Atlantic Plumbing Site Breeds Grittiness, Controversy

The Atlantic Plumbing site, which is being redeveloped by JBG and New York architect Morris Adjmi, currently stands as a fairly dilapidated set of abandoned buildings surrounded by residential pockets and, of course, the 9:30 Club. But the developers expect to begin demolition and have prepared concept-designs later this summer and to have finished the development completely by early 2015, according to the project manager, JBG's James Nozar.

The area is split into three parcels, not-so-confusingly denoted as A, B and C. Parcel C is north of Florida, include a “burned out shell of a church, a warehouse and a parking lot,” but this site is on hold at the moment.

Parcel A is next to the 9:30 Club, on the northwest corner of 8th and V streets. It’s abandoned save for the small bit of real estate the 9:30 Club uses as storage. The inconspicuous collection of buildings will be replaced by a 10-story building, and will be the first to start construction.

Parcel B is to the south and is essentially a 13,000 s.f. square (redundant as a square foot square is). A 6-story building - shorter because it falls within the arts overlay while Parcel A does not - is slated to pop up here.

The site was originally subject to a PUD obtained by Broadway Development in a joint venture with Walton Street Capital. JBG bought the property at auction, though Walton Street Capital remains a joint venture partner.  The PUD has since expired. Nozar expects the new development to span 350,000 s.f. and include 350 units over a floor or two of 5,000 to 15,000 s.f. of retail and for Parcels A and B to be under construction by next spring or summer.

“Our plan is to go in under the current zoning and move forward with that without asking for any zoning release,” Nozar said. He hopes the new retail will feed off the existing retail, especially the large crowds drawn almost nightly by the 9:30 Club’s concerts.

“We really want to engage existing retail that’s there,” Nozar said. “We want to take advantage of the activity that’s there on the street. The 9:30 Club is always going to be there. There’s always going to be people on the street.”

With the purpose of having the site retain a “grittier, more arts and cultural oriented” feel, JBG hired New Orleans native Morris Adjmi as its architect based on designs the development team had seen in Brooklyn (see photos above). With Adjmi, JBG felt it could create contemporary design while being true to the neighborhood.

“We thought the area has a grittier, edgier feel. It kind of has a Brooklyn kind of vibe, at least as far D.C. has that,” Nozar said. “We want the building to feel like its always been part of the neighborhood."  Adjmi said he wants to draw on the “context of what is there now: a mix of industrial forms and … vines and plants overtaking some of the buildings.”

“I like this idea of mixing in the industrial landscape and combining that with some really natural green elements,” Adjmi said. “I think those together will fit into the site and be really interesting architecturally.”

Adjmi has an interest not just in making the buildings seem like they’ve always belonged, but in making them seem like they’ve always been there.

 “I grew up in New Orleans, and I was always fascinated by two things: the incredible architecture but the fact that that architecture almost looks better in its arrested and decaying state,” he said. “It’s possible to build architecture that relates to both history and the context of the place but transcends the simple mimicking of forms.”

Presumably referring to a Washington City Paper article, Nozar said JBG has “gotten some flak from reporters from bringing in architects who aren’t in D.C., but we did that on purpose.” Lydia Depillis of the City Paper, in an update on that post, calls the headline “a mildly sarcastic indignation over a New York architect coming to Washington,” but many of the commenters seem earnestly peeved about the out-of-towner. 

Adjmi said he has no intentions of making the building look like a "New York Building." “I don’t want this building to look like it flew in from New York. I want it to look like it belongs there,” he said. “Nobody’s going to know where I’m from when they see the buildings.” 

Washington D.C. retail and commercial real estate news

ICSC Spotlight: DSW takes over D.C., L St. Borders site gains a future

DCMud’s man at the International Council of Shopping Centers Convention survived that shopping center jungle with a couple new updates, both conspicuously involving clothing …

•  DSW, the footwear retailer, plans to open three new stores in Washington, D.C. One will be in Columbia Heights, one in Friendship Heights and one on Connecticut Avenue. So anyone who has been stocking up on heels for the coming shoe drought can breathe easy.

•  Following the trend of transforming ex-Borders into things that have absolutely no hope of raising the national literacy rate (see: the Hamilton), a large but as-of-yet unnamed clothing retailer will be taking over the old Borders site on L Street.

Equity Residential's Mt. Vernon Triangle Project Set to Break Ground

Equity Residential's mixed-use redevelopment encompassing several historic properties at 443-459 Eye Street NW is set to begin construction this summer.

