Friday, April 13, 2012

Half Street Fairgrounds Opens

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Nationals fans at yesterday's home opener had the chance to see the newest open-air market at the grand opening of Half Street Fairgrounds. Recycled shipping containers were refurbished and painted to make space for restaurants and shops.

The recycled metal boxes fill a site that eventually will be developed by Akridge. But until new construction starts, the site joins the ranks of Brooklyn's DeKalb Market and London's BOXPARK Shoreditch in finding ways to reuse old materials and underutilized sites.

Adjacent to the ball park, vendors at Half Street Fairgrounds can take advantage of game-day shopping, with an entertainment and shopping destination for the neighborhood.

“Beyond opening day, Fairgrounds is expected to provide a dynamic shopping, dining, and entertainment destination to the Capitol Riverfront Neighborhood throughout the summer and into fall,” a press release states.

The site was created by Akridge, Bo Blair of Georgetown Events, which operates The Bullpen on the site, and Mike Berman of Diverse Markets Management, which operates the Flea Market at Eastern Market and the Downtown Holiday Market at Penn Quarter. It was designed by Christy Schlesinger of Schlesinger Architects. DCRE Commercial is the leasing agent.

Washington, D.C., real estate development news

Wednesday, April 11, 2012

Your Next Place

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By Franklin Schneider

This Dupont rowhome is definitely one of a kind. Set way back from the street and slightly elevated, it glowers down on you like that one person at the bar who's clearly way out of your class and knows it, and thus is the only person you're interested in, much to the chagrin of your best friend's coworker, who only came out because you were described to her as a "nice, normal guy." Ha ha, as if that even exists!

I loved the bright, wide living room in this place, and it opens out onto a beautiful flagstone patio. The kitchen is incredible, with acres of wraparound counter space. Standing in the kitchen felt like what I imagine it would feel like standing on the bridge of an aircraft carrier. (Or maybe I'm just used to my really tiny, crappy kitchen.) There are also a ton of unique, endearing little touches throughout the house, like the varied color schemes in the bedrooms, or the double ceiling fans in the master bedroom (which I've never seen, but is a downright brilliant idea). Out back, beyond the patio, is a huge two-car garage in which you could easily fit three or four cars (why do you own four cars?!).


My favorite part was the massive jacuzzi tub. My girlfriend was slightly hungover that day and she was like, "do you think I could quickly jump in the tub without the agent noticing?" I think she would've done it too, but she knew I would've immediately called all the other open-housers in and then posted pictures on Facebook of her getting dragged soaking wet and nude from the house by police. We have a love-hate relationship. (A 10/90 split, I'd say, which is still way better than my parents.)

1319 21st Street NW
5 Bedrooms, 3 Full Baths, 2 Partial
$1,900,000





Washington D.C. real estate news

Brightwood's Beacon Center Retooling with New Architect

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Emory Beacon of Light Inc. requested a two-year zoning variance extension Tuesday morning for development of the Beacon Center, the mixed-use project planned on Georgia Avenue in Brightwood.

The group, a community development organization tied to Emory United Methodist Church, first received government approval in early 2010. But construction has not yet started on the $36 million project that will include church, residential, retail and community development space.

Hazel Broadnax, President of Emory Beacon of Light, said the group "had to change architects." Torti Gallas and Partners took over design duties started by PGN Architects.The project website states: "We have new architects with a strong history of affordable housing and community transformation projects across the country and in Washington, DC."

Changing architecture firms contributed to the delay and need for an extension of the approved zoning variance.


"When they were getting the plans ready for the next phase of the project, there were some things that had to be done that were not completed by the prior architects," Broadnax said. "Plus, our zoning variance was scheduled to expire this year. So we needed a two-year extension to get everything done and get plans to the contractor."

Despite the new architecture firm, exterior plans for the building remain the same. New construction will surround the existing church as previously planned. But the interior changed a bit.

Initial plans called for a 2-story gymnasium, but Broadnax said funding shortfalls scrapped those plans, making way for additional housing and services to better serve the veteran community.

Emory Beacon of Light still is working to secure $2 million for the project. The group has struggled with funding along the way, but Broadnax said the group now just has a $2 million "funding gap."

According to the project website, the group “will be simplifying the project and building in two phases.” It now comprises 5,700 s.f. of retail space; 10,600 s.f. of office, meeting and classroom space; and 96 parking spaces. Both buildings contain housing for a total of 15 transitional family housing units, 45 affordable family housing units, 32 permanent supportive housing for veterans, and 17 transitional housing units for single men.

