"The Avenue" (Park Morton Phase One) Unveiled

Once again, neighborhood-blog fiends have a reason to saturate the online comments board with rabid debate over the merits of affordable housing. Yes, more Ward One "workforce housing" construction is set to get under way early next year, as the DC Council recently approved a loan injection of $16.5 million to jump-start the Park Morton redevelopment project. With a bit of pomp and optimism, developers have officially dubbed the first phase of the project "The Avenue." The much neglected area could certainly use an infusion of pride and confidence in addition to this desperately needed residential development. Located on the southwest corner of Newton Place and Georgia Avenue, 83 apartments will be built on three parcels of vacant land. Twenty-seven units of the 7-story building will be reserved as "public housing," while the remaining units will be classified as "affordable housing," serving residents with up to 60% of the area median income (AMI). Last month, in accordance with the Georgia Avenue Overlay District, The Avenue was reviewed and approved for construction by the BZA.

The broad-scoped $130 million, 500-unit Park Morton redevelopment project is a dual partnership between the Warrenton Group and the Landex Companies. Wiencek & Associates Architects & Planners are currently completing the designs for the phase one building. General contractors Hamel Builders will carry out the construction, which could begin as early as December 1st. But in all likelihood, ground will break sometime in January of next year. Once started, construction is expected to last 14 months. The PUD application process for the subsequent phases of the redevelopment plans will begin in tandem with initial construction, with the goal of transitioning rather smoothly and quickly from phase one completion to phase two construction. The general intention for the entire redevelopment project is aimed at securing quality living quarters for the current public housing tenants (phase one) that will allow the construction of the new higher density residencies (later phases) - the proportion of purely public housing in the area diminished as the planned mixed-income projects come to life. Upon the completion of all phases, the new housing will follow the rule of thirds, units divided evenly between public housing, affordable or workforce housing, and market rate housing.

The hope of developers and the design team is to amass a work of architecture that exudes modernity and sophistication, to challenge preconceived notions about "affordable housing" by using high quality materials and employing an elegant design on the exterior as well as the interior. The focal point of the design is the central corner of the building at the intersection of Georgia and Newton, where a two-story glassy entrance way, accented by a timber curtain wall, attracts the attention of the onlooker. A cutout top level terrace disrupts the plain single-box shape of the brick building, giving texture to the building, and drawing the eye up along the cornerstone of the design (pun intended). When addressing the Georgia Avenue frontage, like any good painting, the canvas is partitioned into a foreground, middle, and background, or more appropriately a bottom, middle, and top. The bottom floor is pronounced by large glass and metal, protruding store fronts that will house retail upon completion. The brick middle section is accented by boxy, extended bay windows, while the top of the building dissolves plainly and gently into the skyline. The opposite building frontage along Newton Place is an asymmetrical doubling of the Georgia Avenue design elements. The bay windows are stepped down to the first three levels so as to better transition the building across the alleyway and into the neighboring townhouse facades. This allows for a milder, friendlier, more residential feel on Newton place, and a slightly bolder, urban flavor on the more commercially-geared Georgia Avenue.

Amenities for The Avenue building include a spacious entrance lobby, featuring a wide, monumental staircase, leading up to a glass walled fitness room on the second floor. The interplay of elevation change, sight angles, and visible space provide for an open feel. The building will also feature an open and exposed internet lounge, complete with computers and printers - enabling work but also encouraging networking and social interaction. An elevator to the roof will access two landscaped rooftop terraces, one of which will be outfitted with numerous planters for community gardening opportunities. This green roof will not only provide residents a chance at producing healthy produce, but also lower the energy bill by decreasing the solar load on the flat building top. Other sustainable aspects include the exclusion of carpet and all mold-propagating building materials, floors will be a combination of wood and tiles, and bathrooms will be purely ceramic tiles. The steel frame of the building will be reinforced with insulating sheeting to prevent temperature transfer and help maintain a consistent indoor climate. The building will be equipped with high efficiency heat pumps, and solar energy panels on the roof will provide hot water for a communal laundry facility. Builders will replace all sidewalks with brick pavers, granite curbs, and two rows of continuous planter strips, where trees, shrubs, and flowers will bring shade, color, and life to the public space. Classic twin-fixture lighting will illuminate the sidewalk along Newton in the evening, and the elimination of two curb cuts will allow for increased on-street parking. Also included in the plan is a 29 space below-grade parking garage.

