Rabu, 03 Oktober 2012

Your Next Place

Fresh off a million-dollar renovation in 2005, this Cleveland Park classic, which dates to 1906, combines the best of old and new in a perfect melding of opposites, sort of like sweet and sour chicken, but with less flourescent red food coloring.  The renovation left the facade intact, but restored the interior from the studs out, and it shows.  Right off the bat, walking up the front porch, you realize that this is a special house.  You know how a lot of nice houses have hardwood floors?  This house has a hardwood ceiling - on the front porch.  Talk about setting the bar high.

But it lives up to it; the foyer features custom oak woodwork, with a built-in kissing bench and antique lighting.  The living room features an original oversized window, along with several reproductions of original windows; there's also new fantastic crown molding, and original pocket doors.  In the formal dining room is an antique cherry mantle with a wood-burning fireplace and Ann Sacks tile.  And both rooms also boast ornate, vintage chandeliers.  You don't realize how much of a difference a good chandelier can make until you see one in action; it's like a hat, only for a room.  A good one can really bring everything together.  The kitchen has marble countertops, a six-burner (plus grill) Viking stove, and the Sub-Zero fridge is fronted with wood paneling, making it look like a cabinet (with a refrigerator inside of it).  There's a powder room, with historic recovered stained glass, and each bedroom is nicer than the next, peaking with a huge, extremely unique attic bedroom that I totally have dibs on if you and I ever end up living together in this house.  The house is also wired for sound, so you can totally embarrass your significant other in front of all your friends by playing that "Call Me Maybe" song at your housewarming party, and there's also a video surveillance system, you voyeuristic creep.

The backyard is massive, and there's parking for three cars.  The lower level, which is essentially a standalone unit, doesn't feel at all like a basement, thanks to the high ceilings (high for a basement, anyway), and clever placement of larger-than-normal windows.  This basement was actually livable, as opposed to most basements, where you move in thinking it'll be really quiet and heat-efficient, and then two weeks later you're somehow on a 32-hour day and have to do all your grocery shopping after midnight because "that's when all the spy satellites are blocked by the moon."

3310 Ross Place NW
4 Bedrooms, 3.5 Baths
$1,850,000





Morning Real Estate Fix

Comstock announces grand opening of Hampshires (NASDAQ) The new community of 111 single-family homes is partially complete and open for sale on upper New Hampshire Avenue in northeast DC.

Washington D.C. real estate - ginormous homes (Huff Post)  A look at the biggest homes in the greater DC area now for sale - definitively proving that bigger is not necessarily better.

Why DC is rich: speed cameras and dying people (Atlantic Cities) DC's recent announcement of a budget surplus comes in no small part from estate tax and now-ubiquitous speed cameras.  Property tax apparently doesn't make the list.

Mayor Gray cuts ribbon for new forensic lab (Architecture Magazine)  The new crime science lab opens in southwest in a new LEED Gold facility.

Selasa, 02 Oktober 2012

Perseus Building Office Project on 14th Street


1728 14th Street, Image courtesy Bonstra Haresign
The stoic facade of the Granger building at 1728 14th Street will be getting an overhaul, now that developer Perseus Realty has closed on the purchase.  The developer sealed the acquisition of the property - located between R and S Streets - in mid-August, John Clarkson of Perseus told DCMud on Thursday; the DC Property Sales Database shows the building sold for $4.8 million. Perseus and Ogden CAP Properties are partners in the joint venture.  Also on board is Bonstra Haresign Architects, and Andrew Poncher of Streetsense for retail leasing.  The firm is behind a number of other 14th street projects including the AME Zion church renovation and lower-level addition, the Q14 Condominiums building, as well as Studio Theater and The Aston at 14th and R, all within a few blocks down the street.

Current Granger Warehouse Facade, Image Courtesy Bill Bonstra
Plans for the site include the adaptive re-use of the warehouse building, built in 1988, and the new design includes four floors with 28,000 square feet of retail and office space.  Of the many developments slated for 14th Street, this is one of the few office concepts (Furioso's project being the other).  Clarkson, who provided an up-to-date rendering to DCMud on Thursday, said Perseus expects to begin construction on the project in February 2013 with a 12-month construction time.  The Advisory Neighborhood Commission (ANC) 2F wrote a letter in full support of the project, which also received preliminary approval from the DC Historic Preservation Review Board (HPRB) in July.

Like 1728, most of Bonstra Haresign's other 14th Street projects have also been located in the historic district, Bonstra Haresign managing partner Bill Bonstra told DCMud.  "What is really important is understanding the context and what I call the DNA of the site."  The site, 60 feet in width, likely once housed three townhouses, Bonstra said.  "That understanding allowed us to come to terms with the appropriateness of the architecture."

