First Look at Parcel N at The Yards

Parcel N at The Yards. Image: Robert A.M. Stern

New renderings have been released of "Parcel N," one of two new apartment buildings planned for Forest City Washington's The Yards mega-development in DC's Capitol Riverfront neighborhood.

Robert A.M. Stern is the primary design architect on the "Parcel N" project, WDG is the architect of record.  Planning for the building is still in the design stage, although architects said they expect permits for the 340,000 s.f. structure to be secured by May 2013, with a groundbreaking set for August of 2013, according to WDG.

Parcel N at The Yards. Image: Robert A.M. Stern

Forest City broke ground this summer on the other project, "Parcel D", directly catty-corner to Parcel N.  That building is being designed by Shalom Baranes.

The Foundry Lofts, a 170-unit adaptive re-use project and the first residential building in the group, completed last year.  In June Forest City secured funding for an adaptive reuse project called The Lumber Shed, described as the The Yards' "retail centerpiece".  Another adaptive reuse of a century-old building into retail and restaurants, The Boilermaker Shops, is set for opening this spring.

Parcel N at The Yards. Image: Robert A.M. Stern

Plans for parcel N include an 11-story, 325-unit building at 310 Tingey Street with ground floor retail, two courtyards, a rooftop pool, a small green roof, and a LEED target of gold.

Peter Garofalo, architect with Robert A.M. Stern in New York, said the building's design references the area's industrial architectural tradition.  There used to be an old foundry on the site, Garofalo said, but it was torn down in the 1970's.

"What we are striving to do is build a building that references historical essences, but updates them in a playful and modern way and stitches those two vocabularies together..." Garofalo told DCMud.  He said the design features glass on top of a traditional base.  Materials include glass, concrete, and dark metals.

Parcel N at The Yards. Image: Robert A.M. Stern

Garofalo said the building's design also features a zig-zag pattern across the east face of the building.  "That was done so that in the future, when the rest of the parcel is being built out, it will create diagonal views up and down 4th street for those residential units."

Designers anticipate one and two-bedroom units that Garofalo called "standard DC-sized," and don't foresee any micro-units.  "There is some debate about it, but I doubt that is going to be included," he said.

Parcel N at The Yards. Image: Robert A.M. Stern

Washington D.C. real estate development news

10 Questions with Deborah Ratner Salzberg

10 Questions is a weekly feature in which we interview some of the leading District figures in real estate, architecture, development, and planning. This week's subject ... Deborah Ratner Salzberg, President of Forest City Washington, Inc.

For Deborah Ratner Salzberg, real estate runs in the family.  As President of Forest City Washington, Inc., Salzberg oversees the local branch of billion-dollar development giant Forest City Enterprises Inc., the company her family founded in 1920.  A former attorney at the U.S. Department of Justice, Ms. Salzberg also holds leadership positions with many community, arts, and philanthropic organizations, including The Jewish Federation of Greater Washington, the Washington Ballet, and Arts for the Aging.

1. What's a typical day for you?

Wake up and head to the gym. Go into the office. Check emails. Spend the day balancing Forest City Washington work with community/nonprofit activites. Check emails. I generally have a lunch meeting and after work often head to a fundraiser or nonprofit event.  Head home and check emails. Get an advance start on tomorrow’s headlines on my iPad. Go to sleep and start again.


2. What or who is your biggest influence?

My biggest influences are my relatives. I work with my relatives, and they influenced my decision to join Forest City. I was surrounded by strong independent women growing up. My mother, paternal grandmother and three aunts all worked outside of the home. My father has always been my advisor, biggest fan and supporter. To this day I've never given a speech without running by him first. Although, I didn’t run these answers by him!


3. What neighborhood do you live in?

The Edgemoor area of Bethesda.


4. What is your biggest DC pet peeve?

We can’t see stars at night due to the bright lights.  It’s time to convert to directional street light fixtures.




5. What is the #1 most played song on your iPod?

Born to Run….I play it when I’m working out.


6. Favorite DC haunt?

Sterling.  My gym.


7. What's your favorite thing to do on a Sunday afternoon?

Yoga


8. If you could live anywhere in the world, where would it be?

Here, but I wouldn’t mind a second home in NY, SF, Paris or Tel Aviv.


9. If you couldn't be a developer, what would you be?

An international flight attendant. I love to travel.


10. Name one thing most people don't know about you.

I took a semester off from college my sophomore year and moved to Hawaii where I ended up working in security for McInerny Department Store.

