Monday, May 09, 2011
Camden to Start Southwest DC Project Next Tuesday
Labels: Camden Properties, Capitol Riverfront, Donohoe Construction, Southwest, Stadium, WDG Architecture
Sunday, May 08, 2011
Strong Hearts, Crumbling Brick
Labels: Design, Hamel Builders, mt. pleasant, Wiencek + Associates
With the support of city council member Jim Graham, and seeking pro-bono counsel from the firm of Arnold and Porter, Martinez and her two daughters, Eva Aurora and Anabel, believed low-income residents had the right to remain in their Mt. Pleasant neighborhood, filing suit against the owner for failure to comply with TOPA, or D.C.’s Tenant Opportunity to Purchase Act. According to reports, a settlement was secured with an option to purchase the property at market value, with the National Housing Trust Enterprise Preservation Corporation (NHT/Enterprise) chosen to guide them in obtaining financing to acquire and renovate the property.
For Principal Michael Wiencek and project manager Maybell Laluna of Wiencek & Associates, veterans of housing revitalization and historic and adaptive reuse projects throughout the Mid-Atlantic region, the 1920s-era historic registry St. Dennis Apartments provided an opportunity to preserve history, and perhaps paramount to that, to restore dignity to its former residents, most of whom had left unaware of the means available to claim the 40-unit, five-story building for themselves (unit count was 32 following renovation).
“It had a nice presence and a very attractive front despite very significant issues of structural deterioration at the rear and within the building,” said Wiencek of the firm’s involvement beginning in 2008. Brought in during the continuing economic recession, the project percolated with the architects and planners but was placed on a slow burner, according to Wiencek, with monies filtering in from different sources on varied timetables.
Stabilizing history
Ultimately permitted in mid-2010, due to water penetration and other forms of neglect, the St. Dennis required a “complete gut” of all the interior walls, except for bearing partitions, all the way down to the shell of the building.
“The only things we were required to save were the corridor walls and existing unit entry door frames because they were historical,” Laluna said. Receiving historical tax credits as part of its extensive funding package, an historic consultant was hired to develop the project’s scope and documents which helped navigate D.C.’s copious historic review protocol.
Discovering a litany of problems that mounted almost exponentially during demolition, Wiencek said the rear wall was essentially just crumbling brick. To demolish and rebuild it, however, would have resulted in considerable construction waste and added an additional $600,000 to $700,000 to the project, making it “undoable.” In a bold effort to stabilize it, a patented limestone parging system consisting of limestone, Portland cement and polymers, and involving the scraping of loose mortar and brick material down to a hard material and embedding of a fiberglass mesh for tensile strength, was undertaken. “It’s a hard structural finish that holds all of the existing masonry together,” Wiencek said. Because it’s a 1920s-era structure, masonry walls are 16 inches thick at the ground floor and about 12 at the top, consequently much time was invested with engineers and contractors to ensure the safety and viability of the process.
Targeting sustainable elements, Wiencek said unlike the Wheeler Terrace renovation, geothermal heating and cooling was not an option due to the site’s narrow dimensions and additional budget constraints, though a mechanical system with a higher SEER rating was ultimately used. The owners had to be very creative in the way they put this project together, Wiencek and Laluna recalled, noting low-VOC paint, formaldehyde-free cabinets, Energy Star appliances, a low-albedo roofing system and low-flow fixtures were mandated.
Revealing that prior to the renovation, the St. Dennis apartments were “moldy, filthy and rat-infested,” though people needed to live there because of its prime location, bus lines, and affordable housing aspects, Wiencek talked about the emotional toll of having to call a place like that “home."
“The big idea is that we’re saving this building that would otherwise have gone to relatively high-end condos and displaced a lot of affordable housing tenants,” Wiencek said. “Through a lot of hard work by the owners and contractor, Hamel Builders, we’re getting to build an amazing new building within the historic shell so that the residents can afford to come back and live there. It gives residents a much broader and more positive outlook and really changes people’s lives,” he said, noting construction should be completed this summer.
This story is dedicated to the memory of Eva Martinez.
Friday, May 06, 2011
NCPC Reviews Draft Plan for Homeland Security AU Park Site
After final approval from NCPC, GSA will begin acting on a finalized Master Plan, and GSA aims to please - in order to meet a Master Plan planning horizon of 2020 - which will require addressing the concerns raised by four of the 12 members of the NCPC, as well as the local ANC.
The plans call for raising the number of seats (employees on site at any one time) from 2,390 to 4,200, and decreasing onsite parking (from 1,239 to 1,150 spaces) without a site-specific Transportation Management Plan in place to assist with predicting the outcome on the surrounding area. DHS’s goal for expanding its operations at the NAC site - temporary headquarters of the DHS since 2003 - is to streamline the dilapidated and out-dated conditions at the aging NAC and save tax dollars by eliminating tens of facilities scattered across the District. With nearly 50 facilities now, DHS hopes to someday have seven or eight, and the NAC campus would be one of the biggest.
