Designing Eden

Q&A with Ron Schneck of Square 134 Architects

By Beth Herman

As a mixed market rate and subsidized housing development, Eden Place at Beulah Crossing—with Phase 1 at 400-414 Eastern Avenue NE—in some ways has been seen as a bellwether of revitalized multifamily housing in D.C., but not for obvious reasons. DCMud spoke with Principal Ron Schneck of Square 134 Architects about the firm’s role in making aesthetics a key component of affordable housing.

DCMud: Tell us about the genesis of Eden Place at Beulah Crossing.

Schneck: Under the Fenty regime, there were a series of RFP’s put out to galvanize underutilized city-owned sites in the District. Washington Interfaith Network was involved with this one, specifically Beulah Baptist Church.

DCMud: What makes this housing project different?

Schneck: We chose an Arts and Crafts style. There’s always a site plan condition that’s governed by economics, and the problem with large townhome developments typically is you always fluctuate between designing individual town homes vs. a block of buildings that create one mass. The more material and colors that you can have at your disposal makes (the former) a lot easier.

DCMud: Tell us about the site.

Schneck: The existing site was public housing that had been abandoned for many years—a real blight on the community. The church identified the site, and we worked with two development groups: UrbanMatters Development Partners LLC and Denning Development, who partnered with Beulah Baptist Church—which was critical in convincing the community that this was something it needed. NCD Management was integral as they provided development and construction management.

DCMud: What is the time frame?

Schneck: Eden Place at Beulah Crossing is being developed in two phases, with the first broken up into two different buildings on Eastern Avenue NE. Part A of the first phase, along Eastern Avenue, has been completed and is occupied. Part B of Phase 1 is probably going to be finished by the end of the year if not sooner. There are to be 63, approximately 1,500 s.f. units altogether when Phase II along Dix Street NE and 61^st Street NE is built (estimated completion 2013).

DCMud: Describe the interior space.

Schneck: Most are three bedrooms, two-and-a-half baths, and there is the gabled space. They’re big, inhabitable bedroom or playroom-type bonus spaces. These townhomes have really nice finishes: hardwood floors; brushed nickel; chrome; some with stainless steel; Energy Star appliances; nice interiors that are market rate. The first floor is contemporary open concept.

DCMud: Is it fair to say the neighborhood is undergoing a lot of revitalization, which doesn’t stop with Eden Place?

Schneck: There’s more development scheduled to go on around it—plans to take over abandoned structures.

DCMud: How do you frame this and your role in it?

Schneck: The reason I’m doing multifamily housing right now is we’ve more or less maxed out the suburbs. Everyone understands that they don’t want to live 60 miles away from where they work. That’s why the housing market is so strong in D.C. because everyone’s moving back into the city, and it’s not just young professionals anymore—it’s families. (The Office of Planning reports about 1,100 residents moving into the District each month.)

DCMud: So what kind of design gauntlet does this throw down for you?

Schneck: The challenge for architects is to try and find a language and a style that is appropriate for that new demographic, which is ‘the family in the city.’ Granted, this is not downtown, but it’s not suburban and also not urban. It’s that buffer area that I think we’re going to be seeing more and more of. People want to live in the city.

DCMud: Speaking of the city and its challenges, what area impresses you the most?

Schneck: I’m a big fan of Penn Quarter. When I first came to D.C. in 1996, the neighborhood did not exist or at the very least had nowhere near the vibrancy it has now. It reminds me that D.C. is a big, international city, and it happened so quickly that it’s now a dynamic area. Penn Quarter and Columbia Heights are the two neighborhoods that happened seemingly overnight. In a couple of years’ time, they have completely transformed and impacted the surrounding neighborhoods.

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."

Infill Lot Added Back to List of Planned Development for H Street

With plenty of attention lately on several big development projects planned for the H Street corridor, a small chunk of land on the south side of the 1100 block of H Street is easily skipped over, but the 5,456-s.f. lot sandwiched between Family Dollar and Me & My Supermarket is also being revitalized as new retail-and-residential space. 

Last fall, the Office of the Deputy Mayor for Planning and Economic Development (DMPED) announced it had partnered with Wall Development in a $3.5-million effort to develop a mixed-use building on H Street, however, the approval of the land disposition agreement for the project by the D.C. Council didn't occur until this past July and the project timeline slipped about 6 to 7 months, explained Stan Wall, president of Wall Development. Now, with approval, Wall is gearing up again to deliver a 5-story, 16,000-s.f. residential building with 2,000-s.f. of ground floor retail, spanning 1113-1117 H Street, NE, by the summer of 2013. Constructed as a matter-of-right, the building will offer 16 one-bedroom residential units (registered as condominium, but could end up for sale or as rentals depending on market at delivery) with four set aside as "affordable," and is currently in the design phase; Wall presented the latest design for the project, by Square 134 Architects, to ANC6A last night. A general contractor has not been selected, as construction is still eight months away, but Wall hopes to have construction drawings complete by the first of next year, to have permits squared away by April, and to commence construction in June. If all goes well, the building will be ready for occupancy by August of 2013. Design and construction will have a sustainable focus and Wall plans to apply for LEED certification upon project completion. 