Plans in 2010 called for 24 units of transitional space to help the homeless work toward permanent residency, 34 units reserved for senior citizens, 17 units for veterans and 16 affordable rentals.

Broadnax said the project now is in the design development phase, and everyone is working to get the plans to construction contractor Bozzuto. Emory Beacon of Light also partnered with development consultant Northern Real Estate Urban Ventures (NREUV) for the project.

Broadnax said she hopes for a groundbreaking this year with completion 18 to 24 months later.

Washington, D.C., real estate development news

Tuesday, April 10, 2012

Demolition Underway at Woodmont Triangle

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Demolition crews are clearing the way for Donohoe Development Company's high-rise apartment and retail development, The Gallery of Bethesda, in Woodmont Triangle.

Commercial offices and surface parking lots at 4800 Auburn Avenue will make way for 234 apartments and 4,660 s.f. of retail.The new 17-story building "includes its own pedestrian street, public art, and a variety of green amenities," according to the project webpage.



The Gallery of Bethesda is the first residential building Donohoe plans for the area. Another phase of development includes a second high-rise with 221 apartments and 14,520 s.f. of retail space at 4850 Rugby Rd.



Both residential highrises are part of a larger plan dubbed Woodmont Central that brings office space, residential units and retail to the neighborhood. A third building at 8280 Wisconsin Ave. will feature 81,000 s.f. of "Class A" office space and 10,500 s.f. of ground-floor retail space. WDG Architecture designed all three buildings.

Update:
New renderings were added to this post.


Bethesda, Maryland, real estate development news

Monday, April 09, 2012

New Townhouses Headed to Naylor Court

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Soil tests and utility studies are underway at 1321 Naylor Ct., NW, in preparation for building permits to construct new homes in the Blagden Alley/Naylor Court Historic District.

OPaL Principal Sean Ruppert said he hopes to begin work on the lot this summer. If all goes well, Naylor Court Stables at 10th and O could be completed by the end of this year.
 
The Board of Zoning Adjustments – the last stop before permitting – approved the zoning variances March 6. The plan to build three 2,600 s.f. townhouses previously gained approval from the Historic Preservation Review Board and received support from community associations.

Ruppert said the new homes are designed to blend with the historic carriage homes in the community while also offering a modern “west coast” feel. He said Seattle-based architect Greg Sparhawk of GPS Designs finds a way to bring natural light and design features that bring the outdoors inside.

“He can make things historic that blend with DC, but the flow and floor plan really does feel West Coast,” Ruppert said.

Original designs focused on a modern feel. But in working with the Historic Preservation Office, Ruppert said the designs evolved to blend with the historic buildings from the street while using a lot of glass in the back and on the third level.

The 2.5-story homes include a full basement and rooftop terraces. “Carriage houses” in back will serve as garages with a loft for storage. Ruppert said he has not yet set a price for the homes.

When completed, the three townhomes will be part of the unique neighborhood that focuses on alley life and still has a strong historic presence from the days of horse-drawn carriages.

Ruppert said it was important to him to foster that equestrian lifestyle in the project.

“It really is the most exciting thing I think I’ve done in my solo career since 2000,” he said. “I grew up on a horse farm, so to do something in D.C. that has an equestrian feel ... is really, really cool.”

Washington, D.C., real estate development news

Today in Pictures - Silver Line Metro

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On Tuesday, Fairfax Board of Supervisors will vote on the county's financial participation in Phase 2 of the Dulles Metro line as Virginia budgeteers haggle over whether to provide additional funding. The 23 mile Silver Line will extend rail service from the East Falls Church Metro station to the Dulles Airport. Metropolitan Washington Airports Authority is building the rail extension. Phase 1, pictured below, has a price tag of $2.7b. Construction of Phase 1 is nearly 70% complete, and MWAA estimates the project will be done by late next year.









GW Proposes Campus Museum

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George Washington University on Thursday presented to the Zoning Commission its plans for a museum at the corner of 21st and G streets on the Foggy Bottom campus. The plan includes renovating the historic Woodhull House (now home to the University Police Department) and constructing an adjacent 4-story building.

Hartman-Cox Architects designed the project that includes a combined 31,470 s.f. of new construction and renovated space. The new building will be a 24,126 s.f., 65-foot-tall building with 4 stories above grade and 2 stories below. A bridge will connect the new building to the Woodhull House.

