Washington Convention Center

Washington, D.C.

Project Type: Other

Case No: C033012

Year: 2003

SUMMARY Located in the Mount Vernon Square neighborhood of Washington, D.C., the new six-level convention center is the largest building in the city, covering six blocks and rising 130 feet (39.6 meters) from the ground at its tallest point—higher than most buildings in the height-constrained city. This massive, 2.3 million-square-foot (213,670-square-meter), 38,000-ton steel, limestone, and glass structure features five exhibit halls, 725,000 square feet (67,352 square meters) of exhibit space, 150,000 square feet (13,935 square meters) of meeting space, a 52,000-square-foot (4,830-square-meter) ballroom, a 36,000-square-foot (3,344-square-meter) area for registration, and approximately 44,000 square feet (4,087 square meters) of restaurants and shops. The convention center is among the ten largest in the nation, and both the Washington Monument and the Sears Tower in Chicago would be able to fit inside the structure if laid on their sides.

FEATURES

The building is constructed to appear as three separate structures in order to enable it to fit more seamlessly into the surrounding neighborhood. Due to site constraints, 2 million tons (2,002,000 metric tons) of earth were removed, enabling one-fifth of the structure to be placed underground. The project was funded through the taxation of area hotels and restaurants, allowing the center to be built in the face of other crucial city needs. Washington Convention Center

Washington, D.C.

Project Type: Other

Volume 33 Number 12

July–September 2003

Case Number: C033012

PROJECT TYPE

Located in the Mount Vernon Square neighborhood of Washington, D.C., the new six-level convention center is the largest building in the city, covering six blocks and rising 130 feet (39.6 meters) from the ground at its tallest point—higher than most buildings in the height-constrained city. This massive, 2.3 million-square-foot (213,670-square-meter), 38,000-ton steel, limestone, and glass structure features five exhibit halls, 725,000 square feet (67,352 square meters) of exhibit space, 150,000 square feet (13,935 square meters) of meeting space, a 52,000-square-foot (4,830-square-meter) ballroom, a 36,000-square-foot (3,344-square-meter) area for registration, and approximately 44,000 square feet (4,087 square meters) of restaurants and shops. The convention center is among the ten largest in the nation, and both the Washington Monument and the Sears Tower in Chicago would be able to fit inside the structure if laid on their sides.

SPECIAL FEATURES

The building is constructed to appear as three separate structures in order to enable it to fit more seamlessly into the surrounding neighborhood. Due to site constraints, 2 million tons (2,002,000 metric tons) of earth were removed, enabling one-fifth of the structure to be placed underground. The project was funded through the taxation of area hotels and restaurants, allowing the center to be built in the face of other crucial city needs.

OWNER

District of Columbia John A. Wilson Building 1350 Pennsylvania Avenue, N.W. Washington, D.C. 20004

OPERATIONS/MARKETING

Washington Convention Center Authority 801 Mount Vernon Place, N.W. Washington, D.C. 20001 202-249-3217 Fax: 202-249-3111 www.dcconvention.com

MARKETING

Washington, D.C. Convention and Tourism Corporation 1212 New York Avenue, N.W., Suite 600 Washington, D.C. 20005 202-789-7000 Fax: 202-789-7037 www.washington.org

ARCHITECTS/PLANNERS

Thompson, Ventulett, Stainback and Associates 2700 Promenade Two 1230 Peachtree Street, N.E. Atlanta, Georgia 30309-3591 404-888-6600 Fax: 404-888-6700 www.tvsa.com

Mariani Architects Engineers, P.C. 1350 Connecticut Avenue, N.W., Suite 400 Washington, D.C. 20036 202-462-5656 Fax: 202-462-7234 www.marianiarchitects.com

Devrouax & Purnell Architects-Planners, P.C. 717 D Street, N.W., Fifth Floor Washington, D.C. 20004 202-483-2878 Fax: 202-347-5829 www.dp-architects.com

CONSTRUCTION MANAGER

The Clark Construction Group, Inc. 7500 Old Georgetown Road Bethesda, Maryland 20814 301-272-8100 Fax: 301-272-1928 www.clarkus.com

Sherman R. Smoot Construction Three Skyline Place 5201 Leesburg Pike, Suite 1100 Falls Church, Virginia 22041 703-998-1100 Fax: 703-998-1120 www.smootconstruction.com

ENGINEERS

James Madison Cutts Consulting Structural Engineers 2000 L Street, N.W., Suite 840 Washington, D.C. 20036 202-822-8222 Fax: 202-822-8330 www.jmcutts.com

