Jumat, 14 September 2012

Bringing Berlin to DC: Inspirations for Dupont Underground

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


Adams Morgan Church Hotel Project Makes Its Case


In a spirited zoning board hearing last night, the Friedman Capital Advisors and Beztak Companies' - developers for the Adams Morgan church hotel - presented a strong case in support of the project, while critics found themselves on the ropes - at one point, with deliberations becoming so heated that a screaming woman in the audience had to be escorted out by security.

It was a striking contrast with last week's hearing, in which developers were roundly and repeatedly rebuked by the board for a late and insufficient submission.

This hearing kicked off with Councilman Jim Graham reading a statement in support of the project.  Treated with worshipful deference by the board, Graham said the hotel was "overwhelmingly supported and endorsed by residents.  I live about two blocks away from the location myself."  He also defended the controversial $46 million tax abatement given to the developers, stating "this project will create jobs, and they can't build this project without the abatement."  (Can't or won't, though let's give the honorable councilman the benefit of the doubt here.)

Graham also presented the hotel project as something of a last chance for the historic 100 year old First Church of Christ, Scientist facade, as the owners have vowed to sell it to other developers if the hotel project falls through, and "if that happens, the church will be lost.  Which no one wants."  Graham went on to acknowledge that there were still people who had legitimate objections to the project, but that it should move forward.

Board member Peter May, the lone skeptic, asked Graham to elaborate on these legitimate objections.  Showing why he's survived in politics all these years Graham adlibbed a meandering non-response that included the phrase, "projects like this deal with challenges all over the city.  All over the world!"

Vice Chairman Marcie Cohen shared neighborhood concerns about traffic, saying she walks her dog on Champlain all the time, and "always notices lots of traffic, and parking on both sides."  (Anyone who frequents the Adams Morgan area has surely noticed the same.)

But a traffic consultant swore that after reviewing the traffic impact analysis, the hotel would not create more traffic.  Cohen, clearly skeptical, asked, "So even though it'll be heavily traveled and there'll be increased movement with taxis, et cetera, there's no significant impact?"

"No," said the consultant, "No significant impact."  There followed a long silence in which everyone debated internally whether to trust the science.  There followed a long presentation by the developers, which contained a few interesting tidbits.

- Chopping off the top floor increased per-room costs to $530,000, from $486,000; $500,000 per room is the industry threshold for profitability in a project like this, so the loss of that extra height could be a significant blow.

- The building will seek LEED Silver certification, at least.

- Assuming the zoning board gives approval, developers are looking at a hearing with the HPRB around Thanksgiving.

- Under questioning about a vague section of the plans, it emerged that the toilet exhaust fans blow out into the courtyard.  "This seems to be problematic," said one board member.

And then there were the fireworks.  After it emerged that a man who claimed to represent a group of Champlain Street residents under the name "Champlain Street Neighbors," only represented one actual Champlain Street resident, and seemed to have padded his resident list with inaccurate and/or questionable names, the board went on the offensive.  Chairman Hood noted it was a "federal offense to falsify a federal form," and moved to revoke the organization's party status.  Under questioning, the man's case seemed to fall apart, and his sub-Jim-Graham-level adlibbing skills ("How many people on this list live on Champlain Street?"  "Yes.") only further annoyed the board.  Hood accused him of submitting "misleading documents" and was "very taken back" and intended to "talk to legal counsel."  When a woman in the audience loudly protested this, Hood had her removed from the hearing, and called for a recess.

The recess seemed to calm everyone's nerves, though it was getting late and Hood moved to end the hearing.  The next meeting was set for October 10, and judging by the tone of this latest hearing, the hotel project is well on its way.

Washington D.C. real estate development news

Morning Real Estate Fix

DC a pioneer in walkable urbanity (Transportation Nation)  Developers are reversing decades of thought on how people can live and thrive, and DC exemplifies this trend.

Full steam ahead for DC area's suburban skyscrapers (Greater Greater Washington)  Rosslyn, Alexandria and Tysons all have "skyscrapers" on the way, eclipsing the region's tallest buildings at the moment.

Right to landlord's self-help in the DC metro region (Virginia Real Estate & Land Use)  The three jurisdictions and their approach to landlords who take extra-judicial action against tenants.

FHA eases guidelines on condo approvals (HousingWire) New rules by the FHA make it easier to issue loans for condominiums.  Among other changes, no more than 15% of the loans in the building can be delinquent for more than 60 days, up from a 30-day delinquency threshold previously.

Mortgage rates fall following fed announcement (Mortgage News Daily) In announcement of QE3, the Fed will now buy mortgage backed securities (MBS) to keep rates low, with no time limit on its intervention.

