Showing posts with label Arlington. Show all posts
Showing posts with label Arlington. Show all posts

Thursday, July 02, 2020

Towering Over Rosslyn

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The Highlands, Penzance's new mixed use development on Rosslyn's highest perch, is still a year away but taking its final shape as the buildings have now topped out.   Named for it's high seat atop the hill at Rosslyn's Highlands Park, the ambitious construction project includes 3 towers with a collective 884 units - 331 rental units spread over 23 floors at The Aubrey, 104 condominiums over 26 floors at The Pierce, and 449 apartment units in a 27 story tower at Evo.  Both the Evo and Pierce top out at 270' above ground.

Penzance Highlands, Hickok Cole Architects, Whiting-Turner construction, Rosslyn Arlington
The towers were built on the site of an office building owned by Penzance (1555 Wilson Blvd), and a fire station owned by Arlington county.  The county gave Penzance a lease of up to 125 years (including options) for its site, with rent calculated based on land value minus the developer's improvements to the property, and included a new fire station incorporated into the project facing Wilson Boulevard.

So far, CVS and Vida Fitness have signed as retail tenants, which together with the residents will be served by a 4 level, 1060 space garage below ground.  Hickok Cole, the Georgetown-based architect designing two of the three towers (Evo and Pierce), is anticipating a LEED Silver rating for the buildings.

While the Aubrey will sit on the west side of North Pierce Street - a new extension not in alignment with the existing street, Pierce (the condo) and Evo will share a "resort style pool and cascading waterfall feature" on the roof of Evo, according to Rhea Vaflor of Hickok Cole, while the condo will have its own private rooftop features, and in between will be a 3rd floor garden terrace overlook.  Vaflor describes the buildings as "transformative" to that area of Rosslyn, with apartments "right-sized for the single professional and young couple" with high-end features.  The project aims to finish in the 3rd quarter 2021.



Project:  The Highlands

Developer:  Penzance


Construction:  Whiting-Turner 

Use:  884 Residential units

Expected Completion:  Q3 2021

Penzance Highlands, Hickok Cole Architects, Whiting-Turner construction, Rosslyn Arlington
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Penzance Highlands, Hickok Cole Architects, Whiting-Turner construction, Rosslyn Arlington

Penzance Highlands, Hickok Cole Architects, Whiting-Turner construction, Rosslyn Arlington

Penzance Highlands, Hickok Cole Architects, Whiting-Turner construction, Rosslyn Arlington

Rosslyn VA new construction project

new commercial real estate project, Arlington Virginia

new commercial real estate project, Arlington Virginia

new commercial real estate project, Arlington Virginia

new commercial real estate project, Arlington Virginia

Retail and real estate development news, Arlington Virginia

Retail and commercial real estate development news, Arlington Virginia

Retail and commercial real estate development news, Arlington Virginia

Retail and commercial real estate development news, Arlington Virginia

Washington D.C. retail and real estate development news

Tuesday, June 16, 2020

Rosslyn's Subsidized Residential Tower

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Affordable housing developer APAH is finalizing the exterior of Queens Court, a 249 unit apartment building built exclusively for subsidized housing.  The residential tower replaces 39 subsidized garden-style apartments, and will be restricted to those making 80% or less of the area medium income, with set-asides for those making as low as 40% of the AMI.

Arlington acquired the 1-acre hilltop site in 1995, and broke ground in April of 2019 with a projected cost of $80m for the project.  The 12-story building on the western edge of Rosslyn will have views over the Potomac River and Georgetown University

Project:  Queens Court

Developer:  APAH

Architect:  KGD Architecture

Design: Oculus

Construction:  Donohoe Construction

Use:  100% dedicated affordable housing

Expected Completion:  Winter 2020/2021

Arlington affordable apartment building, Donohoe Construction, KGD Architecture, Rosslyn

Arlington affordable apartment building, Donohoe Construction, KGD Architecture, Rosslyn

