Thursday, February 02, 2012

Washington Gateway Finally Breaking Ground?

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MRP Realty edged closer to a groundbreaking of the $360 million Washington Gateway in NoMa, as crews this week began disassembling commercial billboards occupying the three-acre site at the intersection of New York Avenue and Florida Avenue, NE.

While some real estate insiders said construction would start shortly, Julie Chase, a spokeswoman on behalf of MRP Realty, said in an e-mail not to read too much into the action on the site as MRP is still in the permitting process. "Yes, the billboards are coming down, but that does not mean they are starting any construction," she said.

The two billboards on the site, both facing the railroad tracks, the Metro Red Line and inbound New York Avenue drivers, have been a familiar sight for road and rail commuters, but now it appears they could finally be replaced by construction cranes and equipment.

The million-square-foot project, designed by SK&; I Architectural Design Group and Gensler and to be built by Davis Construction, will be completed in three phases. The first step will be SK&I's 11-story apartment building with 400 units and 5,200 s.f. of retail.

The initial phase will be followed by two Gensler-designed 11-story office buildings, one with 200,000 s.f. and the other with 400,000 s.f., along with 10,000 s.f. of retail. Gensler is the designer of PNC Place at 800 17th Street NW, and SK& I recently designed Wisconsin Place in Friendship Heights.

All told, the 170-foot high (by some ways of measuring), triangle-shaped project with green space in the middle will have about 15,000 s.f. of retail facing Florida Avenue, NE, which will get its own facelift with new sidewalks, street lighting and landscaping.

The anticipated construction of Washington Gateway comes as the District is in the middle of a $36.5 million rehab of the nearby New York Avenue bridge which will run through September 2013, thanks to federal American Recovery and Reinvestment Act stimulus funding. The bridge reconstruction, which began in March 2011 is about 40 percent complete, according to contractor Fort Myer Construction Company. Already, on the northwestern side of New York Avenue, NoMa West, by Mill Creek Residential Trust, is nearly a year in towards constructing more than 600 residential units, having broken ground in March 2011 and is expected to be complete by spring of 2014.

Washington D.C. real estate development news

Wednesday, February 01, 2012

One Loudoun Unveils New Renderings

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One Loudoun, the on-again, off-again project from McLean-based Miller & Smith and Japan-based Sekisui House, recently unveiled new renderings of its planned 358-acre community in Loudoun County, Virginia.

The Torti Gallas and the Eisen Group designed-community along Route 7 and the Loudoun County Parkway began building in 2007 until it ran into financial difficulties, including foreclosure in September 2010. It was resurrected by Miller & Smith's vice president Bill May along with help from Sekisui House and now will include 1,040 homes, 700,000 square feet of retail and 3 million square feet of office space.

One Loudoun will also be the future home to the World Trade Center Dulles Airport which is expected to bring 14,000 jobs to the area.




The first phase of One Loudoun, known as Downtown, will open in the spring of 2013 on 100 acres and include 446 multi-family homes, 155 town-homes and 663,000 s.f. of retail space, 3 million square feet of office space and 750 hotel rooms. A 10,000 square foot community center is slated for completion in 2013 as well.

The second phase of One Loudoun, South Village, will incorporate more than 300 single-family homes and town homes, along with 39,000 s.f. of retail and 124,000 s.f. of office space, and is expected to complete in 2014.

North Village, with 97 single family homes, 28 town-homes and 500,000 s.f. of office space, will complete in 2016.