The project also sits in the context of a rich history of commercial buildings on 14th Street, many of them built in the Nineteen-teens and Twenties as automotive showrooms.  Back then, 14th Street was a trolley corridor and a place to window shop. "There was a tradition of retail and commercial buildings and we looked at that tradition as a model."

The design pays homage to the street's architectural tradition with a formal facade with strong center and side doors and a masonry structure, yet also incorporates generous amounts of glass, color, and contemporary planes. Design for the masonry incorporates striping, detail, setbacks, and reveals.  "What we set out to do was respect that tradition of commercial buildings on the street but also make it a building of its time," Bonstra said.  "We believe that the front elevation of this building will be a nice complement to historic buildings, but it will be a part of our time architecturally."

Bonstra said the building will contribute to the true mixed-use history of 14th Street, ultimately providing more of what the street lacks: neighborhood businesses and offices.  The property also includes two historic townhouses north of the Granger warehouse building, but Perseus doesn't have plans to alter them at this time, Clarkson said, though those townhouses might get some interior improvements in the coming year.


Washington D.C. real estate development news

Morning Real Estate Fix

Georgia Ave church fights historic designation (Washington Post)  Once home to the New York Theater, the church at Georgia Avenue and Quebec place is the subject of a fight between parishioners and preservationists.

New Capitol Hill office building opens (Legal Times) Boston Properties bought 500 N. Capitol 2 years ago and stripped the building to its core.  The new office building, between the Capitol and Union Station, opened its doors this morning featuring main tenant McDermott, Will & Emery.

Long & Foster buys Randall Hagner (Fairfax News) Long & Foster's W.C. & A.N. Miller purchased the residential arm of commercial real estate company J Street.  Will the new company be called W.C. & A.N. Miller's Randall Hagner, a Long & Foster Company?

Mortgage rates set more record lows (HousingWire) With ever fewer borrowers having old, high-interest loans, mortgage giants are lowering rates to squeeze out the last few holdouts.  What happens when they're gone too?

18% of residential buyers are investors (National Association of Realtors)  The August numbers are higher than average, reflecting that fact that investors can often have positive cash flows immediately.


Senin, 01 Oktober 2012

Hockey House


Q&A with Bob Wilkoff of Archaeon, Inc. Architects
By Beth Herman

Because of a contemporary mom’s burgeoning interest in professional hockey, predicated on a Washington Capitals' championship season, the cramped first floor of a late 1970s 2,800 s.f. residence in Potomac, Maryland, underwent a significant reorganization. The goal was for client advantage in viewing much-anticipated games on the family’s flat screen TV from the kitchen and other points. With a few strategic slap shots, Bob Wilkoff of Archaeon, Inc. Architects brought her game plan home.

DCMud: Describe the home’s interior and some of the challenges for you in opening it up to the space that featured the TV.

Wilkoff: The house was dated and compartmentalized—no open flow from space to space. There was a convoluted access to get from the garage and entrance foyer into the kitchen through a series of corridors, and a tight breakfast room. The kitchen was landlocked in the back corner of the house. There was also a very small family room that was adjacent to the kitchen but not contiguous to it in any way: You still had to go through the breakfast room, through a corridor, back into the hall, past the laundry room to get to the family room.

DCMud: Were there any prior renovations at all?

Wilkoff: The kitchen had been redone about 15 or 18 years ago and had held up well, but it was claustrophobic. A built-in computer desk in the corridor between the breakfast room and main entrance hall wasn’t used, becoming just a catch-all for things. It wasted a lot of square footage.

DCMud: So how did you begin to use the superfluous square footage?

Wilkoff: The client wanted to make the family room feel bigger without expanding the house, and open up the kitchen to the family room so she could watch the game. We were not going to add a single square foot to the house—everything was being done within the existing footprint. I might add that though the dining room had a cathedral ceiling, it was also not spacious. In fact it felt like you were in a tower.

DCMud:What was the process?

Wilkoff: We opened up as much of those areas as we could. We took out the knee wall handrails in the entrance foyer stairwell -- a typical ‘70s detail where you have a half-height drywall partition up to a wood cap handrail. It had some bold forms but also closed everything in. There was no sense of a vision beyond the space of those walls. A balcony over the foyer that overlooked the dining room had that same detail, so we cut out all of those drywall handrail walls down to the stringers of the stairs and landings, and put in a stainless steel cable rail design which opened everything up dramatically without changing the space of the stair structures at all.

DCMud:And the rest of the square footage?

Wilkoff: We then gutted the series of corridors that were there and put in a new corridor that went from the entrance foyer to the family room, but we put it at a 15-degree angle. This allowed us to steal more space out of the family room to make it almost four feet wider—to use all of those (haphazard) corridors as a single corridor within this angle. We opened a giant peninsula from the new kitchen to the family room. There was also an over-sized powder room off of these old corridors. It had been dead space at the time, so they’d made the powder room really big and the laundry room as well. We reconfigured the powder and laundry rooms to a more typical size. In this way, we were able to steal another 18 inches of that old space and make the family room 18 inches wider one way and four feet wider the other way, all from the dead space.