NCPC approved the expansion, but tasked GSA to continue to work with the National Park Service to minimize impact on nearby park lands, submit a phasing plan for the project, look at ways to increase the tree canopy, consider lowering the security level (from level 5, the maximum) to soften the public view of the complex, remove non-historically significant buildings, and to move the entry point for employees who commute (by metro, foot or bike) closer to the Tenleytown Metro stop. NCPC asked GSA to continue coordinating with the Department of Transportation and the Office of Planning on this issue.
The NAC is small compared to DHS’s future headquarters - St. Elizabeths' in Anacostia - a 3.4 million s.f. space that will accommodate 14,000 DHS employees and share land with the Coast Guard. The NAC sits on a more modest 1.7 million s.f. (38 acres), and all new construction will be done within the current complex area, leaving the forested portions of the site pristine.
As it stands now, the NAC area is 55% developed (30 buildings for a total of 653,400 s.f), the draft Master Plan proposes to add six new buildings and a four-level (two above ground, two below) parking structure, for a total 1.2 million s.f.
The plan would reduce onsite impervious surfaces by 17% by featuring a green roof on all new structures - the largest one nearly two acres (70,000 s.f.), which will cloak the top of the onsite parking structure in vegetation (also making the view easy on high-rise eyes).
The green roofs, coupled with a yet-to-be-determined combination of porous pavement installations, ponds, gravel beds and underground water detention systems, will not only help the NAC site to achieve an environmentally friendly LEED gold certification, but will help manage and reuse stormwater, reducing runoff. A stormwater management system is currently lacking onsite, something Jim Clark, principal at MTFA Architecture, the consulting firm for the NAC, called out at the meeting as a "grave issue."
The new, greener parking structure will replace the existing one, relocated to the back of the complex from its current location at Ward Circle. Taking the old structure's spot in the highly visible area will be a "signature building" which GSA deems the NAC's "flagship building" - something it hopes will give "the campus a public presence and face on the circle."
The development of the NAC also takes into account the preservation of existing historical structures left over from earlier manifestations of the site as both the Mount Vernon Seminary for Girls (in the early 1900s), until the Roosevelt administration took the property by eminent domain in 1942 to use in the war effort, staffed mostly by women for cryptanalysis. In 2005 the property was transferred from the Department of Navy to the GSA for exclusive use by Homeland Security. GSA is currently readying a nomination of the site to the National Register of Historic Places.
Washington D.C. real estate development news
Thursday, May 05, 2011
Congress Heights Housing: Turning Nothing into Something
Located on land owned by the District, the project was realized due to the coordination between: the Dept. of Human Services (DHS); the Dept. of Housing and Community Development (DHCD); and the DC Housing Authority (DCHA). William C. Smith + Co. and DC-based non-profit Community of Hope (COH) submitted a response to a "consolidated" request for proposals that was put into motion in 2008. Moving relatively quickly, all parties met with Ward 8 ANC groups to ease misconceptions that the unit would be a shelter - which the community opposed - and WCS broke ground on construction for the $3.8 million project at the end of last fall. The project is currently on track to be completed in early fall. A project that caters to a "vulnerable" part of the population is not new in the building's surrounding area, which has seen its share of socially minded projects including an attempt by the now defunct Peaceaholics - a non-profit that aimed to reform troubled youths and stop gang violence - to develop a halfway house that did not pan out.
Yet this project is unique in that it will cater to families, and tenants will be determined by a Vulnerability Assessment Survey (as is procedure under the guidelines of DHS's Permanent Supportive Housing Program) and Community of Hope will provide on-going case management services to the families on site. Having support services on site is a hallmark of COH's approach to combating homelessness; however, it will be the first time on-site services are incorporated into a DHS-owned project. Because the families will be responsible for lease payments there is an expectation of responsibility that Community of Hope believes will be well-received by the neighborhood. In other words: it's not a homeless shelter. Judging by past successes - last year COH placed 113 homeless families in subsidized housing and 111 made good on rent payments, remaining stably housed - executive director of COH, Kelly Sweeney McShane, says that she hopes for similar results here.
Washington D.C. real estate development news
Wednesday, May 04, 2011
OPX is in the Details
Labels: Chinatown, Design, OPX Global, RLJ Development
Tuesday, May 03, 2011
Your Next Place...
I'm sort of bad with directions and it took me awhile to find this place. But when I finally walked up, I was immediately impressed. A beautiful little porch, quaint architectural details, large yard. I couldn't wait to see the interior! But when I tried the front door, it was locked. Another open houser was walking nearby, scrutinizing the yard, and I waved her over. "Aren't they showing this place today?" I asked. "The front door is locked." "That's the garage,” she said. "The house is over there.”
