • • • •

Redirect Traffic Flow New Signage and Refurbished Vehicle Access New Landscaping at North Edge of Building New Dropoff and refurbished entry New Dumpster Enclosure New Generator Pad Refurbish, Replant Landscape at East, West and South Resurface entry drive, parking deck walls New lighting throughout site Refurbish winter garden

Phase 2

Interior:

• • • • • •

Renovate Interior Bathrooms and public corridors, all levels Renovate Lobby Space, all levels New 2 story atrium at levels 1, 2 Relocated mechanical space, level 1 Shell warming kitchen area, level 1 New 750 Fitness Room, level 1

Phase 3

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Level 01

Amenity Spaces

Renovated Bathrooms

Relocate Mechanical Space

The Master Plan reorganizes Level 01 to accommodate four main amenity spaces that are accessed from the entry floors by the elevator or a new monumental stair in the lobby.

Renovate Dock Area

will have the required AV, power and lighting provided to conduct these functions. Doors will connect the Multi-Purpose room to the Terrace Garden to the west allowing functions to make use of both spaces.

The Lobby Fitness Center New Dumpster Location/Enclosure

New Fitness Room

Lobby New Monumental Stair

Additional space has been provided at the lobby in order to size it appropriately for pre function and waiting for the Multi-Purpose room. Mechanical space housing an air handler in the North west corner of the lobby has been relocated and made available, as has tenant space at the south west side, making for a more gracious space.

Other Improvements Access to the Lobby is via the existing elevator or through a new monumental stair. The stair is located in the space occupied by an existing service stair on the east side of the space.

New Kitchen

New Multi-Purpose Room

The Terrace Garden

New Terrace Garden

Immediately to the south of the Lobby is a new 1800 SF Terrace garden. The Garden negotiates an approximately 8’-0� drop from the lobby doors to grade and picks up the concrete and flagstone material palette found throughout the site. The garden measures 30 ft at its narrowest and extends 55 ft to the south from the Lobby doors.

Multi Purpose Room

Renovated Exterior

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Renovated Interior

Existing Interior

A 750 SF Fitness center is located at the northwest corner of Level 01 in the existing storage area. This location is convenient to both the stair and the elevator and is served through reconfigured access through the existing mail room.

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770

To the east of the terrace is the 1600 SF Multi Purpose Room (far right). The Room will provide space for large meetings of 180 people, classroom space for 100 and will have the capability to be re-configured as an exhibit space for sculpture and paintings (near right). The room

A 230 SF warming kitchen is provided off the west side of the lobby to accommodate large functions in the amenity space.

The loading dock area and dumpster will be redesigned, with the dumpster moving to the east in order to be more easily accessed from the east drive.

Meeting Room

Right The new multi-purpose room projects from under the existing building and the terrace garden steps down to meet the landscape Below Optional layouts for the new multi-purpose room from top to bottom: Classroom: 97 seats Gallery: 1600sf of open space Auditorium: 180 seats

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Level 02

The Entry Drive

New Lighting

The Master Plan simplifies vehicular access onto the site by locating the main access at the Level 2 entry drive and eliminating the northwest parking entrance at level 3.

New Striping

New Parking Surface

A refurbished entry drive (below) with east bound traffic sets up a much stronger impression for the visitor on arrival. New landscaping along the south edge of the entry drive reinforces the natural setting and creates a new, temperate zone at the entrance while new surface paving along the drive compliments the landscaping.

New Wall Finish

On the north side, a new steel canopy provides cover for a line of parallel parking along the deck, while new surface treatment and lighting inside the deck complete the set of improvements at this location.

The bridge and drop off at this level are widened and improved as is the soffit at the underside of the level 3 bridge. New way finding, sight lighting and signage at the entry and the dropoff provide further clarity to the arrival sequence.

