A Place in the Sun: The Orioles Dress for Success

By Beth Herman

Brooks Robinson, your table is waiting. Well, almost. If he had one, it would (no surprise) be located just behind third base, in a sparkling new climate-controlled pavilion lounge. In fact, right about now, and because it exists, we can all sit there.

Felicitously fronting Euclid and 12th Streets in sunny Sarasota, Fla., the newly redesigned Ed Smith Stadium propelled the Baltimore Orioles to a 12-6 win over Tampa Bay on Tuesday – opening day of the 2011 exhibition season. Designed by D.C.-based David M. Schwarz Architects and architect of record Sarasota-based Hoyt Architects, the 85,000 s.f. addition to a nondescript precast concrete existing building went up at breakneck speed, about 18 months from firm selection to opening day. With up to 150 Hunt Construction workers logging double shifts, and the team having signed a 30-year agreement with Sarasota County last spring, the opening of the spirited new stadium came not a moment too soon.

“The best thing you can say about the (old) stadium is that it was utilitarian,” said Michael Swartz, David M. Schwarz Architects principal and project manager. “Though it was sound, it looked like it was picked out of a catalogue. It was 7,500 seats and a place to play baseball.”

Expanding to 9,000 seats, Swartz said the best thing about the former stadium was that it was set back far enough from the edge that the architects had room to extend and engage the street, reusing the existing structure to preclude filling yet another landfill. LEED Silver- or Gold-bound and boasting sustainable features that include light colored paving and Cool Roof Council-approved cement tiles for sun and heat reflection, the stadium’s redesign embraces both the players and the fans in robust and equal measure. With a 21st century spin on the classic peanuts-and-Cracker Jacks stadium model, that features an air conditioned café, two-level concourse and triple the number of concession spaces, the Ed Smith Stadium also forges a new identity that reflects the dignity and architecture of the community that supports it.

“Sarasota basically has two architectural traditions,” Swartz said, affirming that both were incorporated into the project. The first, a Mediterranean or Spanish Revival style characterized by the region’s stucco buildings and gracious hotels of the 1920s, cues the stadium itself. The other, a 1950s modern approach referred to as the Sarasota School of Architecture, defines a renovated 20,000 s.f. Buck O’Neil minor league clubhouse a couple of miles south of the ballpark at Twin Lakes Park. An even more expansive project than the ballpark, Swartz said the clubhouse was long and low with no personality but now has a Sarasota Modern theme.

Of sweet spots and sun spots

With shade, or the lack of it, a popular caveat of the former stadium which critics in one publication called “depressing,” the architects embarked on an earnest series of sun studies in the redesign phase. The result is the use of lightweight, economical canvas to extend the existing roof, as well as “sympathetic” landscaping that involves the use of trees between the stadium and street to create and extend outdoor patio areas.

At the Orioles’ Camden Yards in Baltimore, a lack of connectivity to the game ensues when fans visit the concession stand or restrooms and have to follow the action on a monitor. In Sarasota, Swartz said because the stadium was an existing structure with the same issue it couldn’t be entirely eliminated, though an upper concourse was added off the top deck and seating bowl. Fans accordingly can avail themselves of another concession stand and restrooms without forfeiting the live experience.

In left field, a special picnic area Swartz called “the park in the park,” and which the Orioles reportedly were very keen on creating, became an instant success with fans on opening day. Two hundred feet long by 100 feet deep, the elevated space boasts terrace seating and palm trees along with a slightly different concession menu. “We went through a lot of different design iterations until we got it the way we wanted it,” Swartz recalled.

Of bullpens and baselines

Prior to the redesign, and not unlike other parks, bullpens at Ed Smith Stadium were behind the outfield wall. “This is spring training,” Swartz affirmed. “We wanted it to be a lot more interactive between the players and fans so we moved the bullpens to the baselines.” In this respect, fans have the continuous advantage of looking down into them, watching the warm-up, among other things.

