Tuesday, September 18, 2012

New Silver Spring Library Moving Forward: Construction Meeting Today

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Work on the Silver Spring Library could begin within the next few months, according to sources at Montgomery County. "We’re moving forward on a very tight schedule, and this is a real priority project for the county."  That’s Ernest Lunsford, division chief for Montgomery County’s Department of General Services, speaking about plans for the forthcoming Silver Spring library. The project—a roughly 63,000 square foot structure designed by the Lukmire Partnership to sit at the corner of Fenton Street and Wayne Avenue - has been inching along since 1999, when the county approved funding for it.

No longer. Design plans finally made it through a long community approval process, construction drawings have been created, and the site has been largely prepared for work to begin. On August 28, the county put the project up for bidding, and today, officials will be holding a “pre-bid” meeting for the eight contractors that have already completed a pre-qualification process.

The contractors are Clark Construction, Coakley & Williams Construction, Costello Construction, Donohoe Construction Company, Dustin Construction, Grunley Construction, Hess Construction, and Morgan-Keller Construction.

The bid opening date is scheduled for October 2, but Lunsford says there’s a chance that date will be pushed back by a week or so if substantial new information arises as a result of today’s meeting. Lunsford and his colleague, Susanne Churchill, the senior architect project manager, swear they will award a contract soon after that. They’ll choose the lowest bidder and issue a “notice to proceed,” allowing work to begin around November.

It’s a bit of a tricky project, explains Churchill, which could cause obstacles. Being a county endeavor, the development includes a prevailing wage clause as well as a “minority, female, and disabled person” subcontracting requirement. It’s complicated structurally, too: the Purple Line train will eventually run through a portion of the building, and an atrium includes special smoke exhaust requirements.

Design plans haven’t changed much in the past few months. A five-story building clad in cast stone that includes a glass curtain wall cantilevering over the Purple Line’s path, this new library will be almost four times bigger than the current one, which is the oldest library in Montgomery County’s system. Pyramid Atlantic art center will operate out of the first two floors, and the library—with expanded meeting spaces, a computer lab, and a larger children’s section—will take up the rest. 

The project should be completed by fall of 2014.







Silver Spring, Maryland, real estate development news 

Monday, September 17, 2012

Cobbling Together Georgetown's Streets

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Some of the oldest streets in DC have finally gotten a facelift and officials this week celebrate the big reveal.  The streets are home to streetcar tracks dating back to 1903 that have become recognizable symbols of historic Georgetown.
Work on P Street NW in Georgetown. Photo courtesy DDOT

A ribbon cutting Tuesday will mark completion of the $11.8 million 'rehabilitation' of O and P Streets, largely federally-funded through the Federal Highway Administration.   The ribbon cutting will be held at 10:30 on Tuesday.

Over the years, the section of O and P Streets in between Wisconsin Avenue and 37th Street got bumps and wrinkles.  Cobblestones around the old streetcar tracks sunk creating ridges of four inches in some places. Safety concerns emerged, as did questions about whether the city should keep the tracks and cobblestones or improve safety.

Old streetcar lines on O and P Streets NW got a face lift
The city has managed to do both, Advisory Neighborhood Commission (ANC) 2E member Ed Solomon told DCMud.  "Everyone is happy that both goals have been met."  "Some have even commented they couldn't believe how smooth the street could be with cobblestones." The project has been on the city's to-do list for 20 years, seriously for the last nine.

Image courtesy DDOT
The project included the restoration of O and P, the repaving of 33rd, 34th, 36th, and 37th Streets between O and P Streets, the restoration of curbs, gutters and sidewalks, and the evening out of street surfaces. The city has placed an emphasis on reusing materials when possible.  "The whole project was partly a preservation as well as a streetscape project," said Dara Ward, DDOT's spokesperson for the project. "As much of the original materials as possible were refurbished and re-installed."  The city even employed an archeologist in the beginning phases of the project who made some interesting finds, as reported by Georgetown Dish.

The city also conducted streetlight and drainage improvements, installed crosswalks, curb ramps, tree boxes and tree rails, reinsalled police call and fire alarm boxes, and planted trees, and restored underground parts of the streetcar tracks on O and P Streets.  The city refurbished underground, 250-pound cast-iron yokes that support the tracks at five-foot intervals, as well as track manholes and junction boxes.

