Senin, 19 November 2012

New Renderings of MoCo's Tallest Building


After building the tallest building in Montgomery County, JBG is putting the final touches on plans for an even taller building next door.  JBG's North Bethesda Market II (NoBe II), a second phase to the development that built the county's tallest structure, will add 400 new residences, 120,000 s.f. of retail, and a 150,000-s.f. office building when completed.  Renderings, completed by ArchiBIM, show the distinctive building rising above the 24-story tower now on the site.  Although a timeline has not been determined, JBG and co-developer MacFarlane Partners have been hoping to break ground on the 4.4 acre site in the first half of next year, producing an iconic, 26-story (300 ft) apartment building designed by Studios Architecture.

Montgomery County approved the building back in March.  The project furthers the goals of increased density and design along Rockville Pike, a goal that got a shot in the arm with the recent release of plans across the street for a replacement for the White Flint mall.  JBG owns more land to the south and west of the two sites, but for now, NoBe II is its sole focus in the area.  NoBe II will be completed in one phase, taking 2-to-3 years once construction starts.








Montgomery County real estate development news

Ward 7 Gets a $10 Million Amenity in New Tennis Center

Image: courtesy Clark Nexsen
A multi-million dollar tennis and education center opened Saturday off of East Capitol Street in DC's Ward 7.  The complex adds a big amenity to an area of the District with one of the city's highest percentage of vacant or abandoned space, but that has lately seen new developments.

The Washington Nationals in July began work on a youth baseball academy very nearby at Fort Dupont Park.  In 2008, developers Donatelli and Blue Skye were selected to develop a city-owned lot at the nearby, Ward 7 hub of Minnesota Avenue and Benning Road, NE.  Work on the $65 million mixed-use retail and residential project started this summer.

New Courts at Stoddert Pl SE. Photo courtesy WTEF
These developments mean that land in Ward 7, which, according to the Office of Planning, has 32 percent vacant or abandoned space compared to Ward 1's six percent, is seeing more construction.

The force behind the $10 million project is the Washington Tennis and Education Foundation (WTEF), an organization that specializes in a unique combination of tennis training and tutoring to serve school-aged youth from East DC who might not otherwise get tennis lessons or school help. Clark Nexsen is the architect on the project.

The new center sits on 7.5 acres rented under a 40-year lease with the District Department of Parks and Recreation.  It is located at the Benning Stoddert Recreation Center at 200 Stoddert Place SE,  and includes nine outdoor tennis courts.  The 64,800 s.f. of indoor space includes six indoor courts, a community room, four classrooms, offices, and a 50-seat computer training room.   The site, which already had a field, a playground, and some tennis and basketball courts, also got enhancements, including lighting and better paths.

Image: courtesy Clark Nexsen
"It is envisioned as an additional community resource," Frank Kaye, architect with Clark Nexsen, told DCMud.  He said designs for the facility considered how to save trees, improve existing spaces, and how to best facilitate overall project goals of tennis training and mentoring.  Designers met with community leaders, as well as with the United States Tennis Association to make sure the facilities met their guidelines.

Eleni Rossides, director of WTEF, said fundraising for the center began during the recession, but that donors pulled through to raise almost all of the money for the project privately. 

Photo courtesy WTEF
In addition to work at 23 schools, WTEF had, until now, worked out of a facility on K Street NW and bused kids there from east DC.   With the new facility, students in WTEF's fee-free programs will be able to get tennis training and tutoring in their own neighborhood. Rossides said the center will be open to programming for adults and seniors, organizational collaborations, and someday maybe advisory neighborhood commission (ANC) meetings.

"For us, we really looked at this as a family community center and we really hope that it can help to transform this community," Rossides said.

Washington D.C. real estate development news

Sabtu, 17 November 2012

Net Positive by Pigment

Q and A with Miche Booz 
by Beth Herman

Swiss-born and French bred (that's bred, not bread), Miche Booz of Miche Booz Architect spent a peripatetic childhood navigating the neighborhoods of Jordan, Pakistan and Indonesia.


