All four practice fields – three full-sized baseball fields and a smaller diamond designated for end field drills – received upgrades that included new grass and infields, increased foul territory, new backstops and dugouts, ameliorated drainage issues, an improved batting tower and new fences in the outfield to prevent balls from traveling to the street: a community issue.

With left and right foul poles pulled in a few feet and the outfield wall lowered from eight to six feet, Swartz indicated it’s fun to facilitate more home runs in the Grapefruit League. “Spring training is really about being festive and inviting the community to watch baseball, but in a much more relaxed setting,” he explained.

At a price tag of $31.2 million, in addition to the stadium and the minor league clubhouse, a major league clubhouse gutting and renovation will commence on May 1. Sited next door to the stadium, the redesigned structure will boast a state-of-the-art weight training room, sauna, whirlpool and everything else to accommodate and/or rehabilitate injured players. “If someone sustains an injury in Baltimore during the season, more than they can accommodate at Camden Yards, they’ll send them down to Sarasota,” Swartz said.

Despite the fact that Ed Smith Stadium is not their first rodeo, with the firm designing such entities as Arlington, Texas’ Rangers Ballpark, Swartz said the firm doesn’t have a prototype. “We treat every project differently. We treat it as if it’s the first one we ever did. We really strive to find out what works for that particular team on that particular site in that particular community,” he affirmed, adding that with an eye to sustainability, Sarasota now has a facility they will probably never want to tear down.

Has anybody called Brooks Robinson?

Church Ready to Build Subsidized Housing in Shaw, Tear Down Old Homes

A church in Shaw is closer to knocking down a small swatch of DC history to make way for a public housing project on Rhode Island Avenue. The United House of Prayer for All People, at 601 M St, NW, owns a vacant lot and 4 row houses at 625 Rhode Island Avenue, and plans to demolish the latter in order to build a 4-story, 16-unit subsidized housing project.

According to the Department of Consumer and Regulatory Affairs, the church has applied for a raze permit, not yet issued, to replace the townhouses and begin construction "within the next couple of months." The homes are not in a historic district, according to DCRA, which means no exemption is needed to raze the property despite their age - which was not available within District government records. The property is adjacent to the vacant lot known as Parcel 42, where protestors staged a demonstration last year criticizing the level of subsidies intended for the lot, complaining that the District, which had planned a subsidized housing project, was not providing enough subsidies and that Washington D.C. had insufficient low-income housing.
The application to demolish the buildings has not yet been approved, though the fact that the land falls outside the historic district means approval is perfunctory and a matter of paperwork. Suzane Reatig Architecture has designed a 32,125 s.f. building comprised of 16 units, eight of which will be affordable to households earning 60%–80% of the AMI, with a mix of two and three-bedroom units, ranging from 1,150 sf. to 2,200 sf. The District government approved a planned unit development (PUD) for the zoning change, with LEED certification. "We're going to have some awnings on the top, that will be an interesting feature. There will be a wedge shaped private garden on the west side that will be a visual amenity" said Megan Mitchell, a project designer at the architecture firm, which has worked with United House of Prayer for All People on previous projects.

The Church was contacted but would not comment on the proposed building or the razing of the townhouses.

Washington D.C. real estate development news

Petworth Library Reopens Today

The Petworth Library reopened today at 4200 Kansas Avenue NW, a 1939 Revival-style building that had been gutted and renovated to accommodate the changing needs of the neighborhood. Designed by Franck & Lohsen Architects, the renovations cost $12.4 million and were built by GCS/Sigal, LLC.

DC Public Library Chief Librarian Ginnie Cooper says improvement to the branch includes new web-based tutorials and a doubling of computers to 48 Dells and Macs for teens. On opening day, the branch offers 50,000 books with space for 80,000.
The library is one of thirteen of the 24 in the city that will have been built or renovated over the course of the past two years. During Mayor Anthony Williams' administration, and through Mayor Adrian Fenty's tenure, a re-distribution of funds has translated to beefier collections, more targeted programming, and updated technology in all branches. Over the past five years, she says, community library attendance has doubled.