Horne Engineering Services, Inc. 2750 Prosperity Avenue, Suite 450 Fairfax, Virginia 22031 703-641-1100 Fax: 703-641-0440 www.horne.com GENERAL DESCRIPTION

Located in the Mount Vernon Square neighborhood of Washington, D.C., the new six-level convention center is the largest building in the city, covering six blocks and rising 130 feet (39.6 meters) from the ground at its tallest point—higher than most buildings in the height-constrained city. This massive, 2.3 million-square-foot (213,670-square-meter), 38,000-ton steel, limestone, and glass structure features five exhibit halls, 725,000 square feet (67,352 square meters) of exhibit space, 150,000 square feet (13,935 square meters) of meeting space, a 52,000-square-foot (4,830-square-meter) ballroom, a 36,000-square-foot (3,344-square-meter) area for registration, and approximately 44,000 square feet (4,087 square meters) of restaurants and shops. The new development is already a proven success—the center has nearly 200 major national events booked into the space through 2013, as well as 200 small, regional, and corporate events.

DEVELOPMENT PROCESS

Originally known as the Northern Liberty Market, the first structure in the District of Columbia to serve as an exhibition center and hall was built in 1874 and occupied a site lying two blocks northeast from the newly constructed facility. The District’s second convention center, the recently replaced facility, opened in 1983 but became virtually obsolete soon after. The rapid growth in both the number and size of convention centers across the country and the ensuing competition for booking events resulted in the need for a new center. As one of the smallest in the nation, falling from the fourth largest with 800,000 square feet (74,320 square meters) to the 30th by 1997, this facility was unable to attract national and international conventions to the nation’s capital.

The site for the new convention center was chosen in 1997, and after a ground-breaking ceremony held in 1998, construction of the project progressed into the early part of the next decade. The center celebrated its grand opening in March 2003, with the existing facility closing just prior to the event. The center site and building remain not quite 100 percent finished, though the significant construction activities have been completed—with the exception of the covers for the canopies and louvers—allowing for full use of convention facilities. Work continues on the other less integral components of the project. The restaurant and retail spaces remain in buildout under the obligation of the food services contract. Facets include room for a food court as well as a business center. Leasing of these spaces, to be opened in October, is ongoing, although no contracts have yet been signed. A mix of rental rates will be assigned to the spaces as the city works to incorporate smaller, community-based businesses into the building program.

Due to the project’s location in the heart of downtown, the Washington Convention Center Authority (WCCA) sought to accommodate neighborhood needs. It provided grants to local businesses to help offset losses during construction. In addition, the authority furnished the National Trust for Historic Preservation (NTHP) with a $1 million fund to improve the historic properties in the area and to mitigate any damages. As the administrator of the fund, NTHP is providing money and support for exterior rehabilitation of properties, as well as streetscape improvements throughout the surrounding areas.

WCCA also allocated $1.25 million to the Office of Economic Development in the District of Columbia for project funding to expand job and business opportunities for D.C. residents, and roughly $290 million to Local Small Disadvantaged Business Enterprises (LSDBEs), certified by the District of Columbia’s Local Business Opportunity Commission to give local and/or small businesses the opportunity to compete.

Other efforts of the authority included sponsorship of the Shaw Comprehensive Job Training Academy and the Step-Up Pre-Apprenticeship Program. Additional programs include the Mount Vernon Business Alliance as well as the crossing guard program, further attempts to mitigate problems and disruptions for area businesses and residents.

The center is estimated to attract 3 million visitors annually. In addition, it is projected to generate 17,000 jobs and $1.4 billion a year through tax revenue and delegate spending once fully operational. Revenue estimates for food and beverage, electrical, telecommunications, and other services are also predicted to exceed $14 million by 2004.

FINANCING

Although the District of Columbia possesses some limited taxing powers, most of its major public improvements are funded through federal appropriations. The convention center, however, received no federal aid and was funded instead through bonds secured by the District’s dedicated tax receipts.

The project budget was $834 million and the WCCA was authorized to issue bonds to finance the construction of and equipment costs for the new center. In September 1998, it issued $524.5 million in senior lien dedicated tax revenue bonds. The bulk of this, $507 million worth, was backed by a 4.45 percent tax on the city’s hotel and restaurant industry. In addition, funding sources for the project include $150 million in grants and other tax proceeds. By the end of FY 2001, WCCA had secured 98 percent of funds for the project, with the remaining portion to be received through grants and vendor contracts. Operating costs are funded through a WCCA bond sale and $100 million cash on hand from hotel and restaurant taxes as well as interest paid from bond proceeds.

