2100 L Street Delivers

If you think of West End office buildings as being largely bland, dated and indistinguishable, you are largely correct, or at least you were.  One project just completing that may serve as a coda on that visual mediocrity (yes there are exceptions) is 2100 L Street, which has just completed, and recently saw the addition of an exterior "veil" that adds a striking and reflective embellishment to the glass exterior.  DC-based Akridge is putting the final touches on what it hopes will be a class A LEED platinum certified building, which it developed as part of a deal with the District of Columbia to resurrect the Thaddeus Stevens school (which will complete in August) and surrounding lot.  2100 L will sport a rooftop terrace and lounge and exterior courtyard adjacent to the Stevens school.

Gary Martinez of Martinez and Johnson (as base building architects) and OTJ (a commercial interior design firm), combined forces to design the building, and the two companies in fact merged halfway through the project.  But the exterior "dynamic texture" was courtesy of Jan Hendrix of Mexico City, who designed the stainless steel leaf structure evocative of the willow oak tree, a vision that was fabricated by Kansas City based Zahner (a website worth browsing for a visual trip).  Akridge planned the office building on spec, but signed Morrison & Foerster before construction actually started, says David Toney of Akridge, and has now leased more than half the office space.  Morrison & Foerster will move into its space in January of next year.

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Martinez, who has seen the project through from the outset more than 10 years ago, spoke to the desire he and Akridge had to make the project stand out from the surrounding buildings, while not overwhelming the Stevens school next door.  "We had to work through HPRB to get approval due to the school, but we projected the building out 4 feet over the property line on the corner, then leading up to the school the building is set back 4 feet to allow a better vision and emphasize the historic school."

Martinez said the design took its influence from the 10' by 10' grid that has dominated architecture of the last two decades, "adding a sculptural piece, almost hanging free from the building, a piece of art apart from the glass box underneath."  Martinez hopes the artistic portion will become a new paradigm within the architectural community.  As for the suddenly perplexing issue of office worker health, Martinez said the building already had some of the touchless features now obligatory, but that OTJ was working on a more holistic approach including mechanical and design changes to future buildings, considering what changes might be permanent and what might be temporary given the long lead time for such buildings.  "A lot changes over 10 years."

Project:  2100 L Street

Address:   2100 L Street, NW, Washington DC

Developer: Akridge, Argos Group

Architect: Martinez & Johnson, OTJ Architects, WDG (architect of record)

Use: 190,000 s.f. office building

Expected Completion:  Summer 2020

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Thaddeus Stevens School

Development of the Thaddeus Stevens school is, after more than a decade of attempts, nearing completion.  The District government began the process with a solicitation in 2008 that saw Equity Residential selected as the developer, an award that was revoked over controversy with the developer and selection process.  A second solicitation occurred in 2011 eventually led to the selection of Akridge and the Argos Group as public-private partnership with the District government to renovate the school and build on the adjacent land.  Both projects are now nearing completion, with the Stevens School scheduled to open for the start of the next school year in August.

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The two-part development project saw the construction of 2100 L Street as an office building surrounding the Stevens school, and a full renovation of the school as an expansion for School Without Walls.  Akridge's involvement in the school building will cease once exterior construction has completed this summer.

The school, "the first modern school in the District built for African-American students,” built in 1868 for children of freed slaves, is listed on the National Register of Historic Places and even hosted First Child Amy Carter in the 1970's.  The surrounding block has recently undergone a massive transition with new projects and redevelopments, a new Ruth's Chris across the street and DC's second Proper 21 opening imminent.

Thaddeus Stevens, a staunch abolitionist member of Congress from Gettysburg, is perhaps remembered more vividly from his depiction in "Lincoln" by Tommy Lee Jones.

Project:  Stevens School

Address:   1050 21st Street, NW, Washington DC

Developer:  Akridge, Argos Group

Architect:  OTJ Architects, Martinez & Johnson

Use:  School

Expected Completion: August 2020

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New Design for Meridian Hill Baptist Church Residences

The contemporary design by Martinez + Johnson for the adaptive reuse of the Meridian Hill Baptist Church is no more, and stone will now replace glass due to an architectural re-skin requested by the Historic Preservation Review Board in September.

