DC Signs Agreement with SW Developer

Deputy Mayor Neil Albert and PN Hoffman CEO Monty Hoffman today signed a noteworthy Land Disposition Agreement (LDA) enabling Hoffman- Struever Waterfront LLC, the developer selected last January, to move forward with plans to bring 2 million square feet of mixed-use development to the Southwest Waterfront.

Entitled by the LDA to “master developer” status, Hoffman-Struever will now be allowed to name, design and develop the $1.8 billion (including $198 million in publicly financed assets) project with little government direction. Deputy Mayor Albert, via a press release issued by PN Hoffman, described the project as “a true public-private partnership.”

The same statement outlined the developer’s intentions to make the site a “world class mixed-use waterfront destination” with public parks, three hotels, a Maritime Center, commercial office space, retail outlets, and more than 700 housing units. Hoffman envisions the site as serving as the missing link between the Baseball District and "revitalized M Street corridor" and the National Mall. In all, the project will encompass 26 acres of land and another 25 of marina area.

Still, any construction at the site is years off. The LDA is essentially the developer's contract to purchase; the city will not be able to transfer the massive parcel to Hoffman-Struever until 2011, at the earliest. The City Council must still vote on the LDA, which will get its first vetting at hearings on October 6th before the Committee on Economic Development. The Mayor's office expects a vote on the subject by November. Ehrenkrantz, Eckstut & Kuhn was named the master architect in June of last year, officially making the team - officially comprised of PN Hoffman, Struever Bros. Eccles & Rouse, McCormack Baron Salazar, ER Bacon, Acresh, Gotham, City Partners and Triden - the most unpronouncable development team on the east coast.

Georgetown Neighborhood Library Rising from the Ashes

The District of Columbia Public Library (DCPL) this morning held a pre-BID conference in the gutted interior of the Georgetown Neighborhood Library (GNL), which suffered severe fire damage in April of 2007. Full funding for the project has already been allotted by the DC government, but designs for proposed renovations and additions by architects Martinez & Johnson are still months away from completion.

In the meantime, DCPL and the construction manager for the project, Smoot Construction, are now offering contractors three different BID "packages" that can get underway in the coming weeks: hazardous material removal, historic salvage and protection, and supply of site facilities. Following final approval of the architectural designs, Smoot projects that 14-25 more packages will be advertised to facilitate a spring 2010 reopening. Library officials went on to assure the construction representatives in attendance that any current litigation pending against the DCPL will in no way affect the timetable or funds assigned to the project.

Proposed modifications to the original 1930s building include an addition to the library’s first floor, new stairways, elevators and internal systems, demolition of several existing walls, and the complete refurbishment of fire-damaged library accoutrements. Historic wood fixtures on site will be removed and restored off-site, while the library’s basement will also be reconfigured into a more user-friendly space. Luckily, the building’s facade suffered only minimal damage - the library’s concrete and steel skeleton and masonry walls rendered it essentially fireproof – and will not need significant restoration.

The initial cause of the 2007 fire was chalked up to faulty wiring. Capitol Hill's Eastern Market, which notoriously also caught fire on the very same day as the GNL, received $2 million to rebuild from the DC government two weeks ago.

Residential "Village" Springing Up in Arlington

This coming fall, Silver Spring-based hotel and golf course developer Sunburst Hospitality will open its first residential project, Vista on Courthouse, in Arlington's Courthouse District. The development sports a blend of townhomes, duplexes and apartments two blocks from the Courthouse Metro station.

Construction at the former Quality Inn site began in the summer of 2007, after languishing for more than 2 years after receiving the go-ahead from the Arlington County Board. Two hotel structures on the site were razed to make way for the new WDG-designed, 11-story, 507,735-square foot tower. Vista will feature 252 rental apartments - with 14 reserved for affordable housing - and floorplans ranging from 1100 to 2400 square feet apiece. In addition to rental units, the developer has also inserted 24 brick facade townhomes, 4 duplexes and 7 “plank townhomes” into the grounds that will go on sale upon completion of the project. Coming in at a cost of $88.5 million, Vista will feature an in-house movie theater and bar, a fitness center, game room, outdoor pool and park.

While the project at 1200 North Courthouse Road is not seeking LEED certification, its website features a laundry list of features labeled “green” - including its “Metro-centric” location and storm water recycling system. Another highlight of the design: a supremely-private, 3-story underground parking area that features direct access to individual units from self-contained, closed door garages – much like one would find adjoining any home in the suburbs. This touch - coupled with sidewalks and private streets - is part of the developer’s strategy to create a “village” atmosphere in the middle of downtown Rosslyn. Construction on the project is being handled by the Donohoe Construction Company.

Its Fun to Dig at the Y-M-C-A

Mayor Fenty, Councilmember Jim Graham, ANC chairman Dee Hunter and numerous YMCA officials today attended the groundbreaking of a new mixed-use development at 14^th and W Streets NW, the current site of the YMCA Anthony Bowen. The 263,000 square foot project is being developed by Perseus Realty LLC in conjunction with Capmark Investments LP and the minority owned DC-based FLGA Real Estate Group.

The $97 million development, entitled 14W, will include the construction of 231 rental apartments (including 18 affordable), a new 46,000 square foot YMCA and 12,200 square feet of retail space. Designs for the project by Davis Carter Scott and Hellmuth, Obata & Kassabaum Inc. (HOK) encase the ground-level retail outlets in townhouse facades and place the residential quarters above the new YMCA. Future residents can look forward to amenities such as a billiard room, a 24-hour business center and concierge, catering kitchen, bar, rooftop garden and a 1-year membership to the YMCA. HPRB green-lighted the project in May when it approved the demolition of the existing buildings on the site.

The Mayor was adamant in his support of the development. “It’s the young people that we have at the front of our focus for this project,” said Fenty. “The projects, programs and lives that have been impacted by the YMCA are too numerous to mention…You have our commitment that whatever it is– from deferments to operations to transportation to the help of any other DC government agency – we will give it.”

The new $15 million YMCA is the fruit of more 2 years of active development on the part of the YMCA of Metropolitan Washington (YMCAMW). When completed, it will include a wellness center, child care facilities, office space, rooftop terrace, community meeting rooms and – as its centerpiece – a 25-meter indoor pool. Although the current facility has been vacated for demolition, its community services have been relocated to various “borrowed” spaces throughout the city.

The YMCA Anthony Bowen has a rich and storied history in the District. The organization was named for a Prince George’s County slave who relocated to Washington after purchasing his freedom; he then went on to co-found the nation’s first African-American YMCA in 1853. The current incarnation of the YMCA that bears his name first opened in 1912 and has stood at its present location since 1978 – a time when the U Street corridor ran rampant with violence and drugs.

“Anthony Bowen had a dream and it’s the centerpiece of that dream that’s become the reality for what we have here today…an unwavering belief that the evils of our past do not dictate the possibilities of our future,” said Angie L. Reese-Hawkins, CEO of the YMCAMW. “We’ve replaced the fear and distrust with families and…people who are committed to the community. This is what the nation’s capitol is all about.”

14W is being financed by the Royal Bank of Scotland (RBS). Clark Construction has been contracted for the development and is predicting a late 2010 completion.

Suburban Hospital Set for Expansion

Plans for the proposed expansion of Bethesda's Suburban Hospital went before the Montgomery County Planning Board yesterday morning. The expansion is a hot button issue for administrators and local residents alike, as it would nearly double the hospital's footprint on its 15.2 acre Old Georgetown Road site - leading to road closures and an extensive reconfiguration of hospital services. Board members were quick to note that they had received "several pounds of correspondence" regarding the matter.

It’s easy to see why. Plans drafted by Minneapolis-based Ellerbe Becket call for the demolition of the neighboring, 17,000 square foot Lambert building, the hospital's current parking facility and 23 private residences. In their stead, a new 4-story, 300,000 square foot building will include private patient rooms, physician office space and a new Surgical Wing that will house 15 high-tech operating rooms. Additionally, a new 7-story, 1,138 space parking garage will also be added to the site. These measures would bring the number of patient beds to 294 upon completion in 2011.