THE SITE

The new convention center is located in the northern part of downtown Washington, D.C., and extends three blocks south to north from Mount Vernon Place, N.W., to N Street, N.W., and east to west from Seventh Street, N.W., to Ninth Street, N.W. More than 5,000 parking spaces are within a ten-minute walk and Metro, the city’s subway system, has a stop that exits directly into the new center. Accessible from major highway routes that feed into the city, the facility has a plethora of truck bays to service both the lower and upper exhibit halls.

The District of Columbia is protected by a number of design restrictions intended to preserve the historic character of L’Enfant’s original plan for the city, as well as the dignity of the monuments, view corridors, and memorials. Because of its location, the architect’s goal for the design was to preserve the unobstructed views of Carnegie Library, which is situated on Mount Vernon Square. To work within such restrictions as well as make the building footprint large enough to accommodate a competitive building program, it was necessary to move much of the center underground. This course of action met with the approval of government and local neighborhood groups alike. Care was taken to ensure that the center’s development accommodates the original street layout of L’Enfant’s plan. As such, L and M streets run through the building and although access to Eighth Street is cut off, the concourse—composed of Halls A, B, and C—functions as the “street” of the convention center, enabling the facility’s design to be in keeping with the plan.

PLANNING AND DESIGN

With the scarcity of land available downtown and the importance of planning the convention center at a site near the District’s primary concentration of hotels, the building is situated vertically on the site, with one-third of the overall volume below ground. A 17-acre (6.8-hectare) site, spanning three city blocks, was excavated and 2 million tons (2,002,000 metric tons) of earth were removed, allowing the main exhibit hall to be housed below ground and the total exhibition space to encompass more than one floor.

As mentioned previously, the convention center is situated within Mount Vernon Square and is knitted into the Mount Vernon Square neighborhood. The historic townhouses and neighborhood retail that make up this community surround the building. Designed to be rather low impact due to its location, the layout incorporates varied elevations in an attempt to minimize the complex’s massive size. For instance, large-scale elements such as a 60-foot (18.2-meter), curved glass entry framed by big limestone bricks were introduced on the facade facing the Mall and the commercial areas south of the convention center, while smaller details—the use of a more subtle brick look—were used in order to make it complementary to the community to its north. The building scales down from 133 feet (40.5 meters) on the south side to 40 feet (12.1 meters) on the north side. Integration with the neighborhood to the north is also effected through the provision of retail space that faces outward toward the street.

Access to the site is also key for convention center activity and success. Over 50 loading-docks service the lower and upper exhibit halls to make smooth in-and-out operations possible. An innovative closed ramp docking system has been utilized to enable efficient servicing at a site with such tight space constraints. Landscaping also has been used in strategic locations to screen the truck and service entrances, allowing for more fluid integration with the neighborhood. Impacts on the community as a result of the provision of these services were considered and mitigated through incorporation of such site design techniques.

A key characteristic of the building is its transparent design, i.e., the enormous glass wall in the grand lobby that floods the space with natural light and allows for views of prominent monuments and structures in the city. In addition, the motif of the facility’s interior is meant to be compelling, replete with dignified design elements. A $4 million program allowed the architects to use art to shape interior spaces as well as guide traffic flow within the center. Display cases adorn some of the meeting room entrances and accent lighting—hung throughout the center in an attempt to minimize the long stretch of interior walls—highlights smaller pieces. Various forms of art from around the world are also important components of the interior design. Photographs, paintings, sculptures, and tapestries by both national and international artists grace the walls and common areas. In keeping with the international theme, the carpet that distinguishes the various halls of the center is imported from Ireland and paneling made from African Makore wood serves as the primary interior facade of the grand lobby.

The center officials worked to involve the community throughout the planning and design process. With such a large undertaking, it is crucial to manage the flow of traffic and pedestrians. Focus groups as well as consultations with community groups and the historic preservation committee were also held.

MARKETING AND MANAGEMENT

To publicize the opening, the Washington, D.C. Convention and Tourism Corporation (WCTC) launched a multimillion-dollar marketing campaign as well as a public service announcement program featuring actors from the West Wing television series. The amenities at the convention center are crucial to its success. They include the aforementioned large number of loading docks and meeting rooms on site, as well as advanced services in addition to extensive fiber-optic networks, voice and data services, and cyber cafés. Moreover, the ballroom is one of the largest spaces on the East Coast and with its unobstructed, column-free space it can seat 5,000 for a meeting and 3,000 for lunch or dinner. Another key feature of the site is a 1,500-room Marriott that is planned to be the headquarters hotel at Ninth Street and Massachusetts Avenue, the result of a public/private deal. This project is important for the convention center in that it allows it to compete for large shows and meetings where attendees need to stay on site.