Rehabilitated Streetcar track elements.  Photo courtesy DDOT
Any improvements to Georgetown's streetcar lines are purely aesthetic.  DDOT permanently removed tracks on P Street between 35th and 36th Streets and on 36th Street between O and P.  Even as the city is working to get the H Street Benning Road streetcar route online and servicing passengers by summer 2013, Georgetown is still just one more part of town with streetcar tracks and no streetcars to use them.


Restored streetcar track. Photo courtesy DDOT

Today in Pictures - Canal Park

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Canal Park map, Washington DC, Blake DicksonWork on southeast DC's Canal Park is nearing the final stage, District of Columbia residents will soon be enjoying a new park near the Anacostia waterfront.  The project got underway in February of 2011, shepherded by the Canal Park Development Association
Washington DC canal Park, Blake Dickson Real Estate
The 3 acres of landscaping take up 3 city blocks just north of the ballpark, and will offer "a stunning urban park on the site of the historic Washington Canal" with a large pavilion/restaurant (LEED certified) designed by Studios Architecture and two smaller pavilions, 2 large fountains, wintertime ice skating rink, rain garden, multiple lawn spaces, an electric car charging station, and bicycle racks.  Philadelphia-based OLIN is the landscape architect.

The federal government owns the land in arrangement that gives control to the District, which in turn has a 20-year agreement with the Canal Park Development Association to develop and manage the land.  Retail leasing is being handled by Blake Dickson Real Estate.

Washington DC canal Park, Blake Dickson Real Estate

Washington DC canal Park, Blake Dickson Real Estate

Blake Dickson retail leasing, Washington DC

Blake Dickson retail brokerage leases space on Capitol Hill

Blake Dickson Real Estate, Washington DC property company

Blake Dickson Commercial Property, Washington DC

Washington DC retail for lease - Blake Dickson

Washington DC commercial property leasing by Blake Dickson

Blake Dickson real estate Washington DC leasing

Washington DC construction news

Washington DC commercial real estate, Blake Dickson

Washington DC commercial real estate

Washington DC commercial real estate, Blake Dickson retail for lease

Sunday, September 16, 2012

Arlington Approves Tallest Crystal City Office Building

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The Arlington County Board voted yesterday to approve 1900 Crystal Drive, Vornado's enormous office building that will be the tallest in Crystal City.  The county's approval allows the developer to demolish the super-block sized building now on the site and replace it with an even larger, more contemporary building.

The building, designed by New Haven-based Pickard Chilton, will feature a number of impressive vitals, including 720,000 s.f. of office space in 24 stories (297 feet), a 5-story underground parking garage, an expected LEED Gold rating, a raised interim park (until replaced by another building), 32 bicycle parking spaces on the street and in the park.  Pickard Chilton is noted for a number of large office building designs, including a senior role on Malaysia's Petronas Towers.  Cooper Carry is the architect of record. The design employs a "ski jump architectural treatment" as part of its glass facade, and will be a major contributor to the upgrading of Crystal City's outdated architecture and infrastructure.

The plan for the block is to eventually demolish another of the office buildings on the block to create a large "Center Park" - a centerpiece of the Crystal City Sector Plan developed in 2010 - to replace the mid-block, concrete-heavy park that now connects the 3 existing office building.  While the project will have a more appealing street view, especially on Crystal Drive where 11,000 s.f. of retail will face the street, the building will still make large concessions to the automobile along 18th and 20th Streets with wide curb cuts for garage access.

The County approval was expected, especially with Vornado's $3m contribution to the county's affordable housing program and $7m of promised community benefits that that county negotiated for a host of improvements to causes like parking meter improvements, utility improvements, and public art.

Arlington VA real estate development news

Your Next Place

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 This fantastic Colonial is the sort of house you see in a family sitcom that makes everyone say, "come on, no family actually lives in a house like that!"  By which I mean you should buy this house, live in your car in the driveway, and rent it out to Hollywood producers as a set on which to film their family sitcoms.  Cha-ching!  I feel like that tip is worth at least a fifteen percent commission.

TThis house has it all; huge, open floor plan, hardwood floors burnished to a high shine, marble fireplace, recessed lighting.  The dining room is one of the most striking I've ever seen, with a duo of huge rectangular skylights and an entire long wall of windows.  There's a general feeling of openness and space, which is important for families, since you need room to grow, and also because you hate each other.  I grew up in a huge rambling Victorian house and one floor per family member was barely enough space; I routinely urinated off the roof rather than go downstairs and risk an encounter with my dad as he trimmed his handlebar mustache to "Steve Miller's Greatest Hits" or my mom as she did step aerobics while watching "Martin" starring Martin Lawrence.  (She still sprinkles his catchphrases into everyday conversation: "Hey mom, can you give me a ride to the airport tomorrow morning?  My flight leaves at 7AM."  "DAMN GINAAAAAAA!!!")  No worries about that in this place; with five bedrooms and 5.5 baths, you could conceivably never see the people you lived with, which is just how it should be.

