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TIVOLI SQUARE UPDATE

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  • Joseph Horning
    The text below appears with pictures in a second update sent simultaneously. TIVOLI SQUARE At Park Road and 14th Street A Public/Private Partnership with the
    Message 1 of 8 , Feb 22, 2002
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      The text below appears with pictures in a second update sent simultaneously.

       

      TIVOLI SQUARE

      At Park Road and 14th Street

      A Public/Private Partnership with the District of Columbia- Anthony Williams, Mayor

       

      Columbia Heights Community Update * February 2002

       

      Zoning Approved for Giant Supermarket and Residential Housing

      The Tivoli restoration and redevelopment project moved closer to a summer 2002 construction start when, at a public meeting earlier this month, the District of Columbia Zoning Commission approved by unanimous vote (4-0) the zoning map amendment necessary for the Giant supermarket and the residential housing to proceed. The Zoning amendment affects the eastern portion of Parcel 29, changing it from R-4 to both C3-A and R5-B. "We're pleased with the significant progress recently," said Joseph Horning of D.C.-based Horning Brothers. "This project has been a long time coming due to the complexity of public approvals." The change in zoning was supported by Mayor Anthony Williams's administration as well as local residents. The Office of Planning, the Office of the Deputy Mayor for Economic Development, Councilmember Jim Graham, and the National Capital Revitalization Corporation all testified in support of the zoning change at a December 17th Zoning Commission hearing. In addition, Columbia Heights Advisory Neighborhood Commission (ANC) 1-A voted unanimously to support the zoning map amendment.

       

      Federal Historic Process Nearly Complete

      The Federal Historic 106 process, a consultation which began in December, culminates this month. The series of five meetings have involved significant input and comment from the President's Advisory Council on Historic Preservation, the State Historic Preservation Officer, the D.C. Preservation League, and Pat Meyer and Eric Graye of Save the Tivoli.

       

      Lot To Be Cleared Next Month

      As announced to community gardeners last fall, this past season was the final growing season for the community garden. The Parcel 29 lot, (with the exception of the Tivoli), will be cleared within the next month, enabling excavation contractors to clearly identify former building foundations on the site and prepare for construction start. Community gardeners and others who have personal property on the lot should please remove it by April 1st.

       

      Construction Starts This Summer with Rehabilitation of the Tivoli

      Once all project approvals are completed in late spring, renovation and restoration of the Tivoli will begin. Access and staging for the structural stabilization of the building will take place on the vacant eastern half of the block. "We have to deal with the decrepit Tivoli before we do anything else", remarked Guy Razzi, Vice President at SK&A Structural Engineering. The first part of the project is to remove the mounds of rotted wood, fallen plaster, corroded steel rods and debris that is heaped throughout the building. Hazardous material such as lead paint, asbestos, pigeon droppings, and mold, which contaminates the entire building, must also be abated. The team's historic contractors will then brace the entire Tivoli building so that structural deficiencies, which have developed over the last 30 years of neglect, can be rectified. The Tivoli will be saved in its entirety and adapted for re-use in keeping with the Columbia Heights Community Charrette. This will lead to a vibrant retail streetscape along 14th Street and a 250-seat Theater for GALA Hispanic Theater and its presenting partners- the Washington Performing Arts Society, Sol Y Soul Youth Theater, and the African Continuum Theater.

       

      Groundbreaking of Giant

      Once the Tivoli has been cleaned, stabilized, and adapted for re-use, excavation for the new Giant supermarket will follow. Although soil tests, have, thus far, revealed no major problems with the underlying site, WMATA tunnels now run east-west along Park Road, connecting the Columbia Heights  Metro station with the Georgia Avenue/Petworth station to the northeast. The first steps in excavation will be to address drainage and structural support issues related to the existing tunnels.