"There are a lot of little ones in this community," says Cooper of the Petworth neighborhood. "We look at the demographics and shape our plans accordingly." A whole wing of the second floor is dedicated to children's books and reading space.

Ironically, "this library used to have a side entrance for kids so no one would see them and they wouldn't disturb people working," said Cooper. "Libraries are no longer hushed rooms unwelcome for children and families." Officials also emphasized the library as a hub for job searches and for securing help with resumes.

The ground floor level offers wide open spaces with plenty of light as well as lounge seating around the non-working fireplace.

The second floor houses the children's level, an expansion to accommodate more kids in the neighborhood.

The cork floors are new, yet "historically accurate" said DCPL spokesperson George Williams.

Two private study rooms flank a corner of the building on the second floor, with seating for up to ten people. On the lowest level, residents can reserve one of two conference rooms: one that seats twelve and a larger room for up to 100 people.

The second floor also offers space for travel guides and teens (who like the magazine section, apparently).

Washington, D.C. Real Estate News

AvalonBay Plans Apartment Building Near H Street Corridor

AvalonBay, a Ballston based corporation that as been augmenting its apartment portfolio throughout the greater Washington DC area, is under contract to purchase and develop nearly a full block just off the H Street corridor. Jonathan B. Cox, Senior Vice President of Development of AvalonBay, confirms that 318 I Street, NE, is currently under contract with the plan of building 140 rental apartments, with ambitions to break ground by the year's end. The site is just one block north of the spot where Steuart Investment Co. has announced plans to build a Giant grocery store and 215 apartments.
Although the size is modest, paired with Steuart's building the added density could help develop viable retail for H Street's western end, which has been stagnant compared to the Atlast District at the opposite end. "We really like the H Street Market," said Cox. "We are investing in it because we think its unique enough to separate from NoMa." The space will only house residential space. "We don't believe retail is viable in this location on I Street," said Cox.

The developer has chosen an architect but remains mum about the plans for now. What we do know: "It's not a typical D.C. architect," said Cox. "I think it'll be more contemporary and a more unique architectural style than what's now on the market." AvalonBay has also been buying and building, including the Avalon Park Crest, a 354-unit building planned for Tysons with construction to start later this year.

318 I Street NE, which AvalonBay will acquire by a lender sale, had been owned by Broadway Development, but had gone into foreclosure in 2009, around the same time Broadway lost Senate Square next door. The lender acquired the property in July of 2009 for $1.69 million. The space currently houses the vacant site of Uptown Baker, eight underground gasoline storage tanks were removed from the property in 2005.

Washington, D.C. real estate development news

Your Next Place

By Franklin Schneider

Located in up-and-coming Bloomingdale, this spacious Victorian is a genuine steal at just under $780K. The house has been completely renovated, and is now a gleaming masterwork of polished hardwood, stainless steel, and exposed brick. 'Spacious' is probably an overused word in real estate descriptions - I've seen it applied to properties where you could've opened the front door while seated on the toilet - but this house genuinely qualified.

It had none of the narrowness one often finds in this sort of property, thanks to plenty of windows and a sound floor plan, and felt wide open. There's a theater-like living room, a wide gourmet kitchen with obligatory granite and stainless steel, and the master bedroom, with high ceilings and an accordioned wall of windows, has to be seen to be believed. There's also parking for two, and a sizable roof deck with Monument views; on a clear day it almost seems like you could chuck a water-filled balloon all the way to the Capitol. Ah, democracy in action! The house also includes a (totally legal) separately-metered 2-bedroom apartment. I was extremely tempted to buy the house on the spot, and immediately rent out the apartment for twice the amount of my mortgage. Fortunately, if there's one thing the “Great Recession” has taught us, it's that life is not actually a game of Monopoly, and treating it as such will only lead to ruin (or a
multi- billion-dollar bailout).