The bedrooms are large and beautifully finished, with fine shutters and accent walls.  Out back is a stone patio and a sizeable yard, nicely fenced off from prying eyes.  It's big enough and secure enough that you could totally put your dog or your children back here anytime you needed some "grownup time" to yourself, in the bathroom, "rocking back and forth" with a "bottle of vodka" repeating "oh my god I've wasted my youth, is there still time to change my life?!"  (No.)  There's also a full garage, for the aftermath of the aforementioned "grownup time" crisis when you buy a convertible and/or motorcycle.

2707 34th Place NW
5 Bedrooms, 5.5 Baths
$2,345,000


Washington D.C. real estate news

Friday, September 14, 2012

Bringing Berlin to DC: Inspirations for Dupont Underground

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What inspiration can D.C. draw from Berlin about what to do with an unused trolley tunnel under Dupont Circle?  That is the question at the center of a new exhibit and events series organized by Provisions Library and the Goethe-Institut of Washington D.C.  The exhibit, called "Parks and Passages," runs at the Goethe Institut September, 14 through November 2.

The exhibit is meant to bring a "poetic interlude," in the words of research co-curator Stephanie Sherman of Provisions Library, to the ongoing and emotional discussion about how to best re-enliven the Dupont Underground.  That 75,000 square feet of space in tunnels lies - closed off for now - under the District's most visible circle.

Dupont Underground, Image courtesy Provisions Library
Built in the 1940's for trolleys (they ran only briefly), the space has been cast as a potential bomb shelter, health club, food market, even a "columbarium" (for cremated remains.)  None of those ideas ever panned out, although the tunnel did house a maligned food court for about a year in the 1990s called "Dupont Down Under."

Even now, the tunnel remains a virtually unknown public amenity in a city of above-ground monuments, boulevards, and upward-looking gazes.  But diverse gazes are shifting underground, as the exhibit shows, as more District-dwellers find resonance in the story of the tunnel.

In 2010, the Deputy Mayor's Office For Planning and Economic Development issued a Request for Proposals for the space, and a group called The Arts Coalition for the Dupont Underground - brainchild of longtime tunnel fan and architect Julian Hunt - clinched the exclusive rights agreement for the space.
Dupont Underground, Image courtesy Provisions Library

According to coalition managing director Braulio Agnese, the coalition estimates that it would take at least $30 million to open up the entire space, but so far has fund-raised what amounts to a "drop in the bucket."  The group hopes the space could become an arts venue.  "We are eager to see what these artists have come up with," Agnese said of the exhibit at the Goethe Institut, adding that he hoped the research would be useful moving forward.

But the coalition's exclusive rights agreement expires soon, and the coalition continues to work with the city toward obtaining a lease.  The city had not responded for a request for comment by the time of publication of this article.  And the space - even now - remains closed to the public, or open for imagination, depending on how one looks at the situation.

"Parks and Passages" documents the adventures of four DC-based Provisions Library Fellows - an architect, two artists, and a cultural theorist - who spent 10 days in Berlin and then fleshed out their inspirations for DC using archival materials, architectural renderings, mixed-media installations with historic film footage, and even graffitti.

Exhibitors are artist Edgar Endress, a George Mason University professor of new media and public art, visual artist James Huckenpahler, architect Pam Jordan, and cultural scholar Paul Farber.

The goal, according to Sherman, was to think about how Berlin's creative sites emerged and how the city adapted spaces. Why Berlin?  Curators were convinced the city's creative, sustainable, adaptive use of historical spaces had some inspiration for DC.
"Parks & Passages" exhibitors Endress, Farber, Jordan, & Huckenpahler
The group visited spaces under both public and newly private management, such sites as a bunker art gallery, an East Berlin amusement park, and the vast Tempelhof Airport, the city's largest public park. The airport was built by the Nazi government, was site of the Berlin Airlift, and a Cold War hub.  At Tempelhof, the City of Berlin has turned 988 acres of a history-laden, inner-city airport, decommissioned in 2008, into a thriving space for recreation, gardening, biking, and creative re-uses - some temporary, some more permanent.