Future museum site

Rendering of 21st Street view
Lee Becker, partner at Hartman-Cox, presented plans for the building during the Thursday meeting. He said the facade will be constructed primarily of Indiana limestone with some glass and metal, with a tooled cut on the limestone to create shadowing. The fourth floor will feature office space with a glass exterior, with a painted metal-framed penthouse to blend with the limestone. Bluestone pavers will connect the existing brick walkways and concrete streetscapes.

The $22 million project is slated for completion in 2014. The GW Museum will feature the Albert H. Small Washingtoniana Collection as well as provide a new home for The Textile Museum now located in two historic buildings on S Street in Kalorama.

Rendering of G Street view

Much of Thursday's zoning discussion focused on the location and procedures for bus and loading areas. Concerns from the community and commissioners included the need for a better plan to regulate where buses will drop off passengers and prevent them from idling on site.

The tight space and precarious design of a loading zone designated for moving exhibition pieces also raised some concerns. The University previously agreed to have trained personnel direct the deliveries, but some commissioners wanted more assurance that staff would be available on demand. The Zoning Commission did not vote Thursday, instead asking for more information before making a decision. The University will return to the Commission May 14.

A postponed Zoning Commission vote does not necessarily translate into a delay in the project. In an emailed statement, the University said the project timeline included flexibility for such an extension.

The University already received support from the D.C. Office of Planning, Historic Preservation Review Board and Department of Transportation. Video of Thursday's hearing is available from the DC Office of Zoning.

Washington, D.C. real estate development news

Sunday, April 08, 2012

Your Next Place

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By Franklin Schneider

This historic Federal home is right in the heart of good ol' Georgetown (named in honor of former president George W. Bush). (That was a total stab in the dark, I might be wrong.)

Inside, this lovely house features some of the finest woodwork I've ever seen, aged as perfectly as fine wine, or Julianne Moore. Upstairs are two generously proportioned bedrooms with en-suite bathrooms (yesss! contrary to what they told you in kindergarden, sharing is BAD). Downstairs is a formal living room and dining room, and the roomy kitchen features granite countertops, stainless steel appliances, and a sweet curving bench that immediately made me think, "every kitchen in America should have one of these." Instead we're all still perching blearily on stools at our breakfast bars like Valentine's Day night at the worst bar ever.

Best of all (at least in my opinion) is the covered elevated deck and ground-floor patio in back, that look out onto a huge garden. Seriously, I went back there to get a closer look, and it just kept on going and going and going. After a while I was like "aha! I'm just walking on a cleverly disguised treadmill, aren't I?" But no, turns out I'm just used to really small backyards. How depressing is that?

1307 35th Street, NW
2 Bedrooms, 3 Bathrooms
$2,150,000





Friday, April 06, 2012

His Majesty’s Tax Collector Slept Here

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By Beth Herman

Though Rousby Hall plantation’s palatial main house was battered and burned by the British in 1780, as members of the prominent Fitzhugh family that occupied it were American sympathizers, the property’s 438 s.f. customs house—charged with collecting taxes for the entire Patuxent region—was spared.

Built half-a-century earlier by John Rousby II (1680-1744), who was both Naval Officer of the Patuxent and His Majesty’s Customs Collector from 1717 until his death, some accounts posit that the tiny tax office’s future operational promise saved its life. Confident that the crown’s taxes would one day again be collected in this utilitarian structure, General Alexander Leslie and his 2,500 marauding soldiers moved on to pillage elsewhere. Lucky for 21st Century owners (and Americans!) Bob and Barbara Allen.

Jettisoning a former decorator’s show house they’d purchased and transformed into a bed and breakfast, with JoAnn Zwally of Ashton Design Group at the helm, the antiques loving Allen’s went shopping. Spying the Lusby, Maryland early Georgian customs house with its Flemish bond brickwork, the couple was spurred by its provenance and primed for the challenge of restoring and renovating it, along with a tired, 277 s.f. 1950s addition. What’s more, with three adult children and a gaggle of next generation offspring, the couple wished to add a large, open-concept living space to the two earlier structures—with a foyer; great room; kitchen; master suite; screened-in porch; laundry room; lower level family room and bath (the space could accommodate bedrooms at a later time). Here the entire family could assemble for summer vacations and holidays.