The Planning Board summarily approved a measure to abandon Lincoln Street, which will provide an additional 36,126 square feet of right of way between Old Georgetown Road and Grant Street. The current emergency entrance on Lincoln would be relocated to McKinley Street on the opposite side of the Suburban facility. After hearing a marathon of pro and con testimony from 40 or so homeowners in the area, the Board approved the expansion proposal in a 3-2 vote. Final word are whether or not the special exception to the Bethesda-Chevy Chase Master Plan granted by the Council can now move forward will come from the Board of Appeals, when and if the case is brought before them (as it almost surely will be).

Suburban Hospital was built in 1949 and expanded out to its current form between 1955 and 1964. Hospital administrators insist that the new construction would allow them to expand into new state-of the-art fields such as robotic and radiologically guided surgery – important additions for one the nation’s top ranked trauma centers. Their efforts are being countered by the Huntington Terrace Citizens Association, who worry over negative impact on property values. In turn, hospital supporters have formed a coalition of their own, Suburban Hospital 2020. You can watch the fireworks fly for yourself when public hearings are held on October 6th, 7th, 14th and 17th.

Update: Watha T. Daniel / Shaw Library

A quick update for everyone out there in Mudland that's been following the ongoing redesign of the new Watha T. Daniel/Shaw Library. The District of Columbia Public Library (DCPL) has posted new Davis Brody Bond renderings (at right) and additional information about the project on their website. The brief statement adds a few new wrinkles to the library's plans, including the fact that they are aiming for a LEED silver certification. It also posits that groundbreaking is still planned for this fall with a 2010 completion date.

Truxton Circle in FLUX?

Responding to the Office of Property Management's (OPM) request for proposals concerning recently closed public schools, a coalition named FLUX, - comprised of members Washington Project for the Arts (WPA), the Warehouse Theater & Gallery and Artomatic - has submitted their own pitch to convert JF Cooke Elementary (located 30 P Street NW) into a community-oriented arts space.

The proposal - which was drafted by Kim Ward, Executive Director of the WPA, Adam Griffiths, Membership Director of the WPA, and Paul Ruppert, co-founder of the Warehouse - lays out the group's plans for transforming the 43,500-square foot, 3-story educational facility. The primary modifications would consist converting the second floor and former library into artist studio space and gallery, respectively. Other modifications would involve the kitchen, theater and HVAC System – all of which would amount to a total cost of roughly $400,000.

Proposal co-author Griffiths told DC Mud what the Truxton Circle community stands to gain from the addition of a large-scale arts center to their neighborhood:

FLUX would act not only as a local arts destination, but as a regional destination. Theatre productions, gallery shows, art events, and studio tours would be open to the community. The extended outdoor space also allows us to host outdoor sculpture exhibitions, weekend art markets and festivals—all benefits for the community that would be implemented by the FLUX center...we plan to collaborate with a strong community arts partner to implement an arts education component for residents of the immediate community and the District.

The members of the FLUX coalition will be making a return appearance before their local ANC board next month and hope to do more community outreach on the matter in the coming weeks.

The OPM will respond to all proposals by the 29th. Clarke Interiors has already committed to undertaking the project should plans for the center be approved and FLUX projects the renovations to take no more than six months. “Artists have an excellent knack for reusing spaces in creative ways,” said Griffiths. The proposal can viewed in full at the Bloomingdale blog.

Metropole Grand Opening

The Shaw Redemption

Five metro area developers came together last night to highlight their major (and we mean major) plans for the District's Shaw neighborhood. Hosted by the Shaw Main Streets initiative, the developers on hand included Douglas Development (Wonder Bread Factory), Marriott Hotels (Washington Marquis Marriott), Roadside Development (City Market at O), Metropolitan Development (Kelsey Gardens) and Hines Interests (CityCenter DC).

Douglas Development
The keynote of Douglas' presentation was the long-gestating revitalization of the former Wonder Bread Factory at 641 S Street NW. Contrary to initial plans, the building will not be razed. The developer has obtained the original plans for the facade and will, to the best of their ability, restore the building to its original 1922 appearance. An additional story will be added to bring the building up to 5-stories and 150,000 square feet. The project has been summarily approved by the Historic Preservation Review Board (HPRB) and is aiming for groundbreaking in approximately 7 months, following permit approval. The developer expects construction on the GTM-designed facility to take no more than a year. Once completed, the former Wonder Bread facility will neighbor the proposed Radio One development (the outline of which can be seen in the accompanying renderings).

Several other Douglas projects underway in Shaw were also briefly touched upon. The developer’s proposed development at 600 New York Avenue NW is on hold due to the current economic situation and "lack of synergy," as is their proposed redevelopment of the Howard CVS.

Other projects, however, have had much more luck getting off the ground. The former site of Popeye’s at Florida & N Streets NW will complete its expansion and renovation in the next 3-4 months and will house a Fatburger chain restaurant, a cell phone retailer and office space. Another Douglas mixed-use development at 9^th & N Streets, NW will include ground floor retail, office space and apartments. Although poised to begin construction in the coming weeks, leases for the site will not be sought until the project is completed.

Marriott HotelsThe long-proposed (circa 2001) Washington Marriott Marquis Hotel at 9^th Street & Massachusetts Avenue, NW, long envisioned as an anchor servicing the Washington Convention Center across the street, is now slated to break ground in the first quarter of 2009. Overseen by the Quadrangle Development Corporation and designed as joint venture between TBS Architects and Cooper Carry Architecture, the building comes in at over 1 million square feet. The 13-story project will feature 1250 rooms, 2-3 restaurants, a ballroom and meeting space and a 400 space underground parking garage – all enclosed under an all-glass atrium. Additionally, the Pepco power station and AFL building currently on the site will also be incorporated into the hotel’s footprint, with the latter being converted to hold 42 hotel rooms. The Marriott representative on hand described it as “one of the most complex projects we’ve ever worked on.” The project is hoping to achieve an LEED silver certification.

Roadside Development

The City Market at O is shaping up to bring big changes to the current site of Giant Food on O Street NW. The mixed-use development will feature a new Giant store that will retain the old façade of the O Street Market and was hailed, as least by the pitchmen, as outclassing the new CityVista Safeway in both style and function. Additionally, the site will give way to a new 200 room, limited-use hotel, a large-scale fitness center, a 6000 square foot independent restaurant featuring a local chef, and 600 apartments and condominiums targeted towards “young professionals.” 8^th Street will also reopen for pedestrian use between the two buildings on the site, parking for the facilities will be moved underground. Roadside showcased some interesting architectural features on the buildings, including a 2-story projection on the residential building – currently referred to as “the diving board.” The developers are currently in negotiations with the Deputy Mayor’s Office for Planning and Economic Development (DMPED) to receive Tax Increment Financing for the project and are hoping for a September 2009 groundbreaking.

Metropolitan DevelopmentThough Metropolitan’s Kelsey Gardens has been recently covered by DC Mud, the developer still had a few surprises on hand for their presentation. Architects will employ the increasingly common urban technique of breaking the 14,800-square foot, 297-unit building into five distinct facades, in order to affect the appearance of being constructed during different time periods by different architects. Roofs of the “buildings” will be 50% green and feature both private and public terraces. The development will be complimented by 2 levels of underground parking that will feature preferred parking spaces for “energy efficient vehicles” (i.e., hybrids). The project is shooting for 2011 completion.

Hines Interests
The final presentation of the evening concerned the redevelopment of the site of the old convention center, Hines Interests and Archstone’s CityCenter DC project. Designed by Foster + Partners and Shalom Baranes Architects, the 10-acre site is being envisioned as “a new neighborhood for downtown.” Comprised of 4 separate parcels centered around the now-closed (and eventually to be reopened) intersection of 10^th and I Streets NW, the ambitious project is to include 400,000 square feet of retail space, 1,074 residential and hotel units, 1,064,000 square feet of office space, more than 2000 parking spaces and a public park. The hotel on the site is envisioned as a 4 or 4 ½ star facility, while the developer is aiming to lure home furnishing and fashion retailers (possibly a department store) as well – in order to serve the needs of downtown residents and not specifically tourists. The Hines representative on hand posited that the project was 85% ready to go and would be seeking general contractor in the next few weeks.

