Showing posts with label Gilford Corporation. Show all posts
Showing posts with label Gilford Corporation. Show all posts

Monday, August 22, 2011

MLK Jr Memorial Unveiled Today

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The recently finished Martin Luther King Jr Memorial, located in West Potomac Park at the intersection of West Basin Drive and Independence Avenue, SW, is officially open to the public, as of 11 am today.

The Memorial is the work of design-build team McKissack & McKissack, Turner Construction, Gilford Corporation, and Tompkins Builders Inc.

This week will play host to a number of events in advance of the official dedication on Sunday, August 28th, at 11 am. The dedication ceremony will be free and open to the public - preceded by music at 8:30 am and followed by a free concert, at 2 pm.

Entrance to the memorial begins at one of its principal symbols - the "mountains of despair," a reference in King's "I Have a Dream" speech. The twin granite slabs frame the entry, a pair of 30-foot stones 12 feet apart, appearing to have been sliced and parted, with inscriptions from the 1963 speech. Emulating the civil rights struggle, despair will lead to a path beyond, and having passed through it emerges the view of a single stone, the "stone of hope," appearing as if cleaved from - but beyond - the struggle.

Washington D.C. real estate development news




Saturday, February 05, 2011

Shaw Developers Celebrate Step Forward with Progression Place

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One of Shaw's chief development projects, slowed by lost tenants and missed start dates, is finally having its day as developers celebrate a "groundbreaking" Monday for a project that began in late 2010. Developers of Progression Place began work last December on the 320,000 square foot, $150 million development, with 100,000 square feet office space, a 205-unit residential apartment building, 20,000 square feet of street-level retail, but on Monday its developers will fete themselves and the sale of an office condo to anchor occupant United Negro College Fund (UNCF).Shaw's Progression Place development in Washington DC is being built by the Jarvis Company and Four Points UNCF officially purchased half the project's office space on December 24th, but developers were already doing site work on the vacant lot in anticipation of the settlement and Eagle Bank's $13m loan made possible by the sale, which was in turn made possible by the city's $3.6m financing subsidy for UNCF. Ellis Development, The Jarvis Company, and Four Points combined forces to build a project that would be hard to overestimate in importance as a beacon for Shaw's development, adding housing, jobs and retail in an area that had little investment in any of those markets. Progression Place is adjacent to the Howard Theater, also being developed by Ellis, and will build in parking for the historic theater and add a rebuilt Metro entrance. UNCF's office condo and the "7th Flats" will both be ready for occupancy in mid 2012. With a new library in place just to the south, and the Convention Center Marriott already underway, the O Street Market remains the largest holdout that could tie together development along the 7th Street corridor. Design is being handled jointly by architects Eric Colbert & Associates and Devrouax and Purnell, and Washington DC commercial property and retail for leasebuilt by Davis Construction and Gilford Corporation. The public ceremony will be held at the Lincoln Theater at 11am on Monday. 

Washington DC real estate development news

Friday, September 24, 2010

Mather Studios Condominiums

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Mather Studios
916 G St., NW, Washington DC

Mather Studios was the first downtown conversion of an office building into housing in the history of the District of Columbia, according to its architects at Cunningham | Quill. The Mather Building, located in the Downtown Historic District, was built as an office building in 1917 by Alonzo Mather, then converted to academic use by the University of the District of Columbia in 1967, and abandoned in 1989 until its revival in 2001 as a condo residence. The gothic revival terra cotta facade was restored to its original condition, with large interior units sectioned off that have appropriately minimalist features like concrete floors, exposed ducts, industrially sized windows, and a new rooftop penthouse added. A front desk and bike lock room provide amenities, but there is very limited parking in the building, not much of a problem with parking garages around. The building conversion into a mixed-income project provides 12 affordable housing spaces for artists on the 2nd and 3rd floors, as well as 38 market-rate condominiums. The District began the conversion process when it selected the Cultural Development Corporation, PN Hoffman, and Gilford Corp. to redevelop the dilapidated office building. Gilford also served as the general contractor. The project required an exception to the District of Columbia Height Act.

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Tuesday, May 11, 2010

Martin Luther King Memorial Taking Shape

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Its not easy building a monument on the National Mall. And yet despite the intentionally time-consuming, necessarily frictional process, construction of a 4-acre monument to Martin Luther King Jr. is now, finally underway on the Mall's Tidal Basin.