DCMud:So really without picking up any square footage, you incorporated a great deal of wasted space into the two new living spaces—and the hockey mom client achieved her vantage point(s) in grand style.

Wilkoff: It feels as though the space has been doubled. We also used new cabinetry, fixtures, hardware, appliances. In fact the angled corridor is a porcelain ceramic tile—floor-to-ceiling—for a more dramatic feel. And it created an entrance portal into these spaces, so you feel like you are going through a transitional space. Some AV cabinets were built into the corridor with the same wood used on the kitchen cabinets. The same cabinet detailing was echoed in the dining room so these three spaces related to one another.

DCMud:And the TV—the renovation’s raison d’etre?

We gutted a dated and dare I say hideous fireplace, and put in a remote controlled gas unit. We took the huge wall between the fireplace and the kitchen’s new end windows and put the big flat screen TV on it. It’s centered between the family room and kitchen, so anywhere you are in that space, the focus is on the TV.

DCMud: A real game changer. And speaking of focus, what D.C. building would you say has inspired you the most as an architect?

Wilkoff: I grew up watching Italian craftsmen hand carving stone on the lawn of the soon-to-be National Cathedral. It was old world craftsmanship that is gone today. There were tents on the Cathedral’s front lawn that sheltered these workers all along Wisconsin Avenue as they carved gargoyles and numbered stones going into this gorgeous building. It left a huge impression.

Washington D.C. design news

Morning Real Estate Fix

Investing in apartments - REITs are performing well (National Real Estate Investor)  The economic downturn has been kind to investors in real estate trusts owning apartment buildings, and the prognosis is for another solid year ahead.

Old Town's GenOn power plant set to close (Washington Post)  After years of complaints about the plant being located too near the city and too inefficient and dirty, the power plant on the Alexandria waterfront closed at midnight last night.  Now the talk will turn to redevelopment of the site and the waterfront.

QE3 to raise home prices (HousingWire)  A study by Deutsche Bank says that the Fed's QE3 is likely to raise home prices next year by 2%.

Minggu, 30 September 2012

Another Big Push for Southwest Revamp

The federal government has issued a Notice of Intent that could potentially remake part of Washington D.C.'s Southwest quadrant, asking the private sector for input to make better use of the agency-heavy neighborhood.  The area, now dominated by superblocks, highways, feeder roads, checkpoints and nondescript, outdated federal buildings that make it feel more like a secure compound than one of the city's neighborhoods, was intentionally erased in the 1950's when urban planners last redesigned the area and has since faced scrutiny by myriad planners.

The government's notice, issued on Friday and calling the area "Federal Triangle South", could be the beginning of the most significant reshuffling of GSA-controlled space in the greater DC area, though the area covered in Friday's issuance is only a small portion of the land dominated by government agencies.  The notice was also admittedly vague, with no timetable and an official "inquiry" only to be released in 90 days.  But the space at issue is also part of the "Southwest Ecodistrict," a 110-acre redevelopment zone.  Along with the reinvention of the Southwest Waterfront, now just months away from beginning, and the rebuilding of 10th Street, the redevelopment could herald an entirely new neighborhood, transforming housing, roads, railroad tracks, parks and streetscapes.

The Southwest Ecodistrict, shepherded by the National Capitol Planning Commission, would stretch from Constitution Avenue along the Mall down to the edge of the waterfront.  But because the land is controlled by a mash of private, municipal and federal entities ("walkability" sites don't even consider it a neighborhood) that make any coordinated redevelopment not unlike herding barnacles, the project has remained in the planning stages.  The project centers on recreating Maryland Avenue which, like Pennsylvania Avenue, radiates from the Capitol Building, but which has been subordinated to railways, highways and monolithic buildings.

The government's solicitation notes the value of the land and its incongruent underuse: "Challenges in the Federal Triangle South include older buildings that are driving high operating costs, a backlog of required capital improvements, land use inefficiencies, space inefficiencies, and lack of area amenities...GSA seeks to leverage the value of its real property assets to provide more efficient facilities for Federal Customers and potentially create the catalyst for a revitalization of this area of Southwest Washington."

Challenges abound.  It is not clear how entire federal agencies could be moved, nor how far the federal government is willing to go toward allowing mixed-use development and relocation of federal agencies.  But, if the concerned parties permit, the vastness of the area could allow planners to start over much as was done 6 decades ago when the government opted to tear down troubled neighborhoods in favor of a pristine federal enclave.

Washington D.C. real estate development news