Arlington affordable apartment building, Donohoe Construction, KGD Architecture, Rosslyn

Arlington affordable apartment building, Donohoe Construction, KGD Architecture, Rosslyn

Arlington affordable apartment building, Donohoe Construction, KGD Architecture, Rosslyn

Arlington affordable apartment building, Donohoe Construction, KGD Architecture, Rosslyn

Rosslyn apartments for lease, Arlington Virginia

Rosslyn apartments for lease, Arlington Virginia

Washington D.C. retail and real estate development news

Thursday, December 20, 2012

Thoreau Slept Here

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Washington DC design news

by Beth Herman   


In his quest for an unembellished life, transcendentalist Henry David Thoreau took to the woods with perhaps a not-so-novel battle cry. "Our life is frittered away by detail," he famously wrote. "Simplify. Simplify."

In their pursuit of a renovation and addition to a 1950s modern house that would reflect a Thoreau-esque aesthetic, and also court the abundance of mature trees around their Arlington, Virginia property, homeowners Jed and Marie joined forces with award-winning architect Patrick Carter of Reve Design Studio to achieve their goal.

'The client had a 1 1/2-story house with a master suite, kitchen and living room on the first floor and a tiny hallway with two secondary bedrooms on the second," Carter said of the 1,666 s.f. residence. "It was an open floorplan and though not really a formal space, there were no informal places for the kids to play." At certain times of the year, it also provided a view of the D.C. skyline.

Parents of two young children, Jed grew up in a modern Michigan home designed and built by an architect father. Marie is a card-carrying minimalist, according to Carter, and creating a modern-minimalist residence for a growing family that tipped its hat (or roof slope) to nature was a tall architectural order.

With a program to keep the master on the first floor and add 549 s.f. by reconfiguring the upstairs to maintain the two children's bedrooms, but add a family room, home office/music room (the family plays multiple instruments), and also retain a portion of the roof deck as a second floor balcony, Carter reached out to Mike Madden and John Page of Madden Corporation (construction) and Andrew Greene of Potomac Woodwork. A prodigious use of custom millwork came to define the new space, including a strong display of sandblasted rift-cut oak door panels between the family room and office/music room.

"Sandblasting eats away at the soft grain and leaves a physical texture - not just a visual one," Carter explained. The result of a "tricky" treatment in the drywall, when the closet doors are closed there are five equal segments: two wood and three wall.

With the design driven largely by Marie's need to compartmentalize and eliminate clutter, the house, which had virtually no storage, received a series of ample closets with double doors in the new space. Keeping the rooms open, furnishings are sleek and spare, including designs by LeCorbussier, Marcel Bruer and Charles and Ray Eames. And because you're up in the trees, Carter explained, keeping a clean color palette was imperative to draw attention out to the home's exterior. To that end white oak flooring, originally found on the first level, is carried through upstairs, along with pristine white walls and ceiling.


Room with a view
"Because the house is on a hill in the woods, and there's no yard, having a way to be outside was important. We wanted to keep that outdoor space on the second floor," Carter said of the now Ipe-decked balcony with tongue-in-groove cedar ceiling, citing the tree house effect as a key design component. Double-paned, low-E floor-to-ceiling windows, operable at the bottom and at full length on the ends, give the effect of "stepping out into the trees," as does the bay that cantilevers out, extending beyond the building's main box envelope.

With Jed an Air Force Academy graduate, the idea to represent the roof line as an inverted wing also provided the opportunity for a Frank Lloyd Wright Prairie-style moment inside the home. As the roof butterflies with the low point at the center of the house, the occupants' experience of the space is compressed, beginning with the 8-foot. ceiling height, and then swept up and out through the expansive glass, where the ceiling is 10 feet.

On the exterior, bronze accents and siding in muted green tones - specifically Benjamin Moore Nantucket Gray and Celery Salt - harmonize with the surrounding Evergreens and other arbors. Carter worked to preserve the existing 1950s brick and matched its natural-hued mortar with the exterior paint choices so not to create additional maintenance issues for the homeowners.

