Wednesday, April 27, 2011

A Volcano Runs Through It

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By Beth Herman

With a strong affinity for the Chesapeake Bay, father/daughter broadcast journalists and Washington fixtures Patrick and Megan McGrath also share a profound sense of family and community.

Steeped in Wisconsin roots and Midwestern values, when the time came to renovate a 1,336-s.f. post-war rambler on Broadwater Point in Deale, Md., recently retired Fox White House correspondent Patrick and wife Mary Ellen, a retired teacher, factored in fellow Midwesterner Frank Lloyd Wright's sensibilities to their design agenda. And though she embraced her parents’ Midwestern ideals, Washington’s NBC 4 reporter Megan McGrath, first on the scene at the Pentagon disaster on 9/11, revealed more of a penchant for drama and modernism when her own post-war Broadwater Point residence warranted design defibrillation.

In both cases, a relationship with Principal Greg Uekman of Uekman/Architects was one of historical proportion, so to speak, with roots going back more than two decades to a small church project.

“I was designing a nice church in Prince George’s County in 1988,” Uekman said of his days as a young architect. “There were two people on the building committee, the pastor and a gentleman named Tom Melton. After a presentation to the church, Tom pulled me aside to tell me about a little shack he’d bought on the water in Deale and asked me to look at it.” While executing that project, the architect was approached by yet another Deale resident, none other than Patrick McGrath, who’d observed the construction process from across the street.

Nothing for Something

Having paid $80,000 in November, 1978 (they moved in the following April), the McGrath’s had purchased an asbestos-shingled rambler on a ¾ -acre peninsula with views of the Chesapeake Bay and Eastern Shore. According to Mary Ellen, her husband had made a decision to purchase the property site unseen interior-wise, based solely on the view from the yard, having been locked out at the first showing. With the land valued at $50,000 and the house at only $30,000, the condition of the latter was almost indescribable. “They put up a million of them in the ‘40s and ‘50s,” McGrath explained. “It was before the Chesapeake Bay Bridge and air conditioning, and this was where Washingtonians went to beat the heat–they were second homes people just threw up.”

Deformities withstanding, the two-bedroom, one bath structure with jalousie porch (“…in the winter, it was mighty cold,” said Mary Ellen) had an ill-sited southeastern exposure laundry room that completely obstructed the occupants’ view of the water from the inside. Raising a young family that included Megan and brother Michael, and battling a protracted WMAR Channel 2 strike in Baltimore (McGrath worked for the station’s Annapolis bureau) that eventually catapulted him from WMAR to Fox’s predecessor in Washington, the young reporter and his wife undertook a moderate, initial renovation – before they met Uekman – one that did not yet involve relocating the laundry room or opening up the structure.
“We knocked off the jalousie porch that ran the length of the house and put in a living room and a kitchen/dining area,” McGrath recalled, with the original kitchen too small to accommodate even a table. With two bedrooms and a bathroom added via an upper half story, or “simply going up with the roofline,” McGrath said, it was completely unappealing aesthetically. “If you looked at the house from the street side, it looked like a waterski ramp,” he quipped.

Where’s the Party?

In the early 1990s, with Patrick McGrath firmly established in D.C.’s rarefied national news culture and his daughter’s wedding reception somewhere on the horizon, a Uekman-directed, two-phased renovation took place. The results, which opened up the home to light and view, included a large master suite on the first floor, a renovated living room which was renamed the family room and the long-awaited relocation of the laundry room to the home’s northwest corner. A 342 s.f. addition, to be called the new living room, in conjunction with a proper entry porch measuring 112 s.f., were designed, in part, with a nod to Frank Lloyd Wright.

“In these pre-‘60s houses, the designs were all about rooms: a room in a room in a room,” Uekman said of the structure, one of about 12 in the close-knit Broadwater Point community he also identified as originally “style-less.” Adding that if these homes weren’t summer escapes, many of Deale’s early residents had been “watermen,” making their living from the water, and the homes were sparse and utilitarian at best. For the McGrath’s, consummate hosts renowned for their annual Preakness party, as well as for facilitating the tight community’s Fourth of July celebrations, annual oyster roasts and other affairs, a prominent space with spectacular views was at the top of their dance card.

