Tag Archives: development

Architecture Local

North of Tilden: Checking in.

In the intervening years between my departure from DC and the moment that you are reading these words, a number of things have changed in Tenleytown. So it’s worth showing how upper northwest has unfrozen and opened up to a modest amount of growth. Rather than focus on the ongoing political developments, take a look at projects that have finally become buildings.

This is a long post, so click through… read more »

Architecture Local

900 New York Avenue at CityCenter

If you look at a map of the old convention center site, there are six blocks. The southern three are owned by Hines-Archstone and are being designed by Foster + Partners and Shalom Baranes. Buildings there are now well above ground, destined for opening in 2013. A park by Gustafson Guthrie Nichol will eventually enliven New York Avenue and the middle block will probably be a hotel once the market shakes out.  The last block, though, has been mysterious for years, appropriately noted in this map with a question mark.

 

The mystery property is owned by the Gould Property Group, headed by well-bearded parking magnate Kingdon Gould, III. It turns out that the project is much further along in development than I had expected: Gould has hired Pickard  Chilton to design a rental office building, named 900 New York Avenue. You can find the plans here. Renderings reveal a gold-colored building with expressed floorplates and lots of glass.

Seems like a bit of retro-eighties work, which is odd since Pickard Chilton are known for their glass. Considering that it’s such a massive building it’s unfortunate PCA chose to not express vertical elements to break up the length of the block. The central atrium, on the other hand, looks like a really great opportunity for social space, while the “urban layer” bottom seems primed to enliven the streets. Putting aside my aesthetic preferences, the project will really add vitality to the area. In particular, the large atrium, shown here in ground plan and rendering, looks promising as a space that engages the pedestrian alley.


It’s interesting that the building cantilevers about five feet out over the sidewalk above the second floor. I wonder if this is meant to open up sidewalk space, or if it is a strange reading of the projections law. More renderings here.

All images courtesy Gould Property Group/Pickard Chilton.

 

Local

ARD Creates Biased Poll, Still Loses

Gate way

The transit-oriented-denialist group the Alliance for Rational Development published a poll regarding the Tenleytown Safeway a few days ago. Not content to only use sockpuppets to create the appearance of debate, they have gotten into push-polling. Yes, they created a voluntary internet poll, one that suffers badly from both self-selection bias and leading questions. For example:

I would prefer a mixed-use development on the site that would include five or six floors of residential housing along with a new Safeway. (Safeway at present, has indicated that it has no interest in building such a development.)

Out of 95 voters, 72 said yes to the question anyway. Then there’s this:

If you expressed a preference for a mixed-use development, would you still oppose Safeway’s current proposal if the result were that Safeway decided against any redevelopment of the current store?

81% of respondents still said yes. But all this poll indicates is that activists overwhelmingly support a Safeway mixed-use project. A self-selected poll is never accurate for representing a general population, as it attracts only the most interested individuals. This survey does not, and never could have represented neighborhood opinion, even more so than the Safeway postcards.

So, I guess my point is that ARD doesn’t represent the silent majority, and they don’t even represent a significant minority. The secretive organization is nothing but sound and fury crippled by ineptitude and a lack of web savvy. I don’t think they represent even a credible opposition – and they certainly don’t support anything on their own. Hopefully, people will see through their bluster and realize that they are done.

Alas, maybe more radical action is needed. MaKrel, who may or may not be my friends at ASR, suggests something more radical:

We could demolish the Safeway and return the land to agricultural production in a cooperatively owned CSA farm. Then we wouldn’t have to eat the GM cr*p that corporate supermarket chains shove down our throats; a good example: http://www.intervalecommunityfarm.com/

God Bless Anarcho-Syndicalism. I’ve taken a screencap of the poll just in case it goes down, after the break.

read more »

Reno Park Studies

Reno Park Update 100202

I’m going to recap some of the analyses I did for Reno Park within the next week or so. After that, I will be getting into a historical analysis of the geography. For now, here is a broad map of historical names no longer used at the site. Names in red were designated organically or based on the farm tracts’ names, while names in blue were attempts to brand new developments.

historical names

Local

Tenleytown corner building

tenley-corner

Just a quick picture. I like having a smartphone. Developed by Circle Management.

Local

North of Tilden: In the name of the Father, the Builder and Community Spirit

The Tenleytown area has been a hub of hubbub for the past two weeks, and more is to come. Four long awaited projects made great strides, however, opportunities are still being lost.

First the good news: The Tenleytown Library will break ground today, September 23rd at 10:30 AM, with Mayor Fenty and perhaps some protesters in attendance. The Economic Development office decided to spend $650K-1M to build stronger girders in the rear of the building, to permit future growth above and to the rear of the library. Across Wisconsin, the renovated and restored fields at Fort Reno Park will open on October 3rd. Another contentious site, the three athletic pitches look great. I can’t wait to see people enjoying the park and all its earthly delights again.

The new structure is on the left. Pray for a good contractor.

