Designing to Parallel an Ocean of Achievement

By Beth Herman

For an organization rooted in sustaining the seas, relocating to a sustainable space that also trumpeted its mission, by virtue of design, was a lesson in synchronicity for global ocean conservation nonprofit Oceana, 1350 Connecticut Ave. NW, and OTJ Architects.

Jettisoning its former traditional square block building with weighty, dark interior finishes on the edge of Georgetown, Oceana opted for space in a DuPont Circle structure, completed in 1930, from a time when buildings were largely illuminated by natural light and built to utilize it. Also paramount to the organization was to have proximity to a place such as DuPont Circle (it is steps from Metro) so that employee commuting would be streamlined. Relocation, in fact, was the first step in a renovation process shepherded by OTJ project manager Lida Lewis whose design challenge was to make the 15,000 s.f. space reflect Oceana’s – with offices throughout North, Central and South America and Europe – worldwide outreach and goals. In short, both the organization and the walls that contained it needed to share an inspired identity.

“When we got in (to the new floor), it was divided into five tenant spaces that had to be completely cleared out,” Lewis said, noting it was one of those floors that had been “added to and subtracted from so many times.” With 70 employees, OTJ’s goal was to create much more of a contemporary environment where older, individual offices were largely dissolved in favor of expansive public work spaces. “Often that’s a tricky transition for a lot of groups,” Lewis observed, recalling that in the client’s previous building, much more of the staff had had private offices. In a nod to green practices - though strictly for time purposes Oceana had decided not to pursue LEED certification - low-VOC materials such as sustainably-dyed broadloom carpeting which is 100 percent recyclable were used throughout, and the organization’s older furniture was reused in the few private offices, and OTJ offered incentive for the new employee balance by providing brand new furniture for staff who went into the more public workspaces.

Where lighting was concerned, OTJ harnessed natural light for 90 percent of the floorplate. Occupancy sensors, fluorescent fixtures and some LED lighting were also used, and “mesooptic technology” which allows light fixtures to adhere closely to the ceiling, with light spreading widely across the ceiling plane, resulted in a decrease in the number of fixtures necessary. It also afforded a gentle light below, according to Lewis, which precludes glare on computer screens.

Who Let the Fish Out

While Lewis concedes that OTJ had considered strategic use of fish tanks in the client’s office environment, the team quickly learned that Oceana’s philosophy eschews fish in captivity. As such, the design challenge was to tell the organization’s story with visuals that did not involve compromising life forms. In place of tanks, the use of elements such as light boxes and layers of curved plexiglass with translucent printed film of sea images (fish; a diver; sea grass) serve to illuminate their work, with Oceana’s internal graphics department participating in this aspect of the design. The wall behind the reception area, which uses multiple glass panes, is actually different layers of glass and glass film emblematic of the movement and transparencies of the waves on Oceana’s printed materials. A dolphin, part of their logo, appears to be jumping through these waves on the wall, and Philips Color Kinetics’ LED lighting at the top of the wall cycles through colors - which can be restricted and changed by a dial next to the reception desk – so that like the ocean, the display is not static.

In order to express and perpetuate Oceana’s evolving mission and accomplishments to staff and visitors, graphic displays on “pucks” or “stand-offs” – one-inch in diameter square rods an inch tall that support plexiglass, sandwiched together, in which to display photographs, articles, awards and the like– punctuate the space. The major focal point for this “living story” is the seating lobby adjacent to the reception area, and also throughout the public corridor which is the Connecticut Avenue façade. According to Lewis, for the most part these displays are also not static and can be changed and updated as the organization embarks on its many undertakings and achieves its many goals. “It keeps things fresh,” she affirmed.

In tandem with the current trend for organizations to sublease internal space until they are large enough and ready to utilize it themselves, and with the space itself shaped like a giant letter “A” (the upper left corner is executive suites), OTJ Architects built out these suites in the same colors - Caribbean hues - and with the same finishes as Oceana’s occupied space. In this respect, when the time comes, transitioning to it will be less about extensive additional renovation and more about simply where to place a cherished family snapshot or two.

“Clients don’t like cookie-cutter solutions,” Lewis said in reference to Oceana’s practical, sustainable though highly inventive use of its new space. “We asked the question, ‘What is it about your organization that makes it a good place to work?’, and together came up with something that really works with their identity.”

Photo credit: Chris Spielmann

www.spielmannstudio.com

Skanska Office Project to Fill in Wilson Boulevard

Skanska USA announced on Friday that it would turn a pair of single-family homes-turned business into a 5-story Class A office building in Rosslyn at 1776 Wilson Boulevard. The self-financed project will turn one of the increasingly scarce development cavities on Arlington's main boulevard into 108,000 s.f. of office with a full ground floor of retail, designed to meet LEED Gold standards. Skanska says demolition of the existing buildings will take place within the next few months.