“Basically, I wanted to keep the integrity of the house,” Mary Ellen said, noting the original woodwork was pine and most of the floors were oak. “I wanted to make sure there was a blend because it all had to look like it belonged,” she affirmed. “I’m not sure Greg (Uekman) was terribly happy about it, but I wanted pine moldings and trim inside,” she continued, recalling that at one time she’d personally stripped three coats of paint from the former living room’s (now family room’s) pine walls, which Uekman had affectionately monikered the “museum room.” Incorporating beautiful pine moldings and accent pieces, oak floors were refinished and stained, and any new construction in the brand new addition used the same type of oak and stain.

Boasting a 280-degree water view and maximum light achieved by strategic use of glass and a 6-by-5-ft. skylight, the McGrath’s addition has inspired numerous parties, special events and wedding receptions, including Uekman’s own local celebration for friends and colleagues following his Arkansas nuptials. “We thought if Greg needed a special place, this was a very personal one for him,” Mary Ellen said of her offer at the time.

Hey, It’s the Bay!

When daughter Megan married aspiring attorney (and web designer/electric guitarist) Dennis Guard in 1994, the decision to purchase a home on the circle in her parents’ Broadwater Point neighborhood was not in the cards.

“We were living in Crofton, and we’d bought one of the brand new pre-fab kind of townhouses,” Megan said, adding her husband was working full time and attending law school at night. “We were hunkered down, just trying to get through,” she recalled. “We were not looking for a house, needless to say.”
When a charmless, chopped up, otherwise nondescript 1,300 s.f. Broadwater Point creek side home became available in 1998, possibly in worse condition than Megan’s childhood home when originally purchased, the couple nevertheless jumped at the chance to rejoin the nurturing community. “We loved the neighborhood. People really care about one another. Dennis and I courted at my parents’ house (which was down the street). Having grown up on Chesapeake Bay, it was a wonderful experience, something I wanted for my kids,” Megan explained, anticipating the family yet to come. Following a bidding war with another couple and buoyed by the wild discovery of a ramshackle yet fully electrified Tiki bar at water’s edge, built by the previous homeowners, the young couple purchased the home, temporarily subordinating renovation time and costs to a priority investment in their careers.

In 2003, with firstborn Olivia on the way and an eye toward creating their proverbial castle, Uekman was called (“I’ve known him for half my life,” Megan said), noting unlike her parents’ more traditional sense of style, the Guards wanted an ultramodern, open floor plan.

“We want you to push the envelope on the modern,” Megan charged the architect, noting they’d all gotten to know how each other lived and entertained over the years (both the McGrath’s and Guards were known to host up to 75 guests at a time). “He’d definitely had the vision of what (my parents’ house) could become, because it’d been a disaster when they bought it,” Megan recollected. “There was literally a truck up on cinderblocks in the backyard. I thought my parents were ruining my life, moving me from Montgomery County with a community swimming pool to the middle of nowhere.”

Of Sheds and Shindigs

With the “middle of nowhere” soon the only venue on earth for Megan, creating an environment that would embrace and inspire a young family was paramount at that point. To that end, and adhering to the codes and requisites of waterfront building in an environmentally sensitive area with no city services, Uekman said restrictions included “building up an existing house only to half its current size” to eliminate the mini-mansion syndrome. On a good note, according to Uekman, because the county code sanctioned a freestanding accessory building with size not an object, the decision to incorporate a 240 s.f. freestanding home office was made.

Overall, the home’s redesign is based on two sheds, one being the accessory building and the other the original building with a soaring 14-ft. addition. A goal to essentially camouflage the plain façade of the original structure was achieved by closing off its main wall with glass, and a glass door that brings one into the house. Three skylights, glass sheets and mitered, glazed corner glass bring light, vistas and the tenor of the estuary inside (Uekman talked about ospreys and blue herons roaming the property), as well as achieving passive solar gain in winter. In summer, a five-foot overhang on the deck side helps diffuse some of the sun’s light and heat. Natural, clear-stained maple floors permeate the house and decking, with the addition accommodating a necessary master suite when son William, now 5, was born.

“It’s not too fussy, in fact it’s bold and casual,” Uekman said of the design, which he added actually describes Megan herself. “She has great design instincts. She loves color,” he affirmed, noting a yellow fireplace wall and surprise purple partition in the master suite.