Top: Yuma Elevation, new structure at left. Bottom: Western elevation. (Image via DCMud)

Opus Dei revealed more details about their plan for the Yuma Study Center, a residential and educational facility behind St. Ann’s Catholic Church. Going before the HPRB, Moses of the Anacostia Nir Buras presented a handsome traditional home that would stand west of the Covenant of the Bon Secours building. Alvin Holm‘s design for the building is in a humbler strand of Classicism than the grandiose variety that Washington is known for, and that’s really good to see. As you can see, the new building would have nearly identical proportions and mass, but would use a more Chesapeake style and add a porch to indicate a residential character. However, I think the building would be better to stand on its own rather than be a redecorated twin. Still, positive.

And below, the ARD gives us Barabbas. read more »

Local planning

Stop the Mega Sears!

I mentioned earlier that I wanted to make an account of the many things Tenleytown residents have opposed over the years. For now, though, I’ll just to highlight one fight in particular, the oldest one that got any news coverage, and one that has some parallels to the current, pointless fight over the Macomb Street Giant.

Most residents and visitors admire the sleek moderne building that now houses a Best Buy and a Container Store. It is a registered landmark, ably capped by a Shalom Baranes-designed condominium. Critics and writers have shown almost nothing but praise for the structure, including Roger Lewis.

tenleytown-mud

But in 1940, when Sears Roebuck first proposed the store, the neighborhood condemned the proposal and tried to stop Sears with all the weapons they had. Letters were written to Eleanor Roosevelt, lawsuits were filed, and many cried out for someone to think of the children. The primary concerns revolved around the Janney School, just as they have with the Library PPP and also in another dispute in 1991 about a homeless shelter. read more »

Local

North of Tilden: Developments in development

Tenleytown: The armpit of the area, a former bank parking at 4501 Wisconsin Ave, has sprouted scaffolding. Developed by the Pedas Family, the site will become a one-story, 3,677sf retail site, although the developer has not listed a client. The Pedases are better known for their empire based around the Inner Circle cinema, but also for Circle Parking and Circle Management. Physically, their most distinctive building is the Michael Graves-designed International Finance Corporation building at Washington Circle. Always a good improvement to see an empty lot get filled.

Mmmmm... postmodernism.

Mmmmm... postmodernism.

Tenleytown: The Ward 3 Aquatic Center, or the Wilson Pool, as everyone will call it, will have a formal opening, complete with Fenty,  on Monday, August Third, at 10:30 AM. The Hughes group have put together an inoffensive structure, but it supposedly boasts the capability for daylighting, natural ventilation, and water-loss mitigation, earning it a LEED Silver certification. The pool has been desperately needed since the shoddily built predecessor started falling apart at a more rapid rate in 2003.

Hawthorne, Palisades, Green Acres?: Opposition to sidewalks continues in the hinterlands of DC, where DDOT has been adding the badly needed infrastructure. This time, it’s over in Palisades, on Chain Bridge Road and University Terrace. Roger Lewis and Ward 3 Council member Mary Cheh went on the Kojo Nnamdi show. Lewis shared some interesting history, but it was Cheh that laid down the law, insisting on sidewalks, but also demanding DDOT involve community members more. The two both agreed that the rational need for a network of sidewalks was a no-brainer. Callers disagreed, for some reason, mostly that “they’re not used” and they’ll “ruin the character of the neighborhood.” The panelists offered reasonable responses to the entitled views of opponents.

However, aside from the Cheh-Lewis lovefest, the two missed some important points, such as the dubious wisdom of low-density, limited-network streets in the middle of the city. One of the callers declared that residing in the area seemed like living in the country, but near the city. That’s just swell, but neither addressed whether having such low density a mere 4 miles from the center of town was a good idea. Also, Nnamdi and Lewis both guiltily admitted to driving on University Terrace routinely. Listen to the conversation, it’s worth some down time.

Local

North of Tilden: Old wounds

Tenleytown: Three threads of the ongoing Tenley/Janney controversy have converged in the past two weeks, plus a new arrival.

A well-scaled and elegant building for Tenleytown.

I. The city has declared that they will begin construction of the new Freelon-Group-designed library in September. However, out on the Tenleytown Listserv, discussion flared up when it became clear that the department of economic development was asking the architect to add structural columns that could support multistory residential. This practice is not uncommon, but it would be a wasteful expenditure if the Tenleytown Historical Society succeeds in landmarking the school, and adding to the structure becomes more difficult. Both properties sit on the same lot.
II. The HPRB has agreed to review a preservation application for the 1925 elementary school. Built by the city architect, Albert Harris, it’s a decent example of the stripped-down Beaux-arts Georgian style he developed for the rapid expansion of public facilities in the early 20th Century. Although it was the first of all the schools built in the area, I don’t see how the 84-year-old school merits perpetual legal protection, at least not at this point. Especially considering that the building is not in any danger of demolition or permanent alteration. Moreover, landmarking could seriously delay the much-needed renovation of the aging school needlessly.