After decades of preparation, and a groundbreaking back in 2006, the achievement may seem at once inevitable (3 ex-Presidents have lent their support, and corporate sponsors read like a Forbes 500 list), yet so long in conception that DC residents could be forgiven for having not noticed. Hidden from Independence Avenue by a nondescript beige wall, what began 3 or 4 decades ago, depending on who you ask, is at last technically under construction, as contractors begin to place 300 concrete pilings - Venice style - into the silty marsh of the Mall. The pilings will ready the site - a river, after all, until the late 19th century - to accept what will effectively be a large landscape project supporting oblong granite memorials to the civil rights leader.

Once completed - possibly by next summer - the park-like memorial will wrap around the northwest corner of the Tidal Basin, opposite and viewable from the Jefferson Memorial.

Visitors will enter from the northwest edge, near Independence Avenue, by way of a new walkway past the World War I Memorial to better connect the King Memorial to the Mall - a necessity for an area that serves as DC's main attractant but fails to provide for those who show up by car. No designated parking will be added.

Visually, visitors will be greeted by one of the monument's principal symbols - the "mountains of despair," a literal embodiment to a reference in King's "I Have a Dream" speech. The twin granite slabs will frame the entry, two 30-foot sentinels 12 feet apart, appearing to have been sliced and parted, bearing inscriptions from the 1963 speech with themes of justice and hope. Again emulating the civil rights struggle, despair will lead to a path beyond, and having passed through it emerges the view of a single stone, the "stone of hope," appearing as if cleaved from - but beyond - the struggle. Harry Johnson, President and CEO of the Martin Luther King Memorial Foundation, takes up the vision of the entrance: "It will look like a mountain that's been split in two. Outside is rough, simulating the roughness of the civil rights movement. You still have not seen Dr. King until you get closer to the Jefferson. It will appear as though the stone of hope will have been cut from the mountain of despair. [King] will be carved on that stone." In fact the granite, quarried in China, is too big to ship in tact, and will be cut into sections and reassembled on site. Lei Yixin, a Chinese sculptor, designed the statue.

Having crossed the memorial to the 28-foot sculpture of King carved into the granite, who stares back at the entrance, arms folded, the visitor will be surrounded by 700 feet of arcing inscription wall that peaks at the entrance at 12 feet in height, decrescendoing down to two feet at the ends, which bow toward the Tidal Basin. Selected quotes will be etched into the surface, which in its first design was intended to flow with water during the summer months, a feature removed when the U.S. Commission of Fine Arts (CFA) determined it would interfere with visitors' ability to read the quotes.

Set just behind the arcing wall are 24 large, raised semicircular niches, each designed to "commemorate the contribution of the many individuals that gave their lives in different ways to the civil rights movement." Each will allow a private, reflective space dedicated to individuals that died in the civil rights struggle; some will be left blank "in deference to the unfinished nature of the movement."

Hundreds of trees will be "randomly massed" throughout the exhibit, with evergreen Magnolias along the perimeter, Oaks tracing the arc of the stone exhibit, and Cherry trees weaving into the Cherries that now dominate the circumference of the basin. According to Johnson, the Foundation, which has been responsible for the design and construction of the memorial, will add another 200 cherry trees along the tidal basin. Despite the addition to the canopy Johnson says it "will be very visible from the Jefferson Memorial, you will be able to see Dr. King and the memorial." None of the current Cherries will be removed.

The project to build the memorial has been a separate struggle worthy of its own narrative. The official website dates its inception at 1984 (Wikipedia brings it back to 1968), when Alpha Phi Alpha, a fraternity to which King belonged, first proposed a memorial on the National Mall. After much lobbying and rallying, President Clinton signed legislation authorizing the memorial in 1996. The Foundation was formally organized in 1998, and fundraising began in earnest. Unprecedented corporate support (General Motors eventually gave $10m, Tommy Hilfiger gave $5m, and thousands of other corporations have made contributions), gave the tribute momentum, and the development process its acme. In 1998 the National Capitol Planning Commission (NCPC) approved a site at Constitution Gardens.

But in 1999, the CFA, which has authority to approve every element of any memorial, voted against the eastern end of Constitution Gardens as a site, contradicting NCPC's approval, and later that year the two commissions approved the Foundation's request to move the site to the Tidal Basin. In 2000, the Foundation reviewed more than 900 submissions for the design of the memorial, and later that year selected ROMA, a San Francisco-based design firm for its concept of the memorial park. In 2004, Devrouax and Purnell, a DC-based architecture firm, was picked to carry out the task. Devrouax had worked for the city on almost every high-visibility project - projects like Nationals Stadium, Ronald Reagan Airport, the new Convention Center, and the African American Civil War Memorial. According to Marshall Purnell, a principal at Devrouax, he suggested that his firm and ROMA for a joint venture to keep ROMA actively in the process of implementing its design.