62 T St., NW
Washington, D.C.
5 Bedrooms, 3.5 Baths Parking

$779,900

Harris Teeter To Open in Old Town in 2014

Old Town, Alexandria is preparing for an addition to the neighborhood: a 51,500 s.f. Harris Teeter, on the north end of Old Town, one block east of Washington Street. Buchanan Partners of Gaithersburg will team with The Pinkard Group LLC of Bethesda to develop the project, which will also include 175 rental apartments.

"Harris Teeter has been working on finding an Old Town location for years, said Kingsley McAdam Project Manager for Buchanan Partners. "Everyone is very excited about this." Developers are hoping to break ground in 2012 with a 2014 completion. Three condemned buildings reside in the space presently as well as a dry cleaner whose lease will be up by the time the project breaks ground.

The lead architect for the project is John Rust of Rust Orling Architecture, based in Alexandria. Buvermo Properties, Inc. of Bethesda is an equity partner in the $74 million mixed-use development.

Alexandria, Virginia real estate development news

Neighborhood Report: Georgia Avenue

Much has been promised of Georgia Avenue, without fulfillment. Some developers, like Chris Donatelli at the Petworth Metro, have made an impact, while miles of underutilized land changed little on one of Washington DC's major corridors. At last, investment on the avenue has arrived. Below is a summary of the improvement now underway.

The Great Streets Project, a centerpiece of the revitalization of middle Georgia Avenue, is in full swing with single lane closures tying up Taylor to Upshur Streets for much of the month. Plans include better lighting at intersections and at pedestrian level, more trees, and repaved sidewalks.

The Heights, at 3232 Georgia Avenue, will offer 69 units and 10,000 s.f. of ground floor retail, is behind schedule. The Neighborhood Development Company (NDC) project had been slated for completion for early 2011, but has been pushed to a third quarter opening. Half the units will be offered as affordable housing.

The Vue is a smaller, privately financed project at Georgia Avenue and Morton Street; 7,000 s.f. of retail space and 112 market rate apartments. Also an NDC project, the completion date is farther on the horizon since the zoning hearing was rescheduled for late this month.

3813 - 3829 Georgia Ave: This Donatelli project on a neglected strip will provide 5000 s.f. of retail and 5000 s.f. of restaurant space. It also includes Chez Billy, formerly Billy Simpson's House of Seafood, at 3815 Georgia Ave. The restaurant, to be run by Thievery Corporation's Eric Hilton and brother Ian Hilton, had been designated for the National Register of Historic Places for its role in the social and political culture of D.C.'s African American community.

Opening has been delayed because of the owners' focus on other projects, namely American Ice Company and the soon to open Blackbyrd Warehouse next to the Hilton-owned Marvin at 2005 14th Street. Projected opening date for Chez Billy is June.

At the southern end of that strip is 3801 Georgia Avenue: Donatelli's seven-story multifamily - The Griffin - is near completion, slated for July or August, 49 units for sale or lease (not yet decided). Designed by Eric Colbert and Associates, the building is residential only, no retail.

6925-6529 Georgia Ave: Blue Skye Construction has been chosen by the city to build 24 mixed income units in this fenced off, undeveloped lot on upper Georgia Avenue. The District bid the project out in 2009 and chose Blue Sky in early 2010, but the District is still grinding through the approval process.

Howard Town Center: In negotiations for an anchor grocer, Howard Town Center is seeing delays that bump the completion date to 2013 or beyond. Ongoing negotiations to obtain a grocer for what would be Georgia Avenue's largest mixed-use project have been inconclusive, and CastleRock Partners, Howard University's chosen developer for the site, has yet to move forward. CastleRock was selected in early 2009 to build up to 450 apartments, a grocery store, and a large retail component.

Georgia Ave Safeway: According to Duball LLC, groundbreaking for what will become the second largest Safeway in the city at 3830 Georgia Avenue won't occur until a year to a year and a half from now. Duball said at this month's ANC meeting that they will focus on permitting and securing approval for the Planned Unit Development. Expect completion in two to three years, at best.

