Showing posts with label BF Saul. Show all posts
Showing posts with label BF Saul. Show all posts

Friday, March 09, 2012

WPC's Wheaton Residential Project to Break Ground In May

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Washington Property Company's 245-unit residential building at 10194 Georgia Avenue is on target for a spring groundbreaking, adding to the long list of greenlit revitalization projects in Wheaton. "We're out to bid now [for a general contractor], and hope to start construction in early May," said Daryl South, Vice President of Development for WPC. "Everything's ready to go."

Washington Property company acquired the 1.65-acre parcel, which is just steps from the Wheaton metro station, in 2005.

According to a site plan approved by Montgomery County planners in October of last year, the Preston Partnership-designed building will be a six-story u-shaped structure, opening to the south, with the interior space used for a swimming pool and greenspace. Designers used a "variety of masonry and glazing" as well as small parapets and height variations ... to minimize the sense of building mass." Underground, developers are shooting for at least 230 parking spaces spread over two levels, and will be required to offer 12.5% of the dwellings as (subsidized) MPDUs. The site is the former home of the First Baptist Church of Wheaton, which has relocated to Washington Christian Academy while construction on their new building in Olney is completed.

WPC's residential tower is just one of several projects that have gained recent momentum in downtown Wheaton; just a few blocks north is the already approved 17-story Safeway/residential project from Patriot Realty, and across from that is the Computer Building, set to be converted by Lowe Enterprises into a residential tower. At the Wheaton Metro station, bus bays are to be converted into an office complex by B.F. Saul, which is also in talks with the county about converting nearby Wheaton Triangle into a massive mixed-use megadevelopment that would bring nearly a million square feet of office space, retail, a hotel, and a public plaza to the area.

Wheaton, Maryland real estate development news

Saturday, May 21, 2011

The Great Race

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Washington DC hotel renovation, commercial designBy Beth Herman Le Mans. Indy. Iditarod. The Preakness. The moon. When we think of legendary races, the quest to renovate the venerated Hay-Adams, 800 16th St. NW, doesn't readily come to mind. But for an intrepid pit crew that included the hotel’s owner/developer, architect, designer, general contractor, an alliance of engineers and other consultants, adding a 9th story to the Washington landmark hotel took on a Hay-Adams hotel renovation, Washington DC, BF Saulwhole new meaning when the finish line was only 90 days from demolition, due to an immovable International Monetary Fund guest booking. With feats that included demolishing an 8th floor rooftop farm containing all of the hotel’s mechanical systems, emergency generator, elevator machine room and other structures, the decision to jettison the Hay-Adam’s rooftop tented function space— used for more than a decade for weddings and other fetes— in favor of building permanent event space, plus a penthouse for systems and machines, was three years in the entitling process and a scant few months in the brunt of its execution. "We realized that the Comprehensive Plan for the District of Columbia allowed for another story to be built,” said B.F. Saul Co. Senior Vice President Hay Adams Hotel, Harry Wardman, Mirhan Mesrobianof Real Estate Development J. Page Lansdale of the iconic structure, “but I could talk for hours about the design challenges.” Green flag Created in 1928 as an Italian Renaissance-style apartment-hotel by renowned developer Harry Wardman and architect Mirhan Mesrobian, the then 138-room Hay-Adams with singular views of Lafayette Park and the White House became the District’s pied-a-terre-of-choice for international glitterati like Ethel Barrymore and Charles Lindbergh. More recently, literary giant Laura Hillenbrand and her husband exchanged wedding vows in the hotel’s storied sanctums, and in 2008/early 2009, famiglia Obama made the venue its pre-inaugural address. For Lansdale, Principal Lee Becker and project manager Brian Farrell of Hartman-Cox Architects, the HITT Contracting team who’d done a previous Hay-Adams hotel renovation, Washington DC, BF Saul, Hartman Cox architectsHay-Adams renovation a decade ago, structural engineers Thornton Tomasetti, mechanical/ electrical guides Girard Engineering and designer Thomas Pheasant, among many others, building an addition at warp-speed on an 11,000 s.f. historical footprint galvanized them for what some say was unprecedented, exhaustive time-and-teamwork challenge. Closing the hotel in June, 2010 and retaining management staff for the projected October reopening, among their many objectives was to essentially set a time record, Lansdale indicated. In order to meet the challenge, long lead items such as structured steel and elevator equipment had been ordered prior to June, as the team sought to augment two passenger elevators and one freight elevator by engaging an empty shaft from the 1920s that had never been utilized for a fourth cab. Desiring an express elevator from the lobby to what would be the new Top of the Hay, a high-speed conveyor was installed in the space. In order to “turn the hotel back on” for the October IMF mega-reservation, booked one year earlier, framing the addition—plus new plumbing and mechanical systems, elevator system, life safety systems, fenestration, restroom construction (the former tented space had no facilities, with event-goers descending to the 8th floor) and more—had to be done immediately, with workers toiling seven days a week in two 10-hour shifts. With the cessation of construction noise and vibration in 90 days, painting, carpeting, tile, mill and stonework, fitting out the kitchen and the balance of the finishes, would go on into December on a more traditional work schedule, over a live hotel. 