Speaking to bold decisions, and with Tiki parties – a result of the discovered Tiki bar – a concrete summer ritual, one annual Guard household event was seemingly doomed by the effects of construction. With the backyard largely eviscerated to accommodate the installation of an upgraded septic system, more than 100 people (including the architect) were scheduled to honor Tiki at the quintessential summer shindig. “You couldn’t move the pile of dirt. You couldn’t hide it. There was absolutely nothing to do with it,” Megan said. As such, a crater was dug at the top to conceal a smoke machine that was set to erupt every 10 minutes. “It was a terrific centerpiece for the party!” she quipped.
Here Today, Here Tomorrow

Dismissing her daily Deale, Md. to D.C. commute, for which she rises at 2:15 a.m., and her husband’s routine commute from Deale to Arlington, Va. as an assistant general counsel with Verizon, Megan explained the couple is wholeheartedly committed to remaining in the storied Broadwater Point community. “The joke is you’re going to have to bury me in the backyard. I’m not going anywhere. It’s definitely our forever house,” she said.

“They like their friends and make sure everybody stays in touch with everybody,” Uekman said of both generations, simultaneously expressing the privilege of being counted among them. “A long time ago they trusted me enough to take a shot at a young architect.”

Photos courtesy Paul Burke and Greg Uekman


Tuesday, April 26, 2011

Your Next Place...

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By Franklin Schneider


If I won the lottery tomorrow, this is absolutely the house I'd buy. A Tudor-style mansion on an acre of beautifully landscaped gardens, complete with koi pond, swimming pool, and a carriage house. I'd move in thirty or forty of my best friends, have a party that lasted for two years straight, and then sell it for pennies on the dollars when all the money ran out. Then in rehab my counselor Tim would use it as a metaphor for the mess I'd made of my life. ("You took this beautiful, one in a million house and you ruined it. Don't do the same to what's left of your life!")

Damn it, Tim, I didn't mean to drive my Range Rover into the swimming pool, I thought I'd built up enough speed to ramp over it!

Built in 1925, this palatial home sports a three fireplaces, an in-law/au pair suite, a beautifully finished attic, a sitting room for sitting and a family room for family. The living room is massive but intimate, with a dramatic peaked ceiling. The dining room gets beautiful light and looks out onto the grounds, there's a fantastic sunroom, a massive gourmet kitchen that would make most restaurants green with envy, and just a general degree of luxury and sophistication fit for minor royalty, or at least Elton John. The house is also the 2011 DC Designer showhouse; 21 of the area's top designers have collaborated in renovating the spaces, and it shows.

If you're interested, you better act quick; even at $4.9 million, it can't be long before someone snatches it up. I mean, one of these Powerball tickets has to hit sometime, right?

3134 Ellicott St. NW

Washington, DC 20008

6 Bedrooms, 4.5 Baths

$4,900,000

The Shops at Dakota Crossing to Break Ground in May

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May will mark the groundbreaking for the big box shopping center - The Shops at Dakota Crossing - on New York Avenue and South Dakota Avenue, NE. The $52 million dollar project on 42 acres is a joint project between Fort Lincoln New Town Corporation, CSG Urban Partners, and Trammel Crow Washington DC retail for lease, Dakota Crossing, restaurant for leaseCompany that will house 430,000 s.f. of buildings and include Costco, Target, Marshalls, and Shoppers Food Warehouse.

Costco is scheduled for an August 2012 opening, with the remainder of retailers to open in March 2013.

The pursuit of retailers at Dakota Crossing has been at least a decade in the making with Costco the lead in committing to the site. The plans had been hindered by two obstacles, the primary one being the controversy that ensued over paving the current wetland that filters waste and prevents flooding; Ft. Lincoln New Town Corp. has responded by creating new wetlands reviewed by the US Army Corp of Engineers, the EPA and DC DOE. The second hurdle had been the delay in inspiring additional retailers to sign on to the location.

CBRE retail for leaseThe shops at Dakota Crossing are part of an extensive development of the area that had started in the 70's under the city's Urban Renewal Plan. The development includes 1370 residential units, including condos and rentals that were built during the 1980’s and 1990’s; the 127-unit Wesley House senior apartments opened early last summer; and 209 town homes were completed in July 2010 that have sold out at an average listing price of $460,000Shops at Dakota Crossing, retail for lease, CSG Urban Partners, Trammell Crow.