Cable rails, creating an open and closed railing system, were a device to open up the outdoor space as much as possible. Though the house is in the woods, there are neighbors on either side and across the street. "It was a balance of privacy and openness, of taking advantage of the views and still allowing privacy if you're out on the deck," Carter explained.

Showing you the door


Recalling that the first time he went to the Arlington house a solid wall atop a brick wall prevented him from finding the front door, opening the front to engage the street was paramount for the architect. "It was a little foreboding and unapproachable," Carter said, identifying a rhythm of open and closed cable railing systems that now punctuate the building.

Seinfeld and I


With a nod to the episode where Jerry's new girlfriend, a victim of capricious lighting, looked alternately angelic and haggard, Carter's lighting tenets include horizontal lighting as opposed to direct, overhead, which he firmly eschews. "Some architects tend to fill a room with recessed lights, somewhere in the middle, which is not always flattering when they shine down on you," he explained, adding the key is to light the room's perimeter so it bounces off the walls for a gentler result.

Delving into his architecture philosophy, the professed closet Frederick Law Olmsted said the way he thinks about work is in terms of something "subtractive.

"A lot of architects think about design as additive," he explained. "They say you're creating a building on the land, so you're adding something to it. But when I get into design, it's a lot like pushing and pulling of volumes so you're breaking the box - carving out spaces. In this project you see it on the front porch and how it works with the bay window above above that protrudes. On the second floor the deck is recessed."

Citing a personal mantra and phrase, "levels of 'insidedness'," as a student Carter recalls an architecture professor who told him a door is more than a hole in the wall. "It's all about approach and that level of 'insidedness,'" he affirmed. "Are you inside when you climb the stairs to the front porch? Are you inside when you cross the threshold of that beam and column? What about when you're covered but then you take a step to the right and you're not? Architecture is about creating a progression - a series of stills." 













Photos courtesy of Paul Burk

Tuesday, November 27, 2012

Arlington Publishes Major Plan for its Bikeshare

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Arlington County has just released a six-year blueprint for growth in its share of the Capital Bikeshare system, and planners say the blueprint - with recommendations for growth and funding - could be the first bikeshare Transportation Development Plan (TDP) in the country.

Bikeshare trips to and from Arlington. Image: BikeArlington
Arlington County is part of the Capital Bikeshare system, one of four operators in a group that also includes Washington, DC, Montgomery County and the City of Alexandria.  In total, the system has 1,670 bikes and 175 stations.  As of September, Arlington County's share included 44 stations and 306 bicycles.

Over the past year, the county's BikeArlington staff solicited public feedback both online and in person, surveyed local stakeholders including agencies, businesses, and users, and based on the results laid out scenarios for growth for the system over the next six years.

"Capital Bikeshare is an integrated part of the transportation fabric in the Washington D.C. region, and it should be treated as such," Chris Eatough, program manager for the county's BikeArlington program, which oversaw the plan, wrote in a column published by Mobility Lab, Arlington's transportation innovation branch.

Findings

Existing Arlington bikeshare stations. Image: BikeArlington
According to the report, system data shows almost 50 percent of Arlington's bikeshare users were either coming from or going to Washington DC.  Most bikeshare trips were less than 1.5 miles in length.  Users who bring in the most cash for the system are "casual users" who take trips lasting over 30 minutes (those trips cost more), although those users made up less than 20 percent of riders in 2011.  Commute trips constituted a third of all trips with Arlington's bikeshare.

Funded Growth

In one growth scenario, the report outlines what Arlington can do with existing funding to grow and maintain the system.

According to the report, with existing funding, Arlington would grow most in 2013, adding 40 stations, three through "external sponsorships" and the rest with transportation grants and other funding.  New stations will "build out" the system in Shirlington and South Arlington, along Columbia Pike east of the Washington and Old Dominion trail.