Yes, I get paid for this. But that's how charming this place is – I was ready to put in a seven-figure offer on the garage. And the actual house didn't disappoint either. An excruciatingly classy French country home, it has a large, open living room with french doors that open onto the sprawling back yard, a massive gourmet kitchen, four bedrooms and four bathrooms (I think we can all agree that the less sharing the better), a separate library (also with french doors), a palatial master suite, and a fantastic dining room in which you can sit three times a day and make passive-aggressive remarks to your fellow family members about their hairstyles (“I didn't even know people still liked Jennifer Aniston!”). There's also a huge stone patio and a fully-finished, ridiculously roomy plush basement with recessed lighting. Traditionally this is the part of the house you make into a “rumpus room” for your kids and all their crap, but this basement is waaaay too nice for that. I'd suggest the garage, but that's also too nice. Maybe there's an old septic tank you could have converted. Feel free to ask the agent about it (not really).
3316 Rowland Place NW
Washington, DC 20008
4 Bdrms, 4.5 Baths
$1,495,000
Falkland Chase Apartments, Chasing a Plan for Silver Spring
Labels: Home Properties, Purple Line, Shalom Baranes Architects, Silver Spring
Michael Eastwood of Home Properties says the development team has not yet signed an anchor tenant but intends to serve up a final site plan to the county "by June or July." The county approved the preliminary plan last November, and Home has been working on tweaking the design that will develop the North Parcel, turning 182 garden apartments into 1250 new apartments in 4 new buildings along the Metro track and soon to be Purple Line. The new residential towers will rise up to 14 stories along the tracks and 6-8 stories along East-West highway, denser but "more sensitive to the neighboring community."
With financing for the property still not locked down, Home Properties has been seeking a full service grocer to help tether a financing partner, courting Harris Teeter since 2005, but still without an agreement. "We are trying to chase them down" says Eastwood, who notes that his team also has the capability of going it alone in a pinch. "We're a REIT so we could do it on our own and will be building in phases."
The northern boundary faces the Metro tracks and is the "locally preferred alternative" for the Purple Line. The property features a 40 foot right of way that could serve as a light rail pass-through (the site is only one block from the station so there will be no stop incorporated), as well as a bike path right of way. Design of the project is still preliminary, and while Nelson Byrd Woltz has been selected as the landscape architect for the project, actual design has not yet been achieved.
Home Properties acquired the land in 2003 and began planning for a quick turnaround, submitting to the county in 2006. Plans were "cued up and ready to go" says Eastwood, but market fundamentals sabotaged early plans. Locals then began a campaign to declare the property - inaugurated in 1937 by Eleanor Roosevelt when the New Deal was expanding, as now, the size of government and the area's population - as historic, an ultimately successful bid that changed the scope of the plans. With many of the apartments protected, Home Properties then doubled down on the northern section switched the architect from Grimm + Parker to Shalom Baranes, increasing the number of units while connecting them better to the street. "It really took from fall of 2007 to spring of 2009 to get the two south parcels on the charts for historic preservation, and get the north to come off the locational atlas" said Eastwood. The residential towers originally conceived would have encircled a private courtyard, the new design adds a street through the center, with street-oriented buildings. "Its a more urban design than what we had originally."
Eastwood says the projects will "definitely be" rental units. Retail - about 10,000 s.f. in addition to the supermarket - will front East-West, aided by a new traffic signal.
Saturday, April 30, 2011
Q & A with Mary Oehrlein
Labels: Design, interview, Oehrlein Associates Architects
Friday, April 29, 2011
Erkiletian to Deliver Apartments in Old Town
Labels: Alexandria, Erkiletian, Harris Teeter, Rust Orling
The project broke ground in November 2010 at 621 North Payne Street, the former site of a Security Storage Warehouse, two blocks from the Braddock Road Metro. The building which the developer hopes will secure LEED-Silver certification will feature terraces and a landscaped plaza, a business and fitness center, a sliver of retail, and 256 underground parking spaces.
Rust Orling Architecture and Hovnanian conceived the project, to which Erkiletian added 60 units and signed on Lessard Group for support.
Thursday, April 28, 2011
Buchanan Gardens Groundbreaking Tonight
Labels: Affordable Housing, APAH, Arlington, Columbia Pike, Hamel Builders
Financed through loans and grants by the Virginia Housing Development Authority and the Arlington Housing Investment Fund, and with Low Income Housing Tax Credits and grants from private foundations, the housing will be available to those making 60% of AMI or less.
Wiencek+Associates and Hamel Builders will transfigure the 111-unit building into a more modern, greener version of itself, with new energy efficiencies and water saving features. Construction is expected to complete in December of 2012. APAH purchased Buchanan Gardens in December of 2009.
Arlington, Virginia real estate development news