Still in the works are the Villages at Dakota Crossing situated at Ft. Lincoln Drive and 33rd Street N.E., an $80 M, 334 town house and condo project for which the January ground breaking has been delayed, as well as the Ft. Lincoln multi-family development of 352 units on target to break ground in 2012. Townhouse construction on the 54 City Homes at Fort Lincoln started this past January.

Despite Fort Lincoln's stated commitment to the environment regarding the retail project in particular - with cisterns, green roofs, green walls, and other low-impact development measures - dismay over the 2000-plus surface parking spaces has fueleWashington DC retail for leased the ire of community groups and residents. On its website Anacostia Riverkeepers wrote, "The developer has proposed ways to mitigate storm water, but. . . [we do not] feel the proposed plan goes far enough. Anacostia Riverkeeper is not opposed to the project per se but believes strongly the proposal should be redesigned to protect the existing wetlands and control stormwater pollution in the Anacostia Watershed."Washington, DC Commercial Real Estate Development News

Eastbanc Releases West End Designs

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Eastbanc publicly released drawings of its two proposed West End projects last night. The designs by and Mexico-based TEN Arquitectos as primary designer with collaberation from WDG Architecture are a substantial departure from the more traditional architecture of the neighborhood. Below are the newest renderings:

Monday, April 25, 2011

Eastbanc Releasing West End Plans Tonight

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Eastbanc will reveal its plans for West End library and fire station sites tonight at the Fairmont Hotel. The plan comes after months of meeting with local community groups one year after the District of Columbia awarded the developer the redevelopment rights.

Eastbanc will build a 52-unit, 9-story, low-income building above a new fire station on M Street, and a 10-story residence of up to 180 units above a new library along the 2300 block of L Street. Eastbanc chose New York and Mexico-based TEN Arquitectos as primary designer and WDG Architecture as the architect of record for the two projects.

Eastbanc will present its plans to the ANC tonight at 7pm.


Washington D.C. real estate development news

Saturday, April 23, 2011

Now Financed, Arlington Road Development in Bethesda Awakens

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Keating Development - the Pennsylvania-based firm behind the development of The Phoenix in Clarendon and renovation of its historic post office, may soon be able to repeat that accomplishment in Bethesda. Keating has been planning Arlington Road, a mixed-use residential development and conversion of what is now a post office for years, and now reportedly has funding and a decision from the U.S. Postal Service, removing obstacles in the path of development. In 2009 Keating completed its Clarendon project, now on the Federal Register of Historic Places, and has since been working on its Bethesda sequel. "Now that it's funded, it's just a question of when," said Christopher Gordon, Principal for Kishimoto Gordon Dalaya (KGD), the architect for the project. Keating initially applied for approval of the mixed-use project at 7001 Arlington Road back in 2007. The project will add a four-story, 105 unit building to the 2.5 acre plot, with 40,000 s.f. of commercial space dedicated to a post office and over 300 parking spaces below the building. Construction had also been thwarted by the USPS, which owns the land, and which had not determined the ultimate use of the facility. But according to Gordon, the USPS has recently decided that the building will become a distribution facility. Significant design features include retail frontage on Arlington Road and the tapering of the building toward Capital Crescent Trail, "so it wont create a large amount of mass on the trail itself," said Gordon. Design plans will remain as they were approved, said Gordon. 

Bethesda, Maryland Real Estate Development News

Thursday, April 21, 2011

Wisconsin Avenue Giant Close to Construction?

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Is the wait almost over? The Wisconsin Avenue Giant is scheduled to break ground at the end of this summer, says Jonathan Willingham, spokesperson for Ward 3 Councilwoman Mary Cheh. After a decade of delay and lawsuits, it seems the plans may finally come to fruition.

The Cathedral Commons project includes a new 56,000 s.f. grocery store, 85,000 s.f. of additional ground floor, street-level retail, 150 condos or apartments and over 500 parking spaces.

While past deadlines for the project have slipped due in part to continuing suits by locals hoping to derail development, the end of this month also marks a more telling sign: the exodus of many businesses on the strip as some retailers move further uptown on Wisconsin Avenue, after been pushed out by the owner. Starbucks wears a banner informing customers of its intent to stay put until construction begins, and then it will relocate to relocate to a temporary structure.

