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

Live Webchat: NCPC's Comprehensive Plan

Ever wondered how DC's monuments are planned, and how the federal buildings are located and designed? Join Senior Urban Planner David Zaidain from the National Capital Planning Commission (NCPC) today (Thursday) at noon as he discusses federal elements of the National Capital’s Comprehensive Plan, the federal government's long term urban planning vision for the city. NCPC is in the process of updating the plan, including everything from the look of the Mall and urban waterfronts to security and foreign missions. This is your chance to become involved. The discussion will focus on the following topics:

• How the Comp Plan serves the region
• The elements of the Plan
• The Plan's role in guiding federal facility location, transportation, etc.
• The Plan's policy impact on local/regional development
• Why the Plan is being updated
• The addition of an Urban Design Element
• Opportunities for public involvement

Betting on Bethesda: The Net Zero Energy House

The Olympics are a memory and few in D.C. are high jumping in the searing summer heat, but in the case of Bethesda Net Zero Energy House, an architect’s leap of faith may surely result in winning the Gold - or even Platinum: LEED Platinum.

“Jimmy Carter had solar panels on the White House,” Meditch Murphey Architects Principal Marcie Meditch recalled, an image which may have fueled her vision from time to time and compelled her to build a 4,000 s.f. net-zero energy “spec” house in Montgomery County’s comfortable, cohesive Bannockburn community. Mulling over the concept for a year or two, concerns about building a market-rate house that was green and had a net zero energy footprint - or used as much energy as it produced - and which would sell in a conservative market had precluded immediate action. “I couldn’t find a client,” Meditch said, recalling the “serendipitous meeting of a friend of a friend” at a conference whose mother had recently passed away. The mother’s mid-century wood frame slab-on-grade house in Bethesda had not aged well and needed to be sold, but the family didn’t want a “McMansion” built on the property in its place.

With siting a key requisite, Meditch recognized the potential and seized the moment for her energy efficient home that would make the best use of the sun, as well as of passive natural energy from water and cross ventilation.

Nature and NASA
“We believe that the best place to start when you’re trying to do energy efficiency is not by conceiving of all the high-tech things, but rather how do you create a house which is thermally efficient, has very efficient walls and proper placement of windows,” said project architect Mike Binder. “If you look at the plan for this house, it’s very simple, for instance the living room windows are right across from each other…so air can flow through the house and cool it naturally rather than having to use mechanical energy. There’s a very strong element of sustainable design that has nothing to do with technology but is more about using what nature provides already,” he said.

Nature withstanding, yet conceding that “nobody lives in this area without air conditioning,” Binder, who was a NASA engineer and literal “rocket scientist” before transitioning to architecture, said a ground source heat pump was designated for the house: two wells planted 375-feet deep that store air at a constant ground temperature of about 50 degrees. In the summer, instead of trying to take the heat from the 78-degree air inside and push it into the 95-degree air outside (a huge expenditure of energy), it is taken from the house and mitigated in the ground. The same principle applies to winter air, where rather than creating heat from the 30-degree air outside, it is culled from its constant 50-degree base in the ground.

With an energy-efficient envelope warranting extreme insulation, Meditch Murphey Architects used a layer of insulation on the outside of the house’s framing to act as the first line of defense. Additional insulation was used between the studs, which Binder explained typically act like a “thermal bridge” for energy loss: energy getting into and out of the house. And with a structure that is essentially sealed the way this one is, an energy recovery ventilator (ERV) preconditions or removes the heat, cold and moisture from the air that’s leaving and puts it into the air that’s entering, according to the seasons, which saves on energy.

Light and Water
On the roof, a flat-panel photovoltaic solar array and flat-panel solar hot water collectors harness and utilize available energy, as does the home’s recirculation loop which uses the cold water supply as a return. “When you turn on the hot water in the bathrooms, unless you’ve got tankless water heaters in each of them, which would be costly, there’s this lag time while you’re waiting,” Binder said, noting all the potable cold water gets flushed down the drain in the meantime. “We take that water and actually put it back into the cold water line, and it goes right back to the hot water heater, so nothing is wasted.”

Where lighting was concerned, a combination of LED lights, halogen and other incandescent types were used in the five-bedroom (one is part of an au pair suite), four-bath home, with halogen used in strategic locations such as bathrooms and the kitchen. “LED’s are still a little cool in their color rendering,” Binder said, noting a more balanced light is important “when you’re looking at your face or when you want to see what color your food really is.” He added that the firm doesn’t subscribe to the tenet of “energy efficiency at the expense of all else, including comfort.”

Wood and Glass

To that end, bathroom features are a confluence of sustainability and aesthetics. Custom vanities were crafted by Ray Amos of Pennsylvania’s New Oxford Studios, whose philosophy mandates using reclaimed lumber. Flooring in much of the home is maple from a sustainably-managed forest, where documents show the trees were harvested without impinging on the ecosystem. In the basement, engineered flooring called Eco Timber, a composite that includes a plywood layer, means the highest quality wood is reserved only for the top where it is visible. In the kitchen, substrate for the cabinets is particle board which, instead of being made with traditional high-VOC binders, has a high recycled wood content that is low-VOC with no formaldehyde added to help promote the home’s indoor air quality.

When the home, not yet finished, sold quickly in the fall of 2009, new homeowner Ann Luskey got involved early enough in the process to choose her own tile for the kitchen and downstairs floors, according to Binder, selecting Ecocem (part cement; part cellulose fiber) which is entirely recycled. Countertops are Eco-Terr, which is cement and polished, recycled glass. “It looks like Terrazzo because of its really beautiful finish,” Binder explained, “but it doesn’t have to be shipped all the way from Italy.”

