Senin, 26 November 2012

Demolition and Preservation at Former Chinese Embassy

Drive by the former embassy of the People’s Republic of China on Connecticut Avenue and you’ll see an interesting sight: a building façade propped up by an elaborate set of braces, next to another building undergoing wholesale demolition.
Much demolition has already occurred. But the facade is being preserved as part of the Sheridan-Kalorama Historic District, and will be incorporated into a new building on the site that’s been designed by Esocoff and Associates.

While the embassy proper decamped for Van Ness Street in 2009, the new Connecticut Avenue building will serve as the embassy’s residential and consular building, containing 136 mostly two-bedroom apartments for diplomatic staff, and some office space.

The original embassy was actually composed of two distinct but connected buildings. The more historic structure at 2310 Connecticut Avenue was built in the 1920s, and its façade is the one that’s being salvaged. The other structure, at 2300 Connecticut, was the hulking, largely unadorned building that most observers remember as the Chinese Embassy. It started out in the late 1940's as a hotel, but was turned into an embassy after Nixon’s visit to China in 1972.

Now, most of the latter building is being reduced to rubble. “I think one of the reasons we had unanimous community support was that removing a building that unappealing was a mitzvah—a good deed,” explained Philip Esocoff, adding that demolition of the newer building should be complete by the end of 2012.

But the older building has a different, more delicate story.  Braces have been utilized to preserve the two outside walls and strengthen them against wind while the building’s interior is removed. “We will cut away at the wall behind it, but we’ll have to do it carefully, by hand,” said Esocoff. “That’s a particular kind of process, saving a front wall: you don’t want to rip the building down inside because it might pull something off.”

Esocoff rendering of the new building's facade
Esocoff said the workers—part of Clark Construction team, unlike the previous Chinese construction crew in Cleveland Park —are salvaging some of the old bricks and ornamental metal balcony railings, which will be incorporated into the new structure. Though it will include an interior courtyard, the new building will fill in some of the empty space that lay above the old edifice's lobby and will therefore be largely the same size as the original set of buildings.

“I think it’ll be a very well-constructed building, a little higher quality than we might do on a standard apartment house because they plan on being there forever. It’ll be institutional grade,” said Escoff. “And this will really improve the vista as you come down from the bridge.”

Groundbreaking will occur after the first of the year, with the first step being an excavation of the property’s lower levels to include a parking garage.

Washington, D.C. real estate development news

Morning Real Estate Fix

Dulles Airport, Virginia's development catalyst, turns 50 (Washington Post)  Airport, once "out in the middle of nowhere," gave an enormous boost to development in the area.

Mortgage rates dip again, to new record lows (Freddie Mac)  A 30 year fixed now averages 3.31%, for those that can get it, making suckers of everyone who refinanced at 4% last year.

Vornado plans to bring Whole Foods to Crystal City (ArlNow)  The developer's colossal Metropolitan Park development, now in the 3rd stage of construction, is looking to add the upscale grocer to its next project, though completion is years out.

Montgomery County Planning mulls its move to Wheaton (Gazette)  After having abandoned its more Grandiose plans for SilverPlace, the planning board its crafting details of its own needs as it gets ready to move north.

Will a rise in home ownership rates hurt multi-family? (National Real Estate Investor)  Uncertainty is keeping many from buying homes, but if the economy were to pick up, some expect multi-family rentals could be the victim.

Jumat, 23 November 2012

Design for an Abled Life

by Beth Herman


Contracting polio as a child, Idaclaire Kerwin learned to make the most of every moment.

Commissioning interior designer JoAnn Zwally, ASID, of Ashton Design Group, who'd worked with Kerwin and husband Tom on previous residences, and Jonas Carnemark of Carnemark Design + Build (also a Kerwin design veteran), along with Carnemark Principal Michael Stehlick, the couple sought a residence that facilitated life with physical limitations but in which the accruing design was neither stark, ordinary nor clinical, and in fact was driven and enhanced by the challenge.

With a drive and determination reflected in her favorite color, a potent cinnabar, the almost life-long force in the League of Women Voters (now treasurer for the Arlington, Virginia chapter) was guided by Zwally to infuse a new apartment at Arlington's senior residential community, The Jefferson, with a strong color palette featuring cinnabar. The spicy hue both affirmed Idaclaire's bold spirit and served as a unifying element. And because of her disability, issues of flow and "purpose" were tantamount to aesthetics.



"It was actually two apartments that had been made into one some years ago," Zwally said of the 2,036 s.f. space, "but it was really appalling the way it was - so much waste that needed reconfiguration." The idea was for the homeowner to able to traverse the space unimpeded, accordingly doorways were widened, site lines created and design logic was employed, so to speak, where she could move to and through a reimagined foyer, master bath, hallway, kitchen, master bedroom, home office and more.

Life design
Speaking to principles of handicap accessible design, Carnemark said while his goal was to create a user-friendly space, other components factored in as well.