Berlin's development strategy, according to Martin Pallgen, a Berlin city staff member and project developer for Tempelhof, also uses a "bottom up" approach to planning that involves creative occupants of the space. Pallgen visited Washington, D.C. with a team from Berlin for the opening of the exhibit. That feedback, he says, is a component of Berlin's development strategy, which Pallgen sees as a a "process" rather than a one-step deal.

The Tempelhof development model for the future, Pallgen said, would take time to "think about what is right and what is wrong, and think about each step...was it the right decision or not?"

Much larger than the Dupont Underground space, Tempelhof also benefits from both public and private investment. The Dupont Underground coalition - as things stand now - must raise private funds from mixed-use leases or philanthropic donations. To make matters more complicated, the space sits under confusing layers of federal and local control. While the city controls the entrances to the tunnel beginning at the stairs, the National Park Service owns most of the spaces surrounding them.

As the exhibit shows - Dupont Underground has always been a vessel of dreams and imagined uses, and sometimes a target of derision.  It was once called the "Blunderpass". "It was controversial even before it was built," said cultural scholar Paul Farber, who delved into Washington Post archives to research the trolley tunnel.  At the same time, he says, it has always been a symbol of the future.  The archives reveal familiar patterns, Farber writes, that may affect that future: including "the dysfunctional relationship between D.C.'s local and federal governing structures" and the "inherent complications of overlapping public and private ownership."

The city released homing pigeons when the streetcar line opened to traffic around 1950, but the trolley line would see just a few short golden years. District streetcar operator Capital Transit Company lost its charter in 1955, and the last trolley ran in 1961. A trolley funeral was held in Mt. Pleasant.   The number 42 bus line now runs along that old trolley route. 

In the early 1960s, the space was stocked with food and beds as a bomb shelter but never used as one.  In the early 1980s, the Marion Barry administration considered three proposals: for a health club, a health market, and a columbarium, but those didn't pan out. In the early 1990s, the city signed a deal with a questionable businessman named Geary Simon to develop a food court called "Dupont Down Under", but it closed just a year later, beset by legal troubles.

Dupont Down Under had a Sbarro's and a Schlotzsky's. Their signs - old and dusty and cast in darkness - were still there in 2009 when chair of the Dupont Circle Advisory Neighborhood Commission ANC2B, Will Stephens, visited the tunnel in December, 2009.  That was when Adrian Fenty's administration put out the most recent RFP.  Recent tours of the tunnels have entered at a little triangle formed where P Street, Massachusetts, and Dupont Circle all meet at a point.  That's where the ANC2B office is too. "The Z was dangling," Stephens said of the Schlotzsky's sign.

ANC door sign under Dupont, Photo: Will Stephens
Then, Stephens recalls that, as the group of ANC2B members walked with flashlights along the dark tunnel, they saw a dusty sign on a door on which were printed the words "ANC2B." "All of us there from the ANC, including the (public policy) intern were all freaked out," Stephens remembers. "We were joking with him that that was going to be his office."

In February and November of 2010, the ANC2B passed two resolutions.  Both praised the city for involving community stakeholders in the RFP process and requested that the space's long-term future use be kept open for potential transit use.

"Our chief concern from the perspective of the ANC is that whatever goes into this space be feasible and sustainable, so that we don't repeat the failure of the Dupont Down Under food court project," Stephens told DCMud.

The most inspiring lessons from Berlin for DC? The main inspiration, Sherman said, could be seizing the present moment by asking “what can we do within those (given) parameters and let it be an evolutionary process?” That flexibility, Sherman is convinced, will be important.  "We are not presenting solutions or answers," said exhibit research co-curator Don Russell, who also sits on the board of the coalition for the Dupont Underground. "We are layering and opening it up to the public."

The exhibit also features a series of "interactive" public events centered around the goal of thinking about creative approaches to urban problems and challenges:

Thursday, 13 September, 6 pm
Discussion and Exhibition Opening
Natural Adaptation, Urban Re-Use: Berlin and Washington, DC

Friday, 14 September, 1 pm
Discussion
Creative Research: Modes and Methods

Tuesday, 18 September, 6:30 pm
Reading
James Huckenpahler: Metamonument

Thursday, 20 September, 6:30 pm
Presentation
Urban Interventions

Saturday, 22 September, 12 pm
Gardening Workshop
Gardening Workshop


 

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