Developers admitted there are challenges to producing mixed-income projects, including the task of overcoming negative perceptions about the neighborhood and the stigma of mixed-income residencies. But architect Scott Knudson explained that such a test is most effectively bested by setting a lofty bar of excellence. "The way to overcome such notions is by setting a high architectural standard and creating a building worthy of residents of all income levels," said Knudson, arguing that quality and style were not sacrificed here to meet budget. The designer's commitment to excellence extended to their refusal to compromise on small details like ceiling height and top-of-the-line kitchen appliances. Knudson says the design process for each new building will be approached and evaluated on a project by project basis; and new designs will refrain from replicating too closely the appearance of the first apartment building; "neighborhoods are richest when developed over time, and this phased process encourages both consistency and a sense of texture and variety."

Washington Real Estate Development News

Yet Another Affordable Housing Project For Columbia Heights

The contract to design, develop, and build a 37-unit affordable housing project at 1421 Euclid Street, NW has been awarded to Euclid Community Partners, a triad consisting of Dantes Partners, Perdomo Group, and Capital Construction Enterprises. Developers and city officials say this $11.5 million Justice Park project will offset gentrification trends in the area, and help Ward One and Columbia Heights to remain a diverse and multi-dimensional community. The rental apartments will be marketed to those in the local workforce making no more than 60% of the Average Median Income (AMI). Mayor Fenty, Ward One Councilman Jim Graham, the Deputy Mayor of Planning and Economic Development (DMPED) Valerie Santos, and ANC1B Chairman Gail Holness were all in attendance to officially award the winning contract, and voice their support for the project. Other proposals competing for the contract offered mixed-income developments with only small portions designated as affordable housing units. Clearly affordable "workforce" housing was the priority of the Mayor and his staff, as he elaborated

on his delight at finalized contract, saying: "there was a lot of talk, scrutiny, and debate at city hall about this project ... but we are all glad that the talking has stopped, and the action has gotten back on track."

Questions were raised in the competitive bidding process for this project, but Dantes Parnters now has several opportunities to produce and prove their critics wrong, as principal Buwa Binitie and his company have become actively involved in the development of several other District-owned properties. Binitie and Dantes Partners are bearing the entire load of development responsibilities for the VIDA Senior Residences project at Brightwood and the 5-story, 44-unit residential building on Chapin Street. They have also partnered with EastBanc Inc. as regular favorite project-winners of the Fenty administration, sharing development of the long-neglected West End fire station, library, and police unit buildings, as well as the Hine School redevelopment.

The current 12,325 s.f. Justice Park will cease to be a place for public recreation and become home to construction equipment sometime in mid 2012. That is if the PUD application process or financing struggles don't slow down the project, a common story line for many other developments. In the meantime, a new Justice Park will be constructed across the street on a District owned plot of land that Fenty describes as "lower to the ground, closer to the street, and more accessible to kids, seniors, and families." In addition to the modern design, efficient appliances, class A amenities, front and rear balconies, and rooftop terrace being offered at the new building, Dantes Partners has also agreed to fund the yearly maintenance costs of the new park on the south-side of Euclid. Banneker Ventures, teaming with Regan Associates, will develop the park using a budget of $750,000, but have yet to contract an architectural firm for the design.

Fenty and Santos each stressed their "ongoing commitment" to affordable housing, a rebuttal to the criticism for lack of action on Parcel 42 and other vacant District lots that has angered some city residents, even inspiring protests. But as Councilman Graham's website brags, federal funding has been undoubtedly strong for "workforce" housing: 2,500 units of low-income housing have been preserved and renovated and $256 million of public and private funds have been spent on affordable housing in the last five years. While some detractors contend that affordable housing serves to concentrate poverty and devalue adjacent property, Jim Graham insisted that they were ensuring that "our firefighters, our librarians, our new teachers, and many others" have access to affordable housing. Dantes Partners has projected that their two-bedroom units will cost roughly $1,400 per month, significantly less than the average market rate condo.

The unveiled renderings look suprisingly derivative of the general style of the Villagio apartment building next door. In addressing the press and community members, Buwa was careful to thank the Villagio and its owners for their cooperation and support during this initial design process. For the future residents who aren't lucky enough to have a view of the new park from their balconies, they are at least afforded the next best thing: some quality people watching, looking down on the adjacent BP gas station (and who doesn't look down on BP these days).

The ANC expressed support for the design and the project, but Dantes Partners, along with PGN Architects, will work with the community, ANC, and Zoning Commission to further refine their drawings in the coming months. The developers will seek a nine percent tax break through the District Housing Finance Agency's Low Income Housing Tax Credit (LIHTC). And if that bid is rejected, the development team will be awarded a non-competitive four percent tax credit, and hope for an additional $4.1 million District subsidy.

Washington D.C. Real Estate Development News