Penrose Square Town Center in Arlington is Under Way

Carbon Thompson Development, the Herndon- and Dallas-based developer, has donated a parcel equal to approximately half the area of the Penrose Square open space plaza as part of an agreement with Arlington County to emphasize the creation of usable public space along what is being conceived as three miles of pedestrian-friendly commercial boulevard. When finished, the $80 million, 4-acre Penrose Square mixed-use development at Columbia Pike and S. Barton St. will include 299 rental units, 30,000 SF of retail, including restaurants and retail, a new 47,000 s.f. "flagship" Giant grocery store, and 700 parking spaces, mostly underground. Site owner B.M. Smith chose Carbon Thompson, which started construction in June when it demolished Adams Square and began the two-year construction project. with financing from Wachovia Bank, RBS Citizens. Foulger-Pratt Construction of Rockville is the general contractor and Heffner Architects PC of Alexandria the designer of the buildings. "We went through the form-based code process with two architects. One focused on residential and the other on the retail portion of the design. Ultimately, we went with Heffner Architects because they have experience in both types of development," reported Jim Mertz of Carbon Thompson.

The project took advantage of the Columbia Pike Form Based Code, which is optional to developers, but significantly reduces the public review process for getting projects approved. An appointed citizen group and county officials drafted the code collaboratively. They outlined measures for regulating the location of the building site; architectural standards, including building materials, facade design, placement and appearance of windows, doors and parapets; building envelope standards, which specify building height by stories rather than floor-to-floor height; and streetscape standards, which regulate public right-of-way elements like sidewalk width, treescape, civic plazas and open space. There were no stylistic specifications in the code. Although the project conforms to the form-based code, because there was no provision for a grocery store in the zoning regulation, Penrose Square had to resubmit for approval as a 4.1 site plan project. A minor detour, the site plan submittal process ensures that the development is mindful of its neighbors during the construction process and allows for the demolition of existing structures, foundation setting, ground-level garage permitting and building construction approvals in stages.

"Form-based codes allow for greater development density. The point of this development was to spur economic growth and activity along Columbia Pike. The county spent four years meeting with citizens determining what they wanted it to be," said Mertz.

Penrose Square is located within walking distance of the already completed Halstead and Sienna Park developments. The town center at Penrose will be easily accessible to both drivers and those who prefer to walk, but overall, the area will function like a walkable community.

Penrose Square: The Open Space Plan

When Penrose Square is complete, you will be able to experience monolithic radio communication in the heart of Arlington County's Columbia Pike revitalization corridor. Last July, DC Mud wrote a story on The Virginia Department of Transportation's plans to link key locations along the Columbia Pike zoning district via streetcar. Zeroing in on Columbia Pike between South Cleveland St. and South Barton St., imagine two sculptures carved out of white granite and about 100 feet apart oriented on a NW to SE diagonal. Each slab is poised upward and has rough, irregular edges, and each faces the hollow elliptical paraboloid concavity of the other. Designed by California sculptor Richard Deutsch in collaboration with the DC-based landscape designer OCULUS, Echo will mimic the way sound travels across radio waves. The shape and orientation of the concavities of the sculptures will be orchestrated to convey even very low amplitude sound (like a whisper) from one granite station to the other. From 1913 until 1941, a nearby site on Columbia Pike was home to three radio-communication towers - the "Three Sisters," which sent some of the first radio signals to the Eiffel Tower in Paris in 1915. Deutsch's sculpture refers to this local history at the request of the 12-member, citizen-run Working Group that the Arlington County Board put together to help conceive of the design for Penrose Square.

Less means more planning

The two-piece interactive sculpture will be set on a quadrangle with a paved central plaza, buffered with a bosque terrace feature with outdoor seating to the northeast, a bermed lawn buttressed with retaining walls to the south, a zero-depth water feature to the southeast and another smaller lawn with tree canopy and retaining walls to the west.

"We envision that people using the grocery store and adjacent buildings will be coming to the park to relax and take a break. We have designed custom, movable seating for the bosque and a fountain with 27 jets at different heights that people will be able to walk up to and touch. The space is designed to accommodate large-scale events and large crowds, as well," remarked Marjorie Salcedo, a landscape architect and project manager on Penrose.