Skanska purchased the site for $10m this summer from George Contis, who had planned and received approval to scrap his own Medical Service Corporation International and build a medical office building on the site, a project Contis intended to start in early 2009. Skanska will take over Contis' plans, including the "virtually column-free" RTKL designed building, adapting it to much sought-after office space (oh wait, we got it confused with 2005 for a minute). Executive Vice President Rob Ward called it "an extraordinary site" in a statement, and promised completion in about a year and half. A 231 space, 3-level parking garage beneath the building will service tenants. It also appears that Skanska will honor Contis' plans to extend N. Quinn St, connecting Clarendon and Wilson Boulevards, breaking up the "super-block" and adding a pedestrian plaza.
Skanska touts that green credentials will be achieved with a vegetated roof, "energy-efficient windows" (those crazy Swedes), power outlets in the garage for electric vehicles, and improved air quality "to enhance worker productivity." Future employees take note. Skanska's speculative office endeavors include an office building under construction at 10th & G in Penn Quarter; its construction arm is finishing up work on an office building at Half and K Streets, in southeast DC.

Arlington Virginia real estate development news

Music to Developer's Ears in North Bethesda

112 new townhouses are on the way in North Bethesda. Streetscape Partners, a two-year-old McLean-based firm, has broken ground on the 18-acre site at Strathmore Avenue and Rockville Pike called Symphony Park at Strathmore (extreme caution: link plays Classical music upon opening). The on-schedule groundbreaking puts delivery of the first homes at "late spring," according to Ron Kaplan, Co-managing Principal at Streetscape. The homes have not yet been priced, but Kaplan expects pre-sales to begin within a month.

The community is adjacent to the Strathmore Music Center and Mansion, ergo the mellifluous name. Streetscape paid $5m plus "additional consideration" for the land, donating 5 acres back to Montgomery County for public open space, to include an amphitheater and "from scratch" forest. In addition to ticket deals with Strathmore, buyers will get Hord Coplan Macht landscaping. "HCM has done an amazing job to create beautiful outdoor, European mews," says Kaplan.

The developer described the finishes as "real materials" - brick and stone and solid wood doors. The design team tried to evoke the appearance of Georgetown, and Boston's back bay, a "sophisticated" community, according to Kaplan. The project is backed by Lubert-Adler Partners, LP. The land once belonged to the American Speech Language Hearing Association (ASHA) and had been under contract with residential developer Centex; Streetscape stepped in when Centex went bust after several years of planning, leaving Streetscape with the original plans and architects, Lessard Group, which have since made revisions to the designs.

North Bethesda, Maryland real estate development news

Phase II Underway at Capitol Hill Oasis

"Capitol Hill Oasis" sounds like the place to be, especially after a long, frustrating day amidst the incessant bickering on the actual Hill's desert of political disputation. But unless you consider "SoFlo" (South of Florida Ave) and "Capitol Hill" interchangeable monikers, and/or your idea of an "oasis" is eight dingy, brown brick prefab townhomes instead of gushing springs of purified water, palm trees, and lush fauna, then you're likely to be disappointed after visiting the residential project at 12th Street and Florida Ave, NE. 

While the marketing may be clever, it doesn't seem to be swaying any would-be buyers, as the homes at 915 thru 935 12th Street, NE, completed in mid 2008, remain vacant and unspoken for, with no one taking them up on the original $1.5m asking price (long since cut in half). But the inability to find tenants for the initial eight houses hasn't deterred developers 12th Street Partners, LLC and G. B. Herndon & Associates, Inc from pressing forward, as phase two of the development began recently.

Two more townhouses, both five bedroom units, are set to be constructed in addition to the planned four-story, 16-unit condominium on the lot directly behind the already built rowhouses. The new condominiums include office suites that may end up as small doctor's offices, according to the developer. 

Sales representative Jesse Kaye of Prudential Carruthers says that the units are zoned for commercial use, so the developers would consider leasing to small businesses if they continue to have trouble selling and/or leasing to full time residents. Kaye also explained that while they have not officially leased or sold any units, they have had communication of sincere, solid interest from several parties (his words). Even if there were deals in place, the units won't be ready for occupancy until mid October, he elaborated, when some basic utilities installation for phase two is completed.

The developers describe the project as a "distinguished group of all-new residences incorporating an artful blend of traditional Washington architectural styling." Apparently the factory attendants at Deluxe Homes in Pennsylvania, where the pieces of these assembled modular homes were produced, are very knowledgeable about the District's historic rowhouse architecture. Tim Brown at Urban Turf contends that: "When the units are finally completed, it is nearly impossible to differentiate modular homes from homes built with traditional construction methods." But even Paul Wilson, an architectural consultant on the project (in a very "limited role"), said that while prefab housing makes the construction process easier and more cost effective, and also allows better quality control, it can also result in a definite "cookie cutter look." While the exterior might not be exactly distinguished, the amenities package may appeal to the fitness-averse home buyer, as each of the completed units contains an in-house elevator so residents of the lazy persuasion won't have to think about climbing all the way to the fourth floor.