"We're looking at an August groundbreaking," said Greg White, Vice President of Development at Chicago-based megadeveloper Equity Residential. "We're working with Clark Construction, and finalizing construction documents now.  We hope to deliver first units in a little less than two years; the summer of 2014."

Once touted by former owner Walnut Street Development as Eye Street Lofts, Equity Residential purchased the property for $5.1 million in April of last year and, with HPRB approval for the plans secured since 2006, advanced the project swiftly.

The design, by Hickock Cole Architects, preserves the two 1880s-era historic rowhouses on the lots (as mandated by law), and incorporates the also-historically-designated industrial buildings, while erecting two additional residential towers directly adjacent.  When complete, it will offer 165,000 square feet of residential space and just over 2000 square feet of ground floor retail.

"It was originally conceived as 162 units, but the plans have been increased to 174 units," White said.  "Architecturally, it's a little old, a little new; you have the historic rowhouses, and then a different type of high-rise on top, and a new one to the side. We're blending it all together to make it work."

The site was formerly the home of Gold Leaf Studios, an artists' space, and an auto body shop housed in a former blacksmith's shop. Another building on the parcels, which was leased by BicycleSPACE, is marked for demolition.


Washington D.C. real estate development news

Your Next Place

Shiny new townhouses in an emerging neighbor- hood - what's not to like?  Come in, get a bargain, sell off in a few years for twice as much as you paid, use your windfall to buy a house in Bethesda, and for the next ten years of cocktail parties tell your story about "that one night in your old house you heard a gunshot, you're pretty sure it was a gunshot, though it might have been a firecracker or car backfire or maybe the tv downstairs, it's hard to say since you were sort of asleep at the time."

Seriously though, everyone knows it wasn't a gunshot.  But enough about that.  These two townhouses, collectively named Randolph Row, are total gems.  Three levels, beautiful brick facade, all the modern finishes you could possibly ask for.  Large rooms, large windows, tons of light, recessed lighting, hardwood floors.  There's an open-style kitchen with Carrara marble countertops and stainless steel appliances, and a beautiful wooden deck.  And the yard is massive; you could legitimately play a full 11-on-11 football game back there.

Brookland, of course, is home to Catholic University, and is going to see quite a bit of development in the near future.  Before you know it, it'll be a second Columbia Heights, though hopefully much much less annoying.  The metro is only a block away, and each townhouse also has a garage, so you can drive instead of taking the metro.  I hate taking the metro.  If I want to be in close physical proximity to unhappy people staring straight ahead, I'll just visit my family, thank you very much.

1222 Randolph Street NE
3 Bedrooms, 2.5 Baths
$599,990

Washington D.C. real estate news

Bethesda Americana Redux!

By Beth Herman

In literature it’s been said that the real measure of mastery is when the individual becomes inseparable from the act, as when the dancer becomes the dance, or the musician is indistinguishable from the sound he produces.

For antiques dealer/restorer and interior designer Marilyn Hannigan, former owner of Dupont Circle's Cherishables Antiques, creating a four-level home addition for her and commercial real estate developer husband, John, was to be much more than just another example of her work. Like the dancer or musician, it would become synonymous with a life steeped in coveted Americana.

Purchasing their two-story 1,060 s.f. Edgemoor post war Colonial Revival-style residence in 1971, at the time the house was emblematic of their close Bethesda enclave. Now within a block of the community’s burgeoning, bustling cafes, bookstores and upscale shopping, homes in the area are considered prime real estate and are almost unrecognizable from their nascent forms, according to architect Michael Callison who helmed the multi-storied renovation. In fact the Hannigans had more than a typical update in mind.

Undergoing three earlier incarnations that expanded the home's footprint to 3,066 s.f. and involved the kitchen, living room, a bedroom and the home’s façade, an addition had been built on a concrete slab consisting of only a first and second level (the old basement and attic were restricted to the original space). Under Callison’s baton, the homeowners desired to extend their existing basement to match the home’s addition-created footprint, turning the below-grade results into a combination antiques gallery and entertainment space for their large dinner parties. What’s more, a new master bedroom suite was desired on an upper level, and above that the old attic atop the post war part of the home needed to expand into a newly-created, essentially fourth level space, creating a dormer-crowned home office with a bird’s eye view for John.