The 55-unit residential and historic preservation project is being developed through a partnership between the Church and developer Bozzuto. HPRB initially reviewed the project in July and the third review (of the new design seen here) will take place this month.

A light shade of stone is now being used (seen at top) to blend the front of the skinny side addition with the lighter limestone facade of the church, as opposed to the glass initially used to differentiate the addition (seen at left).

The new addition, an 8-story "L-shaped" residential building, will wrap around the back of the church and rise 80 feet, approximately 17 feet above the tip of the church's roof, in a shade of tan that is distinct from both the church and the facade of the side addition, but not dark enough to appear as a looming presence, as Bozzuto's Clark Wagner promised in advance of the development team's first trip to the HPRB.

This summer, Wagner expected the project to become a condominium with 55 to 60 units, all one- and two-bedrooms priced in the upper-$200,000 to low-$400,000 range, and up for sale next summer. The timeline is bound to be pushed back, however, with a trip to the Board of Zoning Adjustment necessary after HPRB approval.

The Meridian Hill Baptist Church at 3146 16th Street, NW, was one of a few structural victims of a five-alarm fire in March of 2008 that originated in the Deauville Apartments located across the church's back alley.

Redevelopment of the 14,700-s.f. property will include strict preservation of the Church's classical limestone edifice (constructed in 1927 by noted firm Porter & Lockie) - the desire to insert additional glass openings into the limestone facade was nixed by the HPRB in September.

Correction 12/2: New addition will be 80' tall (not 277')

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Meridian Hill Baptist Church Condominium Gets Design Adjustment

A church-turned-condominium project by developer Bozzuto and architect Martinez + Johnson will likely head back to the Historic Preservation Review Board next month, says Bozzuto VP and director of development Clark Wagner, but without additional façade windows sought by the team.

Developers had sought to add glass to the stone facade, but city officials scotched the idea of changing the historic façade, originally built in 1927. Instead, the plan is to simply replace the windows, as well as other changes requested by HPRB, including a different "skin" for the new construction portion of the project.

HPRB did approve "the demolition of the rear of the building and the general design approach to the additions in concept, [including] the terrace alterations to the church roof, if they can be concealed from public view."

After HPRB approves the entire revised design, Bozzuto will then file its application with the Board of Zoning Adjustment, said Wagner. In July, ANC secretary Jack McKay said that the ANC, which has not yet opined on the matter, is most interested in the rear setback and rear access of the property.

The community has a heightened sensitivity to fire safety measures after the Deauville apartment fire in 2008; the fire responsible for the demise of the Meridian Hill Baptist Church and the rise of the current plan to turn the property in condominiums. Spacing to adjacent properties has already proved to be an issue in the redevelopment of a neighboring property, the Mt. Pleasant Library at 3160 16th Street, NW.

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Reviving the Meridian Hill Baptist Church, as Condominiums

The Meridian Hill Baptist Church at 3146 16th Street, NW was one of several victims of a five-alarm fire in March of 2008. The inferno, its likeness unseen in the District for three decades prior, originated within the Deauville Apartments located next door to the Church at 3145 16th Street. The fire easily reached the Church, shattering stained-glass windows, and bringing down its roof, as opposed to raising it, as congregations had previously done, since 1916.

Pastor Calvin Cage said the Church did not receive substantial insurance monies in order to cover multimillion dollar damages, and lacking assistance from the District, was forced to pursue a private partnership to redevelop its property on 16th Street.

A partnership with Bozzuto Homes was originally sought to turn the Church into "senior housing or affordable housing," said Cage, adding that these uses were the first priority of the Church. But, it seems need has prevailed, as Bozzuto has hired Martinez + Johnson Architecture, a D.C.-based firm, to design a redevelopment of the Church into condominiums.