Earth and Trees

Outside the home, Joan Honeyman of Jordan Honeyman Landscape Architects selected trees endemic to the region that would not require artificial irrigation. The trees, deciduous to open the home’s exterior to the sun in winter, will grow as high as the eaves, and not the solar panels, in order to shade just the house in the warmer months. Eco-Lawn, a drought-tolerant grass which requires no watering once it’s germinated and no fertilizers, was also used. All of the patio areas around the house were constructed with pavers: essentially bricks without grouting around which water can flow into the cracks and soak into the ground. Pervious concrete used for the driveway, which Binder said resembles Rice Krispies, allows water to penetrate through to an underlying gravel bed and ultimately to the ground beneath. A flat roof over the master suite and garage was designed to be green, but the architects weren’t sure they could afford it so took a step back. However Luskey, with a background in design, resourcefully went to the Mall at the end of the 2009 U.S. Department of Energy Solar Decathlon, where 20 collegiate teams had built solar powered homes, and wrangled a green roof destined for the green roof graveyard. “She has maybe half of the area covered. Hopefully some day the house will have a complete green roof,” Binder said, noting the house was designed to be able to evolve easily with its occupants’ needs.


Endorsed by the owner and angling for a LEED Platinum rating, the architects didn’t know until the spring if the grass would come in properly, a prerequisite for the USGBC (U.S. Green Building Council) LEED inspection which is pending this month. During construction, the architects made ample use of government subsidies for energy efficiency such as property and income tax credits and loan programs from the state, which meant that somewhere between 30 and 50 percent of the cost of the home that sold for $1.8 million was defrayed. “They are essential in making these things attractive to people from a financial point of view,” Binder said.

Photography by Anice Hoachlander

Archstone Breaks Ground in NoMa

The newest development project from Archstone officially celebrated its ground breaking today at the corner of First and M Streets, NE. NoMa's newest residences will be one of several developments that will quickly usher in a wave of residents to the area, with an influx of even more retail and restaurants likely to arrive in their wake.

The District has been pushing for developers and investors to offer more rental options to residents in strategic high density, high traffic areas, and NoMa is certainly ripe for that kind of improvement. The first phase of the new Archstone will deliver 469 Class A apartment homes by mid to late 2012, along with a plentiful list of amenities and 421 below-grade parking spots. Aside from a corner of retail on the first floor of the building, and a small portion of rental offices, the 500,000 s.f. building will be wholly residential. The lofty and expansive bottom floors will be home to a two-story resident library, movie theater and entertainment center, sound-proof activity room, state-of-the-art fitness center, spacious wi-fi equipped cafe, gourmet test kitchen where cooking classes can be held, and a 1,600 s.f. indoor courtyard prettified with real trees and a reflective pool. When residents tire of luxury at low altitudes, they can take the elevator to the top floor for some pampering at the spa, or just lounge next to the heated, rooftop infinity pool, complete with a waterfall and large jacuzzi.

The architects at Davis Carter Scott worked hard to design a building that wasn't a boring, monolithic void in the landscape. They didn't want a big plain square box; they wanted a building that was interesting and progressive. The varying shapes, colors, rhythms, and articulations of different subsections of the building help to develop a more complex and textured aesthetic. The use of horizontal masonry and large glass columns to accent the corners of the building is intended to keep the eyes of residents and bystanders busy and intrigued, drawing onlookers to stop, stare, and appreciate. The developers are pleased that the quality of the exterior design is on par with the impressive comforts being offered inside.

After a bit of uncertainty, Archstone has found some people willing to pay for all this. CWCapital, a subsidiary of CW Financial Services, will provide the the $151 million, 40 year, fully amortized loan through their FHA structuring. In March, Archstone announced they would be breaking ground in April, but a hiccup in financing left the site empty a little longer than intended. This is the largest finance packages ever insured through the HUD Section 220 program, and will help Archstone generate local employment and involve local businesses in the project. Archstone is confident that they will deliver the residential space needed to house the flood of employees that have followed the recent commercial real estate in the area. Construction will be finished within 30 months, and the first rentals could be available as early as the summer of 2012.

Washington Real Estate Development News

Rappaport Hits Minor Setback on H Street

It's back to the drawing board for developers and architects working on Gary Rappaport's H Street redevelopment project. The Rappaport Companies' Parcel Seven Associates, LLC has been planning a large mixed-use redevelopment project running on the south side of H Street between 8th and 10th for over three years now. The rather enormous project, stretching two full blocks and replacing an outmoded single-story shopping strip, is expected to begin work on part of the 52,000 s.f. of retail and 400-odd residences within about two years, but save the 2nd half for much later. Developers endured the requisite series of conversations, meetings, and compromises, and were finally able to bring both DDOT and the ANC (6A and 6C) on board. But the Zoning Commission was not entirely wooed by the long line of witnesses pleading for approval of the obligatory zoning change at Monday evening's public hearing, and unanimously decided to delay final action until September 27th. This gives the architects and developers until Friday, September 3rd to officially respond to requests made by the Zoning Commission, and opponents of the project until September 10th to retort and fault Rappaport's modifications.