According to the meeting minutes of a July 2008 meeting of the citizen Working Group, "The Group aimed to pursue a square that would: be scaled to relate to the adjacent buildings; form a synergy with adjacent retail shops; be flexible enough to address daily needs as well as host special events; be inclusive and welcoming to people of all ages and abilities; be oriented toward transit; provide strong visual and physical connections to Columbia Pike; offer a variety of seating opportunities; and adhere to the design guidelines for civic squares contained in the Columbia Pike Form Based Code."

The future Super Stop station, designed by Arlington County for buses, will run parallel to Columbia Pike south of the 33,000 SF plaza, which will be build in two phases. Phase I is estimated to break ground in Spring of 2011.

Cathedral Commons Construction in Spring 2012, Giant Announces Development Partner Bozzuto

Giant, the grocer owned by Dutch conglomerate Ahold Delhaize, will begin construction on Cathedral Commons next spring and has just announced its partnership with The Bozzuto Group to develop the $125-million mixed-use project along Wisconsin Avenue, NW, first reported yesterday by The Washington Post.  The historically debated, two-block redevelopment project will bring 137 apartment units and 8 townhomes, more than 500 parking spaces, and 128,000 s.f. of retail including the anchor, a new 56,000-s.f. Giant, to replace the badly aged 50-year-old one currently on site. Opening of the new Giant is "tentatively scheduled for late 2013." In the press release issued today, Tom Bozzuto, CEO of The Bozzuto Group, remarked, “We are thrilled to work with Giant to create Cathedral Commons, a community that will offer the District neighborhoods of Cleveland Park and Cathedral Heights the best shopping, dining and housing yet." Southside Investment Partners LLC will partner with The Bozzuto Group on the retail portion of the project. The Bozzuto Group is also currently a development partner for Monroe Street Market near Catholic University, another big ($200 million) mixed-use project which broke ground last month. 

Washington D.C. real estate development news

Court Hears Lawsuit Against Wisconsin Avenue Giant Project

The D.C. Court of Appeals heard this morning arguments by the Wisconsin Newark Neighbors Coalition (WNNC) against the D.C. Zoning Commission to determine whether development of the Wisconsin Avenue Giant will move forward as planned. The project, named Cathedral Commons as of last year, includes a new 56,000 s.f. grocery store, 55,000 s.f. of ground floor, street-level retail, 150 condos or apartments and over 500 parking spaces.

Last July, the Zoning Commission gave their unanimous approval of the project, to which WNNC responded by filing an appeal, claiming that the Zoning Commission does not have the power under the PUD (zoning change approval) to eliminate a neighborhood commercial zone designation on the subject lots. In short, WNNC objects to the changes incurred in the rewriting of the Comprehensive Plan that was first drafted in 2006 that they perceive will increase height of the project and density of the area.

WNNC wants the city to revise the PUD as a two-stage application, and have asked the court to overturn the Commissions decision to grant the PUD within a neighborhood commercial overlay zone district, in what is a fairly typical zoning decision, claiming the Commission lacked authority.

Despite vocal neighborhood opposition, many quieter residents embrace the project. Trudy Reeves, D.C. Advisory Neighborhood Commissioner 3C says she moved to the neighborhood after learning about the project. "I fully back the PUD," she said. "I bought in this area ten years ago because I heard the Giant was going to expand and that the project would bring with it more retail and make the area more vibrant."

In the meantime, ground level retail that flanks the grocery - The Kellogg Collection, a dry cleaner, Starbucks and Sullivan's Toy Store, for example - are in the midst of plans to vacate the premise to make way for construction. An unnamed retailer in the project tells DCMud that the developer has given them notice to move by late May. Once the Wisconsin Avenue Starbucks closes, Cleveland Park will lose its only remaining coffee shop, with the Connecticut Avenue Starbucks location having shuttered last year.

Councilwoman Mary Cheh's office (Ward 3) has also been supportive of the project and has been advised that the likelihood of the project going forward is strong, said Chief of Staff David Zvenyach.