Neighbors seem to have mixed feelings about the development. Some are happy to see activity in the area, but anxious to have the residencies occupied instead of unattended and neglected. But it seems others have found the development a nuisance to their quality of life. One nearby resident has reportedly "complained to the city on multiple occasions for standing water, late night construction, and impediments to parking/access." During the time lapse between phase one and phase two one neighbor has witnessed "a nasty fence [fall] into disrepair, weeds [become] small trees, mounds of dirt [become] fertile soil, and an abandoned truck find its final resting home." No timetable has been supplied for the phase two of construction. Given that completion of phase one lasted roughly 2 years, neighbors might be complaining for a bit longer. 

Washington D.C. Real Estate Development News

Construction Start at 2400 14th Street Promised Before 2011

Level 2 Development's original plans to replace the Nehemiah Shopping Center at 2400 14th Street NW with a large residential building fell through some years ago. But don't feel too sorry for them, as the property they bought in March 2006 for $13.27 million was sold to UDR for some $25 million, a not-so-little profit for what has remained a pile of rubble over the last couple years. But the rubble will at least be pushed around soon, as developers at UDR confirm that they are committed to starting construction on the ten-story, 255 unit apartment building sometime before the end of the year. Because the original developers and architects already navigated the PUD approval process, plans remain largely the same under the direction of UDR.

The studio apartments as well as 1 and 2 bedroom units will range from 500 s.f. to just under 1,600 s.f. in size (total of 190,000 rentable sq. ft.), and will hide the 198 space parking garage planned for the back half of the lot (half above, half below ground). A top floor penthouse comprises the tenth level of

the structure. While the bottom level will feature 18,500 s.f. of flexible retail spaces (two to six spots) reserved for tenants that will supply neighborhood wants and needs: a grocery store, restaurants, bank, café, and/or a home furnishing business are all possibilities. At least a portion of the delivered units will be affordable, but how large that chunk will be remains unknown.

Shalom Baranes will stay on as design architect. They have created an impressive building plan that will feature floor to ceiling glass views, private terraces, a media room, conference lounge, fitness

center, rooftop pool and a green roof feature, in addition to a roomy lobby that will open into an outdoor atrium. Donohoe Construction is serving as general contractor and will carryout the plans the developers hope will earn Gold LEED certification upon completion. No timetable for construction is currently being shared publicly.

Washington D.C. Real Estate Development News

The Technology of Tapas

By Beth Herman


It's a long way from a town widely known for its slaloms and schnitzel to the epicurigentsia of D.C. Principal Griz Dwight of Grizform Design Architects traded childhood ski racing competitions in the icy terrain of the Green Mountains for the equally sharp, albeit mental terrain of Washington, and never looked back - except with the occasional fond memory of a frozen lavatory at 6 a.m. and wind-blown snow inside the family home.


"We moved in to a converted barn," Dwight said of his first winter as an 8-year-old in Stowe, Vermont. "There was no heat in the house - just two wood stoves." Dwight’s mother, an author and avowed hippie, referred to it all as "character building," but the next year renovation and insulation followed, which may have impacted the future architect - even subconsciously. He admits it was a great place in which to grow up.

With 30 eclectic D.C. and Florida restaurants in his passbook and one more in development, Dwight’s unconventional undergraduate studies, almost equally distributed between studio art and physics (he was one science class shy of double-majoring) are emblematic of an architect whose love of the abstract and tactile sense are tantamount to his sense of precision and the technology of how things work. He also logged Vermont summers working construction, quipping that the confluence of all the art, science and framing is enough to make him “dangerous.

“I can weld; I do carpentry; I’ve worked a lot with pouring concrete; I’ve done some electrical work; plumbing.” Because the firm’s restaurant designs are so varied, Dwight said they can design everything “with that crazy pie-in-the-sky idea (recalling the abstract), but also the technical knowledge to get it done. We’re not coming up with a lot of crazy ideas that can’t be built and are over budget,” he added.

In the case of Estadio, 1520 14th Street NW, Grizform Design Architects’ latest restaurant venture which opened in July, the firm took a small, 2800-s.f. space and “packed a lot of punch in there,” Dwight said. Working in tandem with owner Mark Kuller, whom Dwight said loves Spanish food and wine, is extremely hands-on and also owns Proof, 775 G Street NW (another Grizform design), the team took tapas into the bullring by marrying the animal’s raw power and presence with “the sleekness and athleticism of the matador. We took images of the bullfight, or sort of the notion of a bullfight, and really thought about how that might translate into the space,” Dwight said.