Park Morton: Though Hamel Builders is on site to break ground in the joint venture between the Warrenton Group and Landex Companies on the $130 million dollar, 500 unit housing project, they're still waiting for permits says Tom McManus, Studio Director of Wiencek Associates Architects and Planners, the firm responsible for the project's design.

Dubbed "The Avenue," the development located on the southwest corner of Newton Place and Georgia Avenue includes public housing. DCMud reported that the project was to take 14 months to build, but it has to start first.

2910 Georgia Avenue: The construction of this 22 unit, all-residential development is well underway. Developed by Art Linde of ASL International, the designer is Eric Colbert and Associates. Linde bought the property from Howard University in 2009 for $560,000.

Washington, D.C. real estate development news

McCaffery and Douglas Pick Up Chinatown Corner Site

The last undeveloped corner in one of the most high-traffic areas of Washington has just been acquired by McCaffery Interests Inc. and Douglas Development, at 675 H Street N.W., encompassing the iconic corner building, long since boarded up, and the vacant lot behind it.

"This is the best intersection in metro D.C." said Juan Cameron, Managing Director of McCaffery, comparing it to Georgetown's Wisconsin Avenue and M Street hub. "It is a central location with a lot of pulse, narrow streets, tons of foot traffic, a heavy daytime population, tremendous residential presence, plus the energy of the Verizon Center. In our eyes, its the closest thing Washington has to Times Square."

Though "everyone has their ideas for how the property will take shape," said Cameron, in these early stages the venture is dubbed as a state of the art, mixed use development. "Step one is looking for a marquee tenant," said Cameron.

General partners for the venture Douglas Development and McCaffery Interests acquired the property yesterday at auction. The property had gone into foreclosure thirty days ago, after Yeni Wong of Riverdale International had been unable to secure financing for the building. This past month was the last of many times the building had fallen into foreclosure; in 2009, Wong was given a notice for this property as well as 801 7th Street for $13,491,471 plus attorney's fees. Wong bought the two properties in 2006 for $10 million dollars.

This isn't the just the first or second try at developing this corner. DRI, a Transwestern Company, had slated 675 H Street as a two-building project: one that would restore the corner space and rise nine stories over the arch, the other a Class A office building behind the main storefronts. The total project would have yielded 110,000 s.f. of office space and 50,000 s.f. of retail. McCaffrey owns Georgetown Centre, leased by Barnes & Noble, and Mazza Gallery, which it bought in 1997. Douglas owns pretty much everything else.

Update: Alex Cooper Auctioneers states that the lot was purchased for $9.1 million.

Rosslyn Office Project Breaks Ground Today

This morning marks groundbreaking at 1776 Wilson Boulevard in Arlington, a self-financed Skanska development of a five-story office building with 108,000 s.f. of rentable space and 26,000 s.f. of retail. Skanska is shooting for completion in a year and a half.

Skanska purchased the site for $10 million in 2010 from George Contis, whose property had housed Medical Service Corporation International. Skanska will build out the RTKL-designed plans, having stepped into the shoes of this and several stalled DC area projects like the PN Hoffman office project at 10th & G and Opus's southeast office project at M and Half Streets.

The ground breaking ceremony begins on site at 11:30 A.M.

Arlington, Virginia Real Estate development news

Columbia Heights in a Fishbowl

Constantine Stavropoulos' announcement that he is opening a sibling to Adams Morgan's Diner and Tryst in Columbia Heights is fitting, with a Sunday New York Times profile about the retail surge - particularly bars and restaurants - in Columbia Heights and its eclectic go-to spots, in contrast to big box stores in the 14th Street section of Columbia Heights.

Stavropoulos purchased the ground floor of 1020 Monroe Street for $1.9 million from Madison Development, the folks who own the commercial Lyon Bakery and have fairly recently entered the world of commercial real estate having purchased the building to convert into condos. Madison purchased the building for $3.2 million in 2010 from a bankruptcy trustee sale.