Redevelopment of the 14,700-s.f. property, will include preservation of the Church's classical limestone edifice, constructed in 1927 by noted firm Porter & Lockie, around an older brick structure, built in 1916, which succumbed to the blaze.

As relayed by Clark Wagner, Bozzuto's vice president and director of development, the restoration and new-build project is an effort to construct 55 to 60 condos, all one- and two-bedroom units priced in the upper-$200,000 to low-$400,000 range, and will be up for sale, Wagner hopes, next summer.

Of the design, Wagner said "the project is still in the conceptual stage," but the current plan being presented to the Historic Preservation Review Board (HPRB) on Thursday, the 28th, is for a 7-story addition, to the side and back of the Church, with a contemporary look that will "not loom above the Church." The 23,850 s.f. church, Wagner said, has a height that is "equivalent to about five stories."

At least one follow-up trip to the HPRB is likely, as the staff report for the case suggests "the Board approve the demolition of the rear of the building and the general design approach to the additions in concept... and that the design continue to be revised and refined."

The report also explains that the new-construction addition will be "expressed as two additions, a side and a rear, by the use of different treatments of the elevations and by the creation of a 'notch' at their juncture."

Michael Cooke of M+J has presented his designs to the neighborhood ANC (1D) twice, most recently on July 19th, and those designs will not be contested, or approved, by the ANC said Jack McKay, ANC 1D secretary. McKay explained that the ANC will not take a stance at this early stage of the project, as the issue at hand is historic preservation, not zoning variances, which is something the ANC will take a stance on, when the issue arises. McKay said the ANC is most interested in the rear set back and rear access of the property, as well as the spacing to adjacent properties.

Adequate spacing is important to residents in the area, as a four-story residence located at the back of the Church narrowly escaped the inferno, and spacing has proved to be an issue in the renovation of the Mount Pleasant Public Library at 3160 16th Street, also closed for a few days following the fire due to a substantial intake of smoke.

The four-story Deauville Apartment building - saddled with housing complaints and code violations for many years prior to 2007 - was destroyed by the fire that struck before midnight and burned throughout the night. More than 200 residents were displaced, and the skeleton of the Deauville property is currently seeking rebirth as the tenant-owned Monsignor Oscar Romero Apartments.

Though now a lifeless limestone hulk, the Church once housed a 400-member congregation, an Ethiopian community center (upstairs) and a Catholic Charities homeless shelter (basement), before the end came in the form of fire, without brimstone. Cage added that although the Church's congregation is now melded into a sister church in Prince George's County, the goal is to re-establish its D.C. presence in the near future, possibly in Southeast.

article amended 7/27: "rebuild" [of Mount Pleasant Library] changed to "renovation." Although the Library was closed for a few days due to heavy smoke intake, renovation of the library was planned before the fire. And, "John McKay" has been changed to "Jack McKay."


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Georgetown Library Emerges From Ashes Dapper As Ever

Closed since a rooftop fire and water damage compromised its structural integrity in 2007, like a Phoenix, the classy new Georgetown Library will be reborn this Monday, as it once again opens its doors to the public. Luckily for DCMud, DC Public Libraries offered guided media tours, enabling a sneak peak at the completed restoration. The District Library development staff in partnership with Martinez & Johnson Architects have done a remarkable job of resuscitating the historic library, creating a new and improved building, while maintaining and preserving its storied character.

By excavating and expanding the front porch and the back terrace, as well creatively reinventing the top floor attic space and the basement levels, the development team has significantly expanded the total square footage available for library programming. The once gutted and destroyed interior now features improved lighting, state-of-the-art electronics, restored or impeccably replicated millwork and wood furniture, and much more. There is an expanded dedicated space for teens, including several high-end Apple computers for arts and media-specific exploits. A more modern staircase has been installed through the middle of the building, intended to make the multiple levels the library has to offer more visible and obvious to visitors. A larger and artfully designed Peabody Room has been included, housing a collection of materials on the history of Georgetown. A new bright, and more open children’s room with a special glass-enclosed story time space, as well as an outdoor amphitheater-like, stair-cased grass terrace have been created for children's events. Words don't do the new library justice, go see it for yourself Monday. In the meantime, check out the photos below for a glimpse of the restored library.