Washington D.C. real estate development news

Deanwood Heights Subsidized Housing Project Starts Today

An affordable housing development team will kick off construction of its project in northeast Washington DC today. The team of Denning Development, UrbanMatters Development Partners, Beulah Community Improvement, and NCD Management, which the Fenty administration awarded with city funding in September of 2009, will build 63 subsidized units at 400-414 Eastern Avenue, NE (29 townhouses), and, in a later phase, the empty 6100 block of Dix Street, NE (34 townhouses), an area that can be conservatively described as blighted and in need of economic development. Square 134 Architects designed the new townhouses.

Eden Place will be available to families making up to 120% Area Median Income (AMI, which is $103,500 for family of 4). Home prices are based on income, but the 3 and 4 story townhouses will run from $199,000 to the high $200's, ranging in size from 1,484 s.f. to 1,680 s.f., with price based on income. Though the project will be entirely affordable, bucking prevailing wisdom of mixing subsidized and market housing, developer Raymond Nix of UrbanMatters says occupants will still span a range of incomes. "This is really mixed income, it provides opportunities for first-time homebuyers, but it goes up to 120% AMI, the phrase affordable housing is really a broad one."

Today marks the beginning of demolition only, but Nix thinks the first units could deliver by mid-Summer. In awarding the project, Mayor Adrian Fenty predicted that construction would begin in February of 2010, but Nix says that was never a realistic timeline, and that construction of phase 2 is "sales dependent."

UrbanMatters was also awarded the contract to redevelop the M.M. Washington School last March, and will turn the historic school into 90 subsidized apartments for seniors, a project that was criticized by some for excessive government funding ($6m to $8m) while competing developers asked for less city money, several of whom questioned why the District chose a publicly funded option over what the losing bidders viewed as more regenerative types of projects. Financing for Eden Place will come from DC's New Communities Program, with the city kicking in $3m, or $47,619 per unit, according to Nix, with no HUD funding. Eagle Bank is the construction financier. "We're really rooted in grassroots community development and community serving affordable housing" said Nix of UrbanMatters' mission.

Ajia Meux, immediate Past President of the Deanwood Citizens Association said that just about anything in the area is a net positive. "Because of the environment around those buildings I don't like going over there much. Its been boarded up for at least a year, and even though its an affordable housing project, I'm glad that ward 7 is getting some attention...We are the most underserved ward in the District, and I'm exicited to see economic development happening in the city, but especially here. Hopefully this will stabilize the neighborhood a little bit." The only cloud inside the silver lining was the price tag. "I question how affordable it really is," said Meux, noting that houses in the area often sell below $100,000, though remodeled houses start around $150,000, but Nix points out that new townhouses in the area tend to sell in the high $200,000's and low $300,000's.

Winmar will serve as the General Contractor, with Bowman Civil Engineering. A ceremony will be held today at 2pm.

Washington DC real estate development news

Jubilee Housing to Renovate and Expand Adams Morgan Property

A vacant, boarded, and derelict facade in Adams Morgan is set for a makeover and a fresh tenant in the new year, as local non-profit and affordable housing provider Jubilee Housing recently received approval from the BZA to renovate 2448 18th St, NW. The narrow, four-story brick building is sandwiched between the bright blue Reef and the red and white Draft Pix and will abandon its former life as a mixed use (residential/retail) building for new beginnings as a non-profit administrative headquarters.

The juxtaposition of eyesores and eye-popping color is a common theme in

Adams Morgan, but not necessarily a welcome one, as ANC1C voted unanimously to approve the developer's plans. One ANC member explained their appreciation for any change for the better to the BZA, saying of the property: "It’s been abandoned for six years, it’s gone through several different ownerships, it’s been blighted property during that entire time." Jubilee had apparently been the only entity to make a genuine effort to reach out to the community and communicate their plans for restoration and reuse. Such was news was ultimately appreciated by the local ANC and well received by the BZA.

Project architect Ronald Schneck of Square 134 Architects describes the building as being "in very poor condition," forcing a rather aggressive renovation (a level III renovation for the jargon-heads out there). This is essentially new construction, as almost 50 percent of the building will be gutted and renovated, with building codes forcing the installation of two new staircases and an elevator. These additions essentially made the traditional ground floor retail and residential space above unfeasible, as roughly 800 s.f. of usable ground floor space didn't exactly have local businesses lined up around the block for tenancy.

"You end up carving up the available space in such a way that you have bad housing and you have bad retail, neither works well," explains Schneck. As consequence, the space will become the operation headquarters of one of Jubilee Housing's affiliate organizations or another local non-profit with a "similar social mission": Jubilee Jumpstart Daycare Organization, Columbia Road Health Services, or Primary Healthcare Organization, etc.