There were a number of minor issues with the plan in the eyes of the Commission, but the major hold up was the appearance of the project's closest neighbor in opposition to the project. This was not the first time developers had heard this family's concerns, and Rappaport insisted that they had labored to accommodate the neighbor's concerns about building height and traffic flow. But the strong reservations communicated by the 8th street neighbor were not mitigated to the extent the Commission expected, so Zoning requested more careful consideration of their concerns, particularly the family's anxiety over the likely increase in large trucks turning into the alley around the corner of their home.

One Zoning member requested that the architects refine the pavilion design on the opposite corner, at 10th and H Street, to generate a bolder and more interesting beginning to the rest of the building, while also tying together and re-enforcing the entirety of the design. "It lacks the kind of stylings and flavor of the rest of the building," he lamented. Another panel member was disappointed that the amenities package was rather light when weighed against the aggressive amount of FAR being pursued by the project (4.0 FAR of residential and 6.0 FAR of commercial space). The entire Commission also expressed their interest in seeing a slightly more aggressive phasing timeline; at present, phase two construction would not begin for about seven years thereafter, a timeline "that will depend upon the rate of absorption" of Phase 1, according to Rappaport.

But don't mourn for the Rappaport Companies, a somewhat retooled design should afford the developers the PUD they've been seeking, and panel members were generally optimistic and encouraged by the scope and direction of this project. A final action ruling later this fall does not serve as a serious threat to their hopes of beginning construction in 2012.

The process of give and take is not new to Rappaport; the project was even bigger before it was first rejected by the Commission in 2008. Over the last two years, the design team, including project architect Torti Gallas, has appeased the community by situating the massing of the buildings in the middle and the back to better negotiate changes in the roofline (ranging from 50 to 90 ft.) and blend the new building into the existing facade. The once uniform design has also been reformed to feign the appearance of multiple, distinct buildings strung together, replicating the nature of street frontages on the rest of H Street. The architects have offered large setbacks for the bottom floor retail stores to provide for maximum pedestrian traffic flow and the potential for outdoor dining terraces.

Other amenities being supplied to the community include landscaping and improvement of public space. The project will also look to minimize traffic congestion, and encourage environmental responsibility in achieving a LEED Silver Certification upon finished construction. Parcel Seven has also agreed to support a proposal for the creation of a Historic District for H Street NE. Moreover, a small portion of the residential units will qualify as affordable housing. And while one Commission member pointed out that several of these "amenities" are actually requirements (killjoy), the project seems to have convinced the majority of the community that its arrival is much more of a positive contribution than a hindrance.

The public record on this case will be reopened in late September as the developers attempt to appease the development site's most immediate neighbor, as well as reassure the Zoning Commission that their project is ready for construction to begin.

Washington DC real estate development news

Innovative Design Adds Modern Flare to Future Washington Highlands Library

The hard work to be done in providing a beautiful new home for over 80,000 books, CDs, DVDs, and the children and adults who will read and watch them began yesterday, as Mayor Fenty was on site to celebrate the groundbreaking of the soon to be Washington Highlands Public Library. The construction site at 115 Atlantic Street, SW in Ward 8 is officially active. And although construction begins slightly behind schedule, the goal for a timely completion by next summer remains firmly in place.

The design process and architectural responsibilities have been undertaken in a joint venture between renowned NYC based Adjaye Associates and local firm Wiencek + Associates Architects + Planners PC. The Tanzanian-born, ethnically Ghanian, and now resident Englishman David Adjaye and his team of architects laid out the design, while Wiencek is charged with seeing out its execution. Both cooperated extensively throughout the design stages, meeting regularly, and engaging with each other and the community to arrive at a master plan that balances modern aesthetics with functionality. This was a first for Wiencek, as the firm has never worked on a project that was not a design of their own creation. But having previously worked with Adjaye on a venture that failed to pan out, the firms found a symbiosis in their interaction, and were quick to re-explore the relationship when this opportunity presented itself.

When finished, this ultra modern design will receive LEED Silver Certification. In addition to the books, CDs, and DVDs, the 22,000 s.f. space will house 22 new computers, wireless internet, and a meeting space for up to 100 people, as well as two conference rooms each with a maximum capacity of 14 people. The new building will overlook a sloping landscape including a colorful new garden, courtyard, green wall, and outdoor amphitheater. The job of development and construction is being managed by Blue Skye Construction along with Coakley & Williams. When the books are closed, the budget is expected to total somewhere between $10 and $12 million.

Architect Scott Knudson of Wiencek & Associates explained that one of the great challenges of the process was offering a progressive, engaging design that successfully negotiated a transition space between a commercial and residential area. The architects intend their design to offer an attractive and inspiring but unobtrusive nexus between the nearby single-family homes and the retail buildings. The materials and the functionality of the new library are those expected of a large scale civic building, while the design is meant to replicate the basic structure of the nearby neighborhood houses. Like a residence - comprised of a dominant structure and augmented by several aggregate forms (porch, back addition, side room) - the new library will consist of one larger main building with several smaller pod-like attachments. The steep slope and the staggered appendages helped the designers organize the various spaces into three floors without imposing an intimidatingly large structure on the surrounding landscape. The library will be organized into three distinct spaces for children, teens, and adults.

The main building is almost entirely glass, textured by an engulfing timber curtain wall that helps the structure blend into the natural surroundings. The two affixed pods will be concrete and also striped by wooden planks. Experimenting with new materials, the architects elected to spray the concrete pods with a polyurethane coating usually reserved for protecting oil storage tanks, creating a unique veneer and enlivening the blandness of unadorned concrete. The outer timber wall will be mirrored on the inside with bamboo floors, enhancing the natural feel of the interior and exterior. In order to keep the interior look clean and simple, Scott Knudson says, "We worked incredibly hard to create a seamless integration of the HVAC system, to the point where you don't even see it." The architects also went to great lengths to stay within budget - one of the especially difficult challenges with any public works project - without cutting any of the most essential design elements. The skylights were almost left on the cutting room floor, but architects stood firm in their insistence that natural light from above was integral to the creation of an open air atmosphere that Adjaye and his team sought.