Library will not tempt fate, fireplaces only for show

New teen room...not

Back facade

Terraced back lawn

Installation of new roof

Peabody Room

Perfectly crafted millwork

Modern stair case

Howard Theater Redevelopment Team Ready To Break Ground

DCMud is always happy to report project groundbreakings, especially when historic preservation is involved. But when redevelopment plans, mired in financing complications, have remained in holding patterns for years, it is only natural to question the legitimacy of a phoenix-like ground breaking, especially in election season. Despite that, it seems that Shaw's Howard Theater groundbreaking scheduled for tomorrow is paid for and ready to build.

Plans to redevelop the historic Howard Theater have been in the works for years, but like so many idling Shaw development plans and Ellis Development's other nearby project Broadcast Center One turned Renaissance Project, the financial hurdles have been frustratingly difficult.

Earlier this March, the Washington Business Journal confirmed that fund raising efforts for the Howard Theater redevelopment non-profit group and their development partner Ellis, through both private fund raising means, an eight million dollar public grant, and tax credits, had secured 74% of the needed $15.5 million. But developers were reported to have still been laboring fruitlessly for further bank financing.

Now, Chip Ellis of Ellis Development has confirmed that funding is in place, and the team will begin actual construction next week. Ellis added that a TIF loan and a five million dollar loan from Eagle Bank helped finalize phase one financing plans, adding to money already promised by the District government. Ellis qualified the good news, adding that $3.5m more needs to be raised in order to commence and complete phase two of the construction, which will extend and widen the back of the theater, making room for classrooms, offices, a library, and museum. So while a time table for a final ribbon cutting still remains conditional upon the speed with which the last few million is secured, the news confirms that the groundbreaking is more than symbolic.

The restoration of Howard Theater, once a mecca for listeners seeking out the performances of African American musical stalwarts like Duke Ellington, Ella Fitzgerald, and later Sammy Davis Jr., is vital to the revitalization of Shaw. It also makes sense to anchor a significant new performance space, part theater, part museum, in this particular area, sandwiched between the wealth of music venues along the U Street corridor to the north and the entertainment heart of the city in Chinatown to the south. Local firm Martinez & Johnson Architecture, which also redesigned the Strand, continues to carry the burden of design planning. Architect Naomi Ueki said the most important goal in this project, like so many restoration efforts, is to "keep the historical elements that define the theater in tact and work around them." The first order of business is the demolition of the interior - a complete gutting - while making sure to protect the footprint of the building. Excavation of the ground floor will follow in an effort to dig out a basement level. In addition to general masonry improvements, replica windows, signage, historical lamps, openings and architectural details will all help bring the famous theater facade back to life. The available financing and long to-do list is expected to keep construction crews busy through January; by then developers hope to have secured the additional funds to transition smoothly into phase two.

Shaw residents who are tired of being strung along by promises without much action to follow will finally hear some racket from the construction site at at the corner of 7th & T Streets. This is at least reason to put on a jazz record and smile. Now, we can hope for the Wonder Bread Factory to provide an overture.

Correction: Steve Cassell of Four Points LLC has informed DCMud that while the name "Renaissance Project" was thrown around the idea table it was never finalized. "Progression Place" is the official project name for the development formerly known as "Broadcast Center One," while the residential aspect of the project has been dubbed "7th Flats."

Washington D.C. Real Estate Development News

Howard Theater Revamp Gets the Go-Ahead

Washington DC’s Historic Preservation Review Board (HPRB) has unanimously approved Ellis Development’s plans to rehabilitate, restore and expand Shaw’s historic Howard Theater. The developer, in concert with Martinez and Johnson Architecture, aims to reinstate the famed 98-year-old dilapidated building to its former iconic status as one of the District’s premier theater and music venues – with a few extra additions such as modernized backstage facilities, an in-house restaurant and a gift shop. Ellis principle Chip Ellis told DCmud recently that the renovations are expected to get underway next August, though funding has remained an obstacle. Whiting-Turner will serve as the general contractor. Ellis has also been planning the Radio One residential and office project nearby, but which has not gotten out of the ground.