Pending approval by the National Park Service (NPS) and the Department Defense, stations will also pop up at Arlington National Cemetery and the Pentagon.  More stations will go into neighborhoods to create connections between the Rosslyn-Ballston corridor and Columbia Pike, as well as between Crystal City and Shirlington.

Beyond Existing Funding: Big Demand for Lots of New Stations

Funded Arlington bikeshare growth. Image: BikeArlington
Beyond the existing funding for 40 new stations, the TDP estimates a total demand for between 57 and 115 additional Arlington bikeshare stations.  The report calls locations in North Arlington at East Falls Church and Lee Highway the "logical next steps" for bikeshare expansion, and notes that more bicycles in Crystal City, Rosslyn and Court House Square will also be needed.

Funding

Currently, bikeshare gets operating revenue from fares and from station sponsorships.   However, the report estimates continuing operating deficits, and suggests opening up bikeshare station panels to advertising sales, but Arlington County would first have to change its policy against on-street advertising.  

According to the report, the system gets $200,000 in capital revenue from Arlington County vehicle decal fees.  In the past and for 2013, the system has gotten funding from a federal program called Congestion Mitigation and Air Quality (CMAQ), though the continuity of that program is uncertain beyond 2013.


What Comes Next

Next, according to Eatough, the plan goes to the State of Virginia to be considered for transportation funding.

In the meantime, the plan lays out 15 ambitious performance measures that Arlington will monitor to keep an eye on how well things are going with its plan for growing its bikeshare, as well as other more abstract things like sustainability, safety, health, and bicycle culture.  Those performance measures include the ratio of Alrington's bikeshare miles traveled to total vehicle miles traveled, helmet use, crash rates, even average calories burned per trip.

The county is also still accepting public suggestions for future stations with its crowdsourcing map.

Wednesday, November 14, 2012

Arlington's "Not So Big House"

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Q and A with Krista Minotti Schauer
by Beth Herman


Descended from a designing family, Principal Krista Minotti Schauer of KMS Architecture believes the profession is in her genes. At age 18, her grandfather labored on NYC's Chrysler building and then became a builder; her father studied architecture and building sciences at Clemson University; and her mother is an artist whose finely detailed work informs Schauer's.

In an effort to modernize and make more functional a 1923 3-bedroom, 2-bath farmhouse in Arlington, Virginia, without adding a lot of space, Schauer said she was inspired by architect and "The Not So Big House" author Sarah Susanka, having heard her speak at an AIA Convention. Though some additional square footage was required, Schauer, like Susanka, elected to scale back the amount of new space favoring quality and function over quantity.  DCMud spoke with Schauer about the project.

DCMud:Tell us about the home and program.

Schauer: The original home was minimal in terms of any detail, but it had the character they liked -- 8'6" ceilings -- that old farmhouse motif. This needed to remain, but it needed to live in the 21st Century and accommodate a family of four. There was an addition on the back off the kitchen -- a full bathroom -- something useless and quirky.

The project started as the homeowner's idea for a family room on the back, not planning to redo the kitchen, and for a second floor master suite leaving the existing bedrooms intact. But once we got through the design portion, they understood that the flow/circulation of the house needed to change, which would involve the kitchen.

DCMud: But even with that information, much more changed for the homeowners at that point, correct?

Schauer: It certainly did. In 2009, during a time of inflated appraisals, though we already had a contractor on board and permit in hand, the client's financing suddenly fell through for the construction loan as the house didn't appraise the same way. The construction industry was also not on board with green building, which was a goal here. While we'd originally designed for the existing 3 bedrooms and 2 baths upstairs, we had to creatively change it to a 5-bedroom, 2.5-bath.


This was done by reworking a smaller enclosed porch on the side of the house, which had ultimately appraised for no value and which a previous owner had turned into a den. In the original design, we were going to take that living space and turn it into a long covered porch along the side of the house. We'd have had an extension on the back, and then the long covered porch.

DCMud: So how did this change?