       

      CONSTRUCTION START                

      Summer 2002

       

      GRAND OPENING

      Fall 2004

       

      Full project description and history of the Tivoli available at www.horningbrothers.com

      For more information, call (202) 659-0700

       

      Tivoli Partners, Developer * Horning Brothers, Development Corporation of Columbia Heights, Fort Lincoln Realty, Winston Development * MR&A Architects, Ernest Bland Architects, Oehrlein and Associates, Historic Architects * Monarc, Inc., Historic Contracting Consultants * Olin Conservation, Monumental Construction and Molding, EverGreene Studios, Restoration Specialists * The Cultural Alliance of Greater Washington, The Cultural Development Corporation, D.C. Commission on the Arts and Humanities, Cultural Consultants * GALA Hispanic Theater and its presenting partners African Continuum Theater, The Washington Performing Arts Society, Sol y Sol, Cultural Partners * Madison Retail Group, Leasing

       

       

       

       

       

    • Joseph Horning
      TIVOLI SQUARE At Park Road and 14th Street A Public/Private Partnership with the District of Columbia Anthony Williams, Mayor Columbia Heights Community Update
      Message 2 of 8 , Apr 5, 2002
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        TIVOLI SQUARE
        At Park Road and 14th Street
        A Public/Private Partnership with the District of Columbia
        Anthony Williams, Mayor
        Columbia Heights Community Update
        April 2002


        Historic Preservation Board Approves the Federal 106 Process
        At the end of February, the Historic Preservation Review Board (HPRB)
        approved the results of the Federal 106 consultation, bringing the entire
        Tivoli Square project one step closer to a summer construction start. The
        President's Advisory Council on Historic Preservation, the State Historic
        Preservation Officer, the D.C. Preservation League, Save the Tivoli, and
        others participated in the consultation process.

        National Capitol Planning Commission Approves Zoning
        On March 7th the National Capitol Planning Commission (NCPC) unanimously
        approved the zoning decision made last month by the D.C. Zoning Commission.
        NCPC, which evaluates zoning impacts on the "federal interest," determined
        that "these proposed zoning changes would not adversely affect the historic
        character of the Tivoli Theater or the character of the Columbia Heights
        Historic District, which was recently determined to be eligible for listing
        in the National Register of Historic Places."

        Design Development and Working Drawings Begin
        With the zoning and historic preservation approvals finally in place, the
        team's architects have begun detailed design development. Design development
        is the initial step towards working drawings, which construction contracting
        companies will use to bid on various components of the project. Until this
        juncture, the Historic Preservation Review, RLA/NCRC Architectural Review,
        and Zoning processes have involved significant comment and change to the
        schematic design of the Giant and the Tivoli.

        Work Starts on Securing the Roof of the Tivoli
        A few weeks ago, a crane stationed behind the Tivoli hoisted tar paper,
        shingles, and other materials to roofing experts atop the building. Having
        recently obtained a building permit for temporary roof repair, Horning
        Brothers will install a new waterproof roof membrane. The completion of this
        work will finally halt the extensive water damage, which has plagued the
        building for nearly 30 years. The National Capital Revitalization
        Corporation (NCRC), working in tandem with the development team, has
        approved the scope work. This portion of the project should be completed by
        mid-April.

        CONSTRUCTION START GRAND OPENING
        Summer 2002 Fall 2004

        To receive this Update by US Mail, please email your name and address to
        jhorning3@... <mailto:jhorning3@...> .
        Full project description and history of the Tivoli available at the project
        website- www.horningbrothers.com <http://www.horningbrothers.com>
        For more information, call (202) 659-0700


        Tivoli Partners, Developer * Horning Brothers, Development Corporation of
        Columbia Heights, Fort Lincoln Realty, Winston Development * MR&A
        Architects, Ernest Bland Architects, Oehrlein and Associates, Historic
        Architects * Monarc, Inc., Historic Contracting Consultants * Olin
        Conservation, Monumental Construction and Molding, EverGreene Studios,
        Restoration Specialists * The Cultural Alliance of Greater Washington, The
        Cultural Development Corporation, D.C. Commission on the Arts and
        Humanities, Cultural Consultants * GALA Hispanic Theater and its presenting
        partners African Continuum Theater, The Washington Performing Arts Society,
        Sol y Sol, Cultural Partners * Madison Retail Group, Leasing
      • pkelseyw@aol.com
        Joseph Horning; I am the owner of Kelsey & Associates, a small historic preservation firm specializing in individual building and house histories. I m glad to
        Message 3 of 8 , Apr 5, 2002
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          Joseph Horning;

          I am the owner of Kelsey & Associates, a small historic preservation firm specializing in individual building and house histories.  I'm glad to see the Tivoli underway at long last!  I didn't see a preservation partner under the partner list per se, and wondered if you have a firm researching in depth the history of the site, and searching for vintage photographs that would aid in the restoration aspect, both interior and exterior?   