Accordingly, clean, contemporary lines and stainless steel are offset by hand wrought 19th century one-inch terracotta bricks from a mansion in Spain. These elements are juxtaposed against what Dwight calls a monolithic, poured in place concrete bar – a massive element in the center of the space he believes could be the bull in the center of the ring. The wood on the face of the kitchen bar is a bold heart pine, salvaged from a building in Charlottesville, Va. in a nod to sustainability. Inside the vestibule, the heart pine theme continues on walls, punctuated by clavos: large nail heads reflective of those at the entry door of Plaza de Toros in Seville.

“It’s got a great vibe,” Dwight said, recalling that Kuller and chef Haidar Karoum (also of Proof) “ate their way across Spain” in an effort to authenticate the tapas and full dinner menu. “It’s really one of those restaurants that opened up with a soul. A lot of times restaurants seem to need to earn their soul, but this one, you walked into it the first day and it just felt right,” he affirmed.

Down the proverbial street, the firm is “digging into Korean culture” to open a second Mandu in the City Vista building at 475 K Street. According to Dwight, the owners purchased the first Mandu as a turnkey operation, changed the paint colors and simply opened up. But its scion, tentatively scheduled for a grand opening around the first of the year, will pay homage both to the country’s culture and the owners’ very traditional heritage.

“We are in Washington, D.C.,” Dwight said, “so it’s not going to be as if you plucked a place from Seoul and dropped it in.” Nevertheless in the Korean tradition, a wall of memory boxes will exist, exaggerated almost like a giant apothecary case with various drawers and nooks in which to put things. The structure will anchor the space and house memorabilia about the family’s history in Korea, their subsequent journey to D.C. and eventual foray into the restaurant profession.
Additionally, Dwight explained the owners spent their youth living by a duck pond in Korea, with ducks a significant sentimental factor in their own family story. Accordingly, the firm found about 60 wooden ducks, painted them lime green, and will situate them in various forms of flight around the memory wall in the middle of the space.

“We strive to tackle each project freshly,” Dwight explained, referring to the great diversity of all of his projects, both restaurant and retail, which also include Obi Sushi, Tackle Box, G Street Food, Artisan Confections and Sea Salt in Naples, Fla. Casting an even wider net into the hotel industry, Dwight anticipates a future where the applied potion of art, physics (what he calls the “why” in the reason things work – the fact that they hold up) and construction will make dreams come true for the client. Back in Stowe, during that first winter, he recalled that from their barn house in Long Hollow you couldn’t see anyone’s lights at night. In retrospect, it was clearly the place for his own dreams.

Estadio photography by Paul Burk Photography

Clark Breaks Ground on Arboretum Place

The Maryland Avenue ray of the officially completed and freshly paved Starburst Intersection has a brand new mixed-use, multi-family development in its future. Like most developments, Arboretum Place, a planned apartment community at 1600 Maryland Avenue, NE, has been continuously delayed by financing complications, originally hoping to break ground in early 2009. But Clark Realty spokeswoman Joy Lutes has confirmed that construction on the project broke ground earlier this month, making the ratio

of hipsters to construction workers in the Atlas District a bit more even.

This will be the first major residential project to get underway in the H Street
vicinity. "We are excited to undertake this project in an area of the city that has continued to experience growth even during the economic downturn and be able to contribute to this historic and vibrant neighborhood," says Clark Development Executive Tracey Thomm.

Originally billed as a 430-unit condo/apartment project, only a smaller initial phase is officially in the works. For the first phase, the $36 million development will deliver 257 apartments, a 250 space parking garage, and 5,000 s.f. ground-floor retail. Units will be offered in a variety of types and sizes: studios as well as one and two bedrooms. According to the developer, the project will bring "high-quality housing to an area that has not benefited from new residential development in many years." Respecting the eclectic and independent nature of the Atlas District, developers say they intend to link up local businesses with the new retail spaces. Clark Realty will also serve as general contractor as the development team aims to deliver the first residencies in the spring of 2012.

Georgia based Preston Partnership provided architectural designs that call for sharp angles and a busy, modern facade of dark red brick, cement, and large glassy bays. The liberal use of glass will offer extensive sight lines into the large central courtyard. Aside from supplying enjoyable outdoor public space, the courtyard helps to disrupt the massing of the buildings, allowing interesting interplays of space, and also blending the development more smoothly with the character of the surrounding residential neighborhoods. Like most residential developments these days, developers have qualified the project with the "luxury" tag, meaning a pool, a business center, a gym, indoor half basketball court, entertainment space, and landscaped gardens complete with fireplace and "meditation courtyard" are all included.

Although H Street currently offers a growing plethora of chic boutiques, trendy bars, and hip restaurants, the area still retains some grittiness: an overabundance of suspect take-out Chinese food spots, liquor stores, and boarded store-fronts. Adding to the aesthetic blight of the area is the scarred H Street, ripped up and littered with orange cones and Jersey barriers while it awaits the ever-delayed streetcars. The only other major residential development on the strip, The Rappaport Companies' large mixed-use redevelopment project running on the south side of H Street between 8th and 10th has been in the works for over three years now, but won't be moving forward soon. Arboretum Place may serve as a beacon of hope, like the Atlas District, a dark horse neighborhood that might challenge 14th & U (or Midcity, if the branding sticks) for the title of most artsy alternative 'hood.