Last July, the Zoning Commission gave their unanimous approval of the project, to which the Wisconsin Newark Neighbors Coalition (WNNC) responded by filing an appeal, claiming that the Zoning Commission lacks the power to eliminate a neighborhood commercial zone designation on the subject lots. A decision has not yet been delivered on that appeal.

In the meantime, while Giant and partner Street-Works ready for the demolition, last month they committed to cleaning up ground water contaminants underneath the supermarket as part of the redevelopment.
Washington, D.C. real estate development news

Wednesday, April 20, 2011

City Center South Set for Revival in Falls Church

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A nine acre, 1 million s.f. mixed use development in Falls Church that four years ago had been touted as a revival agent, City Center South is coming back to life, confirms the Planning Division of The City of Falls Church. The revival of a sagging downtown has been a city aspiration since at least 2000, yet has been slowed by the economic downturn as well as the scope and size of such an ambitious development.



"We have had indication from Atlantic Realty Companies that they are ready to move forward with their plans," said Becky Witsman, Planning Officer for Falls Church. "We take that as good news."

The Tysons Corner based Atlantic Realty Companies, which owns the land, confirms the project's revival. Jonathan Ross, Development Coordinator for the company, said Atlantic Realty will likely break ground nine months from now. "We don't have far to go in terms of approval with the site plan," he said. "We are in the final stages of approval and financing."

As the case has been for so many large development projects around the area, lack of financing had stalled City Center South after Fall Church City Council's surprisingly unanimous approval of the $317 million project in February of 2008. Plans languished and WDG Architecture abandoned the project. LeMay, Erickson and Willcox Architects of Reston was hired to take over in 2009, but the design will stay the same as that approved in 2008, Ross says.

The two-phased plan is slated to take five years to develop the 8.7 acre area bounded by West Broad Street, Gibson Street, Big Chimneys Park and South Washington Street. Phase one entails a 73,570 s.f. office building with 16,250 s.f. of ground floor retail at West Broad Street; a 140,400 s.f. hotel at South Maple Street and West Annandale with 180 rooms and ground floor retail; a retirement community with 134 apartments; a new Bowl America, garage, and a drive-thru bank.

Phase two encompasses a 58,850 s.f. Harris Teeter (which has signed a Letter of Intent); 16,750 s.f. of retail at Annandale Road and South Maple Streets; as well as 412 residences and 16 town homes at the intersection of Gibson Street and Big Chimney Park.

Falls Church, VA Real Estate Development News

Tuesday, April 19, 2011

Sorg Gearing Up to Turn Former Church into Condos

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A new condominium is one step closer to fruition on the site of a vacant lot and historic church at the corner of 10th and V Streets. Sorg and Associates passed the deadline to accept general contractor bids this week for the Logic Project, a 37-unit condo that will build out the empty lot and convert the church; public records say the church will be converted into office space. Scheduled to break ground the first quarter of 2012, the plan is for a six-story, 37 unit condo building at 2105 and 2107 10th Street. The site is owned by architect Suman Sorg and is listed under the name Morning Bright LLC, one of the former names of the Baptist church. Built in 1896 by Paul J. Pelz (who also designed Healy Hall and contributed to the Library of Congress), the church has been called a handful of names, including Seventh Day, Trinity Methodist, Zion Church, True Deliverance Church of God, and Morning Bright Baptist Church. The church was abandoned in 1992.Though Nikki Sorg, Director of Business Development - and "Vice Chairperson" for the Board of Zoning Adjustment - was mum about details of the project, she confirmed that the church is being restored. Sorg acquired the property in 2003 for $1,300,000 and has performed some remediation work to the badly deteriorating church. Hamel Builders is among the general contractors competing for the job. "It's a nice building that will feature market rate quality units," said a project estimator for the company. "I think it would be a major impact for the community." The Logic Project is an addition to the handful of Sorg designs in the area, which include The Visio and Murano, two condo projects on 10th Street between V and W Streets, the Solea, as well as The Beauregard, 49 unit condominium at 2100 11th Street, both of which were developed by Robertson Development.