The 7,000 square foot ground floor space is housed in a 1920's building that Stavropoulos hopes will "attract a mixed crowd" and "will be great for people watching." Constantine especially likes that the building is older and offers interesting architectural elements - old tiles or pressed tin ceilings in addition to open space. Stavropoulos and his father George Stavropoulos will design the interior, as his father is the architect behind Stavropoulos Associates.

Prior to settling on 11th Street, Stavropoulos's choice for a fourth location had been to anchor in what's now Room & Board - a prolonged lobby he ultimately lost. Despite the loss, he says 11th Street has always been on the radar, "since Red Rocks opened and Room 11 hadn't yet been conceived." It wasn't until recently that he found the space on 11th, he also had happened to know the owners for years, since they supply some of the bread for his three establishments. "It's Barry and Fia Madani," he reminisces. "I didn't know they were developers."

Though Stavroupolos says he has received a positive response following his announcement, he hears neighborhood concerns about noise and parking that might result from a high volume restaurant that's open 24-hours. Stavropoulos acknowledges that 11th Street is no Adams Morgan. That he does not know it as intimately hinders him from being as proactive to concerns as he'd like.

"They're totally different neighborhoods in terms of capacity, infrastructure, traffic patterns," he said."The biggest problems with parking and noise in Adams Morgan is during six hours of the evening on Friday and Saturday nights. And those are not the times I'd recommend visiting the neighborhood. The other 150 hours of the week are terrific." As co-president of the Adams Morgan BID and a business owner of Tryst and The Diner for 13 years, he would know.

In private meetings, neighborhood Q&A's and at ANC meetings, he acknowledges he will have to learn about the high traffic times by collecting information from neighboring businesses and monitoring things once the place opens. He is already working toward banding together with Meridian Pint in particular as well as other restaurants on the street to address parking.

"We have to anticipate problems and find solutions, both before problems arise and as they come up," he said.

He hopes that many regulars come from the Metro, bus or within walking distance. He also notes menu items and pricing won't necessarily attract a partying crew past the wee hours. Even in Adams Morgan, his restaurant's late hours attract and eclectic mix as opposed to a boozy one. "My restaurants attract students, construction workers, freelancers," he said. "People are going to and from work all the time. We're not in an era of 9 to 5 anymore."

And as for the name? "I changed the name to The Diner from The Fishbowl the week before it opened," he said. "Then my mother asked if I was opening a fish restaurant." Opening date is slated for fall of 2011. Meanwhile the city is planning a new park directly across the street (rendering, right)

Washington DC real estate development news

Your Next Place...

By Franklin Schneider

When I was young, my parents maintained a small greenhouse on our property, and I always thought it would be cool to live in one. This childhood wish came back to me as I ambled through this unique townhouse on the edge of Rock Creek Park. Not because it's made of draped transparent vinyl sheeting (it's not), or is as stiflingly hot as a trucker's armpit (it wasn't), but because it was so incredibly full of light. With five separate skylights and a profusion of windows and glass doors, I'm not sure I've ever been in a brighter house.

The living room features sliding glass doors and a fireplace, and the kitchen (granite counters, stainless steel appliances, etc.) has a breakfast nook so cute you'll want to croon at in baby talk. (There's also a dining area.) The master suite is massive, and has a fantastic park view; if the apocalypse hits and civilization disintegrates, whoever lives in this house will have access to prime urban hunting grounds. On the third floor is my favorite room, a cozy sort of irregularly trapezoidal family room (or third bedroom), with its own skylight and several windows. If I'd had access to a TV room like
this as a teenager, I could've gotten waaaaay more girls pregnant.
(Kidding!) The house also features two beautiful full baths, one of which has that kind of shower with a small marble bench inside. I love this type of shower and I truly believe the publishing industry is missing out on billions of dollars by not having an entire line of laminated shower-books for people to read on their shower benches.

1692 Oak St

#24

Washington, DC

3 Bdrms, 2.5 Baths, Parking

$539,000