The project to convert the old industrial laundry plant is progressing well. As you can see from the photos below, the foundation is being poured and the forms are starting to go in for the first floor. To see photos from February showing the excavation work, go here.
Archive for the ‘Architecture’ category
The project to redevelop the old church at 625 Park Road, the surface parking lot, and the rowhouse at 633 Park Road appears to be moving again. While work appeared to stall in mid-February, by the end of the month new fencing went up and over the past week the rowhouse at 633 has been razed. The approved plans are for new construction connected to the historic church to create 38 new housing units in the neighborhood.
Below are views of the property with the house razed.
Recently I found a glass magic lantern slide showing the “Norwegian Ligation” located on 16th Street in 1912 (see below). The Norwegian embassy moved to a new building on Massachusetts Avenue in 1931, where it remains today.
Anyone familiar with the building will know instantly that the building in the photo is actually two buildings. the northern half is the Lithuanian Embassy, and the southern half was razed and replaced with a tall apartment building in 1965 which is jarringly incompatible with the surrounding architectural character of the area. However, I think it is easy to miss that the Lithuanian embassy building itself has also had an addition — not just in the rear but also on top. In this way, I think the expansion of the 1907 building was accomplished successfully. It is also good to see that Lithuania is a good steward of its building, and undertook a restoration of the limestone and terracotta facades in 2008, which can be seen here.
(View of Lithuanian Embassy and abutting apartment building as it appears today)
I was recent alerted that the neighborhood will likely lose one of Middaugh and Shannon’s original Park View houses, namely the duplex at 503 Park Road, NW. The single family house was constructed in 1907 and last sold on August 18, 2016, for $855,000 (see listing here).
Presuming that a raze permit is approved for the existing house, the following conditions would need to be met for a by-right project on the lot which is Zoned RF-1.
- A new building, in the form of a single family rowhouse that is three stories and 35 feet high, may be constructed. There would be no side yard setback requirements and there would be a minimum 20 foot rear yard setback requirement.
- A new apartment building would not be able to be constructed on the site as a matter of right. If this is proposed, a use variance would need to be approved by the Board of Zoning Adjustment.
- The new building could be constructed as a flat — or two dwelling unit building — as a matter of right.
This week, the Zoning Commission heard testimony on the related Planned Unit Development cases for the Park Morton “Build First” site at the Bruce Monroe site (ZC16-11) and for the existing Park Morton site (ZC16-12). The hearings occurred on Monday, December 5th and Thursday, December 8th, respectively with hearings on both nights beginning at 6:30 pm and running 4-5+ hours. In addition to the applicant and ANC1A, the Bruce Monroe Park Neighbors and Park Morton Residents Council were granted party status in Case 16-11 and the Park Morton Residents Council was granted party status in Case 16-12.
No votes were taken at either hearing. Testimony for ZC16-11 is closed, and submission for ZC16-12 will close at the end of business on December 12th. Additional details/information requested by the Zoning Commission needs to be filed by January 10th, parties will have until January 18th to respond, and January 30th has been scheduled for the Commission to take action on both cases.
While both cases are discrete, it was well understood that the two cases are closely linked and often times testimony in one case referenced the other. The testimony for both the Bruce Monroe case and the Park Morton case was strongly in favor. While there was no notable opposition to the redevelopment of the site on Morton Street, there was notable testimony in opposition to the development planned for the Bruce Monroe site including the aforementioned Bruce Monroe Park Neighbors which has party status in the case. Those wishing to watch the testimony in both cases can do so. Video for both cases is available (ZC16-11 opening statements and testimony here; closing arguments here — ZC16-12 here). Prior to the Commission making a decision on the Bruce Monroe site, they’ve requested that the development team meet with the Bruce Monroe Park Neighbors group and attempt to address their concerns.
Questions from Commissioners were encouraging, and seemed to drill down into details that would improve the project or provide better documentation so that the expected amenities would actually be provided. Perhaps the most important questions along these lines for community members had to do with the creation of the new 1 acre park at the Bruce Monroe site. While there was recognition that the park would be a significant amenity, the park itself is not included in the PUD application. To this end, the Commission has requested that appropriate language be included that documents as much detail as possible about the park such as size, location, and any other decisions that have been made. One Commissioner also suggested that perhaps language could be included that would require that the park be constructed and completed prior to the issuance of a certificate of occupancy for the buildings. There was also a request for more details on which entities would be responsible for creating and maintaining the park. At this time, the thoughts on this are that it would be a shared responsibility between the Department of General Services, the Department of Parks and Recreation, and the developer.
Commissioner May, in particular, drilled down into the architectural details of both applications. Notably, May and other commissioners commented that they would like a different brick used at the Bruce Monroe site, as white brick tends to get dirty quickly and didn’t really relate to the surrounding community. Commissioner Miller suggested that red brick be considered instead. There was also a sense that the rowhouses planned for the Bruce Monroe site could be more architecturally compatible with the neighborhood, and requested that the developer respond to that.
Testimony in opposition to the development at the Bruce Monroe site ranged from requesting that the buildings be shorter, expressing dissatisfaction with the community engagement process, claiming a lack of ANC representation (Commissioners Brown and Nguyen recused themselves due to conflicts of interest), and advocating to use the entire site as a permanent park.
While the long term use of the Bruce Monroe site has been a hot button issue in the community since the Bruce Monroe School was razed in 2010, Zoning Commission Chair Anthony Hood summed it up succinctly. While questioning Buwa Binitie of Dantes Partners early in the evening on Monday, Hood stated:
I believe when Bruce Monroe [school] was torn down, that I think everyone in this city knew that there was some type of development [that] was going to happen there. So that’s no surprise. I’m sure that even the new neighbors, I think when you bought into the neighborhood you knew there was going to be some type of development in the area.
At a School Improvement Team meeting held on November 2nd (minutes here), it was confirmed that $11.2M has been dedicated to replace and upgrade the cafeteria at the Bruce Monroe @ Park View Elementary School. The project was delayed in part due to a lot of turnover at the Department of General Services, both on the procurement and project management side. As a result, DGS has decided to execute in a more efficient way — Design-Build. This is when the architect and construction company are brought on together, which allows the design, planning, pricing, permitting, and construction to move quicker. The cafeteria kitchen expansion project is expected to increase the dining area for students and cooking space for staff.
At the time of this posting, the RFP had not been issued, but is expected to be issued any day. Interested neighbors can check the Bruce Monroe @ Park View School Modernization Web page for updates.
Inaugural Evelyn Greenberg Preservation Awards Includes Recognition of Historic Hebrew Home BuildingAugust 4, 2016
On June 9, 2016, the Jewish Historical Society of Greater Washington (JHSGW) presented their inaugural Evelyn Greenberg Preservation Awards — a tribute for Evelyn Greenberg, who was instrumental in re-discovering and saving the historic 1876 Adas Israel synagogue from the wrecker’s ball in 1969. The building is destined to be moved again as a result of the Capitol Crossing project.
Two Greenberg Preservation Awards were presented this year. I received one for my work that resulted in the successful nomination of the buildings at 1125-1131 Spring Road, NW — the former home of the Hebrew Home of the Aged and the JSSA (Jewish Social Service Agency). Both properties are now on the D.C. Inventory of Historic Sites and listed on the National Register.
I thought you would enjoy watching the video of the event, and my presentation on the history of the Hebrew Home, which was released yesterday by the JHSGW and view-able below.