Today in Pictures - Boilermaker Shops

With exterior construction of the boilermaker retail building complete, southeast DC will soon have its own retail pavilion in one of the city's more exciting venues.  Forest City started construction on the project in late 2011, turning the century old boilermaker building of the Navy Yard into a waterfront retail locale for destination restaurants.  With exterior work complete, tenants are now beginning to build out their restaurants, which should put opening day next spring.  On track so far are Buzz Bakery and Blue Jacket brew pub, both operated by Neighborhood Restaurant Group.  Blue Jacket, named after the common apparel for navy personnel, will take the end space (on 4th) with walls of glass reaching 3 stories to the steel raftered ceiling.  On tap at the opposite end (on 3rd) is Willie's Brew & Crew (a sports bar & barbecue) from restaurant mogul Xavier Cervera, as well as a drycleaner.  BRB, which had originally signed on, is no longer on the list, but officials say a burger joint is likely.  Across the street construction is underway on a new apartment building, Harris Teeter, and now a Vida Fitness.

Washington DC retail news

Vida at the Yards, Officially

Vida Fitness finally announced today that it is opening its next location at the Yards, Forest City's mixed-use neighborhood next to the ballpark.  The site has been a not-very-well kept secret for the past few years, but new details emerged about the 28,000 s.f. facility, including that it will house another Penthouse Pool Club and Lounge, a rooftop lounge which Vida added to its new U Street location last year.  Vida, along with 50,000 s.f. Harris Teeter, is being built as part of Forest City's Twelve12 mixed-use project at the corner of 4th and Tingey Streets.  Designed by Shalom Baranes Associates, the building will house 218 apartments, and is scheduled to open in the spring of 2014.

Washington D.C. real estate development news

Lumber Shed Construction at the Yards Begins this Week

Construction begins this week on the Lumber Shed, an adaptive reuse component that will become the retail centerpiece of the Yards, a Forest City project. The Shed is set to be completed in the third quarter of 2013, according to a press release.

The Yards, which is one of the largest projects in Southeast D.C., has been named the best new public space by City Paper. Seven restaurants and a Harris Teeter were announced this past year in the boilermaker shops, and recently, the Alatmarea Restaurant Group of New York City announced a new Osteria Morini restaurant to open in The Yards in summer 2013.

The area was formerly the Navy Yard Annex then the Naval Gun Factory. Forest City Washington received the chance to redevelop the 42-acre riverfront property site in 2004, and construction began on several parcels within the yards in 2007.

When finished, the Yards will be a 5.5 million s.f. development, completed during three phases during the next 10 to 20 years.

The Lumber Shed - formerly owning up to its name - is located on the edge of the Yards park overlooking the Anacostia River.  The Shed will be a 30,000 s.f., two-level, retail, glass pavilion, which will temporarily house Forest City’s offices on the second floor and include five restaurants.

The inclusion of Osteria Morini and Forest City’s offices means the building is 60 percent leased.

Washington D.C. real estate development news

Today in Pictures - Boilermaker Shops

Forest City has begun work in earnest on the boilermaker shops, its first retail pavilion at the Yards in the Capitol Riverfront neighborhood. The building was constructed in 1919 as part of the Navy's largest shipbuilding factory, what would become the world's largest naval ordnance plant.

Forest City has announced the following tenants: Buzz Bakery and a brewery, both operated by the Neighborhood Restaurant Group, Austin Grill Express, Huey's 24/7 Diner, and BRB, all expected to open in late 2012. For more historic pictures, see the chronicler of all things southeast - JDLand.





Washington D.C. real estate development news. Photographs by Rey Lopez.

Capitol Riverfront's Harris Teeter Beginning Work this Week

Forest City will begin work this week on Parcel D of its Yards development, including a new apartment building and Harris Teeter. Having secured its last required permit on Friday, according to Ted Skirbunt of the Capitol Riverfront BID, Forest City can now begin its 225-unit apartment with a 50,000-s.f. Harris Teeter, 30,000-s.f. Vida fitness center, and 10,000 s.f. of additional retail space.

Gary McManus, a spokesperson for Forest City, acknowledged that initial work is now beginning, larger scale construction is a month away. "While there may be some site mobilization prior to the holidays, the actual excavation won’t begin to any great degree until January... Excavation is likely to be completed by late April/early May."