The revitalization work occurring around the center is important for its future viability. Housed in the beaux arts–style building that was formerly the Carnegie Library, the City Museum recently opened directly across from the facility. Also, efforts are underway to revitalize the neighborhood through the transformation of a three-acre (1.2-hectare) site on the corner of Fifth and K streets, where the former National Wax Museum will be converted into a mixed-use project that will include retail space, theaters, artist lofts, and housing. Redevelopment of the 10.5 acres (4.2 hectares) that constitute the former convention center site is also being discussed. Development teams are vying for the right to build a mixed-use complex with the potential to include housing units, retail and office space, concert halls, a library, and open-space areas. Plans also may incorporate a hotel; however, a final decision on what will be built on the site is pending based on space constraints and the local economy. Planning officials anticipate construction to begin within two years. Once the team has been selected, the old center will likely be demolished and portions of the vacant land will be turned into parking lots until redevelopment begins.

EXPERIENCE GAINED

Integrating such a large building into an existing neighborhood and alongside rowhouses presents a substantial challenge. For projects of this size, it is crucial to develop a rapport with the community groups, shop owners, and residents in order to complete the development effort. Since the convention center is located in the middle of the District of Columbia, in proximity to the White House, it is at the mercy of ongoing security interests. As a result, the architects created a design that would allow for the confluent exiting of 66,000 people in case of an emergency. Allowing for cost overruns is important with such a large-scale development. Unforeseen events during the construction process—such as the loss of trusses being transported to the site, steel collapsing as a result of improper temporary bracing of a single truss, as well as a section of roof toppling—can lead to construction cost increases of 12 percent. PROJECT DATA LAND USE INFORMATION Site area (acres/hectares): 17/6.8 Parking: 150 spaces Transit: Metro (subway) station at site

GROSS BUILDING AREA Use Square Feet/Square Meters Conference and meeting rooms 125,000/11,612 Exhibition space 725,000/67,352 Ballroom 52,000/4,830 Reception and registration area 36,000/3,344 Retail space 44,000/4,087

DEVELOPMENT COST INFORMATION Hard costs: $618,438,004* Soft costs: $129,033,452 Contingency costs: $200,000 Outsourced/out-of-scope costs: $91,500,374 Other: $1,080,079 Total development cost: $849,978,909

*Includes $16,302,375 for soil remediation and removal of hazardous materials.

DEVELOPMENT SCHEDULE Planning started: April 1993 Construction started: October 1998 Project completed: March 2003

DIRECTIONS

By Car: From Ronald Reagan Washington National Airport: Take the George Washington Parkway north to I-395 and Washington, D.C. Follow signs to the 14th Street Bridge. Proceed across the 14th Street Bridge to Independence Avenue. Turn right onto Independence Avenue and proceed two blocks to Seventh Street. Turn left on Seventh Street and proceed 12 blocks to Mount Vernon Avenue. Turn left on Mount Vernon Avenue. The Washington Convention Center will be on your right.

Driving time: Approximately 20 minutes in nonpeak traffic.

By Metro: From Ronald Reagan Washington National Airport: National Airport Metro Subway Station is located on the Concourse (Level 2). Take the Yellow Line Train marked Mount Vernon Square/Convention Center. Exit the train at the Mount Vernon Square/Convention Center stop. (The Mount Vernon Square/Convention Center Station is the seventh and final stop on the Yellow Line from Ronald Reagan Washington National Airport). The Seventh Street/Metro entrance to the Convention Center will be directly in front of you.

Erin Dowling and Leslie Holst, report author Leslie Holst, editor, Development Case Studies David James Rose, copy editor Joanne Nanez, online production manager

This Development Case Study is intended as a resource for subscribers in improving the quality of future projects. Data contained herein were made available by the project's development team and constitute a report on, not an endorsement of, the project by ULI–the Urban Land Institute.

Copyright © 2003 by ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W., Suite 500 West, Washington D.C. 20007-5201 The new six-level convention center is the largest building in the city, covering six blocks and rising 130 feet (39.6 meters) from the ground at its tallest point—higher than most buildings in this height-constrained city. A key characteristic of the building is its transparent design. An enormous glass wall floods the grand lobby with natural light and allows for views of prominent monuments and structures in the city. The primary interior facade of the grand lobby is paneled in African Makore wood. public gathering areas are located throughout the building. The ballroom is one of the largest spaces on the East Coast. Its unobstructed, column-free space can accommodate seating for 5,000 for a meeting and 3,000 for lunch or dinner. This 60-foot (18.2-meter) glass wall makes up the south facade of the facility. Third-floor site plan.