“There was no way to do any of this when you’ve got something built on a concrete slab,” Callison said, also citing the former addition’s inadequate under 8-foot ceilings, for which an additional foot was mandated. “We ended up tearing it all down and starting over.”

Molding, mantles and muscles

With the home’s Colonial Revival architecture and Marilyn Hannigan’s penchant for all things Americana, traditional, classical design details were imminent for the wood-sided, brick-based addition. In the new living and dining rooms, crown molding and substantial Adams casing—a 3½-inch wide wood casing—for doors and windows make a bold, muscular statement. “While honoring the residence’s style, we were trying to bring up the personality of the former house from the way it was originally built,” Callison said.

In the living room, an early 19^th Century hand carved mantle with acanthus leaves, dentil molding, carved ovals and quarter fans frames a limestone fireplace, with an equally elegant antique grey/green mantle—it’s the original paint, according to Hannigan—featuring elaborate moldings in the dining room.

A connoisseur of old calligraphy, Hannigan found a 19^th Century signed and dated eagle from Pennsylvania that frames the fireplace.

“Penmanship was so important in the 19^th Century,” she explained, adding it was taught out of hotel rooms, bank buildings, etc. As it became more detailed, contests were held for bird drawing with awards. “It’s called ‘flourish drawing’ so the pen never stops,” she said. Another flourish drawing in the hall features a bevy of birds: swans; eagles; a love bird; a nest, signed and dated 1885.

Inspired by illustrations of the natural environment with another home on the Eastern Shore, the homeowners display a grouping of duck prints by Alexander Pope (the artist: 1849-1924, not the essayist and poet: 1688-1744) at the base of the addition’s staircase, as well as various Audubon prints in the living room. Delicate early 20^th Century feather-like sconces appear in the dining room, which Hannigan said she’d never seen before despite decades in the antiques arena.

A serving table from history’s Sheridan period, a mahogany tea table, 19^th Century armchairs painted with gold leaf, a 19^th Century tall case clock and a small vanity from the same era stenciled with fruit complement the room with its floor-to-ceiling double-hung arched windows.

Stairs, sprigs and sunlight

Where flooring is concerned, 3-inch white oak boards in the living and dining spaces, as well as in the below-grade gallery, are reflected in a prominent stair banister, which Hannigan said was initially slated for a cherry stain. “We saw the flooring and just had to do (the banister) the same way,” she said, referencing warmth and color.

In the dining room, the homeowner’s collection of Sprig China redolent of Jefferson's at Monticello features green sprigs with blue and a smidge of red in the center of its flowers. Enamored of the pattern, Hannigan recreated the sprig element in a band that encircles the room on the white oak flooring. A mahogany Sheridan-to-Empire period banquet table with twisted legs circa 1830 creates the right foundation for the china.

According to Callison, while an elevator was installed that traverses all four levels, the robust stair was designed to descend from the main living space up to the master suite and down to the gallery level, bathed in considerable light from a bank of windows. To maintain the profusion of sunlight in the subterranean environment, a large 12-by-16-foot well redolent of a patio courts light inside. Because its walls are high, Hannigan created a custom covering and uses the illuminated well space as an additional room.

Dreams, drawer pulls and dormers

In the 18-by-18-foot third level master bedroom, a painted wicker headboard, club chair, country sofa table, Sheridan period birds eye maple chest and shutters create a comfortable oasis. His and hers master baths include elements such as limestone flooring, limestone wainscoting and glass shower stalls, and in her bath a vaulted ceiling crowns a generous oval-top mirror created by architect Callison, who is also a furniture designer.

Though not officially part of the addition, walls for what was formerly a utilitarian kitchen were bumped out two feet, and Montgomery Kitchen and Bath was called in to partner in Callison’s warm country kitchen-style transformation. Punctuated by soft, recessed lighting, pendant lights, strong molding and fine design details such as drawer pulls in the form of clock faces, a decorative laser-carved tile element behind the stove was created by Bethesda’s Bartley Tile Concepts.

Mentored and employed for 23 years by visionary James Rouse who’d created Columbia, Maryland, later on under the auspices of Federal Realty Investment Trust John Hannigan helped build California’s toney Santana Row and also Bethesda Row. His new home office sits atop the addition in what is considered the fourth — or extended attic — level. Its three classical but buoyant dormers afford him a handy view from the top, both literally and figuratively.

“They almost doubled the size of the existing home to 5,382 s.f. with the new addition,” said Callison, who’d previously undertaken a 20-year transformation of his own Chevy Chase residence. “They ended up with a brand new house.”