Public works such as a library should be like a park, stresses Adjaye, a place without feelings of constraint. These ideas play themselves out in the design, as much of the building offers natural light, high ceilings, and panoramic views of the encompassing greenery. In the concrete pods, large windows offer more focused views of the neighboring garden and courtyard. Like the exterior of the main building, much of the interior employs the use of glass, most of it treated in different ways to create a smoky, soft transparency that offers the feeling and idea of separation without completely suffocating the eye's urge to wander. These textured glasses, and complementary materials allow study rooms and cubicles to be simultaneously private and open. With the exposed concrete, geometric features, and unadorned glass, the building has "a strong, rugged personality," Knudson elaborated, "but refrains from imposing itself on the visitor or the natural environment." The architectural concepts and philosophies employed here are derivative of one of Adjaye's most successful buildings in London, a small library he designed in the East End neighborhood of Whitechapel that has been dubbed "the Idea Store." It was a visit to this library by D.C. Chief Librarian Ginnie Cooper that inspired her to embark on the restyling and reconditioning of the District's library system. The visit has now also helped bring the styles of a young and innovative architect to the nation's capital.

Many residents were apprehensive about Adjaye's modish design, and others were skeptical that demolition and reconstruction, rather than renovation, was a financially responsible decision. But a series of meetings with the community helped the team of architects revise and reform their renderings in order to address such concerns. A cost-benefit analysis and government-issued study of the conditions of the current building determined that a reconstruction as opposed to renovation was advantageous, and while the aesthetics remain rather progressive, compromise has been reached.

Residents of Washington Highlands can look forward to a brand new library in a year's time, a property that will recall a large, hip, alfresco cafe in the place of a thick-walled municipal building. Adjaye's two library projects, the other being the Francis A. Gregory Library, will help introduce Washingtonians to his unique architectural eye for which he is well-respected in London. The projects are only a taste of more to come, as Adjaye's proposal recently helped win the contract to design the Smithsonian's National Museum of African American History and Culture.

Washington DC real estate development news

DC Redesigns Empty Printing Plant Near Ballpark

The District has finally come up with a plan for a long-vacant building in southeast DC that once served as the printing plant for the Washington Star, turning a physical and fiscal black-eye into what District officials say will be "a bold move" to improve the neighborhood. The District government began leasing the property in 2007, a controversial arrangement when the city failed to use the building. DC purchased the property outright last year for $85.2m in the hopes of converting its liability into productive space and has now partnered with development giant StonebridgeCarras. The five-story building at 225 Virginia Avenue remains the largest empty building near the Nationals Stadium.


Scotching plans to add on to the five-story building, the city will now renovate the interior and redesign the exterior to add "a lot glass that will allow natural sunlight to filter through the building," according to Jason Yuckenberg of the Department of Real Estate Services for the District. The revamp will also earn a LEED Silver certification, incorporate the largest green roof owned by the District government, and provide space for a public gallery to "showcase the vast art collection of the DC Commission on the Arts and Humanities."

The city will continue to own the land in a lease-leaseback arrangement with StonebridgeCarras. Details on how the city selected StonebridgeCarras were not immediately available, but according to Yuckenberg, the city "approached a number of people in the community about working with us on this project." StonebridgeCarras principal Doug Firstenberg tells DCMud the city's first RFP for the building went nowhere, after which the developer came up with the current lease plan financed through a private placement bond issue. Ultimately what they wanted was to own the building through creative financing" says Firstenberg.

Under a signed agreement, DC will lease the property to the developer, which will finance construction of the renovations, then lease it back to the city for $8.4m per year to be used as office space for several District agencies. The property will revert to the District at the end of the 20-year agreement. The District intends to build a data center and is seeking an occupant for the 50,000 s.f. of available space, stipulating that the data center tenant, a typically heavy energy consumer, "not adversely affect the LEED certification process" according to Yuckenberg.

The current structure, which has "virtually no windows, and is really drab and dreary," acknowledges Yuckenberg, is surrounded by ongoing improvements to the Capitol Riverfront neighborhood, including EYA's Capitol Quarter housing project and adjacent Canal Park, which is expected to break ground within the next few weeks. The street will get its own revamp when CSX scrapes off Virginia Avenue to add capacity to the train line below it. Construction is expected to begin in November; the District has already begun interior demolition to make way for construction. The development team will include architects from DC's Hickok Cole, Davis Construction as a general contractor, and Rand Construction for the interiors. Firstenberg expects full occupancy by June of 2012.

The property was originally intended to be a 1^st District Police substation and evidence warehouse for the Metropolitan Police Department (MPD), which has since moved elsewhere. After two years of paying $6.5 million in annual rent (nearly $550,000 a month), the District raised the ante by purchasing the site. Washington DC officials say the move will "save District taxpayers more than $60 million over the previous arrangement."

The District recently issued a Request for Offers (RFO) to sublease the 50,000-s.f. data center, responses to which are due by July 30, 2010; the city will sponsor a site visit for the space tomorrow.

