Union Market's New Skyline

With 5 construction projects underway in Union Market's front yard, the scene is changing rapidly and dramatically, with the 2 story neighborhood suddenly developing a skyline. One of those projects is about reach its full height, adding another apartment building to the commercial development mix.  NYC-based Ranger Properties' project at 400 Florida Avenue is nearly topped out at 11 stories plus penthouse (120 feet), adding 110 apartments to the largely residential population rising around the warehouse district when it finishes mid to late next year.

click image for photo gallery

Designed by SK+I, construction on the multi-family building began in December of last year, and will soon include a sister building next door - a MOB Hotel is planned for the vacant portion on Florida Avenue, with 144 keys planned for next year. With construction by Paradigm and interior design by AJC Interiors, 400 Florida Avenue has little to obstruct its sight lines across the Mall just a 3 block walk from the Metro, a walk that will get shorter when a new pedestrian tunnel is carved out under the rails to connect the Metro entrance with the eastern side of Noma.  SK+I  also designed the Edison next door, as well as a batch of nearby neighbors, including Reed Street, the Apollo on H Street, and Bryant Street on Rhode Island Avenue.

Washington DC commercial real estate news

City To Open Bids for Lot at Florida and Sherman Avenues

The District government is releasing its request for proposals for a long-term ground lease for a city-owned lot at the corner of Florida and Sherman Avenues.  The solicitation could go live as early as today or Monday, a city official told DCMud (Update, since original publication of this article the city has published the RFP).  While one developer reportedly already has detailed plans for the site, the open bid puts one of the District's more visible sites up for bid in a neighborhood where developers are already planning extensive construction.

City-owned lot, corner of Florida and Sherman. Image: DMPED

The request from DC's Deputy Mayor for Planning and Economic Development (DMPED) for proposals for its 1.4 acre lot near DC's fast-growing U Street Corridor and Howard University is much-anticipated.

According to the Washington Post, developer JBG plans to bid on the lot and has announced a collaboration with national food retailer Harris Teeter that - if JBG wins the bid - would bring a grocery store to the site.

JBG already has a stake in the grocery store business in the area.  In July, the DCist broke news about the company's plans to build a Trader Joe's in its apartment building now construction at 14th and U Street.  JBG also controls the adjacent Atlantic Plumbing parcel, as well as the Florida Avenue parcel just a few blocks away, planning nearly 1000 apartment units in all, leaving little question as to its qualifications.

The area has so far not seen competing supermarkets.  Howard University had plans with CastleRock Partners to put a grocery store at a planned mixed-use development, Howard Town Center, located at 2100-2146 Georgia Avenue.  But the Howard Town Center project has suffered delays and there is no date to break ground in sight.  There is also speculation about whether a grocery store at Florida and Sherman could hurt plans for a grocery store at Howard Town Center, and of course Shaw will soon have its own refurbished Giant in 18 months.

Florida Ave. Reconstruction Project. Image: DDOT

But with the U Street neighborhood surging, stakes on just about any lot in this fast-growing neighborhood are coveted.  And private developers aren't the only ones who are turning a focus on the area.  This summer, the city's department of transportation finalized a plan for a massive overhaul of Florida Avenue between U Street and the Sherman Avenue intersection where the city-owned lot sits.  The Florida Avenue Reconstruction Project calls for adding more bike lanes, widening sidewalks, and planting more trees.  The city also just finished a reconstruction of Sherman Avenue.

The solicitation is likely to bring proposals from multiple bidders.  Six bidders are competing to develop a nearby, city-owned lot called "Parcel 42"...and they are just the ones who made the short list.

Update:  The city has now released the RFP, available in this link.

Washington, D.C. real estate news

DC's Union Market to Open Saturday

Rendering courtesy of Edens

D.C's long-anticipated Union Market hall opens in D.C. this Saturday, September 8th.  The opening heralds what many hope will be an ongoing revitalization of the eastern downtown area, as well as the NoMa neighborhood.  With the new market the city has two working market halls - institutions known worldwide as centers of trade, exchange, and community.  The market is located between 5th and 6th Streets NE north of Florida Ave. and east of New York Ave., and held a preview party in July.  The city's other market hall, the historic Eastern Market, is located in Capitol Hill.