Washington D.C. Real Estate Development News

Argent Opens Subsidized Apartments in Silver Spring

The Argent, downtown Silver Spring's only all-affordable apartment building, opens its doors tomorrow. Built in 2009 by Washington DC-based Perseus Realty LLC as "luxury" condos (outward appearances notwithstanding) the condo project languished with few sales (actually none) and financing gone south, sitting vacant for more than a year until sold earlier this year to Utah based Pallas Properties and Paradigm Financial Consulting for $24.8m.

Pallas snapped up the 96-unit property earlier this summer for $258,000 per unit, with the assistance of federal Low Income Housing Tax Credits in a plan that keeps 90% of the units set aside for tenants with less than 60% of the Average Median Income (up to $43,000) and 10% of the apartments at less than 50% AMI. The Argent offers underground parking and, in a rare twist for a multi-family building, stainless steel appliances, ceramic floor tiles, and granite countertops. The deal keeps the units income restricted for 30 years. Montgomery County contributed $5m through the Housing Initiative Fund.

But the addition of an entirely low-income building took neighbors by surprise, reports SouthSilverSpring blog, and not in a good way. Subsidized apartments are rife throughout Silver Spring - the Portico has 23 of 151 units bankrolled by taxpayers, Falkland Chase Townhouses (58 of 70), Alexander House (123 of 310), Silver Spring House (32 of 77), 1200 East West (32 of 245), Gramax Towers (153 of 180), the Veridian (58 of 457), and as DCMud reported just yesterday, the Galaxy is now under construction next door with 82 of 195 units dedicated to low-income tenants. Occupancy of the Argent, located at 1200 Blair Mill Rd., will begin in October. The ceremony will take place tomorrow at 9:30am.

Update Sept 16: At the ceremony, Montgomery County Executive Isiah Leggett released a statement that said “One of my top priorities is increasing the amount of affordable housing in Montgomery County...These units will provide much-needed safe and affordable housing to 96 individuals and families and give yet another boost to South Silver Spring.”

Silver Spring real estate development news

Silver Spring's Contracting Galaxy

The Galaxy in Silver Spring is at last underway, at least in name. RST Development began excavation work on the site last month to make way for the apartment building that will soon rise at 8025 13th, just west of Georgia Avenue on the Silver Spring-Washington DC border, but now as a smaller, subsidized version of the original project.

Initially planned and approved by the county as a 328-unit, 700-parking space condominium, the project has spiraled downward in scope over the intervening four years. The ultimately prevailing design is a 195-unit rental apartment building with 113 market rate units and 82 subsidized units reserved for occupants making less than 60% of the Area Median Income (AMI). RST began sales for the Galaxy, then a condominium, in 2006, which ended unsuccessfully in 2007. By early 2008, with the condo market in Silver Spring moribund, A.R. Meyer's & Associates' designs for the approved condo project shrank to a more modest 241-unit complex with 430 underground parking spaces - with some as public spaces - was rebranded as an apartment building. But the shrinkage continued and - any port in a storm - the developers took advantage of public dollars by amping up the affordable housing component, and earlier this year RST submitted an application for $40m in tax exempt bonds, nearly $3m in Low Income Housing Tax Credits (LIHTC), and an additional $5m from the county's Housing Initiative Fund.

 

The Galaxy is RST's third project on the site, but the first new construction. In 2004, RST converted the vacant, 15-story office building around the corner into Gramax Towers, a-182 unit apartment complex also heavily subsidized by the state with 153 subsidized units. A year later RST began the renovation of the Williams and Willste buildings, two abandoned office buildings next to the Galaxy site, which it converted into the Aurora Condominiums. Developer Scott Copeland of RST declined to talk to DCMud for this story.

Silver Spring Maryland real estate development news

Passive Solar House Coming to Deanwood

Parsons and the Stevens Institute of Technology, in conjunction with the DC Department of Housing and Community Development and the DC Chapter of Habitat for Humanity, are taking their passive solar house design from the National Mall and bringing it to Deanwood in Ward 7. The design team for emPowerhouse also includes Milano The New School for Management and Urban Policy, coalescing expertise from the fields of design, management, and engineering, and operating under the guidelines of the Department of Energy's Solar Decathlon competition, in a unique effort to unite

competition-level design with sustainable and affordable development.

