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ForrestPerkins, IK&F Inc. and Caché Furnishings Inc., and WDG Interior Architecture, commissioned by KSI Services Inc., suggest and arrange furnishings for the one-bedroom, two-bathroom with den Indigo model at Midtown Reston Lofts. Considering the lofts’ demographics as well as the high 11’ ceilings, open spaces, and 1,310 square feet of living space, the companies create three distinctive looks for the same floor plan.
The designers also keep in mind the standard amenities, such as wide-plank hardwood flooring, Berber carpeting in the owner’s bedroom, and Italian cabinets, quartz counters, and stainless steel appliances in the kitchen. The different designs are inspiring and bring insight to the process of decorating a small but tall space as well as present options for homeowners moving into fast-growing sectors of the home market – lofts and condominiums.
Then take a look at other new developments currently on the market and see how some companies are taking baby and big steps to add green products to designs. Urban locations promote eco-friendly living by giving homeowners the opportunity to walk to work or take public transportation. Learn how to travel the path to green living.
ForrestPerkins’ Design – Warm Neutrals
The fi rst thing Barbara Silverman, senior associate, and Mary Sanders Ferriss, project designer, at ForrestPerkins did when tasked to select, arrange, and install furnishings at the Indigo model opening soon at Midtown Reston Lofts was to look at the lofts’ price range.
With prices that are not entry level, from $500,000 to more than $1.2 million, these lofts are designed to appeal to established professionals in their 30s or older. “The plans are urban in a sophisticated suburban location,” Silverman says. When designing a loft space with high ceilings and open spaces, careful editing of selections is paramount, Silverman adds. “With an open plan, the furniture placement sculpts the room,” Ferriss says. “We carefully selected pieces that are functional, appropriate in scale, with clean lines.” Some of the furniture placement allows for pieces to serve dual functions, such as the location of the dining room table. When placed at the back of the sofa, the table can be used for dining as well as a supplementary workspace. In the den, two additional chairs also serve as guest chairs for dinner parties. Stools at the kitchen island provide overflow seating.
Next, the color scheme should be consistent throughout the loft so there is continuity of design as well as the appearance that the space is larger. The ForrestPerkins designers chose neutrals with pops of varying shades of orange to keep the environment warm. Then, Ferriss finished the optional great room fireplace with complementary built-in bookcases flanking the hearth. In the bedroom, the platform bed with floating end tables is dramatically framed in the window alcove. This leaves a generous space for a sitting area.
Overall, the design presents seating groups with visual connections to other rooms while offering views of Reston. “The design is in keeping with the upscale contemporary feel of the community,” Silverman says.
IK&F Inc. and Caché Furnishings Inc.’s Design – Open, but Divided
Taking into consideration a younger group of buyers with fast-paced lifestyles, Vivianna Irizarri, owner, and Andrea Schroer, interior designer, at IK&F Inc. and Caché Furnishings Inc., know less is more in the Indigo floor plan and bold objects and colors also add impact.
But the first step is deciding how the space is going to be used, Irizarri says. “Try choosing pieces that are multi-purpose,” she adds, for flexible furniture arrangements. Although the spaces are open, it’s important to “create intimacy within the spaces,” Schroer says. An open bookshelf placed between the lounge and dining area in the great room acts not only as a storage unit, but also as a room divider. Screens, pendant lights, and draped fabrics are other creative dividers for spaces.
“Furniture can float in the middle of the room,” Irizarri says. It doesn’t have to be pushed against the wall. Curved settees in the lounge area create a formal conversation area, while a sectional sofa in the den saves space while seating almost as many people. In addition, items not generally used for certain areas, such as a pub table in the dining room, can create drama while providing multiple uses. To anchor the open areas, the designers suggest rugs, plants, and lighting.
To bring the loft’s ceiling height down a little for that sense of intimacy, Irizarri and Schroer painted the ceilings a lighter shade of the wall color as opposed to leaving it white. The wall and fabric color schemes are consistent throughout the loft so the areas flow together and use common shapes, lines, and textures. “Always keep the scale of the loft in mind,” Irizarri adds.
WDG Interior Architecture’s Design – Spatial Relationships
As baby boomers downsize and their offspring enter the workforce, the designers at WDG Interior Architecture keep in mind that Midtown Reston Lofts’ Indigo model needs to be an inviting and functional refuge for these buyers. Hiro Isogai, Todd H. Ezrin, and Julie Tice, designers at WDG Interior Architecture, approached the loft as a whole, in three dimensions.