With a developmental economist father (also an admitted closet interior designer who coveted Danish Modern), and writer/ illustrator/ painter mother, Booz grew up in the shadow of iconic architecture like the Taj Mahal and Eiffel Tower, and without television, which left considerable time to cultivate his own artistic DNA. Though the young Miche trained his pencils and brushes on favorite military tanks and boats, as an architect he has turned his attention to painterly (and/or colored pencil) executions of design, much in the manner of Le Corbusier. DCMud spoke with Booz about his art and how he has applied it to his latest project: a 2,000 s.f., 3-bedroom, 2-bath net positive residence scheduled for momentary groundbreaking in Clarksville, Maryland.
DCMud: Why do you draw and paint as opposed to using 21st Century technology?

Booz: I went to art school and got into watercolor, and liked the medium a lot, before I came to architecture at age 32. It's not the only medium I use, though I find it the most evocative and it helps me design and understand things in a more tactile way. There's something that goes on when you actually have a colored pencil or a brush in your hand that connects you to the architecture and helps you work out design solutions.

DCMud: When does technology come into play?

Booz: We're an office of four, and the three others here use it more than I do: AutoCAD and SketchUp. I don't design on the computer at all.

DCMud: So with all that, how did the Clarksville net positive project come into your orbit?

Booz: I've known Ed Gaddy, a solar energy engineer for spacecraft, since 1980. We've had dialogues over the years about doing an energy efficient house. A few years ago he found a 1 1/2-story Cape three minutes' walk from where he works. As an environmentalist, among other things he wanted to walk to work to conserve his carbon footprint.

DCMud: Describe the property.

Booz: It's 1.2 acres on a south-facing lot. The existing house was not very energy-efficient, and we determined we could not effectively renovate it into such. There is that truism that the greenest house you build is the one you don't tear down; in this case we'd have had to disassemble it so much it would've been akin to tearing it down. That said, we are actually keeping the first floor deck and the basement underneath for storage, and building a platform with a sculptural, prismatic object that we're putting the solar array on. The house will be built next to it and is a composition of two squares: A public square and a private square. The kitchen/pantry/living area has a taller roof, and then bedrooms and bathrooms are under the lower roof.


DCMud: What about the net positive aspect of this house?

Booz: It may be a little tongue-in-cheek, but Ed's special goal is to have the most energy-efficient house in Maryland -- he's going for the trifecta of certifications. He wants to have a Passive House (Passive House Institute U.S., or PHIUS) - a German performance-based certification program whose principles have a long history in the U.S. that addresses air tightness, insulation and energy use. PHIUS is less interested in materials and site strategies than LEED and Living Building Challenge are. But he's also going for LEED Platinum, and for the Living Building Challenge.

DCMud: Rather ambitious objectives. With all of that, how are you going to achieve net positive -- to build a home that produces more energy than it uses?

Booz: For one thing, we rotated the house directly south, which is one reason for building a new one, for purposes of solar gain. It has architecturally integrated solar panels, and we also have a couple of thermal solar panels on top of a shed behind the house for hot water.

The exterior is concrete block and corrugated metal. The roof is a standing seam Galvalume, and it all sits on a polished concrete slab.

DCMud: Tell us about insulation.

Booz: It's going to use very little energy to heat and cool with highly insulated walls, roof and slab insulation: R-Values are 68, 100 and 38, respectively. In fact the R-Value of the Zola window glazing is 11.1 -- comparable to the R-Value of 3.5-inch thick fiberglass batt that's found in many homes.

The one thing this house does is avoid thermal bridging, where you have structure or components of the house that conduct either heat or cold through the wall out into the environment or from the environment back in. It takes an insulated covering that wraps not only up and down the walls and around the roof, but down in front of the foundation wall and under the footing, so the footing doesn't touch the earth. It's sitting on insulation. The entire house is wrapped, which is different than the way most houses are built.