The Wisconsin Avenue Giant Project has been saddled by at least a decade of delay as result of planning, zoning and neighborhood protests. Though Street Works has been consulting on development of the project, Giant Spokesperson Sharon Robinson says they're in the process of deciding upon selecting a development partner.

Washington D.C. Real Estate Development News

Walgreens 2, Neighbors 0

Despite their best efforts, the Concerned Citizens of Van Ness will be stuck with a brand new Walgreens Pharmacy at 4225 Connecticut Avenue, NW. Last week the Board of Zoning Adjustment denied an appeal by the neighbors who protested building a Walgreens next to such gems as Jerry's subs, Embassy Cleaners and a parking deck. The initial design was "suburban," sitting back from the street with a parking lot in the front. After negative initial responses from neighbors and the District Department of Transportation (DDOT), the Walgreens design team revamped the plans twice, and in April of last year, the BZA approved plans for a store that sits closer to the street and has below-grade parking, but construction has been stalled by continued community objections.

On a strip rife with commercial buildings, neighbors of the Connecticut Avenue site, currently a gas station, were unhappy with the plans after design adjustments to facilitate a so-called "urban environment." Neighbors were concerned about additional traffic from the new store and problems associated with loading. Requests for additional greenery were met to an extent, though a green oasis, it is not.

The 20,000 s.f. store, designed by Rust Orling Architects, will sit a mere 50 feet from the Van Ness Metro Station and will provide 27 spaces of parking on one level beneath the store. The application required a variance and reduction from the zoning requirement for 57 spaces. The Zoning Commission approval references "other parking alternatives" at the neighboring Giant and CVS. Ah yes, Walgreens customers can use parking at a competitor's neighboring store, which offers the same products and prices. It is the second controversial Walgreens to open on that stretch of Connecticut, the first having replaced the beloved Yenching Palace restaurant in Cleveland Park.

Washington, DC real estate development news

Giant Controversy on Wisconsin Ave Development

On Thursday, the Zoning Commission reconsidered several elements of the previously approved application for the planned Giant grocery store and surrounding redevelopment. The Commission approved the Planned Unit Development (PUD) for Friendship-McComb SC, Inc. along with their developer, Street-Works, in July, but both the community and the developer took issue with parts of the Commission's decision. Prior to last night's hearing, the Wisconsin-Newark Neighbors Coalition (WNNC) had filed a lawsuit to prevent the project, challenging, as they had previously, the Zoning Commission's authority to make the zoning amendment. The development will replace the abandoned 1950's era G.C. Murphy Co. store and existing Giant, which will yield to a proposed 55,000-s.f. grocery and additional retail, residential, and office component. Parent company Stop & Shop owns the site bounded by Idaho Avenue, Wisconsin Avenue, and Macomb Street and divided by Newark Street, all of which now contains a mostly-abandoned, one-story retail and surface parking. According to Sharon Robinson, a Consultant for the Giant Team, Giant requested more "specific language that would facilitate evaluation of compliance" with the approval. In July the Commission order stated, "the applicant shall also fulfill any other commitment or promise it made as referenced in the findings of facts above, even if not specifically stated in one of the above conditions." Surprisingly, developers found that language vague. The request was deferred until the October 19th meeting, with the Commission asking the applicant and the community to define “off peak hours” in relation to a parking discrepancy. WNNC's beef with the Commission, besides its alleged lack of authority, has to do with

residential parking permits. The group requested that the Commission consider, again, the amount of planned parking. Previously, the District Department of Transportation, the Office of Planning and the Zoning Commission staff all agreed that the residential parking provided (1 per unit in the multi-family residential and 2 per townhouse) was more than adequate. But the appeal received a big ole "Denied" stamp last night. In response to the lawsuit, Giant posted a statement on its website saying they were not surprised a suit was filed, given the contentious nature of the PUD process. They say the appeal is subject to a judicial process that could take"two or more years to complete." Giant reaffirmed its commitment to the new store as well as to the large group within the community who supports the new development.