Whitman-Walker Goes High-Rise Residential

The JBG Companies are moving quickly with their proposed redevelopment of the soon-to-be former headquarters of the Whitman-Walker Clinic. Located at 1407 S St. NW, flush with the corner of 14^th, current plans call for the construction of a 7-story residential building to be complimented with ground level retail. The as-yet untitled development is aiming for a late fall 2009 groundbreaking with completion slated for two years thereafter.

The Shalom Baranes-designed building will contain between 120 and 130 residential units in its 120,000 square feet and top out at 75 feet above grade. Although floorplans and designs have yet to finalized, Andrew McIntyre of the JBG development team told DC Mud that the developer is "definitely leaning towards high design, efficient units." JBG is currently engaged in talks with the city government regarding the inclusion of affordable housing in the project.

The development should be an alluring addition for local businesses, as it will stand on a block that already houses several chic inner-city destinations such as the Café Saint-Ex, the Pulp boutique and the Black Cat nightclub - venues that are filling up the rapidly developing 14th Street retail corridor. JBG is currently vetting prospects for the site that include a grocery store, a pharmacy and a restaurant. “It will be a complement to the retail that you find up and down 14^th Street and in the whole Logan Circle neighborhood,” said McIntyre. “We’re really excited to building over in that corridor. There’s a lot of opportunity at such a vibrant location in the city.”

Since the developer acquired the parcel at 14^th and S Streets NW last June, designs for the development have been undergoing both internal reviews at JBG and before the Historic Preservation Review Board (HPRB). Having made the necessary revisions according to the HPRB’s specifications, designs will once again go before the Board in October.

JBG acquired the Whitman-Walker Clinic’s administrative headquarters last June for $8 million, though the facility will remain operational until the end of the year. McIntyre characterized the developer’s relationship with the prominent local HIV-AIDS and social services organization as a win-win situation for both parties:

“They are actually condensing their operations into their other existing building. We stepped in because Whitman-Walker was looking to fund the shortfalls from their operation through other sources. This was an opportunity for us to help them out and a very mutually satisfying opportunity from the standpoint that we really believe in their mission.”

Insider Interview: Scott Pannick of Metropolis Development

Scott Pannick, the founder and CEO of the Metropolis Development Company, is preparing to launch his fifth and largest condo project on the 14th Street corridor - the Metropole - and find out what he thinks of his latest project, how having a Harvard MBA helps give perspective on market fluctuations, and what would happen if he had to do it all over again.

How did you break into the development game?

I was a commercial broker for almost 20 years. The last 10 of which I spent acting as a representative for large institutional and corporate users in the development of corporate headquarters. Though I was a broker - I was in fact representing people in their real estate transactions and not the principle - nevertheless, I was actually acting in the role of a developer.

Was that here in the District or out of state?

I did projects here in Washington and elsewhere. I built the headquarters for the Educational Testing Service in Princeton and the headquarters for Bristol-Meyers Squibb in Princeton. I built the headquarters for Core State Bank of Delaware, close to Princeton in Lawrence. I also did the American Red Cross Headquarters here. The last project was to represent the federal government in the development of the headquarters of the Department of Transportation – although in that case I didn’t act as a developer, I acted as a representative for the government and, at the end of the day, hailed the competition to name the developer.

You started with Langston Lofts on 14^th and then built three more on the same street. Was there an initial vision to stay on that corridor from the beginning, or was it just serendipity?

The two first buildings were almost simultaneous. One was Langston Lofts on the corner of 14^th and V Streets and the other was Lofts 14 on the corner of 14^th and Church. If you look at District zoning from Georgetown across, for the most part, you see fairly low density zoning and 3 and 4-story maximum buildings. The first time that you see zoning that pops up higher than that is 14^th Street. That was also incidentally just where the development line was, where the renovated versus the un-renovated was. So, 14^th Street was a very logical place to look to pursue development.

If you knew now what you knew 8 years ago, what would you do differently when developing a project in the District?

In all honesty, if I knew then what I know now, I never would have done this. From my perspective, the biggest obstacle has been construction. Construction is an enormously difficult business in its simplest times. It has turned out – and everyone has experienced this – that condominiums are, frankly, more complex than virtually anything. I had a construction manager who worked for me for a while who had built BWI Airport and made the comment that condominiums were more complicated that airports. It’s a building that has enormous density in it – in other words, there are kitchens, baths, independent mechanical units and every unit has its own plumbing system and its own selection of finishes. So you’re building a building with 80 or 90 individual units, all of them different, all them having complexity.

If contractors can do one thing and do it repetitively, it’s great. But because of the fact that this is urban in-fill development, it’s very very space constrained. And because of those space constraints – and lot lines limitations and Historic Preservation Review Board input - you end up building with 90 units using 35 different floor plans. If you’re out in the suburbs and you’ve got no lot line restrictions, you can work it out so all the units are the same. But when you are building in the city, literally every side of the building is constrained by height and lot lines, so you are trying to fill that box with usable space. It becomes impossible to just take something and repeat it.

Is your newest building, the Metropole living up to your initial vision?

I think it’s actually better than I had anticipated. I think it’s a beautiful building, it sits magnificently on the site and I think – I’m a developer so I have prejudices – if you’re going to live downtown, where better would you want to live? It’s kind of where the action is. There are two premier axes – one would be 14^th and P and U Street being the second because it’s another street that goes all the way across town.

What sets the Metropole apart?

I think a number of things. One of my criteria working with the architects [RTKL] is that I want all of the units to have some kind of ‘wow factor.’ There are lots of units with 18 foot ceilings or floor to ceiling glass – lots of very exciting space. We were fortunate to be able to negotiate a contract with Vida for a major fitness facility in the building, which obviously in today’s world is something that people are interested in. We put 70 extra parking spaces into the building that will be available to the public, but will also be available to residents if there mother-in-law comes for a stay.

Lastly, I’d say that the architecture of the building is more dramatic than most others. If you look down the north side of P Street, there are 4 new buildings. We built the 2 buildings on the west and the east end of the block and if you look at the architecture, I think it’s more exciting. Higher end finishes and higher end materials.

What is your take on the current crunch that the housing market is undergoing?

I think it has two ways in which it affects us. One is that across the board for buyers of everything – whether it’s housing or corporate financing or whatever – money is more difficult to obtain. Therefore, lending criteria are more difficult and it strains some buyers. Many buyers have equity from previous homes and have no problem with it, but clearly, the credit crunch is a factor certainly for first time home buyers and people with poorer credit.

Secondly, the overall real estate and general economic news just makes everybody nervous and causes them to pause. The fact of the matter is that if you look at the DC condominium market, there are no more than 2 or 3 projects at most that we would consider to be comparable to our own without really looking at significant compromises on location or finishes. There’s really a very, very limited supply. It’s not like New York where there’s 25 buildings or even 50 that you could look at. In Washington, if you’re planning on living in a really high quality building, there’s really only 2 or 3 buildings that you can look at.

But the problem we have is that you turn on the nightly news and you hear the generalized problems in the housing market. Housing prices may be continuing to fall in Des Moines, but they did not ever fall in downtown DC. We didn’t lower our prices and I don’t of any high quality product that has either. Yet at the same time, the condominium inventory over the last 18 months has diminished dramatically - both because there continued to be sales and because projects have converted from condominium to rental.

I’ve been through this for 25 years and there is an absolute pattern that occurs every single time. The market gets soft – whether it’s by over-supply or credit crunch or poor economy – and everybody stops building. The market tightens and prices go up. Now whether that occurs in 6 months or 18 months is always hard to predict, but the fact of the matter is that I would bet that 3 years from now – and it could be 6 months from now – that prices go up and they’re going to go up fast. All of the sudden, people are going to say, ‘Whoops, there’s no more supply’ and grab for the last units. Then we’ll go into a 3 year period where there will be no product. Nothing. And people will say, ‘When are you going to build another building?’ And that’s the way the cycle goes.

