The Geography Lesson

By Beth Herman

The result of a strong, symbiotic design-build effort between Square 134 Architects and Ellisdale Construction & Development, The Harrison, 5201 Wisconsin Avenue, was in many ways a significant architectural challenge.

With 48 units, a tin and brick façade, slate, glass or marble interior spaces and 9-foot ceiling heights, the 40,000 s.f. $10 million development in Friendship Heights straddles the zoning line between commercial and residential, and triumphed over considerable zoning challenges, Square 134 Architects Principal Ron Schneck said. “On Connecticut and Wisconsin Avenues, you have these very large commercial structures right along the street, and then very quickly you have residential next to that.”

At the time of the feasibility study, and many others like it, the architect said it was difficult to find affordable, developable spare space within the city. Built on a “very complicated” infill site that, in order to comply with zoning requirements, is technically considered an addition to the Bank of America, Schneck said in order to be an addition a "meaningful connection" must be established. In this case, the lowest level of the parking garage aligned with Bank of America, with shared parking a result. Additionally, the goal was to have the building respond to the aforementioned large scale commercial nature of Wisconsin Avenue, but also step down to the residential aspect, which is right there, the architect explained.

Addressing yet another facet of the architectural challenge, The Harrison was conceived to have the utmost flexibility. According to Schcneck, when a building of this nature is conceived, typically the demising partition is the bearing line, making it fairly easy from a construction standpoint. But The Harrison was created so that the building’s skin was its bearing, providing for maximum flexibility in arranging units. With no vertical spacing, the structure is more open with horizontal banding, easily accommodating several design iterations that included roving windows and reimagining about two-thirds of the original concept. “Elements could be modified to meet the unit mix,” Schneck said, noting The Harrison’s one-and two-bedroom market-rate units range from 500 to 1,200 s.f.

With a landscaped courtyard that includes fire and water features, plus individual front terraces, in-unit task lighting and porcelain tile, at market rate The Harrison was 80 percent sold by completion. "We really had to try and crack the zoning issues," Schneck said. "It came out of the ground at a time when nothing like it was under construction."

New Details for U Street Condo Project

Construction of the residential building planned for 11th and V Streets, NW, which DCMud reported last February, has added a few details to their plans. In April, Loford LLC selected Ellisdale Construction & Development as general contractor for the project, who is currently bidding subcontractors for the project (with the deadline one week from today). Now, Ellisdale has posted an image of what the 33-unit building may look like (very conceptual), and the owner has indicated that the project will be condominiums. The $4.5 million project will consist entirely of new construction. A two-story building on site will be razed - although the permit has not been approved - to make way for a 6-story (plus underground garage), 38,160 s.f. building. The garage and first floor will be constructed using concrete and metal framing, above which there will be five floors of wood framing. The 33 units vary from 615 to 750 s.f. No architect has been selected for the project yet. 

 Developer Habte Sequar purchased the land in August of 2010 for $2.7 million. Sequar is in the midst of developing another condominium at 14th and R Streets, which began construction last month, as well as the Renaissance at Logan and the Josephine Condos at 440 Rhode Island Ave., NW. 

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14th Street Revs Up Development

Signs of construction abound on 14th Street, as several projects take wing on one of the city's most dynamic commercial corridors. Construction of a 30-unit condo on 14th Street got underway this week as developer Habte Sequar began construction at the corner of 14th and R Streets. Sequar began initial site work on the project just last week, and reported that the digging was just "testing dirt", but confirms that he has now obtained all permits for the project and is proceeding with full construction. At the U Street intersection, several retailers have been ordered out of their 14th Street storefronts, signaling that the much larger Utopia project is also getting close to construction.

The condo project also now has a name - the Aston - with a stated starting price of "in the $300's." Sequar purchased the land for $3.8m in November of 2009, with a goal of a beginning construction this time last year. But with financing more difficult than expected, the site in the middle of the 14th Street corridor has remained vacant since, pending adequate financial backing. Utopia has been in the works for several years, but had also stalled due to financing issues, and is now scheduled for a late 2011 groundbreaking.