Schauer: As the appraisal considered square footage over most anything else, along with number of bedrooms and number of bathrooms, we abandoned the porch idea and maintained the first floor's square footage by creating a TV/office space and half bath, so it could actually read as a spare bedroom. We then added more second floor to the existing second floor, on top of that space, creating another bedroom there. The result was two existing front bedrooms, the new one, and then the master -- a total of four upstairs.While it did add square footage to the second floor, it did not add to the property's footprint which made it cost and environmentally effective.

DCMud: Speaking of the environment, what sustainable elements are found in this redesign, along with choices of color, etc.

Schauer: Fairly early on, the owners wanted wide reclaimed oak flooring with color variation and a rough-hewn texture. We knew it would be a feature and focal point of the home. And going back to the Shaker-like minimalism of a farmhouse, I'd initially envisioned a neutral palette, interior and exterior. We replaced the exterior with Hardiplank because the original was in such bad shape. And it's got so many massing elements on the back, painting it white brought a cohesiveness to the home. Accordingly, I thought the interior would be the same -- light-filled and a light palette so as not to compete with the wood floors. But the owners wanted black cabinets in the kitchen, which did provide a nice contrast.


DCMud: The walls appear to be bold jewel tones, not the quiet colors you mentioned.

Schauer: When it came time to paint, the owner's vision was different than mine. She wanted lots of color, and she was right. We did one accent wall in a really dark green - almost black. That same color is in the TV room, but there's a glass door from the living room into the TV room, so that black becomes a background and visually balances the TV room with the black cabinets in the kitchen. With small spaces and small houses, having a visual window, so to speak, from one space to the next makes it feel much larger and more open. In this house, the dining room is a defined space off of the living room, but it's got a wide cased opening between the two so you still get that visual connection from one to the other. When you're in one space, your eye is borrowing space from the adjacent space.

DCMud: What did you take away from this project, which was apparently full of economic and architectural twists and turns.

Schauer: A piece of architecture works as a whole: the interior and exterior have to relate to one other. And, the most successful projects are a collaboration like this one when contractor, owner and architect work together under evolving circumstances.


Tuesday, November 06, 2012

Construction on The Tellus in Arlington Underway

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The Tellus, a 16-story apartment building on the Rosslyn-Ballston corridor and Arlington's first to earn LEED Gold, is now under construction.  The Tellus will replace the 1960's-era "Arlington Executive Building" and developer Erkiletian has now started groundwork on the project, Bill Denton of Erkiletian told DCMud on Tuesday. Erkiletian completed demolition of the old building, located on 14th Street North in the Courthouse section of Arlington, in early October.

"We are right on the construction schedule," Denton said.  The team is busy with sheeting, shoring and excavation.  S.E. Foster is the general contractor on the project.   Denton said Hurricane Sandy caused a four-day hold-up in construction, but that the team would try to make up for lost time. "The storm had a little impact, but we are going to try to pick that up."  The building is scheduled for delivery in the first quarter of 2014.

The Tellus, a 254-unit rental apartment building, is expected to be Arlington's first LEED Gold certified building.  The project has been in the Arlington development pipeline since 2009, but developers put off starting the project during the recession, and started moving forward on the project just this year.  Designs call for 254 residential units and 15,008 s.f. of office and retail space.  Plans call for smart car and bicycle facilities, and water-saving and energy-efficient features.  The schematic design is by the Lessard GroupWDG Architecture is the firm behind the newest working design.

Erkiletian has also promised a $75,000 art project, which could come in the form of a contribution to the Arlington Department of Parks, Recreation and Cultural Resources or an on-site art commission in collaboration with the County.  Denton said Erkiletian hasn't decided which art avenue it would take. An on-site commission could put Tellus developers in a longer lineup of DC area developers who have supported public art projects, especially sculpture, as part of their buildings.  In July, a developer installed a 16-foot stainless steel sculpture at the corner of 3rd and I Streets NW, adding to the neighborhood's existing sculpture at 5th and K Streets NW.

Arlington, VA real estate development news
 

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