Washington DC retail and commercial property news

A Giant Project on Wisconsin

The long-awaited Giant grocery store and surrounding redevelopment, expected to bring life back to its location on Wisconsin Avenue near the National Cathedral, is a bit closer to becoming reality. Street-Works, the development and consulting firm heading the project, has said it is ready to move forward on the project and will file its zoning application within the next 60 days.

The development (rendering above) will replace the abandoned 1950's era G.C. Murphy Co. store and existing Giant, which will yield to a proposed 55,000-s.f. grocery and additional retail, residential, and office component. Parent company Stop & Shop owns the site bounded by Idaho Avenue, Wisconsin Avenue, and Macomb Street and divided by Newark Street, all of which now contains one-story retail, albeit partially abandoned, and surface parking.

"This project redevelops the site, which is pretty much functionally obsolete," Richard Heapes, principal at Street-Works, said. "It turns it into a pedestrian-oriented part of the neighborhood with wide sidewalks, trees, public spaces, and most importantly, a state-of-the-art grocery store. At the end of the day, it completes what is already there and brings it up to date."

The site is divided into two parcels: On the south side of Newark, developers will tear down the current Giant and construct a more modern facility in its place, as well as add 42,000 s.f. of small retail shops and office space. The block will also receive 21 residential units; 13 above the retail and eight townhouses along Idaho Ave. On the north side of Newark, developers are planning 30,000 s.f. of street-level retail with 124 residential units on the four upper floors. The retail will most likely be similar to what currently exists: service and convenience stores as well as neighborhood- serving restaurants. According to the developers, some of the current retailers will relocate to these new building. 400 new underground parking spots will serve the whole site.

Sizes and costs of the individual residential units are premature, but 10% will most likely be designated as affordable housing. And what new development would be complete without some green? Pedestrian- friendly public spaces are being designed to grace Idaho Ave. and Newark St. with trees, fountains, and places to sit. Street-Works is still deciding which green components to add to their buildings, which could include green roofs on the residential units. According to George Idelson, president of the Cleveland Park Citizens Association, "One of the things the community wanted was a lively streetscape. That is what the plan calls for, and it seems to be doing a pretty good job with that."

The old neon Giant sign will be incorporated into the new construction - a condition of the neighborhood association, reflecting their opinion that it has become an icon for the area. Developers are also aiming to fit the project in, architecturally speaking, with the existing buildings. "The design came from picking up the style that is already there in the adjoining neighborhood," Heapes said. "It is contextual. My goal for the project is to make sure people aren't going to look at the site as a project that is sitting in the middle of Cleveland Park."

The existing 18,500-s.f. Giant will stay open as long as possible until construction of the actual grocery store begins. After the application process, formal public hearings will take place, along with an open house meeting for any interested neighbors that will be hosted by Street-Works on the site itself. Idelson said this is just what the neighborhood needs: another chance to weigh-in. "I think generally speaking based on the public meetings, the neighborhood is anxious to have a new store," he said.

Street-Works hopes to have approval from the District by the end of the year with construction beginning in mid-2009. Construction will be phased, with the south parcel finishing before the north begins, altogether lasting 24 to 36 months.

Redevelopment Finally Coming to Desolate Stretch of Wisconsin Avenue in Cleveland Park

For years, the uninviting block of old stores along Wisconsin Avenue in Cleveland Park (just below McLean Gardens) starting just above Macomb Street and running past Newark Street to Idaho Avenue, NW, has waited patiently for redevelopment while residents in the neighborhood argued over the proper use for the old, abandoned G.C. Murphy Co. store and Soviet Bloc-inspired Giant grocery on the corner. But it appears change is finally coming after all these years, with Giant’s development team proposing to completely build a new 51,000-sf Giant, plus also construct new commercial and residential space along this stretch of Wisconsin Avenue. Eleven new townhouses are envisioned near Idaho Avenue, and a total of 22,000 sf of retail is proposed between Macomb and Newark Streets, plus another 33,000 sf between Newark Street and Idaho Avenue. The development team also plans 34 residential units as well as offices above the Newark-Idaho retail strip. Construction is not expected to start for two years, with completion taking another two years. This proposal is still in its early stages, and will undergo some pretty strenuous public hearings, so changes are certainly in the works. But for now, the future is starting to brighten up for this dark stretch of street.