Dormers, drop leaf and “D” ends

“Lusby is right near St. Mary’s City, and St. Mary's City is an historic settlement that goes back to the 1600s,” said designer Zwally, who, after the bed-and-breakfast project, also created and implemented the interior design of the Allen’s Lusby residence. Enamored of St. Mary's City's Jacobean character, the Allen’s sought to emulate its emblematic dark, hand-timbered elements in their brand new addition, something that proved problematical in its execution, however. The concept was soon replaced by lighter, simple moldings on walls, around a Rumford fireplace, on the insides of dormers, and in a new master bedroom with its own fireplace.

Inspired by Annapolis architect Charles E. Anthony’s exposed truss system in the new great room, with its 12:14 roof pitch (ceiling height is 20 feet at its apogee), Zwally and lighting designer Linda Gombos swapped the idea of effective recessed lighting, which was impossible at that slope and altitude, for surreptitious track lights around and inside of the trusses. Two chandeliers and a few strategic floor lamps also helped illuminate the cavernous space, with a wall of glass French doors and “skylights” (expressed as long dormers on the exterior—or maybe they’re dormers that function as skylights on the interior!) bathing the space in warm, natural light. With a dormer on the original 1730 customs house, and one on the 1950s addition, these modern dormers carried the concept through to the new design for continuity and flow.

Employing custom millwork, Zwally was able to conceal the television, using plush swivel chairs to facilitate viewing. A drop leaf table redolent of 18th Century design, acquired from the Allen’s old bed-and-breakfast, can be used for entertaining and extended family dinners, its dual “D” ends living separately under lamps in the foyer until needed. With the homeowners’ predilection for all things red or red-toned, a black and red rug from their former bed-and-breakfast was reestablished in the great room, with furniture and fabrics manifesting the deep hue in various solids and patterns. In the 3,679 s.f. addition’s exceedingly long galley kitchen, their appetite for red was articulated in part by burgundy cabinetry and Brazilian cherry flooring.


Victrolas, views and vigilance

A screened-in porch affords the couple and their family ample opportunity to observe boating activities along the 7-acre site’s 400 feet of water frontage (for the record, Rousby Hall estate was born on 5,000 acres). Mahogany decking and a white painted bead board ceiling with recessed lighting create a clean canvas for the porch’s pristine white wicker furniture with red Boussac fabric.

In the new master bath, a modern take on an old claw foot tub is realized in a Kohler claw-and-ball-foot tub. Carrara marble tiles with black granite inlay help polish and shine up the shower, as do two wall sconces, a chandelier, rope lighting underneath the vanity—and of course a red wall panel.

In the 1950s addition, among other things Zwally and antiques aficionado Barbara Allen created a posh powder room, featuring a wash station that is a former Victrola cabinet—filled with old 78s—turned sink. Because the cabinet was so high, Zwally had to search vigilantly for a shallow sink bowl that would be functional while maintaining the furniture’s aesthetic.

Books, bricks and beams

Redesigning the tiny customs house itself, Zwally and builder Howard Freeman, who was involved in all aspects of the property’s new construction, renovation and restoration, transformed it into a comfortable library space. Mid-century knotty pine paneling from a prior renovation that had masked the period exposed brick walls beneath was removed. Two muted, slip-covered loveseats from the bed-and-breakfast were integrated into the design, with throw pillows in russet, pale blue, brown and oatmeal softly reflecting the hues of the multi-colored brick. A Kerman rug, originally in the Allen’s Ashton, Maryland dining room that was later used in their bed-and-breakfast, found its way into the customs house-cum-library.

Millwork wainscoting and cabinetry painted a clean white flank the library brick, creating extra storage and brightening the space. “You can also see the original rough wood ceiling beams,” Zwally said, relating the new addition’s exposed wood trusses to the custom house’s 1730s building style. The designer also noted the beginning of an arch, revealed in the brick wall when paneling was removed, that was a Palladian or curved window in colonial times. In what is now the library, a ladder leads to an original sleeping loft as an 18th Century customs clerk would sleep above the office.

A new garage was built with an apartment above, and bedrooms in the 1950s addition supported the homeowners’ family visits.

With their offspring now pursuing goals that keep them far away from the Lusby, Maryland residence, completed in 2003, the home is on the market with the enterprising Allen’s—and Zwally— anticipating their next design (ad)venture-a-trois.

Photos courtesy of Geoffrey Hodgdon. For story suggestions contact bh @ dcmud.com

 

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