Washington, D.C. real estate development news

Monday, April 18, 2011

Peace, Love and Integrated Project Delivery (IPD)

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By Beth Herman You may remember it: the Age of Aquarius. Reflected in the musical "Hair," debuting off-Broadway in 1967 and seen in revival in 2009, controversial as it was "Hair" trumpeted principles of peace and understanding and a one-world community where people made love, not war. In short, they supported one another and worked toward mutual goals. They all got along. Balfour Beaty construction, Fox Architects, DC designWhen principals at global general contracting firm Balfour Beatty considered a change in their Fairfax, Va. North Region headquarters in 2009, a move to a different structure in Fairfax at 11325 Random Hills Road precipitated both a redesign of the firm’s aesthetic and consequently one of its office culture. Eschewing the more traditional enclosed office concept, which they’d had at about 150 s.f. apiece in their former space, the 112-member strong Balfour Beatty opted for a 26,000 s.f. environment–2,000 s.f. smaller than the old space– that is nearly 100 percent open office concept, with work station configurations that can accommodate increased staff and foster sharing and cooperation. To help achieve their building goals, and in concert with FOX Architects, Balfour Beatty decided to raise the bar on sharing and cooperation by also employing an Integrated Project Delivery (IPD) system. Espoused by AIA and AGC since 2007 and Washington DC commercial design newscharacterized by shared information, goals, risks and rewards, all very much in tandem with Balfour Beatty’s own internal policy, the end result was a reduction in duplication, waste and cost, and the streamlining of communication, design, construction and other processes. 

The Woodstock of Design With entities that include architects, designers, general contractors (in this case Balfour Beatty was both general contractor and client), electrical and mechanical engineers, as well as the client itself in tow, IPD’s objective is to create a cohesive team that facilitates programming, budget, scheduling, performance and all other project-related issues – right out of the starting gate. “We work collaboratively to produce a better project,” said FOX Principal Bob Fox, noting that because team members have an equally vested interest much earlier in the process, relationships are immediately positive and collegial. “Contracts are oriented that way too,” Fox said, citing an inherent agreement not to sue one another. “Everyone is responsible to the District of Columbia commercial design newsproject, not to the client. Clients themselves even report to what’s considered an executive committee,” he said. Balfour Beatty Corporate Vice President for National Integration Mark Konchar said overall the projects the company enjoys the most involve team-based delivery. “Those are the ones that give our folks the opportunity to learn and share new ideas,” he affirmed. “We felt like some of the things we were preaching, as well as learning the business around–topics like IPD–we might as well begin to practice them on our own projects,” he explained, adding that one always hopes the client drives the process, and in this case they were the client, so they “took the opportunity to try and set the tone.” 

Talking ‘Bout a Revolution According to Nicole Antil, FOX project designer on the Balfour Beatty project, among significant changes in working with IPD are the levels of attainable proficiency and scaling down of waste/duplication of efforts. Citing key and increasing use of cutting edge three-dimensional BIM (Building Information Modeling) software vs. two-dimensional CAD in commercial projects of this ilk, Antil said the way FOX worked with subcontractors under the IPD umbrella became far more efficient. With millwork a major component in the design process, and being general contractors, instead of using systems furniture Balfour Beatty wanted to build its own for workstations. “The entire process of designing, documenting and ultimately building those workstations was different than normal,” Antil said, with many typical steps eliminated. Using BIM, and because of the IPD network established early on, FOX was able to get immediate feedback and provide the results to a millworker, also part of the team, who quickly generated shop drawings from the 3-D model.Washington DC commercial real estate “They are a very forward-thinking company, always looking for better ways to run their business and sensing the advantages an open space concept would mean to a more collaborative workplace,” Fox said of Balfour Beatty. In the same vein, the general contracting firm was also courageous enough to offer itself as “guinea pigs” in the IPD process to create and execute its space, according to Fox. Knowing exceptional results would require the highest level of cooperation, trust and cohesion among individual members of the architecture, design, building and engineering team, which also consisted of Engineered Systems Alliance of Va., or ESA, for MEP design and construction services, Fox added, “I think they saw this as a trend for how projects will be done in the future.” IPD, he observed, marks the end of the exhaustive hard-bidding process for individual consultants. To set the tone for the project, at the initial IPD meeting Balfour Beatty introduced a list of “space testaments,” or what they genuinely wanted their space to achieve. Included in these were dictums that the space “foster collaboration and support and sufficient flow of communication,” as well as “support technologies the firm uses with the flexibility to adapt to future technologies,” and “be an environmentally sustainable environment, contributing to the health and contentment of each employee.” To that end, the firm is pursuing LEED Gold certification with daylight harvesting, regionally sourced materials, recycling programs, innovative waste water technologies, low-VOC paint, coating and flooring, occupancy sensors and more. LEED Innovation and Design pilot credits 5 and 6 promote IPD to attain sustainability goals. 