Sponsors held a "Site Warming" event in Deanwood yesterday, which celebrated the upcoming Spring 2011 groundbreaking on the residences. Laura Briggs of Parsons's School of Constructed Environment reported that over 100 students have been involved in the course of the project. "It takes that many people to do a job like this," she commented, noting that students from multiple disciplines, including architecture, engineering, planning, policy, management, communications, product, lighting, and even fashion design have been collaborating on the project. John Clinton, Associate Professor of Sustainability at Milano - The New School for Management and Urban Policy added "[w]e wanted to provide opportunities for the community to learn about sustainability and infuse it in the design process. We also wanted to go from the house to housing." In a public address at the event, Sylvia Brown, ANC- 7C04, called the occasion a "monumental step." She hopes that conventional developers will have to contend with a new standard of housing in Ward 7, once the project is finished in October of 2011.

The Parsons (officially Parsons - The New School for Design) design team was selected as a finalist for the biennial Solar Decathlon Competition, next held on the Mall in the fall of 2011. The team is working on design at all scales: neighborhood and building, and even on fixtures and appliances. Taking into consideration the sun's path during different months of the year and the layout of the street grid in Deanwood, the plan adjusts the orientation of the buildings on the site to maximize southern exposure and thermal retention. The houses are designed to reach their optimum energy efficiency when they are side by side as a duplex, so the ultimate goal is to erect them both in Deanwood, providing the community with an affordable model for an innovative energy-efficient home.

With input from the Stevens Institute of Technology, which brought engineers into the design process, the design team is planning for a cellulose-insulated building envelope with R-values in the 40s and 60s, a Zehnder energy recovery ventilator system to heat and cool the houses, as well as hybrid photovoltaic-thermal cells, which not only generate electrical energy from the sun, but collect thermal energy reserves to offset solar cell energy loss, which occurs when solar cells heat up and their thermal resistance increases. Sinks with built-in greywater filtration devices and on-site storm water management

through an underground collection cistern and rain gardens are also under consideration.

The transition to Deanwood came when Shana Mosher, a student with connections to both Parsons and DC local government contacted ANC rep Sylvia Brown and Dennis Chestnut, Founder of the Ward 7 Non-Profit Network, and matched the idea of a Decathlon-worthy home with DC neighborhood development. As part of the community-building, the team is producing monthly newsletters with background information about Deanwood, Habitat for Humanity's efforts to improve storm water runoff by installing rain gardens in the neighborhood, and analysis on how the layout of a neighborhood affects passive house design.

The Deanwood neighborhood is no stranger to sustainable development practices. A participant in the the CarbonFree DC "Extreme Green Neighborhood Makeover," which retrofits existing homes with green features and, as of July 22nd, has gotten funding to retrofit 20 additional homes in the DC area, Deanwood residents have been given a hand in caulking drafty windows, weather-stripping doors and windows, converting to smart power strips that monitor idle vampire usage, exchanging incandescents for compact flourescents, and gardening.

"We anticipate a 10% cost increase, which will be paid back in seven years. With 90% increased efficiency, for a 30-year note, that is $60,000 in savings," estimated David Gano, the Habitat for Humanity construction manager on the site. Habitat, which acts as a guarantor for low and middle income families that decide to partner with the organization, is in the process of selecting residents for the much-anticipated pilot housing in Deanwood.

Truck Stopping Design 101

By Beth Herman

The grandson of a gifted painter, and with a childhood penchant for creating fine art himself, landscape architect and Principal Bruno Carvalho of Carvalho & Good, PLLC couldn’t have anticipated that requisites for the post-9/11 world in which he plied his craft would include the use of elements such as Jersey barriers, concrete blockades and bollards, and terms such as kinetic impact, all informing his profession.

Practicing for about a dozen years, Carvalho cut his designing teeth in explosive South Florida, careening through the real estate and condo boom but leaving a stalling market in 2006 for D.C., where security - aka perimeter - design was the new black.

"Before 9/11, except if you were dealing with very secure sites, usually military, it wasn’t mainstream at all,” Carvalho said, referring to evolving ideas of barrier design – or more or less making art out of harsh, prison-like barriers hastily erected after the World Trade Center incident. In fact, after 9/11, an incalculable number of cement blockades and barriers feverishly went up around federal buildings in cities throughout the U.S., Washington DC key among them of course, until security proponents began to take stock of the war zone ambience they created.

The challenge for landscape designers in the realm of security/perimeter design, in an area like Washington, according to Carvalho, is to incorporate reinforced but disguised security elements into park-like public spaces that evoke more of a sense of respite and harmony than duck and cover.

Beware of Trucks Bearing Bombs

In the case of the Office of Personnel Management, 1900 E St. NW, a retrofitting of the existing building included in an overall landscape upgrade involved redesigning the perimeter to include security outlets, Carvalho said. “Instead of simply designing a typical streetscape with trees, benches and bus shelters, all of these elements now serve to provide a secure perimeter,” he explained, adding that the former practice of simply placing intrusive Jersey barriers everywhere (3 ½-foot high tapering concrete walls originating in the NJ highway system) has been replaced by elements such as giant concrete planters teeming with flora, hefty, anchored benches or reinforced concrete bollards that are highly aesthetic, all of which meet rated security standards based on “kinetic impact.” In short, Carvalho noted, you can’t drive a truck through them. Even light poles, redesigned for heft and anchored differently, qualify in security/perimeter design, with the grand prize going to covert pit design. According to Carvalho, though quite rare, some entities have a camouflaged pit in the landscaped area where unknowing pedestrians can walk right over it, but the weight of a truck will surely collapse its camouflaged covering.