Do you ever see yourself tackling a Metropolis project outside of the District?

You know, I’ve been asked that question many many times and I always say no. I did a lot of commercial projects in other jurisdictions, but real estate is a very local business –in terms of knowing the markets, knowing the players and knowing products. I’m not a guy who is interested in developing a big company with a big staff, so that we can do this on kind of a formulaic basis. I’d be more inclined to do projects that feel comfortable to me because of my own knowledge base.

I also am – for reasons of global warming and urban sprawl – ultimately an urbanite. I believe that cities are healthier for our planet. I could go to other cities and know nothing about them. I could go to the suburbs and feel like I was contributing to the decline of the planet.

What would consider your proudest accomplishment?

Probably the Metropole and I say that seriously. The earlier buildings I think came out beautifully, but they were, to some degree, learning experiences. Many of things that I saw in the earlier buildings that I was not as comfortable with we’ve now overcome as obstacles. Now I look at the Metropole and it’s a beautiful building. I’m very excited about its delivery in the next couple of weeks.

What is your dream project?

I’m going to contradict everything I just said. I think it would be really exciting to build a skyscraper. What happens when you build a really big building like that is – because of the magnitude and scale of it – you can put all sorts of amenities in it. A thousand unit complex can afford to support many more amenities. I’ve always been much more excited by big projects.

But that is going to be impossible to do on 14^th Street. I do have some future projects, but they’re going to be on the same scale as we’ve worked on so far.

Trammell Crow Brings a Big Budget to Arlington

The residential arm of Dallas-based developer Trammell Crow Residential (TCR) today announced imminent groundbreaking for its latest "luxury rental apartment community" in south Arlington. The project, entitled Alexan 24, was first announced last summer, and is being billed as joint partnership with Prudential Real Estate Investors (PREI), a division of Prudential Insurance Company of America that commands over $20 billion in net assets.

The 217-unit development will include 20 units reserved for affordable-housing and will come in at five stories once completed. The developer is promising "resort-style amenities" for future residents, including "a pool, clubhouse, fitness facility, game room and business center."

The uniquely titled project gets its name from its location at 2400 24^th Road South, the former site of an Econolodge motel, following its "Alexan" brand. Despite the parcel’s pedigree, the Bank of America will be supplying $70 million in construction. The site stands roughly a quarter mile from the bustling intersection of Glebe Road and I-395.

View Larger Map

A press release from the developer hypes the site as "a natural extension of the famous Rosslyn-Ballston corridor," one that also includes the boutique “urban village” of Shirlington , Columbia Pike and the historic community of Nauck.

Alexan 24 is expected to go to ground shortly with a scheduled delivery date somewhere in the third quarter of 2010. TCR broke ground on its last project, the Alexan Carlyle, last January.

Savoy Court Condominiums

Sponsored Post

Savoy Court, the most unique new condominium community East of the River, is a place where the best of all worlds meet. Despite being located in a quiet, wooded neighborhood, Savoy Court is just 10 minutes from downtown, right across from the new Southeast Federal Center and the home of the Washington Nationals. Not only does Savoy Court feature contemporary floorplans and outstanding architecture, it also offers great amenities such as a private courtyard with pergola, rooftop deck, and fitness center. These spaces help foster community by creating opportunities for residents to meet like-minded, civic-oriented people. And with competitive pricing (including FHA approval!), owning a home at Savoy Court can be as affordable as renting (Subject to qualification; visit www.savoycourt.com for details). Savoy Court is a smart investment in your future, your lifestyle, and your community.

Developer Chosen for 5th & I

The District of Columbia announced this morning that it is partnering with developer Donohoe Companies to bring a high-end hotel, retail outlets and jazz club to the soon-to-be booming Mount Vernon Triangle. In a press conference held this morning, Mayor Fenty laid out the changes that will soon be coming to the District- owned site at 5^th and I Streets NW and praised developments in the area as a whole.

"It's important that we move these projects fast, that we get them out to developers who know what to do with them and I think that...in less than a year we've demonstrated that we're not just holding onto these properties," said Fenty. "We're allowing them to be developed for the benefit of the community."

Those benefits will take the shape of a 475,000-square foot development, titled Arts at 5^th & I. The project will center around a new 260-room ME Hotel from luxury Spanish hotelier, Melia and also include a bicycle retailer, hardware store, book store/café and new outlet for the Zenith Art Gallery. Perhaps most exciting for local residents, who lobbied the city for more entertainment-oriented projects in the neighborhood during the 6 month bidding process, will be the addition of a new music venue in the form of the Boisdale Jazz Club – the first US location from the London-based chain of nightclubs.

A new apartment complex sporting 166 apartments will also be springing up on the site, with the developer pledging to a minimum of 50 affordable-housing units within the building. Rounding out the proposal is a 238-space underground parking garage. Groundbreaking is a projected 18 months away, following approval by the City Council.

Jad Donohoe of the Donohoe Companies outlined future plans for not only 5^th and I, but the rest of the Mount Vernon Triangle area as well. “We’re going to take this lot and then move up 5^th Street and take out those vacant properties,” he said. “[Donohoe is going to] redevelop that entire street and build on the investment that the city has already made in CityVista.”

The District’s selection of Donahue comes at the end of a 6 month bidding process that saw JBG, Buccini/Pollin, Potomac Investment Properties, and the winning Donohoe-managed joint proposal that included Holland Development, Spectrum Management, and Harris Development, all vying for a contract to build on the coveted Ward 6 parcel. With regards to how Donohoe’s joint proposal edged out the competition, Deputy Mayor Neil Albert said:

I took a look at their work and was very impressed with it. The community wanted entertainment as part of the development and they had a jazz club, which was well received…and then, they were going to pay us $7 million for this piece of land. They definitely had the best proposal. And that’s not just our rating, but community support was overwhelmingly in support of this proposal.

The 5 & I site was transferred into the city’s portfolio in October 2007 in the wake of the National Capital Revitalization Corp.’s (NCRC) dismantlement. The Office of the Deputy Mayor for Planning and Economic Development then issued a Request for Proposals (RFP) early this year. The District is negotiating subsidies for the project with Donohoe at present and hopes to generate approximately $85 million in tax revenue from the Arts at 5^th and I project.

The Deceased Get Some Breathing Room in Arlington

The cramped quarters of Arlington National Cemetery's got some much needed relief this week as the Arlington County Board approved a land swap of two 4.3 acre parcels - one belonging to the federal government, the other to the County - that will allow the military burial ground to expand its borders after 2011. In exchange, Arlington County will receive a westerly portion of the Navy Annex that it will use as a site for the long-proposed Black Heritage Museum of Arlington.

The roots of the deal go back 3 years to when Senator John Warner and Representative James Moran - both of Virginia - engineered a clause in the 2005 Federal Defense Authorization Bill that allowed the cemetery's de facto landlord, the US Department of Defense, to commence negotiations with the County.

Apparently, both county and federal officials are seeing this unusual turn of events as a win-win situation. “The cemetery acquires new ground for much-needed expansion while the County gains a well-situated, historically significant focal point for community, its past and its legacy,” said Board Chairman J. Walter Tejada, via a press release issued Tuesday.

With the World War II generation dropping away faster than ever, officials at Arlington National Cemetery have been looking for ways to counter the calamitous consequences of overcrowding the 612-acre site. Last year, they initiated the Millennium Project – a $35 million expansion of the cemetery’s northwest edge. So far, Millennium has acquired 10 acres from the neighboring Army complex at Fort Meyer and recovered 4 acres of former maintenance space within its own borders. Millennium still aims to utilize roughly 40 more acres of “unutilized” space within Arlington National Cemetery proper.

Meanwhile, the other beneficiary of the deal, the Black Heritage Museum of Arlington (which currently bills itself as “a museum without walls” due to its lack of permanent quarters) will have to make do with temporary exhibits throughout the County for the foreseeable future. As Arlington County has yet to commit to a timeline beyond the 2011 exchange date, all details pertaining to its new proposed home at the Navy Annex are tentative at best. However, one resource at the disposal of museum management is the Columbia Pike Revitalization Organization, who recently pushed (and succeeded) in getting the nearby Arlington Mill Community Center cleared for extensive, mixed-use redevelopment.