Rounding curves; avoiding debris Built more than 80 years ago and listed on the National Historic Register, the team had to be Hay-Adams hotel renovation, Washington DC, BF Saul“convinced beyond a shadow of a doubt,” according to Lansdale, that the existing structure and its foundation could support the load of both a 9th floor penthouse—which would house the elevator machine room, mechanical systems, etc.—and the new event space. Investigating load and accruing wind shear, structural engineers Thornton Tomasetti bored through existing footings, into the soil, to produce a detailed analysis. "I will say it wasn’t an immediate response from them to say ‘no problem,’” Lansdale conceded, adding that the prospect of underpinning the entire building, to make it structurally sound enough to support the event space and penthouse, may have made the project cost-prohibitive. “That was the first hurdle,” he said when the structure was ultimately deemed capable. A dearth of building information from the 1920s precipitated a column survey next by Thornton Tomasetti and HITT Contracting, which revealed between 55 and 60 existing columns, to comply with D.C. construction mandates that the new steel columns had to land directly on the center line of the old ones. “It was a tremendous piece of design and engineering Hay-Adams hotel renovation, Washington DC, BF Saul, Hitt contractingon behalf of the designer and contractor working together,” Lansdale said, noting only two locations were missed. “If you fabricate something that doesn’t fit at all, you’ve really lost time and energy,” he said. Citing another design challenge, Lansdale said among zoning requirements was that the new structure had to have a 1:1 setback from the existing roof parapet. With the desired ceiling height to be quite formidable, the space would become “skinny” and almost unusable. Embarking on a series of studies to maximize the space’s volume and meet the requisite 1:1 setback, the result was an 8-ft. perimeter roof edge line, but with a vaulted skylight system that reaches about 13 feet at its apex. Staying on track Usual (and not so usual) zoning quagmires included a conflict between the District’s Comprehensive Plan, which allowed for a story to be added, and existing zoning, which precluded any additional height. A rezoning application ensued before Lansdale, et al, could submit to the Commission of Fine Arts and Historic Preservation Review Board. Where the separate penthouse construction was concerned, a Board of Zoning Adjustment application was required, with the letter of the law stating that this structure, also, needed to have a 1:1 setback, but from the addition beneath it. “There was no way to build (the penthouse for systems and machines) without a waiver of that requirement,” Lansdale affirmed, noting it was ultimately achieved, though the equivalent of a short prison sentence—beginning in 2007—was spent navigating zoning and review board processes. With 11,000 s.f. of separable space, in addition to a kitchen, that becomes five function rooms, public spaces and restrooms, design features and finishes include Crema Marfil marble, custom stained wood, Charles Edwards Hay-Adams hotel renovation, Washington DC, BF Saulbrass lantern fixtures and fabric wall panels. The addition’s perimeter faces 16th and H Streets and has what Lansdale said is a giant French door system with double-hinged doors that fall back on themselves, leading out to a balcony with sparkling vistas. “This was a good project to do because architecturally, it really cleaned up the roof compared to what it was before with a tent and exposed mechanical system,” Lansdale said, noting the first events were accommodated in January. “The penthouse part of the design organizes and takes everything out of sight, and if you’re standing on the street, the only thing you see is a set back 9th floor event space that is actually very beautiful. It’s a completely different ‘skyscaped’ look for that particular address.” 

Thursday, September 23, 2010

Clarendon Center Retail and Office Space Going Fast

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By now, everyone inside the D.C. real estate blogosphere knows Trader Joe's is tantalizingly close to being named the major retail anchor at Saul Centers' Clarendon Center development. While it's not official, TJ's is expected to occupy the Center's 10,000 s.f. space as long as the County Board accommodates the grocery giant's request for 76 reserved customer parking spaces in the currently unrestricted, public garage. Developer Saul Centers filed the site plan amendment application on Friday of last week, and if all goes smoothly a hearing would likely happen on November 13th for the new Clarendon Center, with apartments now being readied for December 1st occupancy. County Officials wouldn't commit to granting approval to the exact amount of spaces being requested, but were confident, given the desirability of a tenant like Trader Joe's, that all involved parties will be able to work out an agreement. One doesn't have to gaze too far down the Wilson-Clarendon corridor from the potential TJ spot to recognize the traffic that popular grocery chains generate: horn-blowing SUV's queued around the block in hopes of a spot in the nearby Whole Foods parking lot is a regular rush hour sight.

