Sabtu, 18 Agustus 2012

Your Next Place


I genuinely loved this newly-renovated U Street rowhome; as you can see in the pics, it's one of the most open, brightest rowhome spaces you'll ever see.  From the front door you can see all the way to the glass doors leading to the patio - and not just through a narrow hallway.  You could legitimately use this apartment as a single-lane bowling alley, though I think we can agree that that's a pretty stupid idea.  (Though that assessment could very well change after a few drinks.)

The living room area is flooded with light through the oversized bay window, and leads naturally to the dining area, which flows naturally to the eat-in kitchen furnished with stainless steel appliances and granite countertops.  Upstairs, the master bedroom is also generously proportioned, and outfitted with a custom walk-in closet that, let's face it, is far too nice for your wardrobe of Adidas tearaway pants and threadbare kickball t-shirts.  The en-suite master bath features dual vanities ("Do not ever use my vanity, even if you're literally on fire" sign not included), a glass stand-up shower, and a soaking tub for when you've, I don't know, been sprayed by a skunk or something?  (I literally couldn't think of a single other reason why you'd need to soak.)

There's also a fantastic stone patio out back, where you can sit and look at all the people in the surrounding apartment buildings looking down at you in your yard and thinking, "I wish I lived in a place with a backyard patio.  I knew I shouldn't have majored in English."  And being just a block above U Street, this place is also very close to all the very best bars in DC, which of course is defined as "bars where I know the bartenders and drink for free."

1347 V Street NW
Washington, D.C.
2 Bedrooms, 1.5 Baths
$759,000







Jumat, 17 Agustus 2012

Gensler Out, BBG-BBGM in as Watergate Architects

Interior restoration work on the famed Watergate Hotel has been quietly moving forward for weeks now and DCMud has confirmed that hotel owner Euro Capital Properties has engaged the firm BBG-BBGM as the new architectural firm on the project.

BBG-BBGM replaces Gensler as the architectural firm working on the hotel at 2650 Virginia Avenue, NW in DC's Foggy Bottom neighborhood.  Architectural firm Gensler, which completed conceptual designs for the project, has not had any involvement since October, according to a source.

Thomas Luebke, FAIA, secretary with the U.S. Commission of Fine Arts (CFA) said the Commission gave preliminary approval under a courtesy conceptual review of the designs for the restoration last July 2011.  The CFA asked Euro Capital Properties to make a few minor changes.  But Luebke said the CFA has not seen plans since.  "If there is a final proposal, we would love to see it," Luebke said.  Designs submitted to the CFA last year showed very minimal changes to the exterior of Italian architect Luigi Moretti's iconic 1960 structure.

The Shipstead-Luce Act of 1930 designates that exterior changes to properties within a geographic overlay area - the Watergate complex falls within that area - are subject to final approval from the Commission in order to promote design sensitivity.  Under Federal Law, the project must have CFA's stamp of approval on plans for exterior work before the DC permitting authorities can issue permits for exterior restoration work.

Final plans for the hotel must also be approved by the Historic Preservation Review Board (HPRB) in the Historic Preservation Office of D.C. Office of Planning.  According to city staff, HPO staff last met with BBG-BBGM in January 2012 to discuss details of the initial restoration plans, but has not received any new plans from Euro Capital Properties. 

Plans to renovate the hotel have seen challenges since the property was sold to Monument Realty in 2004.  With the hotel still open, Monument plowed forward with plans to revert the building to its historic use as co-operative residences, but pre-sales slumped in 2006 and legal problems beset the conversion.  Monument stalled and closed the hotel in 2007.  Monument's lender PB Capital Corporation foreclosed on the hotel and put it up for auction in 2009 but there were no bids.  
Euro Capital Properties bought the hotel in 2010 with plans to turn the property into a $300 a night luxury hotel.  Euro Capital principal Jaques Cohen has said his company plans to invest $70 million in the project, according to The Georgetown Current.  Progress on the Watergate Hotel restoration again seemed to hit turbulence last fall when some residents of the Watergate complex's co-op residential units voiced opposition to the developer's restoration plans.  Neither Euro Capital Properties nor BBG-BBGM had responded to DCMud inquiries at the time of publication of this article.

 
















Washington D.C. real estate development news

Morning Real Estate Review

Builders started less project in July (Washington Post)  Constructions starts were down nationwide last month, but permits are now on the rise.  While construction of single-family homes is down, apartment construction is up.

New federal rules change the appraisal process (Washington Times)  All high-risk mortgages would have to have an appraisal first.

HUD to auction $1.7b in home loans (Bloomberg) A host of non-performing, federally insured home loans will be put on the block.  The sale consists of 9400 loans.

Kamis, 16 Agustus 2012

Today in Pictures - NPR Home in NoMa

Under construction since the summer of 2009, work is winding down on National Public Radio's new home in NoMa.  Three years may seem a long time for a mid-sized office building, but developer Boston Properties first had to abate the toxic substances from the 83-year-old Chesapeake and Potomac Telephone Companies Warehouse before they could begin building on top.

Initial work was secretive, as NPR refused requests to release initial plans or renderings of the project, which bears an unfortunate resemblance to the FBI headquarters downtown.  Hickok Cole Architects designed the addition to the historic warehouse, which is providentially set back from the historic structure.







Washington D.C. real estate development news.  Photos courtesy Rey Lopez

DIY City Planning: OP and AIA DC Launch Citizen Focus Groups

Ever been to a planning meeting?  Fuzzy on development zoning and permitting, but still have ideas about D.C. development or what exactly makes a great neighborhood?  The D.C. Office of Planning (OP) - the municipal authority charged with shaping the District's urban landscape - still cares about what residents like you have to say.  That's the message the office is sending with a new series of focus groups.