DC Mud Throws Up Hands, Joins Twitter

In our never-ending pursuit of the latest DC real estate buzz, we've joined up with tech site du jour, Twitter. Follow our updates or throw us a bone through our brand spankin' new user name, DC_Mud.

And, no, we won't be commenting on the quality of our lunch from Whole Foods or the injustice of our latest parking ticket. Just mud, folks. Just mud.

Marymount University Digs Itself a New Hole

With its’ 60th anniversary just around the corner, Arlington’s Marymount University looks to be buying itself a $25 million present a few years early.

Next month will see Dewberry Development break ground on two "contemporary neo-classical buildings" that will take the place of a Marymount parking lot bounded by Old Dominion Drive, Yorktown Boulevard and 26th Street North. Plans for the Davis Carter Scott-designed sibling structures, a dormitory and academic building respectively, were initially approved by Arlington County Board of Supervisors in July 2007.

Rose Bente' Lee Ostapenko Hall (good luck to the co-eds stammering over that one after a few jell-o shots), the 6-story, 75,000 square foot dormitory going up on the site, was named for – you guessed it -Rose Bente' Lee Ostapenko, the University’s current Secretary to the Board of Trustees and founder of the Rose Bente' Lee Endowed Scholarship Fund. Ms. Ostapenko also lent funds (and, surprise surprise, her name) to Marymount’s student center in 1999.

That 239-bed facility will be erected concurrently with Caruthers Hall, a 4-story, 52,000 square foot academic building. The new building will house classrooms, lecture halls, faculty offices, and lab space for health science, chemistry, physics and biology. The facility is being named in honor of Preston C. Caruthers, chairman of Arlington real estate firm, Carfam II Associates LP, and longtime Marymount supporter.

The 2 new structures will both sit atop an underground, 4-story, 145,000 square foot parking garage that will contain 370 new spaces. A new plaza will straddle the gap between the academic building and dormitory, while an overhead pedestrian footpath will be erected across Yorktown Road and connect the facilities with Marymount proper.

“This initiative responds directly to Marymount’s most critical needs,” said university president Dr. James E. Bundschuh. “The new facilities will help us meet the increasing demand for campus housing, significantly enhance instruction in key academic programs, and address the parking challenges that we have faced for several years.”

The 4 Arlington communities bordering the Marymount campus - Old Dominion, Donaldson Run, Yorktown and Rock Spring – have already lent their approval to the project. Davis Construction and Harkins Builders Inc. will be going to ground on the site starting next month. Further BIDs are due by September 25th. The project is slated for completion in time for the start of the 2010 academic year.

A Low-Rise Victory for Parkside

Northeast's Parkside neighborhood will soon be getting a little greyer with the construction of the Victory Square senior housing development. Located at 600 Barnes Street NE, the project is being developed as a joint venture between Bethesda's Victory Housing Inc. and the Bank of America Community Development Corporation (BACDC) - an altruistic wing of the commercial bank which contributed over $1 million in loans and investments towards low and moderate-income real estate projects within the District in 2007 alone.

Measuring in at 97,100 square feet, the 4-story Victory Square project will house 98 apartments suited to the needs of seniors, plus an exterior courtyard terrace, coffee bar and lounge, exercise facilities, library and computer center and an in-house salon - all based on designs by local architecture firm Grimm + Parker. Victory Square will mark the developer’s fifth so-named senior housing facility in the region, after Palmer Park’s Victory House, Potomac’s Victory Terrace, Columbia Heights’ Victory Heights and Takoma Park’s Victory Tower.

Victory Square marks the BACDC's very first project in the area, although more are in the pipeline. “We have been working on the master plan development of the area," said Maurice Perry, Development Manager of the BACDC. "This project would be the first phase of the overall development.” In cooperation with Parkside LLC, the proposed plans call for future redevelopment of existing townhomes and apartment complexes in the Northeast neighborhood.

Subcontractor bids are due to the project’s general contractor, Hamel Builders, by September 26^th. Construction is slated to begin in March and be completed 13 months thereafter.

2300 Penn: Demo Begins

Mayor Fenty brought a little showmanship to the usual groundbreaking ceremony as he announced the District's plans to revitalize the 2300 block of Pennsylvania Avenue SE, and then, in a gesture that may inspire more city youths to be Mayor, began demolition of one of the buildings himself (pictured).

"While all groundbreakings are significant, a groundbreaking here on the 2300 block of Pennsylvania Avenue just shows that all of this great economic activity is bringing prosperity and progress...east of the river," said Fenty at the demolition site. "I think for that we should all be excited."

The Computecture Incorporated-designed facility at 2323 Pennsylvania Avenue will consist entirely of affordable housing with 247 units, 115 units of which will be "workforce" housing for families earning no more than 60% of the area median income. In addition, it will also feature a Harris Teeter grocery store and 8,000 square feet of space that the city hopes will go to "high-end" retailers. “If Pennsylvania Avenue is going to be the major corridor leading into east of the river neighborhoods that we all expect it to be," the Mayor said in closing, "we’ve…got to get rid of the blighted properties that are on it."

As the first major development in greater Anacostia since the Penn Branch Shopping Center was built a decade ago, the project at 2323 Pennsylvania Avenue is exciting indeed. The lot where the project is to be erected was formerly home to an unsightly strip of used car lots and a tattoo parlor. An interesting note on the block’s historic status: one the homes slated for demolition is where John Wilkes Booth was treated for his injuries following the assassination of President Lincoln.

The mayor detailed the $7 million in construction loans and $1.2 million in affordable housing tax credits offered to the developer for the project and then thanked the DC City Council for its determination in getting the project off the ground over the past two years.

Also in attendance at the event were DC Councilmember and Chair of the District’s Committee for Economic Development, Kwame Brown, Anthony Muhammad of the Advisory Neighborhood Commission 8A and Tim Chapman of Chapman Development, the primary developer behind the project – in addition to a packed house of community leaders and activists.

Brown went on to express his pleasure with the development from the perspective of someone who lives only blocks away. “I think there is no greater sign that what we’re doing together from an executive and legislative standpoint is working,” he said. “I think in the next five years we’re going to look back and say ‘Wow, look what used to be here and what is here now.’”

Brown trumpeted the housing development as a beacon of hope for residents of Wards 7 & 8 and as a surefire measure to draw to new retailers and residents to a part of the city best described as undesirable, if not dangerous. The afternoon’s remarks came to a close as Mayor Fenty got behind the wheel of a heavy duty land mover to demolish a one-story brick structure, giving the project a memorable kick-off.

This is not Chapman Development’s first foray into development of the District’s less affluent areas. The firm was previously responsible for the Lotus Square Apartments on Kenilworth Avenue, NE. According to the Bank of America representative responsible for funding the Penn Avenue project, Lotus Square maintains the appearance of market rate housing, despite its affordable, and enjoys high levels of tenant satisfaction - one the driving forces behind the selection of Chapman as developer. The work site is currently being cleared by 25 members of the Earth Conservation Corps (ECC) with construction expected to begin once demolition is complete.

One, Two, Three or Four in Southeast?

When DC Mud last reported on DRI's proposed mixed-use development at 88 K Street SE, the project had more working titles than a Star Wars sequel ("99 I Street" or "Square 696") and there was much confusion as to what shape the project would take when fully realized. The identity crisis now has some closure, now that Tammal Demolition completed its razing of a taxicab garage on the site in order to make way the project - now indisputably titled "The Plaza on K."

The HOK-designed project will begin Phase I construction in the coming months with a "flexible building plan," that, according to DRI's marketing department, could accommodate up to 4 towers of retail and office space taking up the entire city block at First and K Streets SE. (This despite the fact that the Capitol Riverfront's own newsletter reported the Plaza on K as tri-tower development in conjunction with the raze.)

The project’s first phase will include construction of the first tower and will add 290,000 square feet of office space and 14,000 square feet of ground-level retail space to Southeast’s shot at a real estate "do-over." Current plans call for the three towers to total 825,000 square feet in all, sport rooftop terraces and gold LEED certifications, and surround a 10,000 square foot public plaza.