Turn On, Tune In, Collaborate If you look at a project today relative to 15 or 20 years ago, Fox said, the complexity is significantly higher, citing security consultants, food service consultants, audio-visual consultants, IT consultants and more. Managing the breadth, scope and amount of relative information is not something an individual or a single firm can do. “Just the materials and finishes–today there are probably 40-50,000 building materials to be considered,” he said, adding the only way to grasp it is for all the experts to sit down in real time, assembling the project. “IPD defines how to manage vast quantities of information,” he added. Calling the project a “learning laboratory,” Konchar said it allowed teammates to have a “different kind of discussion. It demanded a different kind of behavior, not just at the leadership level but throughout the project team. We were learning about what we would repeat and what we wouldn’t,” he said, adding it was “great to go through it with partners who were so open and collaborative along the way.” Said Fox, “My AHA moment on this project was when we all sat around the table and the attorney asked each one of us what we wanted to get out of it.” Referencing conventional contract negotiations which can be fractious and undermine the process at best, Fox reaffirmed the IPD process focuses largely on relationships. “I felt like I had my brain turned inside out thinking about it,” he affirmed.

Washington DC commercial design news

Steuart Plans to Start H Street Giant by July

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Steuart Investment's H Street residential project should be underway by July 1st, says the firm's principal, setting the stage for an early 2013 opening of the Giant supermarket and 215 apartments. The 3rd and H site is one block from AvalonBay project that should break ground later this year for an additional 140 units, densifying the H Street corridor as its retail renaissance continues to build up speed.

The Steuart project, designed by Torti Gallas, will add a 6 story, LEED certified building - a 5 story residence above a retail pad - with a 42,000 s.f. Giant supermarket. "We're down to the short strokes" says Steuart principal Guy Steuart, who "hopes to have a shovel in the ground by July 1st." Despite not yet having financing fully secured nor permits, Steuart has had zoning approval since late 2007 and is confident construction will start mid summer. The building will have 2 floors of underground parking, a residential lobby and small retail bay on H Street with a 22 foot high ground floor.

The project will face competition from the AvalonBay project and Senate Square's 432 rental units, and on the grocer side from the new Aldi at the opposite end of H and, just a few blocks away, Noma's recently opened Harris Teeter. The sudden concentration of quality supermarkets in northeast D.C., once devoid of such retail, leads to the question of whether northeast will be over-grocered. "Giant is still the dominant grocer in this area. Competition makes everyone keener, I think Giant will do a great job for the community," says Steuart in response.

The project has been a long time coming. Steuart first filed for the PUD more than 5 years ago, with up to 8 stories in mind, but was encouraged to shave some density from the east as a concession to the lower buildings. "Then the world changed and we had to try and make sense economically," says Steuart, who responded by taking out the 3rd floor of parking, limiting the height to 6 stories, and modifying the upper top 5 floors, which sit on the poured concrete retail podium, into a less expensive steel beam and concrete construction.

Steuart's family has been at it even longer, his great-grandfather having started the family business in 1904, according to Steuart, as an ice and coal delivery company that opened a Ford dealership in 1916, with his family owning land "the first time there was a trolley in the neighborhood." BP eventually bought land next door for its filling station and leased Steuart's parcel, at one point planning a larger truck stop for H Street. Steuart later bought out BP's site - the western 40% of the current site - and let them out of the remaining lease in order to start this project.

Steuart predicts an 18 month time frame to open the residences, with the Giant to open "shortly thereafter." Steuart is also building a 390-unit apartment building in Mt. Vernon Triangle with Paradigm, which it began last October.

Washington D.C. real estate development news
 

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