The mixed-use development consists of three buildings and takes up two whole blocks: two office buildings, and one residential. As local blogs like Arlington Now continue to roll out the news about new tenants, developers have confirmed that the buildings are sealed off, contractors are finishing up interior detailing, and everything will be ready for occupancy before the end of the year. The residential building, situated on the South Block, consists of 12 stories of totaling 244 rental units. The two office buildings will total some 170,000 s.f. divided between the six-story building on the North Block and the nine-story building to the south. Tea Party activists will soon be fed and bred to political perfection on one of the floors, as the Leadership Center ("Training Conservative Leaders") has reserved space in the new complex. The local investment firm Winston Partners has also reserved one of the eight floors in the southern building, leaving six stories available. And Airline Reporting Corporation has leased four of the six available floors in Clarendon Center North.

The 42,000 s.f. of retail space is also drying up. Counting Trader Joe's, half of the 16 spots are spoken for. Several restaurants including the BGR Burger Joint, Dupont's Circa Cafe, Pete's New Haven Apizza, Tangy Sweet Garden/Red Velvet Cupcakery, and Burapa Thai & Sushi Restaurant will join a local bank and a dry cleaners. It won't be long before more restaurants will sign up, as the crowded patios along Clarendon Blvd. attest to that fact that even on weekdays there is no shortage of hungry, moneyed young people in Arlington.

Torti Gallas designed the buildings, while Clark Construction has brought their plans to life.

Arlington, VA Real Estate Development News

Thursday, July 29, 2010

WMATA Gives B.F. Saul OK to Develop Near Wheaton Metro

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Already a major player in the District's real estate development game, B.F. Saul will now head a team of developers charged with bringing a mixed-use project near the Wheaton Metro station to life. This is just another materialization of a well-established effort by WMATA and its Director of Real Estate Steven Goldin to promote increased density, mass-transit-directed residential, retail, and office space through the Metro's Joint Development Program. "Selection of the B.F. Saul team for the Wheaton redevelopment project mirrors the successful strategy Montgomery County employed with Silver Spring," Montgomery County Executive Isiah Leggett said. The parcel is part of 10 that were offered up as development opportunities just last January.

The new development will certainly help address many of goals set out by Wheaton Central Business District and Vicinity Sector Plan, including their hopes to: "Reinvigorate Wheaton’s downtown by creating a walkable community with a distinct identity; create a vibrant mix of jobs and housing; design quality public spaces inviting to pedestrians; and foster an environmentally sustainable community." Sounds delightful. Developers will also be expected to do all of the above while "preserving Wheaton’s ethnic diversity." The original plan was laid out in 1990, before the red line had surfaced in Wheaton. Since 2006 the Maryland-National Capital Park and Planning Commission (M-NCPPC) has taken it upon themselves to update the plan; the augmented plan is to be unveiled at a Montgomery Planning Board public hearing today.

While Metro has successfully completed a total of 21 transit oriented development projects so far, including notable Maryland-based developments such as Bethesda Metro Center, Grosvenor, Twinbrook and Wheaton (east), others like Greenbelt Venture's plans around the Greenbelt stations have wallowed in the rubble of inaction for years; just this year plans set for the area surrounding the Largo station were put on hold after the group of developers filed for bankruptcy.

In an effort to make this 8.2 acres only one working part of a more comprehensive and expansive redevelopment of downtown Wheaton, B.F. Saul will look to cooperate with existing local businesses and land owners such as the Westfield Wheaton Shopping Center to peacefully incorporate the new projects into the established community.

Wheaton was listed by Governor Martin O'Malley as one of the initial projects in a newly unveiled state Transit-Oriented Development (TOD) program, which will continue to encourage similar developments by bolstering them with funding, tax credits and other financial incentives and tools.

B.F. Saul will spearhead a team that includes Silver Spring-based Torti Gallas and Partners Inc. as lead design architect, as well as Rockville-based Loiederman Soltesz Associates Inc. as civil engineers, responsible for levelheadedly carrying out the architectural plans.

The Wheaton project will be the beneficiary of $200,000 in planning funds, compliments of the deep-pocketed Maryland Transportation Department.

Wheaton, Maryland real estate development news

Monday, February 22, 2010

82 Years Later, Hay Adams Tops Out

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After 82 years in service, the Hay Adams Hotel on Lafayette Square is reportedly nearly ready to add another floor to accommodate a restaurant. If plans are approved, the Hay Adams will offer what would easily be the best dining views over the White House, giving neighboring W a run for its money. The hotel already boasts an impressive view over the White House and onto the Mall from its position on the northern end of Lafayette Park.

The 145-room Hay Adams was purchased by BF Saul in 2006 for a reported $690,000 per room, and received a great PR boost when President-Elect Obama and family took up residence there in the weeks prior to inauguration.

Sources say the hotel is close to final approval for concept, which required sanctioning by the DC and federal governments, and of course the Secret Service, which will one day run all of Washington DC.

The Hay Adams was designed by Mihran Mesrobian and built in 1928 on the site of the homes of Henry Adams and John Hay, the latter a personal secretary to Abraham Lincoln and later Secretary of State.

Washington DC real estate development news
 

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