Location
Washington, DC

Client
Raytheon Company

Service Type

Project Type

Size
32,000 sf

Completion
2007

Project Facts for Raytheon DC:

Specialty / Secure Spaces:

  • SCIF Facility
  • 10 Conference Rooms
  • Secured Conferencing/VTC Facility

Space Planning to Occupancy in 16 Weeks:

  • Two day review periods at completion of DD and CD’s
  • Design Development: 10 days
  • Construction Documents: 15 days
  • Construction duration: 82 days
  • Obtained security certification within the schedule
  • Finishes and Furniture selected carefully to ensure the lead times would meet the schedule’s parameters
  • Coordination with FFE vendors to work within the schedule

Collaborative Effort by All Involved:

  • Design build with JLL/JLLC
  • Weekly meetings included Raytheon, Raytheon Consultants, Hickok Cole, MEP Engineers, JLL, JLL Construction
  • “Drawing on the Fly”: all team members attended weekly meetings where drawings were coordinated and marked up with everyone’s input in real time
  • 86 seat/1,300 sf secured space divisible with STC-50 operable partition
  • Major A/V component coordinated with Raytheon’s consultant
  • Mechanical was carefully coordinated with MEP during weekly meetings to ensure the space met all STC requirements.
  • Room was independently verified by acoustic consultant (Miller, Beam & Paganelli) and certified prior to completion

Project Facts for the Dulles Hub:

  • Consolidation of multiple buildings throughout Northern Virginia
  • 650,000 sf Office + 100,000 sf Industrial (see site overview attachment for Hub)
  • 1300 employees total
  • 18 months from Programming to Delivery of Space
  • Programming: May, 2009 – September, 2009
  • SD/DD/CD: October, 2009 – December, 2009
  • Phased Construction: January, 2010 – December 2010
  • All buildings are on 12” raised floor for tele/data/power (not HVAC)
  • Graphics package including exterior signage
  • Existing furniture was refreshed and reconfigured to suit Raytheon’s needs
  • STILL working on LEED Silver certification
  • Construction Manager: JLL PDS

April 2009 brought with it the second largest leasing deal of 2009 in the country to Loudoun County, VA-an incontestable bright spot in an otherwise dismal year of stagnate or foreclosed upon real estate within our Nation’s “Great Recession.” Raytheon, the world’s fifth largest defense and homeland security contractor based out of Massachusetts, penned a deal with AOL to consolidate their Falls Church, Reston and Herndon offices into one central Hub at the former AOL Headquarters in Dulles Corridor- leasing over 600,000 square feet of space. The move promises to stimulate the local Loudoun County economy as well as spur similar businesses to move to the area. Progress has already been seen by way of an awarded $500,000 grant from the Governor’s Opportunity Fund for road improvements necessary to Raytheon’s arrival.

Bringing together over 1,500 employees as well as creating 100 new full-time job opportunities, the Raytheon Loudoun County Hub houses their Technical Services Company, Intelligence and Information Systems Business Unit, Executive Officers and others specializing in state-of-the-art electronics and mission support systems integration. Raytheon budgeted 37.5 million for the consolidation, or just under $20/sf for tenant fit-out, including significant sensitive compartmented information facility (SCIF) upgrades required by their clients.

Due to the disparate nature of the various divisions co-located at the Loudoun County campus, LEED Certification was pursued separately for each building, totaling 600,000 square feet of usable space. Each building is targeting LEED-CI V2 Silver Certification. The single most impressive display of sustainable practices is the building and furnishings reuse: AOL, as part of the lease agreement, left behind all their furniture and furnishings for Raytheon’s use.

Hickok Cole Architects worked with Raytheon to fit their programmatic needs such that over 60% of each building’s nonstructural elements-including pantries, interior partitions, work rooms, conference rooms, and ceilings- were reused; portions of ceilings were replaced, over 85% of the raised flooring was retained and fitted with new carpeting. Furniture was left in place for reuse, stored on-site in cargo trucks while areas were re-carpeted, and existing furniture was reconfigured such that 100% of Raytheon’s furniture needs were met with furniture already existing on site.

Another sustainable aspect of the project is the retention of Virginia Transit Services to the Former AOL Campus, now Raytheon Campus. Both the Park-and-Ride Loudoun County Transit Commuter Bus and Dulles 2 Dulles Connector service the campus, connecting the 1,500 employees to Dulles Town Center, Leesburg Park & Ride and West Falls Church Metro Station.

Raytheon itself has taken several Sustainable business practice initiatives that go above and beyond the strategies established by LEED-CI, including the implementation of an Energy Champion training program of which 1,200 employees participate, pledges to reduce greenhouse gases, landfill and incinerated waste, and water consumption, and work to design and manufacture more energy-efficient processes and products themselves.

All in all, the Raytheon Dulles Hub aspires towards sustainability in all the ways it did not reconstruct. What new materials were incorporated into the project were specified for their regional and recycled contents to minimize impact. Restrooms were minimally upgraded-fitted out with water efficient upgrades to fixtures only. Existing lights were reused and re-spaced to both meet current energy codes and reduce overall lighting load. By making the most of what was already on-site, Raytheon respectfully submits four buildings for LEED-CI V2 Silver Certification to GBCI.