The Plaza on K is just one of multiple District revitalization projects underway on what were once some the District’s most neglected pieces of property. Once completed, the Plaza will neighbor JPI’s Capitol Yards development at 100 I Street and the Cohen Companies' Velocity condo complex at 1050 First Street. Phase I's single tower is scheduled for completion in mid-2010, although a BID for the project has yet to issued. A firm timeline for further towers on the site has yet to be established.

Safeway Opening Brings Commerce to Mt. Vernon Triangle

Mayor Fenty turned up with a pair of comically oversized scissors today to cut the ribbon on the brand new Safeway in Mt. Vernon Triangle, the company's first downtown location and 17th District store. The grand opening marked the completion of one of the cornerstones of the city's $200 million CityVista project that will see 685 units of residential housing, 138 affordable units, 130,000 square feet of retail space, 800 parking spaces and 150 new jobs created in Mount Vernon Triangle. The new Safeway, which also sports (yet another) Starbucks, despite that company's closure of 500 underperforming stores, marks the first major business to open at the K Street facility that also includes the recently opened CityVista condo complex.

“This is really about just more than Safeway,” said the Mayor before slicing the ceremonial sash. “It’s really about revitalizing Washington, DC, our nation’s capital.” Fenty was optimistic that progress was inevitable for the neighborhood. “If you know this area, this was an area that for a long time, not a lot was happening…and what we’ve seen over the years is an area come to life.” He went on to cite the initiative that led to the Verizon Center, Gallery Place and the transformation of Chinatown as steps that now have ramifications for the neighboring Mount Vernon Triangle. “We are continuing on what I think is the real realization that the District of Columbia is turning a corner and that there are great things happening in this city.”

Mark Rivers, who spoke on the behalf of the developer behind the project, Lowe Enterprises, shared credit for those “great things” with several other parties who advanced the CityVista cause: the CIM Group, Bundy Development Corporation, Neighborhood Development Company and especially the Office of the Deputy Mayore for Planning and Economic Development. “This is about a $240 million development,” he said, “but $48 million went to small and disadvantaged local business enterprises here in the city.” He then heralded the other businesses that will soon join Safeway in the mixed-use K Street complex. “5th Street Hardware, Results Gym, Chevy Chase Bank and Busboys & Poets will be opening very soon and we’re very excited about that. I know the community is as well.”

Following the remarks, the Safeway brass led Fenty (and a pack of photographers) on a tour of the new store’s amenities. Fenty played coy while perusing the facility’s full-service “nut bar” (“One of only 4 on the East Coast!") and ordering a “Fenty-sized” apple cider at the in-house Starbucks.

Safeway’s first DC location opened in 1928, but the completion of the corporation’s 56,000 square foot CityVista site does not mark the end of their plans for the District. They have already revealed plans to renovate 8 of their DC locations over the next three years to the tune of $45 million. Those stores targeted for remodeling include Tenleytown and Petworth, both of which could see the addition of 200+ plus housing units on (or on top of) their lots. A developer has yet to be sought for the projects.

DC's Most Expensive Vacancy Up for Lease

The District's Office of Property Management (OPM) has issued a Request for Expressions of Interest (RFEI) for the former printing plant at 225 Virginia Avenue SE - a property that has lain dormant since it was first acquired by the city. Originally intended to a 1^st District Police substation and evidence warehouse, the Metropolitan Police Department (MPD) secured a 20-year lease for the 421,000 square foot site from Washington Telecom Associates LLC in 2006. After two years of paying $6.5 million in annual rent (nearly $550,000 a month, folks), they've finally given up the ghost on a project that has succeeded in doing, well, bupkis.

Granted, after the District balked at the cost of re-outfitting 225 Virginia as an operational station, they were able to make space for the MPD at two properties they owned outright. But, curiously enough, they seemingly thought of nothing to do with the hulking building they had leased until recently. According to the developer brokering the deal for the District, M.L. Clark Real Estate, the five-story building comprises “one of the largest blocks of contiguous spaces immediately available within the District of Columbia." What’s more, it’s one of the only original buildings near the new Nationals Ballpark that has yet to be redeveloped. The neighboring lots that once surrounded the massive installation are now Washington Nationals parking lots or Capitol Riverfront construction sites (soon to be mixed use residential and retail developments) – all of which makes this one hot piece of property just off the I-295 exit ramp.

The building and accompanying parking lot are on the block for $80 to $85 million, depending on the options exercised under the terms of the sublease. Due to confidentiality agreements in place, representatives of M.L. Clarke Real Estate were unable to comment on the number of proposals received so far, per the confidentiality agreement, but they did, however, hold a pre-submission site visit for interested parties this morning, in association with the OPM. The project team assembled by M.L. Clark also includes architect Yves Springuel and Tischman Construction. The deadline for proposals for the site has been set for October 3rd.

Delayed Healing for Walter Reed

Military medicine in the DC metro area is to undergo a severe reorganization in the next three years as the District’s Walter Reed Army Medical Center (WRAMC) closes its’ doors to merge with Bethesda’s National Naval Medical Center (NNMC), delaying redevelopment of the site. But the project, which is to see the sprawling Bethesda site re-titled the Walter Reed National Military Medical Center (WRNMMC), hit a speed bump this week as the proposed start date for the $641.1 million undertaking was called into question before Congress.

The slow down came early in the week as Rep. John Murtha of Pennsylvania (D) inserted language into Congress’ defense-spending bill that would prevent the current Walter Reed facility from closing down at the intended date in 2011. As reported by The Hill, it is Murtha’s intention to keep the WRAMC open as long as possible, in order to ensure that the hospital’s “world–class medical facilities” for military personnel will not be compromised. (Although that view seems to conflict with WRAMC’s image following The Washington’s Post’s 2007 series of scathing exposes about patient conditions at the compound.) Murtha’s efforts could delay the project an additional 18 months and add an estimated $150 million to the project’s price tag.

Currently, the capabilities of both the WRAMC and the NNMC are set for a dramatic expansion once construction is completed. The overhaul needed to transform the 243-acre Bethesda site into the WRNMMC breaks down like so:

• A 261,000 square foot renovation of the current NNMC facilities

• The construction of a new 6-story, 533,000 square foot, 345-bed medical center

• A 157,000 square foot, 4-story addition to an existing building that adjoins the Building One hospital

• The construction of a new 80,000 square foot, 2-story facility to house the National Intrepid Center of Excellence

• The construction of new pathways, utility tunnels, barracks, a gym, parking lots and a garage

• The relocation of key WRAMC service centers, such as those for amputee therapy and lung and breast cancer

The integration the nation’s two most prominent military hospital and research facilities was mandated by the 2005 Base Realignment and Closure Act, which required the relocation of all WRAMC services by September 15, 2011. An Office of Integration was established soon afterwards by the Navy in order to facilitate the transition in a timely and efficient manner to the Bethesda location 6 miles away – an effort that is already well beyond the initial planning phase. Jurisdiction over funding for the project fell to the Naval Facilities Engineering Command, which, as of March 2008, had already granted a joint contract to firms Clark Construction and Balfour Beatty Construction. A groundbreaking ceremony held this past July 3^rd was overseen by President George W. Bush.

China Brings Its Baggage to Porter Street

Cleveland Park residents may have noticed the new home development breaking ground on Porter Street, where construction is underway on Porter Street Residences, a 27-unit apartment building (pictured), to be completed in 2010, the only new residential project in the vicinity. Less observant residents might have missed, however, the uniformly Chinese work crew. The outsourcing is not a cost-cutting measure, however. Beginning in 2010, 2708 Porter Street NW will be home to the diplomatic staff residences of the Education Office of the People's Republic of China - a companion project to the recently completed $250 million, 345,500 square foot Chinese Embassy. The nature of the construction is only the first in a series of eyebrow-raising questions posed by goings-on at the site.