Bonstra | Haresign designed the Aston, Ellisdale is managing construction. The project is estimated to take 14 to 16 months build out. The 14th Street corridor has no shortage of projects in the pipeline, with District Condos underway, and PN Hoffman's condo project now in the planning stages, for nearly 300 condos combined. Restaurants are queuing up to serve the expected population surge, with Matchbox planning their next store at 14th and T Streets, Steven Starr considering taking the old Italian Shirt Laundry building (though no contract has yet been signed), and a new burger venue slated for 14th at U Street.

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14th Street Condos Moving Ahead?

Construction of one of 14th Street's condo projects is inching closer to reality now that initial site work is taking place at the corner of 14th and R Streets, NW. Developer Habte Sequar purchased the land for $3.8m in November of 2009, with a goal of a beginning construction this time last year. But with financing more difficult than expected, the site in the middle of the 14th Street corridor has remained vacant since, pending adequate financial backing.

Sequar says the current construction is merely "testing dirt," rather than an official start to construction, but that "the project is getting closer" to breaking ground, and promises more information within a few weeks.

Architect Bill Bonstra of Bonstra | Haresign confirms that the project is all but ready for construction. Bonstra initially designed the project for a prior owner, and Sequar has made only minor changes to the project since his purchase, says project architect David Baker. The 6,000 s.f. lot will sport 30 condos and an 18 space garage beneath the building. Ellisdale is managing construction of the project. The 30,000 s.f. building will feature glass and buff limestone prominently on three sides, with red brick fronting R Street, and is designed to give a nod to 14th Street's automobile row legacy. Baker wagered a rough estimate of 14 to 16 months build out.

The long gestation time might sync the project with a greater appetite for condos than it now has, but the timing also puts completion at the same time as the District Condos, which is under construction and will deliver 125 units around the same time. PN Hoffman also has a planned condominium project across the street, and though timing of that is uncertain, construction may be underway as Sequar's property is completing, making for 3 condo projects within a block. Sequar also built the Rhode Island condos at 440 Rhode Island Ave., NW, completed in 2009 and still selling, and the Renaissance Condos at 1618 11th St., NW, a 16 unit building that completed in 2007 and sold out last month. Sequar has plans for another project just north of U Street that has not started construction yet.

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Takoma's Long Awaited Residences May Be Underway Soon

Long thought to be another dormant development, turned rental then stalled even after Domus Realty presold nearly half of 85 units in 2008, the Ecco Park project in Takoma, at 235 Carroll Street, is now reported to be back on track. Ellisdale Construction, responsible for mixed used developments such as Moderno and Riggs Place, was awarded the $13 million contract earlier this week to build the four-story building, containing 5-6 thousand s.f. of retail, and 70 below-grade parking spots. The building was designed and developed by Bethesda-based SGA Architects and will include a few environmentally friendly features such as a green roof and recycled materials, but is unlikely to receive a LEED certification. Even without the rating, architect Sassan Gharai confidently described Ecco Park as "the building equivalent of a hybrid car." Financiers are hopeful that it sells better than a hybrid car.

No tenants for the retail space have been selected, and the development team is still undecided on whether the building will be built and marketed as entirely rented units or for-sale units. Dan Ford at Ellisdale said a mix of rentals and for-sale condos is technically possible but not exactly the most attractive option from a marketing standpoint; however, their team has accounted for each scenario in their budgeting strategies, and SGA effectively opted for that on Capitol Hill when its Butterfield House condominium real estate project failed to sell all its units after 3 years of marketing and rented unsold units.