Earlier this year Jubilee finished restoring the Ritz to use, and even more recently completed the resuscitation of the 23-unit Sorrento and the 47-unit Euclid with a well-attended ribbon cutting ceremony earlier this month. Without wading into the merits of subsidized housing, seemingly always a sticky subject on comment threads across the blogosphere, the revival of a dilapidated and crumbling facade is good news no matter how you spin it.

Washington D.C. Real Estate Development News

M.M. Washington Goes to Urban Matters and Mission First

Today D.C. Mayor Adrian Fenty made the not-entirely-surprising announcement that the winning group to redevelop the M.M. Washington Career High School at 27 O Street N.W. will be a team made up of UrbanMatters, Mission First Development, Mt. Lebanon Community Development Corporation and Square 134 Architects. Responses to the RFP for M.M. Washington, one of many excess schools offered up in 2009, were due March 27, 2009. The winning team submitted one of only two responses; the other coming from the Cultural Development Corporation (CuDC). The school will be developed into 90+ units of affordable senior housing, The House of Lebanon, and 15,000 s.f. of community space with an estimated project cost of $25 to $30 million. CuDC's project would have brought mixed-use office and artists' studios to the neighborhood.
Also involved in the 94,000 s.f. project is the Mt. Lebanon Baptist Church, which sits just a few blocks away from the project site and is part of the Washington Interfaith Network (WIN). WIN also received the development rights for the Dix Street properties recently. Fenty reminisced about WIN saying the group "has come a long way"since he first began meeting with them, adding that WIN is now a "full-fledged community partner and developer."

The story here may be more in what will not be developed. The CuDC's plan is similar to the RFP the group released seeking development partners to build arts-oriented projects to catalyze neighborhood development. When reached for comment this morning about the pending announcement in favor of the opposing team, Anne Corbett, Executive Director for CuDC, had some revelations about the project. CuDC had not heard anything formally from DMPED's office about the RFP application in almost six months, and Corbett said she was "frustrated that a media advisory went out" without the District notifying her she had lost the bid. Oops.

Corbett described the project her team submitted as a mix of artists studios and creative commercial office spaces for "folks craving something with a rougher, more industrial aesthetic with more affordable price tags." Significant about the arts project, Corbett added, was that it required only an initial seed contribution from the District government, but would not need "ongoing public subsidy. "It was a sustainable plan," explained Corbett, that would have created "a fair amount of tax revenue [for] the District; but apparently that was not the preference."

The House of Lebanon, according to Pastor Edmunds of Mt. Lebanon Baptist Church, will require $6 to $8 million in low-income housing tax credits, the "rest will be private." Edmunds and the development group estimate a mid-2011 ground breaking and a late 2012 finish date.

Corbett, however, was skeptical on a project requiring so much in financing that is not available. About the plans to use the low-income housing tax credits, Corbett said, "right now the District does not have any to distribute" and she worries that this plan will require "a whole lot of public money; or it will sit on the shelf until there is a substantial rebound in the market." At the end of the day Corbett says, "it's not to say they needed to pick me," but she worries that "the project will sit for five more years."

In the RFP for the site, like others including the recently awarded Hine School, the District indicated it was seeking experienced developers with creative visions for utilizing the land and/or buildings. It is not entirely clear that either of those criteria was met.

Washington, DC real estate development news

Fenty Announces Developer for Deanwood Affordable Housing

Deanwood has been grabbing headlines left and right this summer. Today, DC Mayor Adrian Fenty announced that Denning Development, Urban Matters Development Partners and Beulah Community Improvement will develop the two parcels at 400-414 Eastern Avenue, NE (now a vacant building) and the empty 6100 block of Dix Street, NE. The Dix Street and Eastern Avenue project, with 56 new, affordable, three bedroom townhomes, joined the pipeline of new projects promising affordable housing and jobs for area residents. Other new Ward 7 redevelopment projects include the Strand Theater, the opening of Marvin Gaye Park and last week's demolition on Hayes Street.

Both projects will be developed under the purview of the District’s Nehemiah Housing Program, which builds homes for households earning between $25,000 and $75,000 per year. According to a press release issued by Washington Interfaith Network, a portion of the units may be made available as workforce housing.

Of the 56 units, 18 will be adaptive re-use and the remainder will be new construction. The townhomes will range in size from 1,484 s.f. to 1,680 s.f. At least 10 of the units will be reserved as replacement housing for families currently living in the Lincoln Heights/Richardson Dwellings community. The Mayor projected groundbreaking in February 2010. With 21 of the units scheduled for completion by "this time next year," the remainder should be completed by October of 2011. Square 134 Architects designed the new buildings.

Both sites are governed by two long-range planning initiatives – the Lincoln Heights and Richardson Dwellings New Communities Initiative Revitalization Plan and the Deanwood Strategic Development Plan – that are targeted at undoing the “blight and underinvestment” the community has suffered from over the past 40 years.