While work got underway, the relationship between the Foundation and the Devrouax did not survive the project . "We continued to submit designs, but at some point we fell out of favor with the Foundation" said Purnell. "We were pretty deep into the process by that point, about 65-70% finished with the construction designs and documents." No one involved wants to discuss why the Foundation chose to remove them, and Purnell will not cast aspersions, saying only that "it got sort of ugly. The contract was terminated."

Up until that point the memorial's construction seemed imminent. Congress had just donated $10,000,000 in matching funds, and a groundbreaking had been scheduled for 2006, but other problems beset the project. Fundraising efforts were complicated by King's family, which demanded royalties from money raised using King's name and image in marketing for the memorial. Some supporters protested that a black sculptor had not been chosen, and others decried the choice of Chinese granite, noting that the use of Chinese workers, who are poorly paid and treated, was not respectful of their own civil rights struggle.

With funding lagging, a new design team did not begin until the summer of 2007, when the Foundation selected McKissack and McKissack, Turner Construction, Beltsville-based Gilford Corporation, and Tompkins Builders (now owned by Turner). According to Lisa Anders, Senior Project Manager at McKissack, the engineering firm was chosen because they have "done work on the Mall, and worked on Jefferson and Lincoln Memorials, and we are a minority CM and architecture group, so we bring that to the project."

In 2008 the Commission of Fine Arts asked for a reduction in the size of King's statue and the stone of hope, stating that "the statue design is difficult to evaluate because such colossal human sculptures are rarely created in modern times...the recent imagery of such sculptures includes television broadcasts of these statues being pulled down in other countries, a comparison that would be harmful to the success of this memorial." Commissioners commented that only statues meant to be viewed from a distance were now built so big (both Lincoln and Jefferson nearby likenesses are smaller), and created the suggestion "of a colossal statue rather than a depiction of an actual man." The Commission also disagreed with the heavy use of bollards, and the resulting shift in perimeter security to a more natural barrier slowed the project by up to a year.

Despite the complications, work now appears to be in its last phase. With $107m of the projected $120m project already raised, the National Park Service issued construction permits last October, and on December 28th of 2009 initial site prep began on the site, which should wrap up in a little more than a year. Says Purnell of the original design-build team "I would just like to see the Memorial built." It now seems certain he will get his wish.

Washington DC real estate development news

Tuesday, March 02, 2010

Mayfair Mansions: Condos No More

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Despite the economic climate, government financed low-income housing projects have largely marched forward, but the condo bust is now hitting home in the subsidized low-income market, too. In November 2007, development partners Community Preservation and Development Corporation (CPDC) and Marshall Heights Community Development Organization (MHCDO) broke ground on the planned renovation of Mayfair Mansions - almost 600 units of affordable housing. Of the 17 buildings, 12 rental buildings were slated for interior renovation, and 5 buildings were to be renovated and converted to condos. Today the 12 rental buildings are fully renovated and occupied, but the planned 160-unit condo element of the Mayfair Mansions has now been pigeonholed permanently.

In 2005 the Mayfair Mansions Tenant Association organized a purchase of the property, selecting CPDC and MHCDO to assist with the acquisition, rehabilitate the buildings and maintain the Mansions as affordable housing - affordable mansions, technically.

The rental renovations began in 2007 and completed this past September. But, according to Paul Brown at CPDC, the condominium project, originally scheduled to deliver first quarter of 2010, is not "going to deliver this year. It probably is not ever going to deliver as a condo." Brown said the conversion to condo never happened and the building, sans renovation, still serves tenants. Brown said CPDC is working closely with MHCDO to figure out how to finish the renovations.

The partners did complete the a new LEED-eligible community center, which delivered just in time this past summer for the community to enjoy a new pool facility, computer labs, an assembly room and classrooms for services such as literacy programs.

The non-profit developers purchased the property with a $24.2 million loan provided by the District's Department of Housing and Community Development (DHCD). Additional funds for the residential renovations and the construction of a new community center came from the DHCD Housing Production Trust Fund (HPTF), Federal Historic Tax Credits, as well as Tax Exempt Bond financing and Low Income Housing Tax Credit allocations provided by DC Housing Finance Agency (HFA). Of the funds, $23 million went towards successfully revitalizing the 410 rental units. The $6.9 million set aside for undelivered condos, however, equates to lots of public money for development, which never happened. Kind of like Lehman Brothers.

Mayfair received a Federal Historic Rehabilitation Tax Credit because of its historic status; the Mayfair Mansions were originally constructed in the 1940s specifically for the African-American community in a time when racially restrictive covenants had a stranglehold on housing practices. The community was designed by Albert Cassell, a renowned African American architect who designed numerous milestone structures for Howard University.