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Coming Soon to a Howard Theatre Near You: Development

By this time next year, the old Howard Theatre should be well on its way to recapturing some its lost magic. Ellis Development Group and Martinez & Johnson Architecture have been charged with restoring the historic theater to its original purpose - albeit with a few modern twists. The building will retain its original size and basic interior configuration as the 98-year-old music hall is restored to one of Washington DC's premier live entertainment venues. This is Ellis' second planned project for 7^th & T Streets NW - they have also been selected for the colossal Broadcast Center One project on the same block.

The update will consist of what the developer describes as "three overlapping components." The first of these will include the reintegration of a "medium-sized" stage into main audience chamber, which aims to accommodate 500-600 concertgoers. The backstage area, or "Stage House" as they say in the biz, is to be outfitted with all of the state-of-the-art, modern amenities found in any venue worth its weight in Victrolas: theatrical rigging, motorized winches, soundproofing and the rest. A new level will be added 25 feet above the stage, in order to accommodate administrative offices.

Another phase of the historic revamp will include the addition of a new upscale restaurant, meant to accommodate up to 300 customers at any one time. Cuisine at the waiter-serviced eatery and bar is being described as “upscale,” with more details to be hammered out as the project approaches its targeted 2010 completion – and 100th birthday. A 1,200 square foot kitchen will round out the area.

However, the component of the most immediate significance to the local Shaw community is the “education area” – a pair of class-cum-rehearsal rooms directly underneath the stage. In keeping with the developer’s pledge to “enrich, educate and enlighten,” the space will be available to the local artistic causes.

And what would a DC landmark be without tchotchkes for sale? Rounding out the theatre’s redevelopment is a 600-s.f. museum and gift shop that will presumably detail the musical hall’s rich history as a host for acts like Duke Ellington, The Supremes, Marvin Gaye and Redd Foxx; faces you will now find on a coffee cup or mousepad, we suppose.

"We have 60% of the cost solved and we need to raise the rest to try and retire the debt, and/or raise as much we can to begin construction," said Chip Ellis of Ellis Development. The not-for-profit associated with the developer, Howard Theatre Restoration, Inc., will continue to accept donations until the project is complete.

According to Ellis, the $25 million worth of renovation procedures are expected to commence in Auguest 2009. Whiting-Turner will serve as the general contractor on the project.

Georgetown Neighborhood Library Rising from the Ashes

The District of Columbia Public Library (DCPL) this morning held a pre-BID conference in the gutted interior of the Georgetown Neighborhood Library (GNL), which suffered severe fire damage in April of 2007. Full funding for the project has already been allotted by the DC government, but designs for proposed renovations and additions by architects Martinez & Johnson are still months away from completion.

In the meantime, DCPL and the construction manager for the project, Smoot Construction, are now offering contractors three different BID "packages" that can get underway in the coming weeks: hazardous material removal, historic salvage and protection, and supply of site facilities. Following final approval of the architectural designs, Smoot projects that 14-25 more packages will be advertised to facilitate a spring 2010 reopening. Library officials went on to assure the construction representatives in attendance that any current litigation pending against the DCPL will in no way affect the timetable or funds assigned to the project.

Proposed modifications to the original 1930s building include an addition to the library’s first floor, new stairways, elevators and internal systems, demolition of several existing walls, and the complete refurbishment of fire-damaged library accoutrements. Historic wood fixtures on site will be removed and restored off-site, while the library’s basement will also be reconfigured into a more user-friendly space. Luckily, the building’s facade suffered only minimal damage - the library’s concrete and steel skeleton and masonry walls rendered it essentially fireproof – and will not need significant restoration.

The initial cause of the 2007 fire was chalked up to faulty wiring. Capitol Hill's Eastern Market, which notoriously also caught fire on the very same day as the GNL, received $2 million to rebuild from the DC government two weeks ago.

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