"For me, as a designer, there is universal design, but it's nice to design for the the life of the home and for whomever is going to use it: grandparents and grandkids. We look at design as purposeful. And one objective was to open up the space and make it feel bigger," he said.

As the homeowners wanted something minimal without sacrificing coveted storage space, Carnemark included elements such as a pop-up counter and wall-mounted fold down cutting board next to the refrigerator where they could chop vegetables - geared for wheelchair use. Instead of cabinets, drawers contained dishes.


Designed as height-specific to accommodate Idaclaire, counters were lowered - the sink side is 33 inches and the cooktop area is 30 inches as opposed to a normal 36, and Siematic cabinetry, which adapts well to unconventional spaces, was employed.The refrigerator has a bottom freezer for easy access, and the cooktop has a halogen top which makes it easy to clean and maintain. A speed oven - combination oven and microwave - sits below it at a comfortable height for the homeowner.

"In addition to accessibility issues in the kitchen, we wanted to create a real contemporary look with a pop of color in the back," Carnemark said. To that end, Zwally selected a custom-painted piece of glass in cinnabar that was used as a substantial backsplash behind the cooktop, the color teased throughout the entire residence in furnishings, textiles, wall color, art and more.

In the curatorial-type dining room, a series of gritty, industrial photographs by Historical American Engineering Record photographer John T. "Jet" Lowe flank a Dakota Jackson dining table. Vintage fire-retardant chairs from the S.S. United States, a luxury passenger liner built at Newport News, Virginia in 1952, and described as the first sea-going vessel built in compliance with US Navy fireproofing guidelines."We had to cut down the legs of the table for it all to work, but it looks great," Zwally said.

A locomotive runs through it
A former senior railroad executive with the Norfolk Southern Railway, husband Tom desired a study/library that was borne of a bedroom on the other side of the dining room, replete with cherished items such as a piece of stained glass art replicating a train and an extensive collection of books. The study can double as a guestroom in the two-bedroom apartment. For his wife, a home office design, though smaller, with height-adjusted built-in console with wraparound counter that runs from patio to desk provides ample workspace for League of Women Voters business.

In the quest for enlarged, open space, Carnemark and Zwally eliminated an existing bath. While the clients were reluctant at first for resale purposes, they decided to focus more on their own comfort and joy, Carnemark recalled, adding he counsels clients to "do the things that really make them happy" for the best value in the long run. Accordingly the bathroom was removed and walls on both sides opened, creating a glass-shelved display area for the homeowners' many collections including pottery from Native American artists Joy Cain, Bob Lansing and Robert Silas. Storage spaces were conceived at this juncture to hold games and other items for visiting grandchildren.

In the existing foyer, walls were "offset and funky," according to Carnemark, who ended up aligning them to clearly define the space and help expand the kitchen.

"We weren't able to get rid of an entire wall, as we had to move some piping and in these buildings certain risers go from floor to ceiling that you cannot move, but we expanded as much as we could," he said, adding that a foyer niche with focal point for a vase was created when an adjacent pantry with sliding door was eliminated.

Creative controls
In reconfiguring the master bath, which went from 46 to 97 s.f. and is often a major issue for a disabled homeowner, thresholds were eliminated. To get the shower drain to work properly, the surrounding porcelain and glass mosaic tile floor was built up slowly, according to Carnemark. "There's a little bit of a ramp that rises up a level so we could back it down to the drain." A deep shower bench was calculated for a specific height, where the homeowner can sit and control the main and hand showers separately. Controls are deftly embedded in a knee wall next to the drawer base. The toilet was situated on a pedestal at a desirable height for the homeowner, who is not without some mobility. And when the homeowner exits the master bath toward the cinnabar-hued bedroom, a closet was relocated to the other side creating a long, open hallway for ease of movement.

Where lighting was concerned, Carnemark said one of the focuses was to provide a high level of contrast in task areas. Noting the process becomes a challenge in buildings like the Kerwins' because of concrete ceilings and floors, the designer said all too often the ceiling must be built down to hide recessed lighting or ductwork for exhaust fans. In the homeowner's dining room, in lieu of customary wire mold, the lighting track was extended farther along so that it met the wall. "This cleaned up the ceiling lines for flow," Carnemark said.

Citing his methodology for projects like the Kerwins', Carnemark noted he prefers to do things so that everything has a purpose. "If you drive the design that way, you can make it more beautiful on top, always considering how the flow (and function) works first and then filling in color, texture and light."

Said Zwally,"Jonas and I did everything together. In the beginning we came up with a lot of the same ideas, and others complemented each other. It was a real partnership."














Photos courtesy of Geoffrey Hodgdon and courtesy of CARNEMARK.

Rabu, 21 November 2012

Morning Real Estate Fix

Jumbo mortgage market making big gains (Daily Mortgage Reports)  Any way you look at it, home sales above $500k are showing strong gains, despite talks of limiting the interest deduction.