Patios or balconies are planned for a majority of units; and a combination of brick veneer, metal and glass paneling, and stucco siding will make up the palette of materials used in creating the exterior fenestration. The building will be a wood frame structure secured over podium slab. Ellisdale President Kevin Ash explained, "We’re really excited about this project; it really is what we do best. With the economics of construction what they are today, wood-frame buildings really hit the sweet spot between density and cost. We’re finding this building type to be the most able to be financed right now.” Dan Ford insisted that the wood frame technique has been perfected by their construction engineers to mitigate common problems such as fire safety and noise transference, enabling them to build safely and keep their budget slim.

A popular technique on the West coast for some time, podium slabs are now becoming a more common occurrence on East coast construction sites. An efficient design solution for up to 4-story residential projects with underground parking, like Ecco Park, this special type of foundation system effectively distributes the weight-load from the wood-frame above the slab to walls and pillars below. This technique is not only cost effective, but also environmentally responsible, reducing concrete usage. The cement industry is considered to be one of two principle producers of CO2, accounting for as much as 5% of worldwide emissions.

The site, adjacent to the Takoma Metro, formerly home to a truck rental facility, and a gas station before that, needed loads of contaminated soil replaced and the excavation of several rusted-out oil drums before it was properly suited for construction. That preliminary work was done over two years ago, and the dirt there has had plenty of time to sit idly by, pondering its future. But ground is expected to finally be broken this fall (somewhere between October and January). Constructions is anticipated to span approximately fifteenth months, meaning a delivery date cannot be expected until at least early 2012.

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Justice Park Showdown

Four development groups are vying for the opportunity build new residential on the site of the former Justice Park, a 12,000 s.f. parcel at 1421 Euclid Street N.W. in Columbia Heights. At an ANC meeting yesterday, teams presented their visions and their reasons to "pick me," though the plans all essentially create the same affordable residential product. As the developers compete over design, community benefits and financing capabilities, one group has less-than-subtly accused the rest of making empty promises. Though that sounds a lot like hot air, it gets to the core of an issue raised by our readers in response to DCMud articles on recent RFP awards and the opaque selection process for winning projects. It will be interesting to see if such a message resonates with the community and if it effects a change in the selection process in the Mayor's office. We're doubtful.

The Argos Group/Potomac Investment Partners joined forces with Sorg Architects and Ellisdale Construction to present a condo building with 34 units, 12 of which will be affordable. The futuristic, Jetson-like glass design will be built to LEED standards and offer 40 parking spaces. The team boasted local credentials and a relationship with the Fraternal Order of Police; we don't know what that has to do with getting the bid but it sounds impressive doesn't it? In the 30-slide presentation, the group did not discuss how the project would be financed, save for one bullet point, on the 29th slide, citing "financial capabilities." Hmm, doesn't quite ooze confidence.

Next up is the Euclid Community Partners, comprised of Dantes Partners, Perdomo Group and Capitol Construction Enterprises. The group proposes 37 units - all affordable rentals - for households earning at or below $60,000 a year. The spin for Euclid was that there are plenty of available luxury condos for high-earners nearby, but not enough workforce housing; they are filling a need in the community. The development team also boasts an available, self-financed $550,000 pre-development budget, claiming that the project would not require District funding. Now that's something to give pause. Dantes had luck on another RFP recently as part of the West End Development project team.

Now, for the self-proclaimed heavy hitter: Mosaic Urban Partners, Bogdan Builders and Bonstra Haresign Architects. The team promoted plans for their "Justicia" (ick, try again), a 27-unit, four story residential building with 8 "income restricted homeownership units." The Justicia team tried to rattle the competition in a two-fold strategy. First, by raising concerns about other groups' abilities to finance and deliver on projects, especially in these tough economic times. Bogdan claims they have abilities, pointing to their Logan Station project, which finished sales in 2009 - a tricky point, since they actually finished build-out in 2007, well before construction financing dried up. Mosaic also argued that a smaller project, like theirs, does not require any zoning approval and is therefore a better bet than one that does. Fair enough, though the competing designs could gain ANC support and probably will not make too many waves during zoning review.