With construction underway soon, Harris Teeter could still open in 2013, but according to McManus, Forest City is waiting to confirm a project completion / opening date until next spring, after excavation is done and when more signed retail tenants can be announced.

The design by Shalom Baranes Architects is for two buildings that will be expressed as three, with two residential towers (one above the Harris Teeter running along most of 4th Street, shown above), and one shorter retail building located on the corner with a look separate from the residential portion of the project. The retail building includes 30,000 s.f. ground-floor retail topped by the Vida health club (seen at right).

Washington D.C. real estate development news

Anacostia Riverwalk Trail Gets a New Extension

The goal of a 20-mile trail to line both sides of the Anacostia River is getting one step closer. Forest City, which is the middle of a developing much of the Capitol Riverfront waterfront and sponsored the trail, will hold a ceremony tomorrow to unveil its latest section: a 611 foot pedestrian bridge connecting Diamond Teague Park and the Park at the Yards. The new bridge will surmount the DC Water facility now dividing the two parks, furthering the pedestrian path that will eventually parallel the Anacostia River and wrap around Buzzards Point, connecting northeast D.C., the southwest waterfront, and the tidal basin. (photo below credit to Capitol Riverfront BID)

The bridge - an arched pier with wood (ipe) planking and steel cabled rails - was designed by Paul Friedberg of MPFP LLC, a New York landscape architecture and urban planning firm that designed the neighboring park and Capitol Riverfront's first footbridge (pictured at right).

The new bridge will rise up to 18 feet above the average waterline to allow service boats to access the O Street pumping station, which pumps water to the Blue Plains treatment facility. The incandescently lit pier will offer interpretive graphics talking about the use of water and history of DC water.

Diamond Teague Park, just below Nationals Stadium, now becomes the western terminus of bike trail. Michael Stevens, Executive Director for the Capitol Riverfront Business Improvement District, says the next westward expansion depends on development of the Florida Rock development site, which is still in the planning stages. Stevens predicts that by 2013 the trail could connect the baseball stadium to Minnesota Benning.

Forest City to Begin Construction of 225 Apartments, Harris Teeter in Southeast

With a building permit to construct the next component of the Yards in hand, Forest City says construction of the Harris Teeter and new apartment building is less than two months away. Permits were issued a month ago, and Forest City's Gary McManus confirms that "[e]xcavation [at Parcel D] will commence within the next 60 days... construction will be underway on that site prior to the end of this year."

Currently, Forest City is focused on phase one (of three) of its 42-acre Yards development in Southeast, D.C. With the first-phase Riverfront Park and Foundry Lofts already completed, and the Boilermaker Shops underway, the developer now turns to construction of Parcel D: a 225-unit apartment with a 50,000-s.f. Harris Teeter, 30,000-s.f. Vida fitness center, and 30,000-s.f. of additional retail space.

Parcel D's site runs along the east side of 4th Street, between Tingey and M Street. The project, under general contractor Skanska, aims for late 2013 completion.

Designed by Shalom Baranes, the site includes two buildings that will appear as having three distinct components: two residential towers (one above the Harris Teeter on 4th Street), and a shorter retail and fitness center building on the southernmost section of the lot (as seen above).

Directly across from Parcel D's retail building is the 2-story Boilermaker Shops (Parcel K) which includes 34,500 s.f. of retail with 12,000 s.f. of office space above, expected to deliver in the fall of 2012.

Rounding out phase one of the development are parcels E and N, both still in the design phase.

Along with Forest City's summer announcement that the Harris Teeter was a done deal at Parcel D, the developer revealed that two concepts - one being an artisan brew pub - will be crafted by the Neighborhood Restaurant Group for the Boilermaker Shops. NRG's concepts will share a roof with Buzz Bakery, Huey's 24/7 Diner, Austin Grill Express, brb (be right burger) and Willie’s Brew & ‘cue by Xavier Cervera, who is also remaking the Hawk 'n' Dove on Capitol Hill, and opening a pizzeria with raw bar in Southeast's Canal Park.

Also nearing completion in Southeast is a one-mile stretch of river-walk trail linking Yards Park and Diamond Teague Park & Piers. According to Ted Skirbunt with the Capitol Riverfront BID, the completion - next month - of this connection will create enhanced public access and enjoyment of the Southeast riverfront.