Designs for the 27-unit apartment building (12 two-bedroom units, 10 one-bedroom units and 5 studios) and 30-car underground parking garage were prepared by New York’s Ehrenkrantz Eckstut & Kuhn, the firm that is currently designing the Southwest Waterfront, with construction overseen by China Construction America Inc. – the American face of the China State Construction Engineering Corporation (CSCEC), the largest “conglomerate building enterprise” in the People’s Republic of China. Hence the dozens of Chinese workers in the Washington area to staff the project. Why bring workers so far for a paltry 27 units? One word: security. International politics being what they are, the seldom-neighborly Chinese government surmised that "American" workers (ahem) might pose a security risk, planting recording devices (or worse) for the benefit of those in the CIA, NSA or likewise acronymic agency. (Lest we forget the secret listening post constructed under the Soviet Embassy in 1970s that remained undiscovered until 2001, or the brand new Moscow embassy Uncle Sam abandoned in the 1980's after finding it infested with (electronic) bugs.)

This appears to be standard operating procedure for China Construction. The company has previously transported emigrant work crews to America for other projects throughout New York, California and Florida. The process also echoes their practices for construction of the Embassy itself, another instance in which they have sought to bar other non-Han crews’ from having any involvement on a work site – a move which prompted severe criticism from stateside union organizations such as Unite Here! and the AFL-CIO.

While the apartments themselves have drawn little flak from the surrounding community, the conditions afforded the Chinese construction crew have been the subject of scrutiny. Reports of the workers' long hours and confinement within a defunct, barbed-wire enclosed Days Inn on New York Avenue NE have been circulating since 2005, when the Embassy first began construction. According to one Chinese speaker who posted a report of an encounter with a Porter Street worker at Prince of Petworth, the workers are fearful of being seen talking to local residents and won’t be permitted to tour the city until their work is completed.

A press release issued by Holland & Knight, the law firm responsible for securing the building’s requisite zoning and land use permits, describes the Porter Street Residences as a “spacious living environment for the diplomats and staff and their families, as well the visiting delegations, scholars and officials.” Seeing as the record of the People's Republic is far from spotless on human and labor rights, it’s no surprise that the imported workers aren’t being afforded the same style of "living environment" as the one they are building. What is surprising, however, is the lack of mainstream media scrutiny regarding the subject. To date, no local television, newspaper or radio outlets have filed a single report on the development. Given the constant stream of activists calling for action outside of the Chinese Embassy, perhaps Porter Street will soon be seeing a few protests to call its own.

Re-Inventing Public Housing at Park Morton

Mayor Adrian Fenty today announced the District's Request for Proposals (RFP) concerning the $170 million initiative to redevelop Petworth's Park Morton public housing complex. Although currently seeking a development partner for the deal, the city has already forged ahead and outlined their intentions for the site: 317 market-rate housing units, 206 affordable housing units, a 10,000 square foot park and a new community center with green designs throughout. The mayor prefaced his comments to the press by assuring the current residents in attendance that they will be relocated to new units in the project and that "no one will be displaced."

Mayor Fenty credited the New Communities Initiative established during Anthony Williams' tenure as mayor (which also includes Barry Farm and Lincoln Heights, in addition to Park Morton) as the genesis of the new development and explained how the city planned on manifesting change in an area best described as derelict and dangerous.

“It is about bricks and mortar because a lot of these projects are old. They need a lot of work and, to be honest with you, just re-doing them isn’t going to cut it,” he said. “But its also about more than bricks and mortar. We’re also going to have health care facilities, schools, recreation centers, and job training centers here at Park Morton.”

The mayor concluded his remarks by stating, “It’s important to note that while this in-and-of-itself is an important opportunity and investment for the Georgia Avenue corridor, this is just one of the many different things that are happening.” He went on to specifically cite Donatelli Development Inc.’s $70 million, 156-unit Park Place project and neighboring $5 million retail investment, along with Jair Lynch’s 130-unit apartment complex at 3910 Georgia and the District’s own new, mixed-income development on the 3400 block (more to follow from DCMud in the coming weeks) as other in-the-works projects aimed at making area attractive to prospective residents and retailers.

Ward 1 Councilmember Jim Graham, who had introduced the initial city council resolution for the Park Morton project and led community meetings on the subject, followed Mayor Fenty’s turn at the podium. He began by reiterating the mayor’s promise that no residents would be displaced by the project and promised that the upcoming changes would result in “a much more successful and livable community than we have today.”

He also said that the District would not repeat mistakes with regard to public housing that have plagued the city for decades. “Gathering all the poor people in one neighborhood, in one building, ought not to be the preferred approach,” he said. “When we have the opportunity to create mixed-income, diverse background [housing], that is an opportunity we should not lose.” He went to specify that the new Park Morton will become a beacon of diversity in Ward 1, “without losing a single person who is here today.”

Michael Kelly, Executive Director of the DC Housing Authority (DCHA), went on to trumpet the long-term viability of a new community comprised of “low income, moderate income and market-rate people.” And sounding a bit like George Washington at the Continental Congress, Kelly referred to it as "This grand experiment," asserting that the project "is [due to the leadership] of Washington, DC, and has not been replicated anywhere else in the country.”

Kelly cited the Housing Authority’s upkeep of current Park Morton facilities, including the addition of new boilers, stairwells and security cameras as initial steps towards a better quality of living. He then went on to ask the assembled residents if such efforts had made them feel safer – and received a rousing reply of “yes.”

Following the remarks, all in attendance were led on a tour of the newly remodeled Park Morton Children’s Center. As the first example of Park Morton revitalization, Mayor Fenty inspected the new computer lab, classrooms and music rehearsal spaces that are to serve as a hub of community operations during and after construction.

BIDs for the Park Morton project are due by December 12th with final selection to occur in March. The 56-page RFP is available online here.

Ripley District Inching Towards Reality

The first domino in Silver Spring's bid to create its' own boutique neighborhood - the so-called Ripley District - is finally falling into place. Formerly home to a derelict strip of parking garages and auto body shops, demolition has begun to make way for the Lessard Group-designed 1050 Ripley Street high-rise. Concepts for the mixed-use, 17-story tower have been bandied since 2006, but the developer behind the project, Washington Planning Company, is now shooting to break ground this coming fall (although a BID for contractors has yet to be issued). The project is currently slated for a late 2010 delivery.

The Ripley District is defined as the triangular parcel of downtown Silver Spring between Bonifant Street, Georgia Avenue and the B & O Railroad. 1050 Ripley marks the first major construction project within the district’s borders since 1993 and is to be the centerpiece of the forthcoming district. A Washington Planning Company press release illuminated some previously unknown but anticipated details about the 306,114 square foot apartment and retail center, including the inclusion of “a state-of-the-art fitness center and pool, a stadium-style movie room, billiards lounge, rooftop terrace, as well as an underground parking garage.”

While 1050 Ripley is certainly biggest thing headed to the neighborhood-in-training, it is by no means the only development underway to invigorate the area. According to the Silver Spring Central Business District Sector Plan released earlier this year, key touchstones of the Ripley District also include the Paul S. Sarbanes Transit Center and Metropolitan Branch Trail, which will begin in a new Ripley District plaza and run for 8 miles before ending at Union Station.

The plans on hand also call for the addition of more pedestrian and vehicular access to the Metro and the extension and/or widening of several thoroughfares, including Dixon Avenue and Ripley Street itself. Virginia developer Kettler had shuttered their own proposal for another high-rise residential and retail facility on Ripley Street. That project - the Midtown Silver Spring - has not gone forward, despite receiving preliminary approval.

For some, the slow gestation of the Ripley District is taking too much time. Pyramid Atlantic, a local print artisan, recently moved their storefront from the Ripley area to more high-visibility space on Wayne Avenue. It remains to be seen whether rebranding a once unappealing area – ala “North Bethesda” (Rockville) and the "Atlas District” (H Street NE) - will sink or swim as a marketing strategy for Silver Spring’s next emerging neighborhood.