A Casbah Runs Through It

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By Beth Herman


Something tells us we’re not in Kansas anymore – and perhaps not even in D.C. for that matter.
Entering the 1910 three bedroom, three bath Adams Morgan row house condominium of interior designer John Hutson, one is supremely challenged by its provenance.
Greeted by starry skylights, a 15-foot tall Raphis palm, French grey alabaster urn from a Paramount Studios backlot auction, an Austrian Loetz lamp and Jugendstil box—both circa 1910-14, delicate lanterns of Iraqi glass with Moroccan filigree and mother-of-pearl inlay harem doors, these and hundreds of other artifacts collected by the former California documentary director/producer make for a two-story residence clearly more tactile than traditional.
Punctuated by comely Bertoia furnishings, the 2,000 s.f. space’s midnight blue carpeting and eight different paint colors on the walls of the living/dining area alone attest that Hutson’s tastes are a lot romantic and a little bit rogue. The designer maintains, however, that his style is firmly rooted in the dozen or so trips he has made to Morocco—so far.

Founder and principal of D.C.-based Lyric Space, an interior design firm named for Hutson’s unapologetically poetic world view, in addition to residences the designer has put his mirage-like stamp on such notable Washington eateries as PI, Mama Ayesha’s, Grand Central, CafĂ© 8, the former Trattoria Liliana and more.
“The chance to eat out is the chance to go on vacation for two hours and leave behind your troubles, and talk to people you’d never otherwise meet in your life,” Hutson said of his hospitality work and design philosophy. “Regardless of what I’m faced with, I turn (the space) into something that’s more nurturing of the human spirit.”

Discovered at Schwab’s
Moving his business from L.A. to D.C. in 2000, Hutson said an hour at a car wash precipitated a chance meeting with an Italian restaurateur, Liliana Dumas, who became his first client. Emptying his trunk so it could be vacuumed, he walked across the street with its contents and ordered a sandwich, depositing a pile on the table. A book called “Spirituality in Design” by Carol Soucek King caught the eye of Hutson’s sandwich maker who asked to see it.

“She looked all the way through it and I could tell she didn’t like it,” Hutson said, though she conceded she did like one particular design. Turned out it was a project of Hutson’s, and he was hired on the spot to create what would become D.C.’s Trattoria Liliana.
His soul and sensibilities infused with the warm tones of the California sun he’d left behind, Hutson set about gilding and lighting Trattoria Liliana to augment its owner’s skin tones, ensuring she projected vigor and warmth as she visited with her patrons each evening.

“One of the problems in D.C. is that often times people’s complexions are pasty—they don’t get the sun,” he said. For the restaurant owner, daughter of a style-conscious seamstress for a Paris couture house and haute coutured herself, Hutson designed low-hanging onyx lamps that directed white light onto the table and food, but streamed hues of orange, umber and tan out of the sides. “It always gave her a tan,” he said, adding he’d ascertained the happiest times in her and her husband’s lives to be sunset dinners in coastal Liguria, Italy, where they were from. Using orange and yellow stained glass lighting and red-tinted wainscoting throughout the space, the design and its atmospheric results were redolent of photography’s “golden hour” where everybody looks fit and healthy, like those evenings in Liguria, Hutson explained. In fact the decor was noted in a Washington Post magazine review, before any mention of the menu, by food critic Tom Sietsema.

(Not) Lost in Space
Growing up a different kind of Midwesterner in the 1960s, Hutson said he survived interminable childhood challenges from his peers by escaping into the pages of “romantic books.” He also lived largely inside his own head, imagining grand parties and the like.  “I think that’s where I came to realize the power of space,” he said, noting his highly successful salesman father used to wallpaper rooms in perhaps a Zen-like effort to relieve tension. “He showed me that a space may be one thing when the walls are white, but it’s a whole different thing once you put up crazy wallpaper. It kind of came together that if you could imagine a different place, it could happen.”

From India with love and smoke
Relocating as he did to D.C., the Adams Morgan condo living room he would share with city planner Steve Cochran had the ubiquitous white walls—with what Hutson said were tedious microphone lights mounted every five feet beneath an 18-inch bump out concealing an air conditioner. He upended the banal effects of the fixtures’ grey lighting, heating it up by painting the walls terracotta, or Farrow and Ball’s “Red Earth,” with pigments produced by crushed rock in the old manner of the Dutch Masters. Noted for its reflective qualities, Hutson said the paint reacts to light much as crystals would, resulting in a room that exchanged pale and sallow for peppery and sunny.