Washington DC real estate development news

Baby Steps Made, But Fight for Fillmore Music Hall Still Uphill Battle

Early last month the Montgomery County Planning Board approved preliminary plans for the Fillmore Music Hall and accompanying hotel and office buildings to built in Silver Spring; and just yesterday the Board gave a big thumbs up to the development team's most recent master plan and official plat. But a project that began in a buzz of ho-hum, high-fiving excitement has been slowed by lagging negotiations, and now a lawsuit filed recently by the owner of the 930 Club threatens to cast a dark cloud on groundbreaking celebrations set for later this fall.

The recently approved master plan roughly details the impending construction of a 135,300 s.f., 14-story hotel, a 12-story office building (5,500 s.f. reserved for retail use), and a 22,882 s.f., three-story music hall integrating the historic JC Penney facade and sides. The plan also calls for significant improvement to portions of the sidewalk and three street frontages.

Designers claim that the aesthetics of the planned structure fit with the surrounding buildings: standing mostly square, with no tower setbacks or height variance, and no significant differentiation of design or materials above the lower levels. The facade of the planned hotel reflects the fenestration and style typical of the era during which the adjacent Montgomery Arms apartment building was constructed. The JC Penney frontage, soon to be face of the Fillmore Music Hall, will be renovated in hopes of imitating the original San Francisco-based Fillmore West. Sporting dark red walls, vintage rock posters, and crystal chandeliers, the interior will also recall the first Fillmore, with the ability to house a standing room capacity of 2000 people. Hickok Cole Architects will design the new venue, along with the planned hotel and commercial buildings at Georgia Avenue.

The less daunting of the projects, the Fillmore Music Hall, will be constructed first. Upon completion of the building, the land and Music Hall will be donated to the County. This peculiar arrangement was part of the negotiations between the County and Lee Development Group (LDG) that made this entire $110 million redevelopment project possible. LDG's donation of the Music Hall will qualify as their public-space contribution required for their adjoining hotel and office space project. But the Fillmore Music Hall and its accompanying land (worth $3.5 million) hardly seems like a donation when Montgomery County and the state of Maryland have each agreed to subsidize the project to the tune of four million dollars, leaving LDG to foot only the remaining two of the ten million dollar budget. The transaction will afford LDG 15 years to complete the bordering project under current land use regulations, thereby protecting them from any financial complications or delays that may arise from future zoning rule changes or planning officials' interference. Once in the hands of Montgomery County, the Fillmore will be rented out to worldwide concert promoters and corporate entertainment giant Live Nation (their recent proposed merger with Ticket-master is currently stalled by anti-trust concerns). In 2008 Live Nation signed a $3.26 million, 20-year lease with the County, ending a tiresome six year negotiation process. Drawn out discussions with the Birchmere had previously unraveled.

All this might sound dandy to local concert goers, but Seth Hurwitz and his Bethesda-based company I.M.G., Inc, which owns the 930 Club and operates Merriweather Post Pavilion, finds the deal too sweet to be fair. Seemingly threatened by the new competition, and disenfranchised that he was not involved in negotiations for the lease of the new venue, Hurwitz has filed a lawsuit against the state alleging that the proper procedures for conducting financial feasibility and cost analysis studies, as required prior to allocation of funds, were not followed. The State and County believe they've done all that is required, but have not officially responded to the lawsuit. Until the lawsuit plays out, the state of Maryland is prohibited from matching the County's four million dollar pledge, but officials still expect ground to break later this fall, and to open the doors of the Fillmore in the fall of 2011. Local officials contend that the new development will not only be a tremendous new source of tax revenue and profits, as well as provide job creation, but also establish Silver Spring (with the AFI Theater right down the street) as a go-to destination for music, arts, and entertainment.

Renderings are courtesy of LDG. Silver Spring real estate development news

Protesters Break Ground Before Developers at Parcel 42

According to the Deputy Mayor for Planning & Economic Development's webpage, Parcel 42 on Rhode Island Avenue should be a dangerous and uncomfortable place to set up a camping tent, since the District had planned a mixed-use affordable housing project and expected to be well on its way to a summer 2011 completion. But there was no construction equipment, much less a foundation or semblance of a physical structure, to stop OneDC, Take Back the Land, and other organizers from sponsoring a marched protest that ended with a symbolic takeover of the land, located across from the Howard/Shaw Metro. Unfortunately, the presence of the protesters' makeshift tent city over the last several days has been the only entity to occupy the empty dirt lot in many years.

In 2007 the District selected Parcel 42 Partners, LLC to construct a $28 million mixed-use affordable housing project on the city-owned vacant lot. OneDC, now turned protester, had lobbied aggressively for the original plans. And community leaders, ANC officers, as well as local citizens were encouraged by the project when it was first unveiled. The initial renderings called for 94 housing units, affordably priced for those making no more than 60% of the Area Media Income (AMI). This qualifies as "affordable housing" according to the District, but some residents and protesters continue to argue that "low-income" not "affordable" housing is what the area desperately needs. For now, it's simply "no" housing for Parcel 42.

The District and the developers recently announced that the original plans were being scaled back to make the project more financially and logistically feasible: from eight floors down to five, 52 units as opposed to 94, half of the parking spaces, only 6.5 of the 11.5 million dollars in subsidies promised by the District, and 50% AMI instead of a stratified 20%, 30%, 60% AMI. The project is also now designated as a matter-of-right development, alleviating some of the frustrating Zoning Commission hurdles that a normal PUD must clear for its exemptions. While this makes it slightly less painful for the development team to get rolling, it doesn't exactly make the prospect of this project going through any more likely, as no formal paperwork for the proposed development has been submitted to the Zoning Commission as of yet.

