rendering of 80 M Street tower in Washington DC; rendering of 80 M Street tower in Washington DC;

80 M Street SE, Washington D.C

Tall timber office addition will be the first of its kind for D.C.

The 80 M Street SE (80 M) project will break new ground as the first commercial office building in Washington D.C. to feature a vertical extension constructed using mass timber. The 100,000ft2 addition, designed by Hickok Cole and Arup, will add two full floors to the existing 7-story concrete building, as well as a penthouse level with additional office and amenity spaces, including a rooftop terrace. Arup is providing a full suite of design services for the project, located in D.C.’s Navy Yard neighbourhood, across from the Metro Station. 

While there has been a renaissance in tall timber construction throughout Europe and the UK over the past decade, high-rise mass timber has been slower to take off in the US, partly due to restrictive code requirements. Versions of the International Building Code (IBC) adopted in most US jurisdictions, including D.C., cap the height of timber buildings at 85 feet—a height exceeded by 80 M. 

To gain approval for 80 M’s exposed mass timber overbuild, Arup’s integrated team of mass timber experts worked closely with Hickok Cole and the D.C. code authority to demonstrate that our proposed solutions fulfilled current fire and life safety code requirements and aligned with the standards of the 2021 IBC, which will allow mass timber buildings of up to 12 storeys. 

The project is now on the path to becoming the first high-rise overbuild timber structure in North America. 

 

Project Summary


1st tall timber office addition in Washington D.C

100,000ft2addition to existing building

LEED Goldtarget

Sustainable biophilic design: The advantages of mass timber

Mass timber is steadily gaining traction in the US market as more developers and designers recognize the cache and commercial potential of sustainably sourced and built projects and more states and municipalities seek new ways to cut carbon emissions in the building sector. As a renewable material, timber carries a significantly lower carbon footprint than conventional building materials, like concrete and steel. There is also a growing consumer demand for biophilic-inspired designs that take health and wellness into consideration by maximizing the occupant’s connection to nature. 

Columbia Property Trust, the developer behind 80 M, was quick to embrace the mass timber solution proposed by Hickok Cole and Arup. Both highly sustainable and aesthetically appealing, the exposed mass timber design differentiates 80 M from standard Class A office buildings in the competitive Navy Yard commercial area. Moreover, mass timber’s lighter weight enabled the client to maximize the vertical build while minimizing structural strengthening interventions to areas outside of tenant spaces, saving capital and allowing the building to remain fully operational during construction.

 

Image courtesy: Hickok Cole

Modernizing mass timber code requirements

Arup is a recognized leader in mass timber design and construction. Our experts are collaborating with fire research institutes across the world to improve our understanding of how the new generation of multi-story timber buildings will behave in a real fire, so that designers and regulators can identify risks and devise solutions that meet or, in many cases, exceed existing code requirements. We also advise suppliers on testing procedures to ensure certified solutions, and undertake fire testing for project-specific solutions, including on 80 M.


Featuring mass timber

As the first mass timber structure in D.C. to exceed 85ft, Hickok Cole’s design had to be carefully vetted by the D.C. code authority before earning approval. The structure’s connections were a critical focus. Due to the lack of fire-tested connections on the market, Arup’s structural and fire engineers developed new concepts for 80 M’s 2-hour rated exposed timber connections. These connection concepts were further designed and tested by Katerra, the timber design-assist partner, with help from the Arup team. Once it was clear that the connections and redundant systems proposed for the building delivered a high level of safety, Arup demonstrated the design’s viability and safety to the code authority, ultimately helping 80M to win approval. 

 

Mass timber’s appeal lays not just in its unparalleled sustainability, but also in its beauty. Thanks to the local D.C. authority’s willingness to work with us to review and approve robust solutions outside of prescriptive requirements for tall timber buildings, 80 M will be the first building in Washington D.C. to feature exposed timber above 85 feet. We are proud to have worked with Hickok Cole on a project that showcases mass timber’s many benefits. ” Lauren Wingo Lauren Wingo Senior Structural Engineer

Solar photovoltaic (PV) array: Cost/benefit analysis and procurement strategy

As part of the project review process, the building owner chose to include a solar photovoltaic (PV) array on the roof of 80 M, in alignment with the ambitions of the local zoning board. Arup was able to help the client fulfill this request by rapidly performing a feasibility study, including a cost benefit analysis. The analysis found that the savings garnered through local and federal tax incentives, the solar renewable energy credit, and utility cost savings, brought the time horizon for return on investment down from 16 years to four years. Our engineers and consultants also leveraged their knowledge of the local market and permitting department, available technology, and procurement timelines to help Columbia Property Trust develop an owner request for proposal and to evaluate bids.

80M tower interior washington dc 80M tower interior washington dc

The 80 M Street SE project is now on the path to becoming the first high-rise overbuild timber structure in North America. Images courtesy Hickok Cole.