In fact one of the challenges was finding an HVAC system that's small enough to heat and cool this house as it takes so little. We're using a Mini-Split Mitsubishi system, which is the smallest one they make. There's an ERV and 0.6 air changes per hour -- an extremely tight envelope

DCMud: From your paintings it appears there is extensive fenestration, including a huge south-facing exposure with all that this can imply.

Booz: We have high performance windows facing south that offer shading, and an innovative system of translucent exterior roller shades that automatically deploy over these windows to prevent overheating.

DCMud: Interesting you should talk about these key exterior shades, as we did a story with Mark McInturff where they figured prominently into the design.

Booz: The architect who has influenced me most strongly is Mark McInturff, under whom I worked for nearly six years. His language is contemporary architecture and he has a wonderful sense of design. His buildings are light-filled and sustainable, and also very beautiful -- he has a wonderful sense of color and proportion and extreme attention to detail. With his work, the closer you get the better it looks, as opposed to a lot of modern architecture where you get the Gestalt right up front but the closer you look, the more banal it gets.

Jumat, 16 November 2012

City To Open Bids for Lot at Florida and Sherman Avenues

The District government is releasing its request for proposals for a long-term ground lease for a city-owned lot at the corner of Florida and Sherman Avenues.  The solicitation could go live as early as today or Monday, a city official told DCMud (Update, since original publication of this article the city has published the RFP).  While one developer reportedly already has detailed plans for the site, the open bid puts one of the District's more visible sites up for bid in a neighborhood where developers are already planning extensive construction.

City-owned lot, corner of Florida and Sherman. Image: DMPED
The request from DC's Deputy Mayor for Planning and Economic Development (DMPED) for proposals for its 1.4 acre lot near DC's fast-growing U Street Corridor and Howard University is much-anticipated.

According to the Washington Post, developer JBG plans to bid on the lot and has announced a collaboration with national food retailer Harris Teeter that - if JBG wins the bid - would bring a grocery store to the site.

JBG already has a stake in the grocery store business in the area.  In July, the DCist broke news about the company's plans to build a Trader Joe's in its apartment building now construction at 14th and U Street.  JBG also controls the adjacent Atlantic Plumbing parcel, as well as the Florida Avenue parcel just a few blocks away, planning nearly 1000 apartment units in all, leaving little question as to its qualifications.

The area has so far not seen competing supermarkets.  Howard University had plans with CastleRock Partners to put a grocery store at a planned mixed-use development, Howard Town Center, located at 2100-2146 Georgia Avenue.  But the Howard Town Center project has suffered delays and there is no date to break ground in sight.  There is also speculation about whether a grocery store at Florida and Sherman could hurt plans for a grocery store at Howard Town Center, and of course Shaw will soon have its own refurbished Giant in 18 months.

Florida Ave. Reconstruction Project. Image: DDOT
But with the U Street neighborhood surging, stakes on just about any lot in this fast-growing neighborhood are coveted.  And private developers aren't the only ones who are turning a focus on the area.  This summer, the city's department of transportation finalized a plan for a massive overhaul of Florida Avenue between U Street and the Sherman Avenue intersection where the city-owned lot sits.  The Florida Avenue Reconstruction Project calls for adding more bike lanes, widening sidewalks, and planting more trees.  The city also just finished a reconstruction of Sherman Avenue.

The solicitation is likely to bring proposals from multiple bidders.  Six bidders are competing to develop a nearby, city-owned lot called "Parcel 42"...and they are just the ones who made the short list.

Update:  The city has now released the RFP, available in this link.

Canal Park Opens Today


After nearly 2 years of construction, work on Canal Park, the jewel of southeast DC, will wrap up when its supporters celebrate completion of the park today.  The 3-block park features an ice rink, stormwater management, interactive water fountains, a 135 foot fountain that serves as a "rain garden," and interactive sculptures, much of it designed for children.

But the most iconic feature will be a pavilion with 9,000 s.f. cafe and seating area, topped by a lightbox with translucent acrylic panels that will illuminate the pavilion at night on the southern (M Street) boundary, matched by a smaller, similar lightbox on the northern block.