Mayor Fenty has looked to Ward 2 Councilman Jack Evans for direction, but Evans has chosen to defer to the community, which seems to be in strong opposition to the new plans. Protesters over the weekend made it clear that they feel betrayed by the mayor, and are angry at what they consider to be a broken promise. Additionally, many outspoken ANC2C members now oppose the more conservative offerings, feeling it would be advantageous to simply wait out the lingering effects of the recession in hopes that an improved economy down the road may reignite the possibility for the larger project the area and residents were eagerly awaiting. But the clear lack of unified community support casts serious doubt on the prospect of the empty lot being occupied by anything more than another organized rally in the foreseeable future.

Parcel 42 Partners is a joint venture between Metamorphosis Development Group, Metro Partners, and Sunrise Development Corp.

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The Greatest Show on Earth: ACPS

According to popular discourse, David Conrath has managed to meld tenets and technologies from "Planet of the Apes," ancient Egypt, an Antiguan monastery and 19th century prairie life into a sustainable formula that is catapulting Alexandria City Public Schools (ACPS) into the next generation, and the next, and maybe even the next.

Conrath, a free-associating kind of Captain Kirk of design and construction for ACPS, is ringmastering a sustainability makeover – or maybe more aptly a takeover – of ACPS’ 19 facilities, 17 of them schools. By his own admission, after four years at the helm, “…the road is littered with professionals – two or three civil engineers, an architect, and a couple of mechanical engineers – who didn’t get with the program and weren’t forward-thinking enough.”

In this case, the road to which Conrath refers is actually the asphalt parking lot that blankets TC Williams High School’s Minnie Howard campus. For the uninitiated, in Alexandria 9th graders are separated from sophomores, juniors and seniors, on their own campus, for what officials consider a pivotal year often fraught with transitional woes. While TC Williams High School was built a decade ago and achieved LEED Gold, the Minnie Howard campus was plagued by heating, cooling, and recycling failures, the detritus of the last energy crisis in the 1980s, and languished amidst mounting energy bills, insufficient classroom air and a Beatles-era Perkins diesel generator (what Conrath calls a “Planet of the Apes” scenario but which he has retained for emergencies “because the grid is pretty crappy in Alexandria”).

Hiring Dallas-based Energy Education Inc., a firm working with about 200 school systems across the country to facilitate energy modeling, according to Conrath, ACPS began by addressing the ‘80s answer to energy conservation. “In the 1980s, in our school system, they took out every fresh air intake for every classroom and bricked them up,” Conrath said, explaining that sometimes there’s an “unfortunate inverse relationship” between being green and indoor air quality – and energy savings. “To bring fresh air into the building costs a lot of money,” he added, noting that in order to save 16 percent of the energy bill back then, “not having to circulate, temper and condition fresh air was standard practice in the last energy crisis.” Unfortunately, the practice resulted in a lot of sleepy students and faculty, not to mention exceedingly high levels of classroom humidity and consequent “smelly, stinky problems,” according to retiring 9th grade teacher Mary Sue Garner, who said that even with an air conditioner, she had to keep the classroom door open.

Ground Beneath Their Feet

In a big picture effort to reverse the problem and address pervasive heating/cooling issues at Minnie Howard, and to align the school with 21st century sustainability, Conrath began the geothermal process by inventing methods to plant 64 wells, 310-feet deep, drilling through the asphalt parking lot without lifting it into the air (he admits the first couple of tries did just that). Drilling through the next layer - which was mud - ensued, as did tackling erosion sediment control and also installing a special muffling device so the work could continue throughout the school year. The job became a kind of choreography during the day, according to Conrath, because of the active bus loop meaning the work would have to start and stop and start again with an eye to bus schedules. The wells, which contain 10-inch diameter special piping with a silver nitrate lining (a natural biocide that precludes mold), would store air drawn in from the outside by a 10 kilowatt photovoltaic solar array, and keep it at a constant fifty-degree ground temperature. “If we draw in air at 95 degrees with 90 percent humidity (by the array), and it comes in at 80 degrees and 60 percent humidity, we get a 15-degree drop in temperature,” Conrad explained, noting that in winter, a 15-degree boost is expected. The solar array, in plain sight for educational purposes when you enter the parking lot (it also serves to shield southern exposure windows providing cooling for those classrooms), is linked to a variable zone refrigerant system, which serves to influence temperature even more when necessary.

Roof Over Their Head

With a green roof installed initially on a test basis on one-third of the footprint of the school, energy bills compared from a snowy, almost sunless January, 2010, to the same month of the previous year yielded more than $5000 in energy savings. A 5,000 sf green roof, visible from the road because of the way school is sited, is also projected for the school instead of the current tar roof, which will slow down storm water, filter and purify solids, and change nitrates and chemical properties of the water. It will also naturally insulate the roof, much like a 19th century prairie sod house.

“My first day on this campus I felt like Jethro Bodine in ‘The Beverly Hillbillies,’” Conrath quipped about the character who was always dazed and confused about creature comforts and accruing technology. “I was taking some time to wrap my head around the concept of putting Astroturf on the field and grass on the roof.”

Walls That Don’t Contain Them

In the bowels of the school, in what the crew of the Starship Enterprise might perceive as the command center (actually it’s the old mechanical room), the makings of a “Greenovation lab” emerge, a term coined by ACPS special projects assistant Grace Taylor. The kid-safe space replete with gauges, real time Web data, dashboards and other educational components will serve as an education center, maybe even imagination central, both for 9th graders and to entice some of the older children who have dropped out to return. The students will benefit from “green collar training,” or training in technology disciplines that don’t even exist right now like working with solar arrays, Conrath said, but which are “fast coming online.” In fact, at present, every system in every school can be directed from a laptop at Starbuck’s, Conrath noted.