          Paul K. Williams
          Kelsey & Associates, Inc.
          "The House History People"
          1605 7th Street, NW, Suites 7 & 8
          Washington, DC  20001
          WashingtonHistory.com
        • Joseph Horning
          TIVOLI SQUARE At Park Road and 14th Street A Public/Private Partnership with the District of Columbia Anthony Williams, Mayor Community Update June 2002 Tivoli
          Message 4 of 8 , Jun 14, 2002
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            TIVOLI SQUARE
            At Park Road and 14th Street
            A Public/Private Partnership with the District of Columbia
            Anthony Williams, Mayor

            Community Update
            June 2002

            Tivoli Square Receives Historic and Zoning Approvals

            After two and a half years of complicated pre-development review and design
            changes requested by the District of Columbia government and local
            preservationists, the Tivoli Square project has finally received all
            necessary zoning and historic preservation approvals. Within the last
            several weeks, the Parcel 29 site received Zoning Amendment from the D.C.
            Board of Zoning Adjustment and the National Capitol Planning Commission
            (NCPC) while the project itself has received approval from the D.C. Historic
            Preservation Review Board (HPRB). The alley through the middle of the site
            has not been used in years, and was officially closed by the D. C. Council
            in the fall of 2001.

            Landmark Application Withdrawn - Design Development Finally Proceeds

            The Design Development phase for Tivoli Square has been delayed nine months
            by two historic preservation processes. Design Development, the second of
            three design phases, consists of making highly detailed architectural
            drawings.

            Over a year ago, the neighborhood organization "Save the Tivoli", which has
            long opposed the adaptive re-use plan for the Tivoli, filed an application
            with the D.C. Historic Preservation Office to designate the interior of the
            theater a landmark. While this application was pending, the development team
            was unable to secure permits for investigations of the interior structural
            steel frame. Preliminary assessment of the external structure by SK&A
            engineers indicates that it has significantly deteriorated in the three
            decades the building has remained vacant. The structural integrity of the
            building dictates how historic architects Oehrlein and Associates, who
            guided the restoration of the Lincoln Theater on U Street, will adapt the
            Tivoli for re-use. "Save the Tivoli" withdrew its Landmark application at
            the end of April '02. Columbia Heights ANC 1-A had opposed the Landmark
            application.

            A separate historic process, the Federal 106 Consultation, has brought about
            changes to the design of the Tivoli's interior. The Design Development phase
            recently commenced and the nine-month 106 consultation will be codified in
            a Memorandum of Agreement next month.

            GALA Theater to be Upstairs Under Dome Ceiling

            After nine months of consultation with Federal preservationists and the D.C.
            Historic Preservation Review Board, the development team has forged a
            dramatic reworking of the interior design of the Tivoli. The 250-seat
            theater planned by GALA Hispanic Theater was originally slated to have been
            on the ground floor. It has now been moved upstairs into the existing
            balcony, allowing the public attending events in the space to view the
            magnificent domed ceiling (page 1). The existing mezzanine and lobbies of
            the Tivoli will be retained and adapted for re-use as neighborhood-serving
            retail (below). These changes have been embraced by the D.C. Preservation
            League and the Historic Preservation Review Board.

            Work Inside the Tivoli Has Begun

            Since the Interior Landmark application was withdrawn, abatement work,
            debris removal, and the complete structural investigation all began in
            mid-May.

            CONSTRUCTION START GRAND OPENING
            Summer 2002 Fall 2004

            To receive this Update by US Mail complete with pictures and drawings,
            please email your name and address to jhorning3@.... Full
            project description and history of the Tivoli available at the project
            website- www.horningbrothers.com For more information, call (202) 659-0700

            Tivoli Partners, Developer * Horning Brothers, Development Corporation of
            Columbia Heights, Fort Lincoln Realty, Winston Development * MR&A
            Architects, Ernest Bland Architects, Oehrlein and Associates, Historic
            Architects * Monarc, Inc., Historic Contracting Consultants * Olin
            Conservation, Monumental Construction and Molding, Restoration Specialists *
            The Cultural Alliance of Greater Washington, The Cultural Development
            Corporation, D.C. Commission on the Arts and
            Humanities, Cultural Consultants * GALA Hispanic Theater and its presenting
            partners African Continuum Theater, The Washington Performing Arts Society,
            Sol y Soul, Cultural Partners * Madison Retail Group, Leasing
          • Joseph Horning
            TIVOLI SQUARE http://www.horningBrothers.com/Tivoli at Park Road and 14th Street A Public/Private Partnership with the
            Message 5 of 8 , Oct 29, 2002
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              DC Zoning Commission Roundtable October 10, 2002-6:30-10:00