For positioning and aesthetic balance, the designers took measurements in cubic feet instead of simply square feet. This assesses the volume of a given space. “Scale and proportion are the essential tools for problem solving,” Isogai says. “Whether conforming to ceiling height limitations or anchoring a conversation area, fine tuning the relative weight of every element involved is vital.”
Establishing a signature or recurring theme throughout the loft unifies disparate elements and adds textures and patterns to the spaces. Also important is the loft’s natural light, “one of the most fundamental assets of a space,” Isogai adds. Views inside and out should receive equal consideration when placing furnishings in a room, while accessories, lighting, and artwork should work together to create a quiet energy within the spaces, the designers say.
See the Designs
The Indigo Showcase, which previews these designs, will open in the late fall at Midtown Reston Lofts. Another Designer Showcase event is scheduled for Sept. 30 at the Midtown Reston Town Center. Various design consultants will be available to discuss decorating ideas.
Repurposing With Finesse in DC
The path to sustainable living often starts by salvaging one component and making it work somewhere else, much like Marc Weller, president of development, Kevin Sadowski, vice president of development, and Kevin Ash, president of construction, of Ellis Denning Construction & Development did when they began the process of developing Fennessy Lofts.
Working with two existing lots, the developers had to find a way to join the lot on 13th Street with the mid-block livery stable that not only was historic, but also was surrounded by developed lots. “There were numerous challenges associated with combining a 19th century livery stable and a ground-up luxurious ultra-modern building,” Weller says. “These complexities ultimately presented us with the opportunity to create a unique, adaptive re-use project that is architecturally striking.”
Connecting the stable to the street via a modern nine-story addition gave Ellis Denning Construction & Development and Hickok Cole Architects the opportunity to come up with creative design solutions.
After discovering a series of high windows in the horse stalls of the livery stable, the developers and architects began considering loft-style condominiums. “We are thrilled with the unit designs in this project,” Sadowski says. “Customer response has been extremely positive to both the new two-story loft units featuring floor-to-ceiling glass and the artist loft units in the historic building that boast 12’ ceilings.”
As an environmentalist in charge of construction at Fennessy Lofts, Ash looked for readily available products that were not only economical, but also renewable. “Recycled light gauge bearing metal, which is environmentally friendly, inexpensive, and speeds up the building process, was the right choice for this modern building design,” Ash says.
There aren’t a lot of industrial spaces, such as the stable, to incorporate into designs, says Jeff Lockwood, project manager at Hickok Cole Architects. So by keeping most of the original window openings as well as cast iron columns, exposed brick, and some floor coverings, the livery stable will be repurposed and reclaimed as eight two-story units in Fennessy Lofts. The remaining 30 condos will include seven with access to a sustainable green roof. Besides environmental benefits, eco-friendly elements must have an aesthetic appeal as well, such as this green roof, Lockwood says.
Other proposed green products at Fennessy Lofts include bamboo floors and low VOC paints. Natural light, another major component of green living, is strong in these units, which include one-bedroom, one-bedroom with den, and two-bedroom units ranging in price from the mid-$300,000s to the upper $700,000s.
Respect for the Planet in Takoma Park
SGA Companies Inc.’s new studio and one-bedroom condominiums at Ecco Park in Takoma Park, DC are in demand, says Sassan Gharai, architect and principal of SGA Companies Inc. Gharai attributes this to many reasons, including the location, look, and price. Studios, which range in size from 400 to 550 square feet, start in the $180,000s with one-bedroom units starting in the high $200,000s and two-bedroom condos priced from the high $300,000s. Prices go up to the mid-$600,000s for the three-bedroom units with a total of 85 units to be built.
The design of the concrete building, which is reminiscent of architecture in the 1920s when Takoma Park was being developed, is “an updated art deco,” Gharai says. Units in the corner turret will feature circular living rooms with French doors opening to custom Juliet balconies. Lots of metal with bays made of copper and art nouveau accents at the entry door give it a modern feel, but one that fits in the neighborhood. The sidewalk is set back from the street and will include built-in stone chess tables to encourage a community atmosphere.
To enhance neighborliness, Ecco Park offers a lifetime membership to the Takoma Park co-op as well as yoga classes on the green roof. Inside and out eco-friendly elements are available including recycled glass for countertops. Located near Takoma Park Metro and the Historic District, Ecco Park will include retail shops, such as an international newspaper and magazine store as well as a coffee shop.