Below the a/c bump out is a mother-of-pearl inlay wood panel from India, a gift to a close friend of Hutson’s, from now-deceased Moroccan Princess Lala Fatima Zhora. A pioneer and activist against all odds, the princess had formed a women’s union to protect her sisters in business. The panel is said to cure what ails you if burned and the smoke from the mother-of-pearl inhaled.

Also in the living room, two stained glass panels (formerly mounted together) are sited at each end of the axis. Appearing almost as sculpture, they flank two kilim-upholstered couches with 13 different colors in a nest-like arrangement, creating towers of light that raise the eyes to the room’s full 15-foot ceiling height. A dark wood fireplace with a mirror encased in mashrabiya—an intricately carved wood screen often found in harems because of their one-way viewing effect—creates a horseshoe effect around the mirror. Above the horseshoe is a stack of muqarnas balls, defined as a three-dimensional decoration of Islamic architecture.
Along the space’s north wall, which visitors encounter when they climb up to enter (the condominium occupies the 3rd and 4th floors), a seven-foot horizontal photograph of Burma by photographer Antonio Girbes sets the tone for the eclectic environment within. A marble foyer features a back-painted glass expression of the Titanic and notorious iceberg, along with a Moroccan door. A vintage inlay Moroccan secretary with two pedestals, multiple niches and compartments, and even a fez holder complements a 1974 Paolo Deganello torso armchair from the iconic Italian architect and designer’s Memphis period, according to Hutson—admittedly large for the space but a real statement of comfort.

Cabinets, closets and curves
In the residence’s kitchen (Hutson calls it a “cockpit” kitchen), designed to maximize storage—including the homeowners’ 100-strong vase collection— architect Brie Husted, who is Steve Cochran’s niece, suspended maple cabinets over the stairs that lead to the space itself. Cantilevered wall cabinets over the sink also help to utilize limited space. A curved wall projection designed by Cochran works to conceal the scope of the refrigerator, washer and dryer, and contains additional two-story closet space for clothing, with a recessed hanging display for flowers by artist John Dodd. Cochran also added stainless steel base moldings which reflect the living room’s midnight blue carpeting.

In the dining room, an M2L table with steel edges has glass in the center where drop-down leaves would typically be hinged, according to Hutson. This facilitates a curved flourish in the glass – “a sweeping angel wing half circle”—that the designer explained is visible to entering guests before they realize they are glimpsing the table.
Of kings and pop stars
In the master bedroom suite, a California King bed with Indian inlay headboard complements a collection of decorative six mother-of-pearl inlay fez holders on the wall. “What they really use them for is when they’re praying,” Hutson explained of the fez holder’s role in their country of origin. “They need a place to take off their hats and not lay them on the ground.”

Once in possession of some of King Farouk’s furniture, Hutson said he has an even older dressing mirror smuggled out of Egypt. Fashioned with pontoon feet, the designer explained when the Berbers traveled in the desert tents would be erected with layers of carpeting for flooring. The edges of the feet have extensions more like skis or pontoons to remain static and not sink into the sand.

A black and white master bath with crushed marble Bisazza tile features an inventive shower enclosure of charcoal grey fabric, stitched and perforated so the fabric flaps away from what would normally be its silk lining. “We did not want a cold piece of glass and instead use this as a curtain,” Hutson said, adding the tiles measure 22-by-22 inches with 20-inch white circles inside. The effect is both geometrical and dramatic.

In the guest bathroom, a 1980s period mirror purchased from singer Paul Anka has “…pointy shapes, circles, chrome, brass and screws—it’s just whack,” Hutson said. Beginning with a white space and deleteriously oversized magenta sink and toilet, the designer said a two-year investment of time was made in reimagining the bathroom around the mirror.