              TIVOLI SQUARE

              http://www.horningBrothers.com/Tivoli

               

              at Park Road and 14th Street

              A Public/Private Partnership with the District of Columbia, Anthony Williams, Mayor National Capital Revitalization Corporation (NCRC)

               

              Columbia Heights Community Update

              October 2002

               

               

              Giant Lease Negotiations Underway

               

              Officials at Giant Supermarket, now a subsidiary of the international company Royal Ahold, have approved the revised design of the supermarket and detailed lease negotiations have commenced.

               

               

              Team To File for Building Permits

               

              The design development and construction document phases have been condensed and Horning Brothers will file for building permits at the end of November. Construction begins at the end of January 03.

               

               

              Horning Brothers Selects Monarc and Jennings as General Contractors

               

              Horning Brothers has chosen Monarc Construction and L.F. Jennings as General Contractors for the Tivoli Square project. Monarc has been advising Horning Brothers with pre-development services related to the historic Tivoli . Monarc will restore and renovate the landmark building as well as construct a new restaurant and office building just to the north of the Tivoli . Monarc's notable renovation projects include the Bond Building , British Ambassador's residence, and the Folger Shakespeare Library Education Center . See http://www.MonarcConstruction.com

               

              L.F. Jennings, a firm with experience in building a wide range of projects, including shopping centers, office parks, industrial buildings, R&D space, and schools, has operated in the Mid-Atlantic region since 1952. They recently won five awards for Excellence in Construction from Associated Builders and Contractors (ABC). They will build the Giant supermarket and the two levels of structured parking above. See http://www.LFJennings.com

               

               

              Advisory Council Issues Final Report

               

              The President's Advisory Council on Historic Preservation and the D.C. State Historic Preservation Officer recently led an eight month consultation process which dramatically revised the development team's design for the interior of the Tivoli Theater. The Advisory Council has now issued their final report on the results of the process. See http://www.achp.gov/casessum02DC.html

              This extensive consultation was a productive one, but the process set back the design development of the Tivoli Square project by eight months. In the end, several local historic preservation groups, including the D.C. Preservation League, "The Committee of 100," and "Save the Tivoli" signed on in support of the plan for GALA Hispanic Theatre to build a 250-seat theater in the renovated balcony.

               

               

              Thank you Mr. Graham

               

              The Philip Graham Foundation has awarded GALA Hispanic Theatre $20,000 towards a development specialist salary to expand the theater's funding base in preparation for GALA's capital campaign.  For more information, see http://www.galatheatre.org

               

              Tivoli Square is nearing the end of its lengthy pre-development stage. Since building permits are filed for next month and construction will begin in January 03, it is a timely juncture to recognize the support Councilmember Jim Graham has provided the project. Over the last two years, Mr. Graham has been helpful in shepherding this project through the myriad of regulatory hurdles and setting aside D.C. Council funds for the restoration and renovation of the landmark theater.

               

              Full project description, pictures, and history of the Tivoli are available at  http://www.horningbrothers.com/tivoli For more information or to be added to the community mailing list, call (202) 659-0700 or email jhorning3@...

               

              Tivoli Partners, Developer- Horning Brothers, Development Corporation of Columbia Heights, Fort Lincoln Realty, Winston Development * MR&A Architects, Ernest Bland Architects, Oehrlein and Associates, Historic Architects * Monarc, Inc., Historic Contracting Consultants * Olin Conservation, Restoration Specialists * The Cultural Alliance of Greater Washington, The Cultural Development Corporation, D.C. Commission on the Arts and Humanities, Cultural Consultants * GALA Hispanic Theater and its presenting partners African Continuum Theater, The Washington Performing Arts Society, Sol y Soul, Cultural Partners * Madison Retail Group, Leasing

               

               

            • Puente, Juan
              Does anyone know what type of project is being developed in the corner of T and 7th NW?. o, another property that appears heading for another renovation is on
              Message 6 of 8 , Oct 30, 2002
              • 0 Attachment
                DC Zoning Commission Roundtable October 10, 2002-6:30-10:00
                Does anyone know what type of project is being developed in the corner of T and 7th NW?.
                 