Janney Elementary Proves Hard to Please

Last night, a group of citizens and parents gathered at St. Ann's Church in Tenleytown to discuss the status of the embattled Janney Elementary/Tenley-Friendship Library redevelopment at the intersection of Wisconsin Ave. and Albemarle St. Neighborhood activists led an hour long presentation that criticized both the DC government and the project's designers, LCOR Inc. In an ironic case of getting what you wish for, the presentation made it clear that the public-private partnership (PPP) that Janney supporters lobbied the Fenty Administration for (and came closer to in July) was now, in their view, the worst possible option.

"Sometimes the truth is stranger than fiction," said Sue Hemberger. "Since July 10, Mayor Fenty has broken two promises and told four lies." She went on to detail Janney's gripes with the city in detail. First and foremost, they are taking issue with the city’s selection of a developer for the PPP without the sanction of local supporters. “Mayor Fenty promised he wouldn’t pursue a PPP unless the community approved it…He then selected a proposal that [we] found completely unacceptable.”

The proposal in question is the work of LCOR Inc., who beat out two competing firms, Roadside-Smoot and the See Forever Foundation, for the deal after an RFP for the site was issued last year. Since that time, Janney advocates have taken issue with almost every aspect of their design, which includes construction of a new wing for the school, a brand new Tenley-Friendship Library, as well as an adjacent 8-story apartment complex on the site of the school's soccer field. Janney supporters have voiced discontent over the ceding of their soccer field to the apartment building and the adverse conditions that large scale construction would have on the day-to-day affairs of the school.

“This was probably the worst of the three proposals put forth. We asked [LCOR] to revise it and they refused. So this is what’s on the table,” said Daniel Carozza as he gave a lengthy explanation of the new building’s design flaws. Citing a lack of natural light and open air play space, a smaller in-house library and cafeteria that would be unable to comfortably service Janney’s 550 students, and the adverse conditions pupils would face if they were forced off-campus during construction, he said, “I’m not sure, for the sake of our children, that I could approve of this plan.”

Unfortunately for Janney Elementary, the matter is no longer entirely in their hands. Janney officials and DC Public Schools (DCPS) are not taking part in any discussions with LCOR - DC Public Libraries (DCPL) is the only organization currently holding talks the developer. According to Hemberger, the new library’s design (composed by the Freelon Group) is “fully funded and approved,” except for a review by the DC City Council – a formality undertaken by projects budgeted at over $1 million. “They could be in the ground in 6 weeks,” she said.

That, however, seems unlikely for Janney. Although scheduled on the District’s Master Facilities Plan, if they have their way, the PPP will be abolished and the design process will begin anew. According to Hemberger and Heroza, a non-PPP project - overseen by DCPS - would take only two years, compared to LCOR’s four. As Hemberger said in closing, “This PPP will be lose lose lose.”

The original RFP for the project contemplated using the old library site, on well-trafficed Wisconsin Avenue above the metro station, to build the residential units, integrating the library into the new structure. But local activists protested the process as well as the proposed design specifications that would have left the soccer field intact. For reasons still unclear and contested, the District changed the RFP after it was issued to discourage developers from including housing over the library site, removing it instead onto the school grounds.

Big Plans for Brookland

After an 18-month dialogue between various city agencies and community organizations, the District of Columbia's Office of Planning yesterday unveiled their final draft of their Brookland/CUA Metro Small Area Plan. Written with the express "purpose of guiding the growth, development and revitalization of underutilized areas within in a quarter mile, or ten-minute walk, of the Metro Station," this is the public's first glimpse into city's development bible for the predominantly residential neighborhood surrounding Catholic University.

The areas that fall into the "underutilized" category include whole swaths of Monroe Street, 12^th Street and the commercial areas that border Perry Street to the North and Kearny Street to the South. Using the ever-increasing cost of transportation to their advantage, the Plan cleverly devises using increased foot traffic to the Brookland/CUA Metro Station as a means to draw residents to their planned “new mixed-use transit-oriented civic core”: 200-250 new residential units, 30,000-35,000 square feet of retail and restaurant space and approximately 250 parking spaces.

Additionally, the Plan foresees the integration of the 168-year-old Brooks Mansion and its grounds into the “reestablished street fabric” of Brookland, in order to accentuate underutilized civic and green spaces. Residents can also look forward to additional bus lines and new Metro portals in their area.

While the blocks immediately surrounding the Metro will be the most directly affected by the changes, Monroe Street, “the primary gateway and connector between the East and West sides of Brookland,” will be specifically targeted for extensive redevelopment. One component of the proposed overhaul includes its conversion into “a tree-lined mixed-use street with neighborhood-serving retail, restaurants, arts and cultural uses on the ground floor, and residential above.”

The conversion of Monroe into Brookland’s main drag will also include a massive addition of between 750-900 residential units, 100,000 square feet of retail space and up to 850 new parking spaces. The same expansive strategy – albeit on a smaller scale – is also in play for 12^th Street and the aforementioned commercial enclaves north and south of the station.

Beyond purely commercial endeavors, the Plan also makes several recommendations for making Brookland a cultural draw. These include the establishment of a Brookland Arts/Cultural District that would offer incentives to local organizations, such as Dance Place and the DC Film Alliance, for their participation.

At this preliminary stage, no developers or retailers have laid claim to the Brookland project and no firm timeline has been established for redevelopment efforts. With the Plan’s proposal for extensive restructuring of the neighborhood's basic infrastructure – from extending key roadways to altering traffic light times - it’s a safe bet that any proposed construction should be considered “coming soon” until further notice.

Bethesda Drunk Tank For Sale or Lease

Now here's a deal that should pique the interest of any Bethesda developer looking for a challenge. Montgomery County has issued a Request for Proposals (RFP) for redevelopment of the 2^nd District County Police Station in downtown Bethesda. In the coming weeks, the County will be accepting designs that seek to transform the half-century old police station into a mixed-use project overlooking Wisconsin Avenue.

Neil A. Shorb, Director of the Montgomery County Police's Management and Budget Division, told DCMud that the county is seeking to replace or severely overhaul their dated facilities at 7359 Wisconsin Avenue.

"The bottom line is that this structure was built 47 years ago, and does not meet the facility needs for a modern police station, both in size and functional configuration. The current facility has significant issues with its major building systems. Another major issue is the lack of parking—both secure and non-secure.”

With the loss of their stationhouse and adjacent parking lot - together totaling 21,400 square feet - the Bethesda PD will be looking for a new place to hang their batons at the end of the day. Developers offering a mixed-use development with the cops relocating themselves will be given a long term lease - with the County acting as landlord. However, developers with the means to build the boys in blue a new clubhouse at another site in the immediate area will be offered a juicer deal that sees the County offering “simple conveyance of the Site" - i.e., the title to the land and free reign to do with it what they wish.

Of course, even the most savvy of real estate entrepreneurs should take a glance at the County’s 90-odd page document outlining just what makes a police station a police station before deciding to build one. Chances are they didn’t have to pony up for a “Weapons Cleaning Area” or “Fingerprinting Alcove” next to the Sub-Zero in their last designer kitchen.

However, the County doesn't have its' heart set on moving quite yet either. It will also entertain offers that can update the station and leave it fully operational, while converting other portions of the site into retail or residential space. As Shorb explained:

"We are not necessarily giving up this station. Rather, we are soliciting opportunities to find a location to meet our facility needs as described in the RFP. This includes remaining on-site, acknowledging that the current site is too small, and additional land would need to be acquired to meet our needs to remain at the current location.”

With a prime location in Bethesda’s Central Business District, the County and the cops are seeking to lead by example with the project. They’re insisting that affordable housing must constitute at least 20% of any residential units that wind up on the site. Submitted proposals will then be further judged (ahem) according to five evaluation criteria:

1. Overall quality of the development vision: 20 points
2. Meeting of County’s objectives for the Site (a mixed-use development, the inclusion of affordable housing and "a high quality" consistent with the quality of other projects in the Central Business District): 40 points
3. Expertise and financial capacity to implement the vision: 15 points
4. Overall benefit to the County: 15 points
5. Proposed timeframe for completion of the development: 10 points.

That should effectively rule out meth labs and massage parlors. Proposals are due on October 10^th by 2 PM. Final selection will take place in December. Lacey