Photo credit: Rey Lopez

Shaw's Parcel 42 Gets a Redo

The city is once again seeking bids for a vacant lot in Shaw once occupied by protesters demanding subsidized housing, this time DC leaders hope its prominent Rhode Island Avenue address will invite great architecture rather than protests.

Parcel 42, the catchy name given to the site at Rhode Island and 7th St., NW, across from the new Shaw library and planned affordable housing project, has been vacant for over a decade, but was awarded as a development parcel back in 2007.  Economic necessity lead to scaling back the project, with all the design of a county college dorm, from 94 units to 52 units, and to a higher income bar to applicants.  That, in turn, caused a sit-in and tent city to pop up in 2010, with protesters demanding lower income levels in a zone dominated by low-income housing.  But those plans also failed too, and the site remains vacant.  

But city leaders have finally issued a new Request for Proposals, now with a new vision.  Rather than shoot for the lowest income residents, the District government is again encouraging a maxed out building and - a first - decent architecture.

Current zoning allows a 65 foot building with 4.2 FAR, but the District and local ANC are encouraging a zoning change that allows a 90 foot building with 6.0 FAR, a ground floor dominated by retail, and now an 80% AMI designation rather than the lowest subsidized housing designation.  The proposal also states a preference for additional affordable units, a "high quality" public space component, and "high quality architecture" with a "signature design."  

To subsidize the project, the District is providing the land, leaving developers to come up with the right building plan.  Alex Padro, ANC Commissioner for the area, notes that specifications were left deliberately vague in order to allow developers the greatest flexibility.  "In order to get the creative juices flowing, we worked with the Deputy Mayor to make sure there weren't exact minimums." We need "outstanding architecture" noted Padro.  "Its gotta be a building that works financially, that activates the street, we already have a significant pocket of affordable housing in the area."  But most of all, said Padro, the building needs to meet high architectural standards like the Shaw library.

Developers, however, will be incentivized to compete on the affordable housing provision to get the nod from the city, and the quality of the architecture is likely not going to be something the community agrees upon.

Proposals are due by July 26. 

Washington D.C. real estate development news

Your Next Place

 If you want a house that you can impress your parents with, this is absolutely the one.  Everything about this place is refined, understated, sophisticated, and excruciatingly classy.  Not one off note.  If you bought this place and brought your parents here, they'd just get real quiet and then look at you in a way they've never looked at you before and then break down in tears apologizing for all the mistakes they made raising you, like when they got you knockoff "Nikeys" in fourth grade because "no one will notice anyway."  (At least that's how it goes in my daydream.  In reality, my parents would just look around, nod, and move in.)

The powder blue living room is expansive and features several large windows and a fantastic white fireplace; the dining room is elegant and more than large enough for any size family.  The kitchen has been recently renovated, and it shows; right next to the classic woodwork are the latest gleaming top-of-the-line appliances.  You can also see the park from the kitchen windows, so you can gaze out at nature's glory as your Pork n' Beans simmer.  My favorite part of the house was the "pub room," which was being used as an office, but could be used as, well, a pub.  With brick floors and an awesomely weathered wooden bar and a grille for grill(e?)ing, this would be hands down the greatest man cave of all time.  There are even some beautiful french doors that lead out to the patio, for when someone needs to vomit.

Upstairs are two equally masterful master bedroom suites, each outfitted with a full luxurious bath and excellent closets.  A lot of places have one incredible master suite and then a lesser one, but here, both people can have a suite that preserves their secret belief that they are superior to the other person.  As I get older, I'm convinced that this is the key to a lasting relationship.  That, and having secret affairs.

3510 Whitehaven Parkway NW
2 Bedrooms, 3 Bathrooms
$899,000

Today in Pictures - Silver Spring Library

View from Fenton Street. Source: Pre-proposal Slide Show

The new Silver Spring library, on the shelf for more than a decade, is nearing a decision on a general contractor, a step that should allow it to begin construction this fall, with hopes of a late 2014 opening.

New renderings feature the layouts and perspectives from project architects Lukmire Partnership.

The library is planned as a 5-story, cast- stone building at Fenton Street and Wayne Avenue. A pavilion with a glass facade facing Fenton connected to the main building at the top of the second floor creates a covered path for the future Purple Line to pass through.

The project officially broke ground in August 2010. Ground work and utility relocation underway now aim to keep the project moving forward and avoid future delays.