The District Architecture Center, Image courtesy AIA



In collaboration with the American Institute of Architects (AIA) DC Advocacy Committee, the OP, under the direction of Planning Director Harriet Tregoning, has launched a series of focus groups to get a picture of resident thoughts on place-making and everything from transportation to use of public space. Two focus groups, of two hours each, have already met and two are coming up.

The focus groups signal a real effort in the planning department to look beyond planning meetings and foster citizen agency.

The deadline to join the groups was August 8th, and OP officials say there was an overwhelming interest to join: the office received hundreds of applications and selected participants who had been both more engaged and less engaged in official city planning processes.

"We have these very official – and some might say officious – ways of doing business and engaging people," Tregoning said. She noted that development and planning initiatives go through a complex approval process some residents might find distancing.  But, she said, many are already working informally - both outside city hall and with the city - to improve their neighborhoods. Tregoning points to a recent project under the city's Temporary Urbanism Initiative in which, with grant funding from ArtPlace, citizens painted a plaza with cafe tables and imagined structures to show what the plaza would be like if it were a place for people and not cars. 

"People have a lot of energy around this but there is not necessarily a place for it to go, and how can we harness it for the betterment of the city and for the neighborhood?" Tregoning asked.

The idea for the forums emerged from joint meetings between OP officials and the new D.C. advocacy committee of the AIA.  Carolyn Sponza is the enthusiastic head of the committee and has been a key force behind spearheading the effort.  She said the two groups realized there was a real "synergy" between AIA D.C.'s advocacy committee's goal to engage broad community issues larger than architecture, and the OP's "Citizen Planner Initiative." 

An architect at Gensler and AIA volunteer, Sponza said that residents have raised a diverse range of issues so far.  She said two main themes have been urban mobility and connectivity. "There were a lot of things about making connections, like the 'I can't get there from here syndrome,'" Sponza told DCMud.  She said people were also interested in growing connections, both between neighborhoods and between citizen organizations and non-profit planning and architecture services.

Tregoning said the forums are meant to explore ways to reach people and engage people more informally and more frequently on different kinds of issues. "There is just a ton of interest in what makes good neighborhoods and good places and a lot of people in the city have this deep curiosity in good cities," Tregoning added. "We were interested in ways to try to satisfy that curiosity and at the same time try a better constituency for better planned neighborhoods and better citizen engagement."

Tregoning pointed to many possible outcomes that could emerge from the focus groups:
  • A "Development 101" module about how development happens in the city and how residents can have influence in the process.
  • Further engagement of citizens around traffic and development and aspects of "the built environment that lead to more trips by car or fewer trips by car."
  • Efforts in particular neighborhoods to clean up trash, get more retail, or build facilities from public trash cans to parking.
  • DIY projects
  • New ways people can participate in planning.  Most avenues for citizen input in planning are geared toward in-person meetings.  Possible new avenues might use technology to include people to engage remotely.
  • Walking tours in areas that citizens nominate geared toward fostering dialogue surrounding the question: "what makes a great place?" 
One of the explicit objectives, Tregoning said, "is to have citizens not be the passive recipients of the city's planning but figuring out ways that they can be more involved – not just as commenters in the planning project – but in thinking about what they can do to make their neighborhoods better."

The AIA DC advocacy committee will present an overview of the meetings on October 4th at the new District Architecture Center at 421 7th Street NW, in DC's Penn Quarter neighborhood, from 6:30 to 8:00 p.m.  The street-level space, also home to the Washington Architecture Foundation, was designed by Washington firm Hickok Cole Architects.  The center hosts events and exhibits aimed at engaging the public and professionals in architecture.

Morning Real Estate Review

Builder confidence continues to improve in August (National Assn of Home Builders) Builder confidence for newly built, single family homes improved for a 4th straight month in August, standing at one of the highest rates in 5 years, though that isn't saying much.

History will be kind to TARP (Wall Street Journal) The federal bailout helped stabilize many small and local banks, a service that will earn it commendations down the road, and that have already earned a net profit for the taxpayers - car industry excluded.

No more drive-by appraisals on some loans (Wall Street Journal)  Rules proposed by federal regulators yesterday would require physical inspections of a property before financing, something banks are doing increasingly often.

Mortgage rates reach 2 month high (Mortgage News Daily)  Despite lackluster underlying events, rates have been slowly creeping up this summer.

Rabu, 15 Agustus 2012

The Ground Floor

Pei Wei Asian diner, a fast casual national chain owned by PF Changs, is coming to 1212 18th St, NW.   The 4,000 s.f. restaurant will start construction in late September, taking over the Mattress Discounters space below 18th St. Lounge.

Morton's Steak House, the archetypal steakhouse chain, is getting a face lift.  The location at 1050 Connecticut Ave, NW will undergo renovations to open the floor plan.  Work is slated to start at the beginning of September.

Panera Bread, the bakery/cafe chain, is opening it's fourth DC location in Chinatown at 673 H St, NW.  Construction will begin in October.

eatsPlace, a pop-up restaurant space, is raising funds via Kickstarter to renovate a 100 year old vacant building in the Parkview/Petworth neighborhood.  The brains behind the project, Katy Chang, hopes to create a commercial, community kitchen for a variety of chefs using local ingredients.  Chang hopes to start renovations in 2012 and open in the Spring of 2013.


*correction: Panera will be opening its fourth DC location not second.