Finally, the Neighborhood Development Company (NDC), with partners Hamel Builders and PGN Architects, propose a 39-unit, 5-story condo building. The project would offer 12 of the units as affordable and boast LEED Silver design elements. The only team to give a timeline, the NDC team indicated the project would require a zoning change, meaning the building would likely deliver during the first half of 2013. NDC has delivered projects like The Residences at Georgia Avenue during the financing crunch, though the team did not indicate whether or not it would require District funding.

According to the timeline on the website for the Deputy Mayor for Planning and Economic Development, a winner should be announced this month.

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Correction: The developers pointed out to DCMud that though the Logan Station project finished in 2007, their Cityscape on Belmont project was financed and sold out during the crunch. 

Friendship Heights' Newest Condos Underway

Not every project in Friendship Heights / Tenleytown is jinxed. Exhibit A: the neighborhood is about to get its first residential project in recent memory, as Ellisdale Construction gets to work on their project at the corner of Wisconsin Avenue and Harrison Street. The Harrison, at 5201 Wisconsin Avenue, will become a 49-unit condominium two blocks south of the Friendship Heights Metro station when construction completes late this year. With numerous neighborhood projects having been shelved recently, The Harrison will be the first residential project on the DC side of the border since Chase Point kicked off in 2005 (though developers have been much more prolific on the Maryland side). The 4 to 5-story, 50-foot residence includes a single-level, 40-car parking garage on the first floor topped by a 4-floor, wood-framed residence, crowding out what had been a Bank of America parking lot. Project Architect Ronald Schneck of Square 134 Architects says the building will merge the need for two disparate contexts - the busy Wisconsin Avenue corridor and the single-family residential neighborhood that it bisects. Schneck, who designed Fennessy Lofts in Logan Circle, describes a building that is "definitely contemporary in architectural style," with "metal panels in a 3-different color tone palate using copper panels." But according to the architect, the best feature of the u-shaped building will be easy to miss: its large interior courtyard providing patios to first-floor residents and tranquil space to higher units. Not to mention a fire pit and water fountain. "The building will consist mainly of one-bedroom, market rate condos. There's not alot coming out of the ground right now, and with careful planning we've been able to control costs...we were able to get what looks to be a pretty high-end building but making it affordable to build, an important factor in one of of the worst markets, ever." The development team, an affiliation known as Chase View Arts, came together in February of last year to buy the property that Bank of America shaved off from its bank, shelling out $3,360,000 for the paved lot. The condominium is being built as matter-of-right development; the team did not try for any environmental ratings. Newly rebranded Ellisdale Construction, formerly Ellis Denning, is the general contractor and an equity partner in the project. (Dave Clark of Ellisdale says the name reflects an ownership split several years ago that became legally effective just a few weeks ago, and that both sides will continue their construction pursuits.) Ellisdale hired Davis Construction as the subcontractor. Schneck says the project will appeal to a market of young professionals that have hitherto been ignored in the pricey neighborhood, with most of the 49 condos built as smallish one-bedroom units. "There's an untapped potential of people living there and metroing into the city." To reach that crowd, the development team brought in Paul Robertson of Robertson Development to further hone the interiors. Robertson says he redesigned about 85% of the units, and will have a controlling presence in the "marketing, design and interface with the customers" for the condominium. Robertson is a known factor in the U Street area, where he spearheaded such projects as the Moderno, Beauregard, Murano and Visio condominiums. Effusive about the style, Robertson nonetheless had a more conservative take on the form that would prove "warm and natural," with a brick, copper and stucco exterior. Robertson promised "minimalist interiors" with slate and bamboo, European porcelain bathroom tiles, quartz countertops, Waterworks tile, dual-headed showers, Kitchenaid appliances, and 9-foot ceilings. "We tried to do something warm with natural materials that would blend; we didn't want something uber-contemporary." But not to alienate, Robertson's marketing pitch includes options for a "zen," "luxe," and "edge" package. The building is expected to complete late this year. 

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