The urbanist case for DC's height restrictions (Atlantic Cities)  Sentimental (and some economic) reasons for keeping DC looking more like Paris than Vancouver.

Tight lending is choking nascent housing recovery (CNBC)  Modestly good numbers continue to be the narrative of the national housing market, but qualified buyers without cash continue to be shut out by banks.

Housing starts up 3.6% in October (National Association of Home Builders) The Commerce Department reports the highest level of new home construction since July of 2008.

Selasa, 20 November 2012

Zoning Commission Approves Hine School Redevelopment Project

Observers of the long-running saga that is the redevelopment of Capitol Hill’s Hine School can finally turn the page. Yesterday, DC’s zoning commission definitively approved the project’s PUD, which means developers Stanton-EastBanc can now move forward and focus on next steps: gathering financing and preparing for a groundbreaking next summer.

Last night’s meeting was the project’s final action hearing. At a meeting last month, commissioners requested clarification on a number of mostly-small matters, like whether trucks would be limited to accessing the project’s loading docks by driving in rear-first. Stanton-EastBanc representatives submitted their responses—in the loading dock case, pointing out that the entire design would have to be altered in order to facilitate front-end loading—and the commissioners were satisfied.

The Hine School project—which will include residential units and ground floor retail in Capitol Hill’s busy Eastern Market area—has moved slowly since it was awarded to the developers September 2009. Intense community engagement has necessitated a bevy of meetings and consultations, and numerous revisions.

But the project’s community-engagement process has finally come to an end, and the developers are ready to move on. “We’re seeking financing for the project, and are starting that whole process of getting building permits,” explained Alex Golding, a senior associate with Stanton Development Company. He said that the partners started assembling construction documents and drawings some time ago in order to hit the ground running once the PUD was approved, and will be soliciting construction bids in early 2013. “We’re closing with the District [on the property] in July 2013 and hope to begin construction right after that,” he added.

Of course, not everything related to the project’s community aspects has been sewn up. Questions of where the Eastern Market flea market will be located are still unresolved. The market—which has been located on the Hine School site and is currently run by two different private entities—will temporarily operate on a closed 7th Street, but the city hasn’t yet approved that location as a permanent solution. To boot, questions of whether those private groups will continue to run the weekend markets, or whether the city should take them over, are still pending.

Washington, D.C., real estate development news

Your Next Place

This semi-detached Georgetown federal is a masterpiece of sophistication, sort of like a Paris Hilton DJ set, but the complete opposite.  Tall and clean-lined, it's also southfacing, so, unlike me as a child, it'll get plenty of warmth.

There's a huge, bright living room and a subdued study perfect for having a late night cigar with your pals while plotting a coup d'etat, or at least discussing fantasy football.  The formal dining room is elegant and spacious, and the kitchen sports high-end appliances and subtly sophisticated cabinets. The very fine washroom is wallpapered with ornate ink-drawn birds, and it's so nice that you'll basically have to drive to 7-11 every time you need to go to the bathroom, it's just far too disgusting of a thing to do in a room this nice.  Upstairs, the bedrooms have personality plus, and there's a fourth bedroom en suite that could also be used as a library, depending on if you own any books and/or are literate.


And then there's the breathtaking custom-built flagstone garden.  A wide flagstone-lined terrace with a sunbathing area and stairs leading down to an intimate firepit area with stone benches, I'm pretty sure this is the nicest backyard I've ever seen.  It's probably nicer than ninety percent of the actual houses I've been in.  You could have a nice sideline renting the yard out so guys could propose to their girlfriends there.  There's even a fireplace, so if she says no, he can fling the ring directly into the flames.  Even if he kept the receipt, the store probably wouldn't take it back anyway, because of the clinging reject stench.

3053 Q Street NW
4 Beds, 3.5 Baths
$1,735,000





Morning Real Estate Fix

The real estate deal that could change everything (Atlantic Cities)  The crowd funding experiment of the Miller brothers' H Street restaurant project has the potential to radically change the way buildings are funded.  Could local funding, like eating local, become the new it thing?  This was once the way cities were built.

Douglas gets loan for Wonder Bread building (Globe St)  Douglas scores a $21.3 million loan for redevelopment of the beloved building.

Small units may get smaller.  Much.  (Atlantic Cities)  Municipal approaches to small units are getting much more favorable to smaller units, and people are buying them.

Washington D.C. comes in 2nd in commercial real estate gains (Boston Biz Journal)  Boston leads the nation in recovery in the commercial real estate market, while DC takes 2nd place, ahead of New York City.

October sales up, nationally (RealEstateRama)  Existing home sales picked up in October, as did prices, as inventory continues to fall.

What will become of DC's closed schools? (Washington Post)  Fenty's closure of 20 schools in the last round were sold off to developers - a process that is just starting to take root - while the Gray administration wants to hold on to the closed buildings.