Refurbished Entry Drive

New Green Wall New Steel Canopy

Renovated Bathrooms

Parallel Parking

Renovated Entry Drop Off and Bridge

Lobby Open to Below

New Surface Paving New Monumental Stair

Renovated Exterior

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Renovated Interior

Existing Interior

Feet

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255

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770

New Landscaping

Level 03

The Motor Court

New Retaining Wall and Plantings

The Motorcourt organizes the level 3 parking area into a set of discrete spaces, ordering both the experience and the movement of arrival to the building. The spaces are formed through a series of layered interventions, moving north to south across the surface of the parking deck (Right).

Below The creation of discrete spaces gives a sense of progressional entry and organization.

New Median Hedge

Motorcourt

At the extreme north edge of the parking deck, a retaining wall mitigates the slope of the ground, allowing for more robust planting. Trees and ground cover are added to provide a richer, fuller cover. (Diagram 2, Right)

New “Green Wall”

At the median of the deck, a low hedge is planted, dividing the deck into a series of rooms. The median is widened to provide for the additional width required for the planting.

The additional width is provided by eliminating excessive width in the current aisle. (Diagram 3, Right) Finally, the southern most layer is added, a structurally supported “Green Wall” which incorporates a green vertical element and a shaded horizontal element. The green wall will provide a rich visual element that will improve views from the interior of the building northward. It also screens the roof of the building from the parking deck and visually cues the visitor to move to the break in the wall and onto the bridge. (Diagram 4, Right)

Lobby Renovated Bathrooms

1. Current Condition

2. Replanted the North Edge

3. Landscaped Median

New Monumental Stair Renovated Exterior

Renovated Interior

Existing Interior

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2255

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4. “Green Wall” and Pergola

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Site Section and Material Palette

Parking lot will be re-configured to allow for one-way traffic and increase depth at median/edges.

Street 715’

Motor Court 705’ New parking surface, wall finishes and lighting will make the parking deck at level 2 brighter and more inviting Planted Edge A new retaining waill will allow a combination of trees and low growing vegetation (Right) that will create a strong edge along.

The wall will also double as foundation wall for future third level parking terrace.

Covered Parking 691’

Drop Off 691’

New Median Feature A pergola and median breaks up the Motorcourt into a series of rooms (below) Green Wall & Steel Canopy A “living” green wall will complete the series of divided spaces at the level 3 parking deck (Left). A steel canopy will provide covering for the parallel parking below

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Vegetated Edge Low growing hedges and grasses will disguise the underbelly of the building and trees will screen the parking.

Lobby

Lobby New Monumental Stair (beyond) Restored Landscape Replanting and refurbishing the landscape at the south slope will reinforce the existing strong views and edges at this side

Corridor to Assembly Ground Floor 684’ Assembly (beyond) 680’ Stainless Steel A stainless steel exterior will differentiate the meeting room from the original building (Right)

Stone Paving The new terrace garden will reinforce the existing material palette of flagstone found throughout the site.

(Below)

Curtain Wall Low-E curtain wall glazing will allow the multi purpose room to take advantage of the spectacular views without compromising energy performance

Shades Creek Pkwy 659’

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Appendices

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Appendix A: Tenant Plans

Level 1 (Rentable)

Scale 1” = 20’-0”

Key

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Name

Area

Mitchell Investment Nelson Brothers Unoccupied Tenant Space Public Space Vertical Circulation Toilet Mechanical Storage

2438sf 5955sf 497sf 1686sf 564sf 377sf 2851sf 1088sf

Appendix A: Tenant Plans

Level 2 (Rentable)

Scale 1” = 20’-0”

Key Name

Area

Fulkerson FSW Nelson Brothers Nelson Brothers LLC Tynes Development Unoccupied Tenant Space Public Vertical Circulation Toilet Mechanical Deck

1812sf 8697sf 423sf 2543sf 4011sf 1491sf 604sf 495sf 459sf 1651sf

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Appendix A: Tenant Plans

Level 3 (Rentable)

Scale 1” = 20’-0”

Key Name B. L. Harbert Johnson Stirling/Mt. Brook Schools Foundation Public Vertical Circulation Toilet Mechanical