Washington D.C. real estate development news

Resurrection: Coming Home to Two Hundred Years of Military History

By

Beth Herman

En route from France on the USS Olympia, the body of World War I’s Unknown Soldier passed through the history-imbued Washington Navy Yard on its way to the Capitol Rotunda, and ultimately Arlington National Cemetery. Created to build and maintain ships more than 200 years ago, and becoming the world’s largest naval ordnance plant by World War II, the Navy Yard—and especially its 221,500 s.f. foundry building — were home to the design and construction of weapons used in every war from 1883 until the 1960s, when the Yard became the ceremonial and administrative hub for the U.S. Navy.

"We focused on that history—so much history,” said Sabine Roy, owner and principal of SR/A Interior Design LLC, when the firm was commissioned by developer Forest City Washington, with SK&I Architectural Design Group, to turn the brunt of the landmark building into a singular residential property: Foundry Lofts, 301 Tingey Street SE. “We based our design on research with the naval archives, the Library of Congress, historical photographs, antique documentation–whatever we could do,” she affirmed.

Informed by 200 years of military lore, Roy said the structure’s context allowed the firm to be more “modern and urban” in its interior design concept, noting a combination of new construction (which this facility was not) and modern may result in an environment that is too cold. “But with an historic building, you already have this warm, worn look,” she explained, adding it’s been “humanized.”

That said, attracting active professionals to its 170 units and amenities was a programmatic priority, high on the list of design determinants. Boasting elements such as a sunken conversation area in the concrete lobby and a courtyard—where war ships were once fashioned—reincarnated into a sleek social club, the addition of an outdoor fireplace, cinema, and rooftop garden terrace with seating and art make Foundry Lofts a rare residential experience.

Anchors away

Fraught with pendulous columns that supported an industrial floor plan, the building was also higher than the street and not meant to be entered from the sidewalk, but rather the water, so ships could be launched, Roy explained. Consequently the concrete lobby floor had to be elevated a few feet to street level, though a designated seating area, replete with new fireplace and modern art, was left below grade for a sunken effect.

According to Roy, the foundry had been constructed as a “rectangular donut with enormous courtyard in the middle for ships.” With SK&I Architectural Design Group creating 170 residences—33 of them newly-constructed two-level penthouses on the 5^th and 6^th floors, all are designed to discharge on one side into a windowed corridor that directs residents’ attention to the 4,400 s.f. social courtyard below.

An indoor courtyard-adjacent space, designated as a party room, was extended further into the courtyard, with a modern outdoor fireplace—glowing winter and summer— visible from inside as well. Atop the party room, a rooftop terrace with metal sculptures and Asian-style grasses create a Zen garden effect, according to Roy, with soft, strategic lighting limited to showcasing the art. From a large stair, residents can descend into the courtyard to play bocce or relax in hammocks, or on colossal square ottomans that seat up to five, and which are lit from the center. Old movie nights at the courtyard’s outdoor cinema will be a lot of fun, Roy suggested, envisioning classic black-and-white movies and martini parties for residents and their guests.

Columns, canons and carpeting

“When we entered the building,” Roy said of the team’s initial foray in early 2010, there was nothing new though it had been cleaned up. You just saw the structural columns and old heating systems and exterior walls.” All in all, she said, it was “an emotional experience when you think about the consequences of what was built here—what it did to the rest of the nation.”

In an effort to retain much of the historical fabric, a legion of pendulous structural columns was left alone including one “smack in the middle of the lobby,” Roy said. A challenge due to their size and girth, the designer said the lobby column, specifically, became a focal point, with a dressing added to accommodate adornments such as flowers. A Civil War-era canon unearthed during renovation that had later seen action aboard the USS Raritan was installed in the lobby, and will help distract from the behemoth column. The juxtaposition of the historical lobby with contemporary fabrics, furniture and modern art in the space is a further manifestation of Foundry Lofts’ aesthetic.

With dislodged historical components like the repurposed canon integral to the building’s design and sustainability, the latter is achieved on many levels. Roy said all elements—carpeting; furniture; paint; backings—are recycled content or post-consumer recycled material. The party room is bamboo, and courtyard flooring is earth-friendly Trex.

According to Forest City Washington’s Senior Vice President of Development Ramsey Meiser, Foundry Lofts’ mixed-use component includes three retail spaces, two of which have been leased to Pot Belly’s and Kruba Thai and Sushi, which will be open in the first quarter of 2012.

“This building is so unique in its adaptive reuse of an existing building,” Meiser said, noting he is buoyed by marketplace reaction and the results of preleasing efforts for residences which will be available at the end of October or beginning of November of the current year.