Citing other elements that include a modern maple desk for Cochran that deconstructs into a 6-by-4-foot cube, Hutson said it is important that people don’t see a space only for its utility.
“I want people to understand that you can really make poetry—really influence the way you feel,” he affirmed. “You can shape your life by how you change a room.”

Photo credit: Rey Lopez

Tuesday, January 31, 2012

Historic MLK Library Gets a Preservation Owners Manual

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MLK Library downtown DC, EHT Traceries, Skanska, MRP, Ludwig Mies van der RoheEHT Traceries, downtown DC library, renovation, SkanskaJust in time for Black History Month, the District's Office of Historic Preservation recently unveiled a detailed roadmap to protecting and preserving every aspect of Ludwig Mies van der Rohe's Martin Luther King Jr. Memorial library.
From the Mies-designed Brno and Barcelona furniture, to the silver-leaf signage, to protection of the Detroit Black Graphite exterior paint and the Donald Lloyd Miller King Mural in the Central Lobby, the report spells out what it considers the do's and don'ts for preserving the International Style building. The library was completed in 1972 at a cost of $18 million to replace the Andrew Carnegie Central Library in Mount Vernon Square. It was the only library Mies designed and he did not live to see it completed before his death in 1969. His colleague, John Bowman, supervised much of the construction.
The four-story exposed-steel framed building was designated a historic landmark by the D.C. Historic Preservation Review Board in June 2007. And as part of that designation, the D.C. HPRB instructed the D.C. Public Library to come up with a set of guidelines to help preserve its aging flagship.
Not surprisingly, much of the guidelines, drafted by EHT Traceries encourage DCPL to dramatically increase daily maintenance of everything, from the bronze-tinted glass to the beige brick on the exterior. But the key recommendation is to keep the Miesian principles of transparency of the 400,000 square-foot building intact, such as not subdividing the Central Lobby where Miller's King Mural was unveiled in 1986 or the reading rooms into smaller rooms.

"The key is to recapture the openness of the space," said Steve Callcott, deputy preservation officer with the District's Historic Preservation Office, who said the document however was not a roadmap to a full restoration but a way to manage incremental changes to the building now that the District is for the time being committed to keeping the library. "There are a series of challenges but there's nothing that we don't think can be worked out," he said.
Downtown Washington DC BID constructionThe neighborhood around MLK Jr. library has dramatically transformed in the past decade, with the rehabilitation of apartments and art space across the street, to the construction of Class A office space with ground level retail by the likes of Skanska and MRP Realty.
The sprouting of new construction is in stark contrast to the state of the MLK Jr. Library which has endured decades of deferred maintenance and neglect and a reputation as a hangout for downtown D.C. homeless.
While talk continues of a new main library in D.C., and there was some hope that CityCenterDC would include one, it appears that with the new guidelines the aging but iconic MLK Jr. Memorial Library, for better or for worse, will be part of downtown D.C. for some time.

Washington D.C. real estate redevelopment news.

Your Next Place

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By Franklin Schneider

Penthouse loft! Here's the thing: a penthouse loft is not just a place to live; it's a whole lifestyle. Like, if you lived here, you'd have to wear silk pajamas all day, have a pencil mustache, drive a vintage British convertible, the whole “dissolute bachelor” package. I'm pretty sure it's the law. I saw the agent turn down a guy with a briefcase of cash on hand just because he wasn't dating twins. (Not really.)



Okay, so it's not the law. But a space like this does seem “larger than life,” in a literal sense. This Chevy Chase penthouse is just a stone's throw (more like a gemstone's throw, get it?!) (sorry, sorry), from the Friendship Heights metro, and offers a level of quality you'd expect from the posh address. Right off the bat, you enter into the two story foyer, with the loft looming overhead; after going under it and through the very fine gourmet kitchen (granite countertops, Viking appliances), you enter the main space, a vaulted light-filled chamber that's part dining room, part living room. The bedrooms are spacious but still intimate, as bright as the rest of the house, and the master bath is spectacular. (I think the shower could double as a car wash, that's how big it is.)