Energy Efficient in Columbia Heights
Infill urban developments are by their location alone helping the environment by encouraging walking and using public transportation. Two Columbia Heights developments, Kenyon Square and Highland Park by Donatelli Development Inc., not only offer easy access to Metro, shops, and restaurants, but also provide bike storage for cyclists and access to a car sharing company.
Several sustainable living strategies are utilized in both mixed-use buildings, including underground parking and green roofs where drought-resistant vegetation reduces heat absorption and helps water management. Also, Kenyon Square’s HVAC system uses a hydronic heat pump that allows units to capture heat rejected by the retail spaces on the first floor.
Both the 153-unit Kenyon Square and the 229-unit Highland Park are designed by Torti Gallas and Partners and reflect the architectural details of the community, such as the art deco structures nearby. Ranging from one-bedroom to two-bedroom with den units as well as two-level lofts, Kenyon Square features three different facades including large expanses of glass and industrial elements.
Retail on Kenyon Square’s first level will include Logan Tavern, which is moving to this new location, Starbucks, and BB&T. “We’re focusing on smaller neighborhood retailers,” says Chris Donatelli, president of Donatelli Development Inc., which balances the large new mall next door where Target, Bed Bath & Beyond, Best Buy, and Washington Sports Clubs will be located.
The traditional design of Highland Park complements Kenyon Square across the street and also includes a two-story fitness center and a meeting room. Donatelli Development Inc. also recently broke ground on the new Park Place community offering 156 condos near the Georgia Avenue-Petworth Metro.
Open Living Near Logan Circle
Logan Station developed by Bogdan Builders and designed by Eric Colbert & Associates offers 63 residences priced from the $300,000s. A green roof will top the building situated near Logan Circle.
One-bedroom and two-bedroom with den condos are available featuring custom kitchens with cherry cabinets and granite counters and living rooms with hardwood flooring. Each condo comes with a plasma TV and a state-of-the-art security system. The two-bedroom with den penthouses also offer stainless steel Sub-Zero and Wolf appliances and exotic wood flooring.
It takes a city to bring an area back to life and that’s exactly what’s underway in Hyattsville, MD. Two new developments, University Town Center, developed by Prince George’s Metro Center Inc., and Arts District Hyattsville, developed by EYA, will bring energy and hundreds of new living quarters, including condominiums, lofts, and rowhouses, to this city which borders DC. Several Metro stations converge in the area making it a convenient place to live and work.
As part of the Hyattsville revitalization effort at University Town Center, which is the vision of Herschel Blumberg, two condominium buildings are being developed, One Independence Plaza and Plaza Lofts Twenty-Two designed by WDG Architecture with sales by McWilliams Ballard. One Independence Plaza, the more traditional building of the two, features a dramatic corner glass tower over the plaza. Designed by a WDG Architecture team led by Mark Bellonby, design principal, the condos are currently under construction and feature 112 one-bedroom, one-bedroom with den, and two-bedroom units. Designer lighting and fixtures as well as maple cabinets, granite counters, and ceramic tiles are available finishes with designers on hand to assist purchasers with selections. One Independence Plaza condos range in price from the mid-$200,000s to more than $450,000.
As the anchor for the mixed-use community, which also includes new student housing leased to students attending seven different area colleges and universities, Plaza Lofts Twenty-Two’s dynamic design brings zinc panels with boldly colored window frames set in curved walls to the town center. The pre-existing parking garage below the foundation drove the design initially, says Robert Busler, principal-in-charge, but also gave the developer and design team including Bob Keane, senior designer, and Matt Lam, project designer, of WDG Architecture, the opportunity to stretch the limits of residential design typical to this region. The curved metal wall, free-formed due to its curtain wall qualities, will reflect light differently throughout the day and has become the “iconic signature” for the town center, Busler adds.
As the first in a series of “environmentally-responsive” building designs with the possibility of using wind generators on the green roof and ENERGY STAR approved mechanical systems, Plaza Lofts Twenty-Two offers entry levels finished with European-inspired wood floors, kitchens with stainless steel appliances and granite counters, and most of the 22 condos feature two levels. Steel and glass are emphasized inside. Prices start where One Independence Plaza leaves off, from the mid-$400,000s to more than $700,000.