Silver Spring real estate development news

Your Next Place

I've been going to open houses for a while now, and I admit I'm a little jaded.  Usually my reaction to a place ranges between polite, bored indulgence (i.e. the face women make when you try to hit on them in Whole Foods) or outright curled-lip disgust (i.e. the face women make when I try to hit on them in Whole Foods).  I'm hard to impress.  But this place - this place made me outright giddy, back to my first innocent days of open-housing.  (Cue Madonna's "Like A Virgin.")

I mean, look at it.  Never will you find another place like this.  The extraordinary top floor in the Dove House Mansion, this place is to attics what Tom Cruise is to short guys.  Exposed beams and skylights combine for an incredible dramatic effect, and every room in the house is completely distinctive.  As soon as you step off the private elevator (yes, that's right), you're struck not just by the sheer size of the place (downright amphitheaterlike), but by how much there is to look at.  Every nook and corner and area has a little unexpected touch, whether it's an angle or a light fixture or, in the case of a master bathroom, a life-size statue of a horse on top of the vanity.

The kitchen features stainless steel appliances and granite countertops, and the master bath has an awesome double sink vanity.  The master bedroom is lofted, so you can look down on your kingdom, and there's also a private balcony so you can look down on, well, Dupont.  And priced at just under 770K, you can bet it won't be on the market long, so start begging the in-laws for another advance on the ol' inheritance.

1740 New Hampshire Avenue NW #NH-G
2 Bedrooms, 1.5 Baths
$729,900

Washington D.C. real estate news

Kalorama Apartment Building Impresses HPRB, On Track for 2012 Groundbreaking

A five-story, nine-unit apartment building planned for a vacant parcel at 2225 California Street, NW in the Sheridan-Kalorama historical district has passed an important hurdle and could break ground before the end of the year.

"HPRB basically approved the concept," confirms Don Malnati, a partner on the project at MMG.  "We're onto geotech testing, stuff like that.  The next step is permit plans; we'd like to have foundation/grade permitting first, so we can maybe start digging before the complete building permit comes through.  It's hard to say, all these processes take anywhere from two to six months.  At any rate, it's a by-right building, and we're within the zoning codes, so at this point it's mostly just technical."

Plans for the project, from MMG and designed by Ralph Cunningham of Cunningham Quill, met with moderate resistance from community members at an HPRB hearing earlier this year, on issues ranging from the design itself to the placement of the proposed building to the impact on a garden on the site. The proposed building "is inspired by the classical vertical proportions and tripartite façade organization prevalent in the neighborhood’s buildings while being contemporary in detailing," with three horizontal bands of different-colored brickwork denoting each story. Plans call for one unit on the ground level, with two units on each of the upper levels, and two penthouse units with access to a rooftop terrace.

The building will sit off-center on the lot, directly on the party wall of the smaller rowhouse, with a 12.5 foot side yard separating the building from the larger apartment building at 2219 California.

Predictably, this caused some consternation from the owners of the rowhouse. Of particular note is a light well on the facing side of the rowhouse which will be completely blocked off by the new building; upon questioning, MMG reps said preserving the well, possibly through the use of glass wall, was "not feasible." Don Hawkins, an architect representing the owners of the rowhouse, made a forceful plea for "any relief at all" from the board, claiming his clients' house lost 40% of its value when the MMG project was announced. He also noted wryly that "they [MMG] have been responsive to every request we've made, except the one for them to go away."

In response, MMG reps noted that zoning required them to pick a side ("You can't just build in the middle") and that, as they saw it, the many windows on the facing side of the apartment building at 2219 took precedence over the more limited exposure of the rowhouse. They also pointed to their extensive cooperation with the neighborhood on the particulars of the project - meetings with the ANC, with the Sheridan-Kalorama Historical Association, an on-site meeting with locals - and even went so far to promise consideration of community suggestions on facade materials.

This was a reccuring theme from even the sharpest critics of the project - the developers, it had to be said, had engaged the community, and this engagement seemed to take the edge off of what could have been a very contentious meeting.

The vacant parcel is home now to a garden, and Jim Pepper, a retired National Park Service employee who lives nearby, made an impassioned pleas on its behalf, calling it "historic" and a necessary element of the neighborhood's aesthetic. But despite his efforts, the board ruled that the project is “not incompatible with the character of its location,” and recommended final approval.

Washington D.C. real estate development news