                o, another property that appears heading for another renovation is on T where intersects Florida. The place has a sign that reads "Howard" theater??). Does anyone know about these projects?
                -----Original Message-----
                From: Joseph Horning [mailto:JHorning3@...]
                Sent: Tuesday, October 29, 2002 6:20 PM
                To: ustreetnews@yahoogroups.com
                Subject: [ustreetnews] TIVOLI SQUARE UPDATE

                TIVOLI SQUARE

                http://www.horningBrothers.com/Tivoli

                 

                at Park Road and 14th Street

                A Public/Private Partnership with the District of Columbia, Anthony Williams, Mayor National Capital Revitalization Corporation (NCRC)

                 

                Columbia Heights Community Update

                October 2002

                 

                 

                Giant Lease Negotiations Underway

                 

                Officials at Giant Supermarket, now a subsidiary of the international company Royal Ahold, have approved the revised design of the supermarket and detailed lease negotiations have commenced.

                 

                 

                Team To File for Building Permits

                 

                The design development and construction document phases have been condensed and Horning Brothers will file for building permits at the end of November. Construction begins at the end of January 03.

                 

                 

                Horning Brothers Selects Monarc and Jennings as General Contractors

                 

                Horning Brothers has chosen Monarc Construction and L.F. Jennings as General Contractors for the Tivoli Square project. Monarc has been advising Horning Brothers with pre-development services related to the historic Tivoli . Monarc will restore and renovate the landmark building as well as construct a new restaurant and office building just to the north of the Tivoli . Monarc's notable renovation projects include the Bond Building , British Ambassador's residence, and the Folger Shakespeare Library Education Center . See http://www.MonarcConstruction.com

                 

                L.F. Jennings, a firm with experience in building a wide range of projects, including shopping centers, office parks, industrial buildings, R&D space, and schools, has operated in the Mid-Atlantic region since 1952. They recently won five awards for Excellence in Construction from Associated Builders and Contractors (ABC). They will build the Giant supermarket and the two levels of structured parking above. See http://www.LFJennings.com

                 

                 

                Advisory Council Issues Final Report

                 

                The President's Advisory Council on Historic Preservation and the D.C. State Historic Preservation Officer recently led an eight month consultation process which dramatically revised the development team's design for the interior of the Tivoli Theater. The Advisory Council has now issued their final report on the results of the process. See http://www.achp.gov/casessum02DC.html

                This extensive consultation was a productive one, but the process set back the design development of the Tivoli Square project by eight months. In the end, several local historic preservation groups, including the D.C. Preservation League, "The Committee of 100," and "Save the Tivoli" signed on in support of the plan for GALA Hispanic Theatre to build a 250-seat theater in the renovated balcony.

                 

                 

                Thank you Mr. Graham

                 

                The Philip Graham Foundation has awarded GALA Hispanic Theatre $20,000 towards a development specialist salary to expand the theater's funding base in preparation for GALA's capital campaign.  For more information, see http://www.galatheatre.org

                 

                Tivoli Square is nearing the end of its lengthy pre-development stage. Since building permits are filed for next month and construction will begin in January 03, it is a timely juncture to recognize the support Councilmember Jim Graham has provided the project. Over the last two years, Mr. Graham has been helpful in shepherding this project through the myriad of regulatory hurdles and setting aside D.C. Council funds for the restoration and renovation of the landmark theater.

                 

                Full project description, pictures, and history of the Tivoli are available at  http://www.horningbrothers.com/tivoli For more information or to be added to the community mailing list, call (202) 659-0700 or email jhorning3@...

                 

                Tivoli Partners, Developer- Horning Brothers, Development Corporation of Columbia Heights, Fort Lincoln Realty, Winston Development * MR&A Architects, Ernest Bland Architects, Oehrlein and Associates, Historic Architects * Monarc, Inc., Historic Contracting Consultants * Olin Conservation, Restoration Specialists * The Cultural Alliance of Greater Washington, The Cultural Development Corporation, D.C. Commission on the Arts and Humanities, Cultural Consultants * GALA Hispanic Theater and its presenting partners African Continuum Theater, The Washington Performing Arts Society, Sol y Soul, Cultural Partners * Madison Retail Group, Leasing

                 

                 



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