Upstairs is the loft, of course. Looking down into the living room from up there made me legitimately dizzy, that's how high up it is. (Or, I guess, how much of a baby I am. I also may or may not have whimpered softly.) From the loft, you can go out onto a brilliant private rooftop terrace with spectacular views of Maryland and Virginia. How many states can YOU see from your rooftop? I rest my case.

4301 Military Road NW Penthouse #4
2 Bedrooms, 2 Baths
$1,499,000





Monday, January 30, 2012

Connecticut Ave. Gets Even Better Looking Around Its Middle.

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Connecticut Avenue, the heart of Washington D.C.'s business and retail district, is about to get even better looking around its middle. According to the Golden Triangle Business Improvement District, the initial 300-foot stretch of the median which runs from K Street to L Street, may soon gain another 600 feet, or three more blocks, running from L Street to Jefferson Place, beginning this spring.


The lower stretch of Connecticut Avenue is already home to some of Washington's swankiest hotels and businesses, including Marriott's Renaissance Mayflower, Brooks Brothers, Tiny Jewel Box, Burberry and Thomas Pink.

But the BID and the City are seeking the median improvements as way to position Connecticut Avenue as a grand retail destination on par with Fifth Avenue in New York and Rodeo Drive in Beverly Hills, said Leona Agouridis, executive director of the Golden Triangle BID.

"The street-scape creates part of the environment and enhances what's already here. We just need to tell the story to potential retailers," said Agouridis, who said some retailers along her section of Connecticut Avenue are averaging more than $1,000 per square foot in sales ($600 per square foot is considered respectable) and wants to use the median and other sidewalk improvements in the pipeline as a way to attract further best-in-brand names to the avenue. "We may not be on their radar screen right now, but hopefully they'll sit up and take notice," she said.


The attention District thoroughfares are getting around their middle is fairly recent. After the streetcars ran their last revenue runs in 1962, the middle stretch of most major arteries were paved over, either creating a impromptu center-turn lane (pictured, right) or a raised strip with grass that went untended. The flat asphalt medians sometimes became a place to park cars on the weekends, but did nothing to contribute to green space or lessen storm water runoff.

That began to change after the Golden Triangle BID back in 2008 got a grant from the District Department of Transportation to help plan and build an initial median along Connecticut Avenue starting from K Street. RMA Inc. was chosen as the architect. That stretch, which began construction in November 2010, was just completed last September at a cost of $397,000. The Golden Triangle BID will pay for the operating costs of maintaining the landscaping, as well as the lighting of the 12-foot wide median. Agourdis said the design for the second phase of the median is complete and the contract for construction should go out to bid shortly. Completion is expected in 2014, according to the BID.

Following in the footsteps of Connecticut Avenue, several other median strips around the city are getting a boost. The Downtown DC BID recently partnered with The National Museum of Women in the Arts to bring colorful sculptures to the 1200 block of New York Avenue.


Dupont Main Streets last year also received $85,000 from DDOT to make over a separate 600-foot long stretch of Connecticut Avenue's median between R and S.

The South Capitol Street project, (pictured, left) will also include landscaped medians in its plan for a grand avenue makeover.


Washington D.C. real estate redevelopment news.

Today in Pictures - 2400 14th Street

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UDR's multi-family building in Columbia Heights broke ground in December of 2010 and has now topped out. Perched on the slope leading up 14th Street, the building should feature commanding views over the city from the top. The building takes the place of the Nehemiah shopping center, purchased by Level2, which developed the original plans before selling the project. The building was designed by Shalom Baranes and will have 255 units, built by Donohoe Construction.











Washington D.C. real estate development news
 

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