Windows on their World

According to Conrath, among the many impetuses for the greening of ACPS was a series of incidents three years ago at John Adams Elementary School, located in an area where the grid is stretched thin. “We kept losing power and had to close the school,” Conrath said, “because there were no windows in the bathrooms.” Unable to afford an emergency generator, Conrath came up with a 21st century application of an ancient Egypt-based solution called a sun tunnel.

“While they didn’t have Fresno lenses and plastic in Egypt, the concept is the same where light is gathered through the lense’s multiple prisms (the lense is a small globe that sits on a white roof like a lighthouse),” Conrath explained. It is then sent down a mirrored tube into a 2’x2’ plastic light diffuser. “People never even knew there wasn’t a light in there,” he said.

At Polk Elementary School, seven emerging technologies including geothermal wells, a variable zone refrigerant system, solar renewable energy, photovoltaic energy, daylight harvesting, green roofs and an eco-air system grounded to the air/heat exchange system carry with them the distinction of making Polk the only elementary school in the country to merge these systems. The technology at Polk was used in the 1500s, Conrath explained, adding that he’d seen it exemplified at an Antiguan monastery where a catacombed basement was designed like a nautilus shell. When the wind blew, cold air from downstairs was rolled up through the monastery, exhausted and then emitted.

Citing a fiduciary responsibility to taxpayers and a dream way into the future to be off the grid, Conrath, who has a Masters degree in industrial design from RISD, said ACPS is trying to adopt Alexandria’s comprehensive Eco-City policy, implementing all of its projects. “It makes (progressive) San Francisco look archaic,” he said, noting the projects include water conservation, daylight harvesting, vegetative (or green) roofs and low-albedo finishes such as white roofs to reflect the heat. “As a school system, we’ve increased our footprint about 25 percent over the last 10 years but we’ve only increased our energy consumption by 10 percent,” he stated, with all that implies. “Nothing is as green as money.”

Parkside Development On The Skids

For those who've grown weary of all the Benning Road plans for development, with little action to follow, the worst fears may have been confirmed on Monday evening at the Zoning Commission hearing. The mammoth Ward 7 redevelopment project that Parkside Residential, LLC representatives told the Zoning Commission in 2006 was a "landmark Planned Unit Development," has all but lost its early momentum. Whether it's the recent rains, some runaway Gulf oil slicks, or the economic downturn, much of the initial proposal has lost traction. The Commission recently denied the request of Lano Parcel 12, LLC for a two year extension of their first Parkside PUD, which took effect April 13, 2007 and expires October of next year.

The entire 15-acre Parkside project, located between Kenilworth Park and the Anacostia Freeway, was expected to become a massive mixed use development, bringing over 1,500 units of both affordable and market rate housing, 500,000 s.f. of office space, and at least 30,000 s.f. of neighborhood-serving retail. The Kenilworth Parkside area has been targeted by the District and the Deputy Mayor for Planning and Economic Development as a site in desperate need of improvement. Given its proximity to the waterfront, the Benning Metro Station, and three of the Great Streets Programs, the Washington Metro Area Transit Authority (WMATA) and the District Department of Transportation (DDOT), among other entities and initiatives, are in strong support of the proposed transformation.

In 2008, the Zoning Commission approved the first Second Stage PUD for three of the ten building blocks. Affordable senior living housing is planned and approved for Block A, B, and C. Being that the Second Stage PUD was granted for an area less than the original First Stage approval, Parkside Residential was accorded three years to submit the rest of their Second Stage PUD applications for review by Zoning. Applications for two more blocks are currently pending, and the submission of Second Stage plans for a third block are said to be in the works and should be filed soon. This would amount to Second Stage plans for a total of six blocks out of the original ten. But that's four blocks too few. The venture's representative pleaded in a recent document that this was "significant progress given the size of the project and the recent economic conditions." The Zoning Commission was apparently unmoved, and the deadline for all Second Stage applications remains October 3, 2011. This still leaves over a year left for the parties involved to shore up resources and finalize plans for the remaining four blocks. But given the the already requested extension, and characterization of meeting such a deadline as "not possible" despite their "every effort," that seems unlikely to happen.

The Lano Parcel 12 LLC and the Parkside Residential LLC are both multiparty ventures between Bank of America Community Development Corporation, Lano International, City Interest, and Marshall Heights Community Development Organization. The majority of design plans are being shouldered by Urban Design Associates in Pittsburgh.

Washington DC real estate development news

Canal Park Plans its Debut in Southeast

DC's Capitol Riverfront neighborhood near the ballpark may have its skeptics, but it remains the only neighborhood with a riverfront presence, and now may add to its credentials the most active public urban design in the city. Having heretofore suffered the indignity of lacking a real park despite ample vacant land, planners expect to start work within a month on Canal Park, a 3-block, 2-acre stretch of parkland that juts north from M Street. The city is just putting the finishing touches on its waterfront park as well.