At the Federal Trade Commission, 600 Pennsylvania Avenue NW, a low, 2-foot seating wall where people can linger, made of granite for aesthetics, serves as a vehicle barrier with landscaping for shade just behind it. “This wasn’t as involved as the OPM,” Carvalho said, “but it’s a simple element you can incorporate within the landscape to provide a required safety perimeter. If a developer wants a federal tenant, Carvalho explained, it has to incorporate some kind perimeter security, now more than ever an integral part of D.C. development. You don’t always perceive they’re safety elements, and that’s the contribution of the landscape architect.”

Furthermore in our nation’s capital, security design needs to be more than a barrier: it needs to be a functional part of the urban streetscape, which in some cases means excluding vehicles as was achieved at 1600 Pennsylvania Avenue. “You don’t lose anything by not having everyday cars drive in front of the White House,” Carvalho noted, also citing similar pedestrian projects in cities such as New York and Philadelphia, “and you gain this great linear plaza.”

Dressing the Fortress

Listing the Israeli Embassy and the Vice President’s residence on their dance card, Carvalho maintained that sometimes it is incumbent upon the landscape architect to address - and dress - security elements that are already in place such as looming walls and cameras. “Security has always been part of high profile site design in Washington, D.C.,” he said, “regardless of the condition of the country.” To that end, and particularly with regard to the Vice President’s residence, planting schemes designed to upgrade the property could not obscure security cameras, and in other areas were devised to enhance or reveal existing security measures.

Earlier this year, Carvalho & Good was charged with landscaping the World Bank headquarters in Yemen where, Carvalho said, the country is almost a failed state. “There’s a lot of radicalism and extremism, and obviously there were tremendous security elements going on in that project: a huge perimeter wall and tons of cameras.” He noted their task was to work within those walls, designing a beautiful plaza and garden for the everyday use of employees, so that they would not feel as though they’d stepped out into a battle zone for lunch. Yemen’s World Bank, Carvalho reflected, is a symbol of world unity in a place that doesn’t have much unity.


Recently embarking on a project to landscape the Suitland Parkway entry road to the new headquarters for Homeland Security, where safety elements will clearly dominate the site, Carvalho said at the same time it will be important not to have them detract from the existing aesthetic of the parkway. “The main point of what our firm does is to bring balance to perimeter design,” he said. “Anyone can put a row of Jersey barriers around a building, based on the standard, and call it secure, but the difficulty comes in providing that same standard and making it beautiful.”

Washington DC commercial real estate design news

District Releases Hurt Home to Developers At Fire Sale Price

Roughly two months ago, the DC City Council voted to release several District properties for redevelopment, but the most noticeable deal in the large release is the transaction that enables Argos Group, in partnership with Potomac Investment Properties Inc., to scoop up the historic Hurt Home mansion at 3050 R St. NW, a "contributing" building in the Georgetown Historic District, for $450,000. The deal is pending, and Jose Sousa of DMPED cautions that "[t]hese numbers are not yet final." But Sousa and Argos Principal Gilberto Cárdenas estimate that all the minor details will be chiseled out in the next couple weeks. Cárdenas has plans to redevelop the former assisted living facility for the blind, and more recently the Devereux Children’s Center for foster children, into a 15-unit luxury condominium. This isn't Argos's first effort at acquiring and transforming a vacant, District-owned, historic property into high-end condos: the development group broke ground on the renovation of the Northeast's historic Firehouse No. 10 and Police Station No. 9 earlier this summer.

Argos has again contracted familiar partners Sorg Architects for the design work, and developers are leaning towards bringing in another interior design specialist to assist with some of the remodeling work. Three poorly executed wood additions will be stripped from the back of the original brick exterior, while the interior will be almost entirely gutted and rebuilt, walls, stairs, mechanicals, and all. The facade of the building will be improved and restored to its original historic charm, accented by giant two story front windows and an entrance stoop railed with hefty white columns. When finished the condos will be a spacious 1200-1700 s.f., each with two to three bedrooms and loft space. Given that the property was put mostly to philanthropic uses over the course of its long history, developers have agreed to offer three of the units at affordable rates and reserve them for blind citizens. Designers plan to link up with the American Council for the Blind to methodically outfit the units to meet the domestic daily needs of those living without sight. The back lot will be extensively landscaped, and a 30 car parking lot will be installed. Developers say there is a strong chance several Zip Car spaces will be included.