Wiencek + Associates and McDonald Williams Banks Architects served as the design team. Gilford Construction Corporation and Hamel Builders Inc. served as general contractors in a joint venture.

Washington DC real estate development news

Monday, November 12, 2007

Mayfair Mansions Dig Starts Thursday

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This Thursday, the Community Preservation and Development Corporation (CPDC), in partnership with Marshall Heights Community Development Organization (MHCDO) and the Mayfair Mansions 2005 Tenant Association (MMTA) will host the official groundbreaking ceremony for the historic Mayfair Mansions affordable housing community, at 3819 Jay Street, NE. The existing residences will receive both a tangible makeover, involving a bombardment of upgrades and the creation of a brand new 10,000 s.f. community center (pictured compliments of Wiencek + Associates), as well as less tangible improvements including the preservation of long-term affordable rental housing and the creation of affordable homeownership for tenants.

The trinity of acronymic organizations will provide 410 affordable rental units and 160 affordable homeownership opportunities - okay, condos - in the Parkside neighborhood. The roots for these preservation and affordable housing objectives were planted back in 2005 when the Mayfair Mansions Tenants Association exercised their TOPA rights, which allows tenants of a rental unit first right of refusal to purchase before a landlord can legally sell his property. MMTA subsequently sought assistance, partnering with the two local development groups, which acquired the site in July 2006; CPDC to lead the rental preservation initiative and MHCDO to head the creation of affordable homeownership.

Under the partnership, CPDC and MHCDO have been investing in the 23-acre site for the past two years and now plan to bring the community's vision to fulfillment. The DC Department of Housing and Community Development has provided $27.5 million in long-term subsidies for both rental and ownership elements; a bundle of Low Income Housing Tax Credits was also provided in light of Mayfair's continued status as a low-income housing supplier - about 95% of the rental housing is restricted for applicants at or below 60% AMI.

The most interesting source of proceeds comes from the Federal government in the form of a Federal Historic Rehabilitation Tax Credit, which is being provided due to Mayfair's historic status; the Mayfair Mansions were originally constructed in the 1940s specifically for the African-American community in a time when racially restrictive covenants had a stronghold on housing laws. Albert Cassell, a renowned African American architect who designed numerous milestone structures for the Howard University campus, served as the lead designer for the erstwhile Mayfair community. In 1990, Mayfair was put on the historic register due to its social significance.

Although minor construction efforts have been in effect since October 10th, the official groundbreaking on Thursday will commemorate the rebirth of the Mayfair community and its dedication to serve all income levels. Amidst the celebratory proceedings, Mayor Fenty will be on the business end of a shovel, at least long enough for a photo op, along with City Council Chairman Vincent Gray and a handful of other local politicos.

Design and construction for the 570-unit housing community will be a joint-venture of architectural and construction firms. Wiencek + Associates and McDonald Williams Banks Architects will serve as the design team while Gilford Corp. and Hamel Builders Inc. will share construction and renovation responsibilities for the array of housing units. Project completion is expected in the first quarter of 2010.

Tuesday, August 29, 2006

Jair Lynch, NCRC Plan U Street - Columbia Heights Condo Project

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Jair Lynch Companies has made a deal with NCRC – the National Capital Revitalization Corporation, to develop a property above the U Street corridor at 14th and Florida, NW, in Washington DC. The project, called the Solea, is going to be a mixed-use property which will include low-income housing. NCRC has 2,000 housing units in its pipeline, of which 27% are designated as affordable to very low income buyers. Sorg and Associates, the architectural firm designing the Solea, has had a productive relationship with NCRC. A representative of Sorg described the building design as unique and said that it will stand out among the recent development along U Street.

The project has allocated three retail spaces, with two already rented by Trade Secrets and Zawadi. Gilford Corp. is the builder for the $18 million Columbia Heights project. The Solea project is comprised entirely of LSDBEs or, Local Small Disadvantaged Business Enterprises.

Matt Morrin of NCRC views the Solea as an excellent example of cooperation between public and private entities working together during the development boom. "It’s a good model and you can see it across the country," said Morrin. "It’s one of several types that work to facilitate the development of private projects that take into account the needs of the local community by providing affordable housing."

Morrin added that NCRC wanted to make sure a voice representing the local community was heard, and said Jair Lynch, with its experience, made the process a success. "It worked out well,” said Morrin, "this is a positive trend for future development projects.” Sorg expects the project to be completed by late 2007.
 

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