Operated by the Canal Park Development Association (CPDA), the park is technically owned by the federal government but placed under the jurisdiction of the District government, which put $13.5m into the project and in turn licences the CPDA to run and program the park.

Far from being a strip of grass like parks of old, beneath all that seemingly simple design lies the mechanics that make it happen.  Olin, the Philadelphia based landscape architect, worked with pavilion architect Studios Architecture to create and integrate mechanics for the park and cafe to drain the park's stormwater naturally, as well as that of neighboring developments which now drain into the city's stormwater system.

Brian Pilot, a principal of Studios Architecture, says the public won't be able to see the complex systems that went into making the park ecologically friendly, visually appealing, and functionally interactive.  "The infrastructure of the park was incredibly complex," said Pilot, noting that 2 40,000-gallon cisterns, buried beneath the park, collect and store the rainwater, calling that feature "one of the primary objectives of the park's design," and will treat and reuse the water throughout the park.  Geothermal wells will heat and cool water for the south pavilion (see diagram below), and other mechanics, "including soil stabilizing rammed aggregate piers, extensive rink, fountain and stormwater piping," will help the park function.

Pilot notes that the pavilion, which his firm designed, had to feature the usual mechanical, electrical and plumbing systems, but with translucent walls and without the interior space to accommodate equipment.  "There's no back of house to building, every facade has an important relationship to the street, even the roof was actually an important elevation."  Considering the overall park, Pilot says the stormwater rain garden is "one of the major anchoring components of the design," running along the east side of the park, "undulating from north to south."  The "south pavilion grows out of the rain garden, so one can get an elevated view of the skating rink.  The middle pavilion is designed to float above the stormwater rain garden," and that the "two lanterns bookend the site, its one of your first impressions from whichever direction you enter."  The park is designed to achieve LEED Gold certification.  See recent pictures of the park under construction.

Washington D.C. real estate development news

Morning Real Estate Fix

Commercial real estate growth accelerates (Costar) Commercial real estate pricing ended the third quarter with strong gains - the largest quarterly gain since the start of the recession, by some measures.

Fundrise closes first crowd-source equity fund (Washington Business Journal) After $325,000 in equity contributions, the firm that sells shares in commercial buildings has closed its first venture.

Americans more confident about buying homes (Realtor Mag)  A new survey says that the number of people waiting to buy a home because of fears about the economy has dropped by half since 2010.

Housing affordability up in 3rd quarter (National Association of Home Builders) Even though the price of housing edged up nationally, falling interest rates made buying a home slightly more affordable for the average buyer.

Bernanke:  Housing still in danger (Housing Wire)  The market is making the right steps, but small shocks could send it back in negative territory, given that 20% of home owners are still underwater, and lenders are still too tight with money.

Kamis, 15 November 2012

Bozzuto Celebrates Start of Cathedral Commons




Demolition to make way for Cathedral Commons is now underway both officially and physically.  Bozzuto held a press conference this morning to celebrate work that began quietly this week to demolish two city blocks and replace it with a mixed-use development and Giant supermarket.  The 4-acre, $130 million project will add an improved, larger Giant as well as 137 apartment units, 8 townhouses, and a concourse with 125,000 s.f. of street front retail space.


What remains of the SunTrust building
Construction work on the project has been expected for the past year, and evidently close when construction fences went up last month.  The project was designed by JCA Architects of Reston. According to a press release:
Cathedral Commons will include 137 apartment units and eight townhomes, more than 500 parking spaces, and 128,000 square feet of vibrant retail anchored by a 56,000 square-foot state-of-the-art Giant Food, which will include full-service floral, bakery, meat, seafood and deli departments and an expanded offering of fresh produce, natural, organic, and gluten-free products as well as international items. Resident amenities in the spectacular community will include a boutique hotel-style lobby, lounge areas and library, fitness center, clubroom, conference room, and residential courtyards.