Sorg already oversaw the G-town Post Office Renovation

After the City Council meeting in July, Councilman David Catania seemed unsure of the decision: WBJ quoted Catania wondering why they'd "sell a property for $450,000 that’s worth $6.1 million," and asking, "Why not bid that out just to make sure we have the best reimbursement for the taxpayers?” But although at least five or six developers toured the property following the District's Request for Expressions of Interest (RFEI) last summer, Mr. Cárdenas and his partners were the only ones to go forward with an offer, and negotiations went from there. Initial plans called for an addition to the building and as many as 41 units, with the building being offered for more than $1.5 million. But it quickly became clear that community organizations, Zoning Commission, and the Historic Preservation Review Board would combine forces to put a quick stop to a proposal of such proportions, and so the number of units, with some back and forth community dialogue, was slowly reduced to 15.

Cárdenas reckons that other developers were reticent to get involved with the sometimes stubborn and often vocal Georgetown community. "They're a community that knows what they want, are well organized, and have the resources to force compromise," says Cárdenas, "but we came into this project with nothing but a positive attitude, good intentions, and willingness to compromise." Jose Sousa confirmed this, saying: "The development team worked in concert with the surrounding neighbors to address many of the concerns raised regarding parking and unit counts." Although the vetting process has already started, developers don't expect the receive final Zoning and HPRB approval for approximately a year. If all goes smoothly, construction will begin shortly thereafter.

Washington D.C. Real Estate Development News

Arlington Mill In Process of Selecting Newest Suitor

Plans for a mixed use development set for 4975 Columbia Pike that couples the construction of a new Arlington Mill Community Center with a large mixed-income residential project have been brewing for several years now. Originally devised as a three story multipurpose center with several levels of residential units stacked on top, the now 5-story Community Center stands solo and starkly modern in its newest configuration; the residential building will be constructed separately on the adjacent land. In its inception the development was billed as a large public/private partnership, packaged as a singular entity. But fed up with the roller-coaster-like search for development partners, and having lost their most recent teammate in Edgemoor Real Estate (a subsidiary of Clark Construction) to the slow economy, Arlington County officials decided to press on with their publicly funded side of the development (the community center) while they issued yet another request for proposals for the residential half of the project.

The County steering committee and involved public officials held an open meeting last night at Walter Reed Community Center to unveil the latest redevelopment plans for the Community Center. Looking to make up for lost time, planners are moving forward aggressively with the intention of demolishing the current building in October, breaking ground in early 2011, and opening the doors of the new center in the spring of 2013. The public development team will meet with the Transportation Commission, the Planning Commission, then wrap up proceedings with a final Board hearing on September 28th. With plans finalized, a request for general contracting bids will soon follow.

One of the earlier site plans.

Although a construction team won't be selected until winter, architects at DCS Design (Davis Carter Scott) have already supplied the updated schematics. The boxy, glassy building brings a bold, urban flare to the Columbia Pike thoroughfare, but an aquatic inspired color scheme of light blues and greens give a calming sensibility to the imposing structure. The five stories will be stacked on top of two tiers of underground parking (140 spaces) and feature a full gymnasium (8,700 s.f.), an entire floor's worth of fitness center, a game room, visual arts studio, mini libraries, a career center, computer labs, and a variety of multipurpose classrooms, study rooms, and meeting rooms.

A County spokesperson explained that their strategy for the updated programing line-up was to create "one stop shopping for County services." The plethora (10) of multipurpose rooms, as well as several fixed classrooms and conference rooms, will provide flexibility for programing, especially as new relationships are built with nearby schools and libraries that may utilize the new space. The Community Center will be financed with general obligation bonds already sanctioned by County voters, most recently a $26 million bond authorized in November of 2006. Community members seemed supportive, but anxious about the dearth of details for the accompanying residential plan.

The Starry Night version

Arlington County issued a request for proposals earlier this summer, receiving several official plans before the early August deadline. When asked about the proportion of affordable housing going forward, Arlington Mill Steering Committee Chairwoman Linda LeDuc explained that "all six of the received proposals would at least meet the originally stipulated 61 units at 60% AMI. We accepted both mixed income plans," she clarified, "and entirely affordable housing propositions. But it's all kind of up in the air right now." For those who've been tuned in since the beginning, the project has come together at a snail's pace, but once a new developer is decided upon, the process should move more quickly. Officials are expecting the new development team to be poised and ready to apply for HUD's Low Income Housing Tax Credit (LIHTC) by spring of next year.

Because previous plans have already been approved for a 2-5 story residential building, and because the site is to be developed to Form Based Code as part of the Columbia Pike Special Revitalization District, the normally grueling planning process should be quicker and less painful. Financing and other details will of course remain obstacles, and so no time line has been issued. Vetting of submitted proposals will take place throughout the fall, and additional information will likely be provided as the County irons out their more immediately plans for the Community Center.

Arlington Real Estate Development News