III. The department of education is proceeding, however, with the development. They’ve hired Devrouax + Purnell to design a wing to the west of the current building. Part of the planning framework requires that DP respect the historical structures of the area. I have no doubt that they will. Their work in DC has been humane and sensitive, while also adding innovating modern elements. Freelon and DP’s buildings will be coups for the architecturally stagnated area, so it’s in the neighborhood’s interest to support their work.

IV: On the site of the former Oakcrest School at 4101 Yuma Street, a new religious center for women and girls will be opening this fall. The Yuma Study Center, a vaguely defined but Opus-Dei-affiliated religious institution will itself be renovating and expanding the old Bon Secours covenant. The current structure is dilapidated, so renovation will be welcome, once I can figure out exactly what the institution does.

Van Ness: This past weekend saw the second-ever farmers’ market on the plaza in front of UDC. The market is a twofer fer the residents of condograd across the street,  putting the large plaza to use and getting farm-fresh goods onto a public street.

Hawthorne: The Post covers the ongoing slapfest in the very northern neighborhood of Hawthorne, a small collection of 1950s houses that was built in the fashion of the times: without sidewalks. DC has been improving and adding sidewalks throughout the city, improving pedestrian safety and encouraging walking, however, some residents of the area northeast of Utah Avenue won’t have any of that filthy urban nonsense. They moved there because they wanted to be in DC without being in the city.

What, they stayed in DC for the schools? Or for the lack of voting rights?

The arguments against sidewalks sort of tumble out of opponent’s mouths, with all kinds of illogic. This is like country in the city, yes, and a ranch house makes your .2 acre lot a ranch. Nobody walks around here, uh, ever wonder why? We need curbs, not sidewalks, so pedestrians can’t get out of the way of cars? Lastly, the venerable, but that’s the way it’s always been! makes its appearance, proving opponents to be examples of a certain five-letter acronym. You can hear how literally incoherent their arguments are in this video.

On the other hand, there are almost as many proponents, since many residents do see the public obligation to make the streets safe and accessible for all modes of traffic. It’s heartening to see proponents of reasonable growth out and advocating their position. There’s not much of a worry that Hawthorne will become infected with the dread contagion of urbanism, since it’s pretty far from any sort of rapid transit and unsuitable for larger growth. It’s always going to be a side neighborhood, one whose character will not be negatively altered by allowing people to walk comfortably around their neighborhood.

Local Other planning

North of Tilden: Rock & Roll, P&P, and Lord & Taylor’s

Three minor news items in the Upper Northwest:

sweater-set

The Sweater Set get ready.

1: The first two Fort Reno concerts were a smashing success, with at least 300 people showing up to listen, eat, and frolic on the grass around the stage. Monday night’s show was a fun mix of different styles. The Sweater Set delivered on their ultra-indie promise to give a twee multi-instrument set. Funk Ark played some solid 70s funk that made the sudden arrival of a Park Police car seem a little too like a cop movie, especially when teens started fleeing the concert with black plastic bags. Lastly Pash led the night out with a harder energy, although the lead singer’s vocals were drowned out in the mix, which took away a lot of the melody.

The second night began with noon:30, who added some soul-like vocals to cool and muddy indie rock. They’re having an EP release party on July 4th. Meow vs. Meow followed up with a harder sound with a lot of strong rhythm. Lastly, the Electricutions played the crowd out, just after the sun had totally left the horizon. There’s another show this Monday and another on Thursday, but more on that later.

friendship-home-plate

Plenty of potential connectivity.

2: National Realty & Development, the owners of Lord and Taylor’s, have announced plans and received approval to build a one-story commercial building on the “home plate” parking lot behind Mazza Gallerie. The Northwest Current’s reporting mentions that the original lease between L&T’s and Mazza called for the parking lot to be used as a car park in perpetuity. Now, the unanimous and quick vote of the council is to turn it into a walkable shopping district, competing with the deluxe stores along Wisconsin Avenue. Could still have some height on top of that, but apparently the 50-year lease ends in 15 years, so development won’t have enough of a payoff for them. Completion of the five stores is expected for early 2011.

3: Politics and Prose, the cultural institution at the border of Tobago and Chevy Chase, announced its schedule for July/August. You can look at the schedule, but here are the authors presenting books on urban issues:

  • Wednesday, July 8th, 7PM: Alyssa Katz will discuss her book on the foreclosure and mortgage crisis, Our Lot.
  • Friday July 10th, 7PM: Reloville, by Peter Kilborn, examines large subsets of suburban residents whose livelihoods depend on not forming close ties to the local community and frequently moving on to a new job.
  • August 11th, 7PM: Jane Jacob’s struggle with Robert Moses, and the issues it was born of, are retold in Anthony Flint’s Wrestling with Moses.

Maybe I’ll see you there. It’s not too accessible, but you can take the L1,2,4 or the M4 from Van Ness and Tenleytown Metro stations, respectively.