 

Chris VanArsdale, Executive Director of the Canal Park Development Association (CPDA), says work will likely begin on the site by "late July or early August," notwithstanding the fact that permits have not been issued and a general contractor has not yet been selected. VanArsdale says the CPDA issued a Request for Qualifications for the construction work, followed by a Request for Proposals, and is now waiting for those responses. Completion is expected in late 2011. Each park block will have a distinctive design, with a shaded boardwalk that runs the length. Green features include a linear "rain garden," combination of large and small open spaces, three pavilions, an urban plaza, and prominent water features like ponds, fountains and seasonal ice rink. The rain garden will act as an on-site water collection, treating and reusing stormwater runoff. The open green space between K and I Streets could be used for movies or concerts, with seating room for 500 and standing room for 1,200 accommodated by a sunken amphitheater. A two-level pavilion (pictured above) will serve as an observation area and cafe with outdoor seating. Canal Park replaces what was once bus and car lot, and more recently a Kansas-flat strip of lawn. Development of the land into a green space, first conceived in 2000, has been stymied by changing control. 

The land was first given to the Anacostia Waterfront Corporation, which drew up plans for a park, but the AWC was disbanded by the government and not until May of 2008 did DC transfer development rights to the CPDA. The CPDA then started anew by replacing the design team with Philadelphia-based OLIN; Studios Architecture designed the pavilions. While the feds still technically own the land, the District controls the property by way of a "jurisdictional transfer," which VanArsdale says gives the federal government a right to redeem the land, which it "rarely, if ever" does. The CPDA has a 20-year license to develop and maintain the park; the District will pick up most ($13.5m) of the $15m in construction costs for the project. The National Capitol Planning Commission gave an initial approval to the plan in October of 2009, and gave final approval in June. The canal that once ran across the site connected the Anacostia to Tiber Creek (now buried under Constitution Avenue), which ran to the C&O canal. 

Washington DC real estate development news

Flats at Dupont Circle

Flats at Dupont Circle, 2000 N Street, 20036, NW, Washington DC
The Flats at Dupont Circle offer an exceptional location, modernist and thoughtful lobby, but not much interior design to match. Hardwood floors, plush carpeting in the bedrooms, Formica countertops, and cultured marble bath vanities mar what is otherwise a thoughtful design of common areas and great interior courtyard. Archstone and Charles E. Smith developed this 306-unit property, a former Embassy Squares Hotel that they emptied and renovated in 2007, with architecture by WDG Architecture and interior design by Forrester Construction Interior Group. At least the modern design of the lobby, Click! Cafe (with WiFi), fitness center and party room give a general aura of sophistication to apartments that are rent-controlled. Common amenities include pilates/yoga studio, outdoor circular pool and patio, BBQ grills and laundry room in lower level. The building maintains a two pet policy (breed, age & weight restrictions). The apartment building is just a few blocks from Metro set between Dupont Circle, the West End, and downtown Washington DC.

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New Visions for Washington Monument Grounds

What do you do with 50 acres of under-utilized, poorly maintained land in downtown Washington DC? When the site is the grounds of the Washington Monument, planning ignites a nearly existential debate. Yet one organization has set out to envision a fresh design for the grounds and the monument with an unofficial "ideas competition" that will kick off later this summer.

Despite more than 200 years of unfulfilled designs that include creating museums, lakes, universities, a paved plaza, and World's Fair space, the land surrounding the monument - the focal point of the Mall and most important tribute thereon - remains largely unimproved, unplanned, and dilapidated. The National Ideas Competition for the Washington Monument Grounds hopes to bring attention to that and "develop innovative and creative ideas for making the Washington Monument grounds more welcoming, educational, and effectively used by the public." The competition will launch this summer, accepting any and all ideas about how to better use the space and (maybe) pay tribute to the first president, with submissions due October 31, 2010. Organizers hope to narrow submissions to five finalists by next summer and submit those contenders to a public vote.

Obstacles to adoption of the winning ideas are daunting. The land is administered by the National Park Service (NPS), which would have to support the plan, which would then have to be signed off by Congress, the National Capital Planning Commission (NCPC) and the U.S. Commission on Fine Arts, none of which have even endorsed the competition. NPS has already devised plans to renovate century old Sylvan Theater, and the Army Corps of Engineers plans to work on a levee system for the northwest corner of the grounds.

Leaders of the competition, however, are more animated by the debate and thought provocation than by a redesign that would actually stick. Jim Clark, President-elect of the Virginia Society of the AIA and Chair of the steering committee, says the project is "mostly an educational forum, that's why we've opened it to younger students as well." Clark has been leading design competitions for 15 years and sees a larger purpose. "This will generate interesting dialogue about the center of our capital city, and will help educate people about history, about planning, and about the status of the National Mall."

As to the choice of this quadrant of the Mall, Clark answers that "this is really the heart of the National Mall. Symbolically it should be the richest area of the Mall from an interpretive standpoint. The mall has many many needs and will continue to evolve. We're really looking at this competition broadly to assess what role the monument grounds should play in the future." Ellen Goldstein, Executive Director of the steering committee, notes that the intent is not to actually transform the Mall. "We don't have any intent to advocate or lobby for the ideas to be implemented" she says of the winning design, though adding that it "could lead to be a transformational process ultimately, even though it is not a stated objective."

The grounds surrounding the monument have changed little over the years, despite the numerous grandiose ideas by accomplished architects. In the early 20th century a public pool graced the northwest corner of the site, and mid-century government office buildings packed the foot of the monument until they were torn down in 1960. Following the terrorist attacks of September 2001, a circular security perimeter was added to the landscaping, which otherwise looks much like it did when the land was originally reclaimed from the Potomac in the late 1800s.

The steering committee has already selected five of the judges and expects to announce the full panel of judges shortly, whose job it will be to determine what good design will never be built.

Washington DC real estate development news