To complement the mixed-use University Town Center project, which is located close to Prince George’s Plaza and when complete will include a theatre, new Safeway, a brewery, and office space, is EYA’s Arts District Hyattsville. EYA is currently offering rowhouses and live-work units for sale with pre-construction sales of the 200 planned condominiums to begin next summer.
Annapolis Communities
Madison Homes Inc. is offering 106 condominiums, townhomes, and single-family homes in the community of Acton’s Landing. Once the location of the Anne Arundel Medical Center, the four and one-half-acre site in Annapolis presents a unique building opportunity in this waterfront town.
“Acton’s Landing is unique to the marketplace in the historic district of Annapolis,” says Douglas Schneiderman, vice president of Madison Homes Inc. It’s right off Church Street on Acton’s Cove, which feeds into Spa Creek. “You can walk to restaurants and shops downtown and will be able to take a water taxi downtown as well,” Schneiderman says. Madison Homes Inc. also incorporated a park and path to the water.
Two historic homes along Franklin Street, which will be restored, and 16 age-restricted condominiums will be included in the community’s total living quarters. There will be 79 condos with 72 in a new building attached to the 1910 General Hospital, which will be converted to seven additional condos featuring retained windows and high ceilings. Prices for the condos, which offer open floor plans and up to 2,200 square feet, start in the low $600,000s. A concierge service and fitness and meeting rooms are also part of the condo package.
At another community, Regatta Bay, three models are open for viewing with interior design by Ann Drager, president of Environments By Design LLC. Buyers of the condos basically fall into two demographics, Drager says, which include young professionals and empty nesters. She designed one model with bold colors in browns and reds to attract the younger crowd and another model with rich blues and greens for those downsizing. The third model represents the resort feel of the area with the colors of water. Palettes are leaning towards hues found in nature, Drager adds.
Living Well in Columbia
Starting from the $650,000s, The Plaza Residences at Columbia Town Center offer an assortment of luxurious amenities, including private elevators, Brookhaven by Wood-Mode kitchen cabinets, granite counters, stainless steel appliances, hardwood floors, soaking tubs, and marble bathroom floors. The 22-story building developed by WCI Communities Inc. and constructed of steel, glass, and brick also includes a rooftop pool and spa as well as retail shops below.
The Plaza Residences range from units with two bedrooms and two baths to three bedrooms with three and one-half baths. The penthouses offer more than 3,100 square feet of living space and include crown molding and drapery pockets in several rooms, glazed finishes on cabinets, wall cabinets in laundry rooms, and full height marble walls as well as frameless glass shower doors in owner’s baths.
Resort Atmosphere in West Virginia
Priced from the low $200,000s to the low $300,000s, The Retreat at Glade Springs offers not only two- and three-bedroom townhomes and condominiums, but also a relaxed way of life. Nestled in the hills of Daniels, WV inside the gates of the 4,100-acre Resort at Glade Springs, The Retreat at Glade Springs condominiums or flats feature Hardiplank siding, stone base facades, low-E windows, and carriage house-style garage doors for the one- or two-car garages that come with each unit.
Developed by Gary Lee Glade Springs LLC and designed by Cubellis DCA in Tysons Corner, interior amenities include hardwood flooring in the kitchen and living room, porcelain tiles in the bathrooms and laundry room, brushed nickel hardware, fixtures and lighting, and built-in fireplaces.
The setting is exceptional as well. “We’ve kept every tree we could,” says Eric Ross, co-managing partner of Gary Lee Development. And they established numerous paths throughout the community. Some units offer mountain views and overlook the third hole of The Stonehaven Golf Course, one of three neighboring courses. Buying a home at The Retreat entitles owners to free greens fees on both The Stonehaven Golf Course and another 18-hole course currently under construction. The Retreat will have its own swimming pool and private cabana baths as additional amenities.
Also, membership to The Glade Springs Golf and Country Club is available for a fee to buyers at The Retreat, which allows owners to take advantage of free greens fees on the Cobb Course, designed by George Cobb, as well as use of other recreational amenities, such as tennis courts, indoor and outdoor swimming pools, and a resort spa and fitness center. The Resort also offers many dining choices, including an upscale restaurant, sports bar, cigar bar, and coffee shop.
Year-round outdoor adventures, such as skiing, golfing, fishing, and whitewater rafting, are bringing buyers to the area, Ross adds. Empty nesters and second home buyers are attracted to the community as well, he says, because of its resort-style atmosphere.