Kamis, 13 September 2012

The Ground Floor

Karma by Erwin Gomez, a new beauty salon, has opened at 1104 24th St, NW in the West End.  Services offered include his signature brow shaping plus makeup, hair, mani-pedi's, massage, and microdermabrasion.  (Daily Candy)

Tanger Outlet Center at National Harbor, an 80 store, 350,000 square foot shopping mall, is coming to National Harbor.

The Uptown Tap House opened last night in Cleveland Park.  The owners of McFaddens converted the old Four Fields space (previously the 4Ps) into a more upscale version of its college-serving establishment, as neighbors fretted that Cleveland Park would get rowdy.

Pizzeria Uno, the Chicago pizza chain, has closed its Georgetown location at 3200 M St, NW after 32 years in business.

The new restaurant at 3415 11th St, NW from the folks behind Tryst, the Diner and Open City finally has a name:  The Coupe.  The Coupe will offer coffee and pastries a la Tryst, breakfast all day like the Diner and comfort food similar to Open City.  Word on the street is that they'll be open in several weeks.  (Eater)

Domku Cafe, the Slavic/Scandinavian restaurant located in Petworth at 821 Upshur St, NW, is beginning a new project: the Start-Up Kitchen.  Every Monday from 9/17/12 to 10/8/12, a guest chef will be featured and will serve their own culinary dishes.  Domku owner Kera Carpenter dreamed up the idea to support start-up chefs as they discover what its like to run their own restaurant.



Morning Real Estate Fix

Commercial property prices rebound in July (Costar)  Commercial property prices posted year-over-year gains across the board in July, after a lackluster June report.

Archstone gets $152m Fannie Mae loan for Chevy Chase apartment (Commercial Property Executive) After announcing its intent to go public in August, Archstone secured the loan from Beech Street for its Archstone Wisconsin Place apartment building.

Multi-family still trending high in development, investment (Globe St)  Property REITs still paying high dividends and multi-family buildings continue to trade at high levels.

Fannie Mae:  residential construction jobs still years from recovery (HousingWire)  Construction jobs were hardest hit during the downturn, and they remain far from recovering.  In August the residential construction jobs were slightly more than half of what they were in 2006.

Mortgage rates edge higher again (Mortgage News Daily) Watchers tie the actions in part to Germany's plan to Germany's approval of a European bailout.

Rabu, 12 September 2012

PG Plaza Apartment Community Breaking Ground

On September 14th developers will herald the groundbreaking of a new 283-unit, mid-rise apartment community in Hyattsville.  Silver Spring-based Grady Management is working on the project - called 3350 at Alterra, near the Prince George's Plaza Metro station.

A ceremony will be held at 10am on this Friday, celebrating the inaugural launch, though developers have already demolished the low-rise buildings on site and begun work on the project.  The apartments are, in theory, the first phase of a mixed-use, planned redevelopment of the rental complex called Belcrest Plaza with Contee Company (which owns all the land) that would have included massive office and retail components, as well as up to 2750 apartments.  Land developers put together plans for the $600m development in 2008 for the 25-acre site, but a spokesman at Grady says there are no firm plans yet for the rest of the project.     

The design will feature a group "earth-tone" brick and Hardiboard exteriors in a 4-story building that snakes across the site, and the developers are promoting the transit-oriented nature of the project with a gridded street plan for the new community. "Pedestrian and bicycle pathways/linkages to the Metro and between all of the buildings within the development are being designed to promote non-vehicular travel and encourage walkability," notes a press release.  Developers hope to achieve a LEED rating with the project.  Lessard Design is the chief architect of the project, completion is expected in mid 2014.

Hyattsville, MD real estate development news

Morning Real Estate Fix

Washington D.C. one of nation's most diverse areas (Atlantic Cities)  On its way to being a "majority-minority" nation, the U.S. is one of the most diverse nations on earth, and the Washington D.C. region is the 4th most diverse area in the country.

Silver Spring transit center delayed again (Gazette) The $112m project is not ready to resume, and will now likely wait until warmer weather appears in the spring.  Work began in 2008, but engineering issues and faltering concrete lead to a stop in work.

Trader Joe's coming to U and 14th (Washington Post)  JBG putting the mid-sized grocer at its "Louis at 14th" project, scheduled to be open in 2014.

FHFA drafting white paper on Fannie / Freddie reform (HousingWire) In anticipation of Fannie and Freddie reducing their roles in mortgage securitization, the Housing Financing Agency is following Treasury's lead.