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Area 18366sf 5077sf 1512sf 618sf 483sf 322sf

Appendix B: Life Safety Area Calculations

Area Calculations

Office Area Public Space Toilet Mechanical Storage Total Vertical Circulation Deck

Level 1

Level 2

Level 3

8890 1686 377 2851 1088 14892 564 -

17486 1491 495 459 19931 604 1651

23443 1512 483 322 25760 618 -

Total 49819 4689 1355 3632 1088 60583 1786 1651

Gross Building Area

Net Leasable Area (Office Area Only)

Building Efficiency Ratio

Level 1 Level 2 Level 3

15542sf 20617sf 26457sf

Level 1 Level 2 Level 3

8888sf 17486sf 23438sf

Leasable Total

49812 62616

Total

62616sf

Total

49812sf

Total

.7955

Occupancy Calculations Level 1

Level 2

Business Function (SF) Office Area Common Circulation Toilet Vertical Circulation

8890 1686 377 564

Total Area Allowance Occupancy

11517 100sf/person 115.17

Mechanical/Storage (SF) Mechanical Storage

2851 1088

Total Total -114sf Vent Shaft Area Area Allowance Occupancy

Level 1 Total Occupancy

3939 3825 300sf/person 12.75

127.92

Level 3

Business Function Office Area Common Circulation incl. decks Toilet Vertical Circulation Total Area Allowance Occupancy

17486 3142 495 604 21727 100sf/person 217.27

Mechanical/Storage Mechanical Storage

459 -

Total Total -114sf Vent Shaft Area Allowance Occupancy

459 345 300sf/person 1.15

Level 2 Total Occupancy

218.42

Business Function Office Area Common Circulation Toilet Vertical Circulation Total Area Allowance Occupancy Mechanical/Storage Mechanical Storage Total Total -114 sf Vent Shaft Area Allowance Occupancy

Level 3 Total Occupancy

23443 1512 483 618 26056 100sf/person 260.56

322 322 208 300sf/person .69

261.25

Total Building Occupancy

607.59

Minimum Plumbing Fixture Requirements per IBC 2006 Table 2902.1 B Classification Code: Water Closets: Lavatories: Drinking Fountains: Other:

Max Occupancy: 607 1:25 for first 50; 1:50 for remainder 1:40 for first 80; 1:80 for remainder 1 per 100 1 Service Sink

Water Closets: Lavatories: Drinking Fountains: Other:

14 9 6 1 Service Sink

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Appendix C: Exit Study & Existing Conditions Survey

Level 1

Scale 1” = 20’-0”

Key Exit Sign Egress Path Stair

Deferred Maintenance Schedule

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Appendix C: Exit Study & Existing Conditions Survey

Level 2

Scale 1” = 20’-0”

Key Exit Sign Egress Path Stair

Deferred Maintenance Schedule

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Appendix C: Exit Study & Existing Conditions Survey

Level 3

Scale 1” = 20’-0”

Key Exit Sign Egress Path Stair

Deferred Maintenance Schedule

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Jeff e Mo rson un tai Coun nB t roo y k

Appendix D: Zoning

Zoning

Zones OP C1 CP

Office Park Commercial District Preferred Commercial District Jefferson County Zoning Mountain Brook Zoning

Setbacks Jefferson County Mountain Brook Property Line

front

side

rear

40’ 35’

20’ 10’

40’ 15’

C1 CP

Site Area Jefferson County Mountain Brook Total

114,845sf 46,593sf 161,438sf

OP CP OP

79% 21% 100%

CP

Parking Requirements Jefferson County Parking 3 plus 1 additional space for each 400sf of floor area over 1000sf

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Mountain Brook Parking 1 per 250sf of leasable

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Actual Parking including covered spaces not visible on site plan to left

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Mo Jeff unt ers ain on Bro Co ok un ty

Jefferson County Parking Governs pending release from Mountain Brook Zoning

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