The grand opening Saturday will be followed on Sunday by the second annual DC Scoop artisan ice cream competition from 1 p.m. to 4 p.m.  There is no admission cost.  Market hours will be Friday, 11 a.m. to 8 p.m. and Saturday and Sunday, 8 a.m. to 8 p.m. until November, when the market will be open six days a week.

"We think that Union Market will be a terrific asset for NoMa residents and business," Robin-Eve Jasper, president of the NoMa Buiness Improvement District (BID) told DCMud. "For us, it is a first step in what is going to be a fabulous addition to the overall NoMa neighborhood."

Rendering courtesy of Edens

Vendors include Rappahannok River Oysters Co., a 100-year-old, family-owned oyster farm, Buffalo and Bergen, a soda shop / bar run by a mixologist named Gina Chersevani, a boutique curated by food writer Amanda McClements, Righteous Cheese, which launched a successful fundraiser on KickStarter to help start up its business, Peregrine Espresso, Lyon Bakery, Trickling Springs Creamery, Harvey's Market, Oh! Pickles, Almaala Farms, DC Empanadas, and TaKorean.

The grand opening also marks a renovation victory in the face of a fire which did serious damage in November, 2011. The fire displaced vendors, including Harvey's Market, a meat shop which will reopen in the new market.

According to Edens, the market's developer, it will feature space for up to 40 vendors and "the finest food artisans ranging from up-and-coming entrepreneurs to well-known restauranteurs" and will operate year-round.  Union Market is located in the former Union Terminal Market Hall, which was built in 1967, and has been renovated, although market activity on the site dates back to 1802. The architectural firm on the project is JCA Architects.

Rendering from Florida Avenue Small Area Plan, NoMa

The building sits on a cluster of six parcels which Edens, a South Carolina-based firm, owns or manages.  The building is the sole (for now) refurbished structure on the fringe of a 27-acre area known alternately as Florida Avenue Market or Capital City Market.  This larger expanse of parking lots, loading docks, and food retailers is comprised of 120 lots with dozens of different owners.

In 2009, the Office of Planning developed a Florida Avenue Small Area Plan with various site stakeholders.  In addition to a recommendation for a mixed-use area of commercial and residential spaces, the plan also sketches out a long-term vision for a walkable area linking pedestrians destined for the Florida Avenue market area with the New York / Florida Avenue Metro, NoMa, and neighboring Gallaudet University campus.

Gallaudet University, with its campus just across 6th Street east of the market, is another major property owner and stakeholder in the zone.  In 2009, it was a participant in planning talks for the area.   The University has recently submitted a campus master plan for DC Zoning Commission review, according to planning office officials.  Gallaudet owns four acres adjoining the Union Market site which is currently being used as a parking lot, but has no plans to redevelop its portion in the near future.

Rendering from Florida Avenue Small Area Plan, NoMa

“The opening of Union Market is great," Harriet Tregoning, Director of the DC Office of Planning, told DCMud. "OP looks forward to seeing our plans being implemented."

NoMa BID president Robin-Eve Jasper echoed those hopes.  "I think that the first piece coming to reality - the Union Market - will be a real catalyst as far as seeing those plans move forward."

Washington D.C. real estate development news

WMATA's Florida Avenue Project: And Then There Were None?

WMATA, which holds title to three key parcels of land on Florida Avenue in Shaw, wants someone to develop its vacant land. But not that badly. WMATA issued an RFP for the properties in April of last year, and nine developers got in line quickly to explain why they should be chosen, but Metro apparently wasn't in a rush to chose a suitor.

According to Angela Gates, Media Relations person for WMATA, board officials will meet today in a closed session to continue the selection process. "There won't be a public announcement for another six months," Gates said.

The process began in April of 2007, when WMATA announced it had received an uninvited offer for the three parcels, located between 7th and 9th Streets on the south side of Florida Avenue. Because WMATA's rules require that it consider competing bids, the Metro authority issued an RFP the same month and required responses by May 30, 2007.

Proposals were due in May of last year at which time nine developers submitted plans, so why, a year later are applicants and neighbors still without an idea of what kind of development WMATA seeks for the land?

Gates said Metro delayed the decision to find a developer for the joint development project because the "Board of Directors wanted further information" on the selection process. WMATA said their questions about the method of selection are confidential, but that the process included, "review of the quality and value of the proposals, the qualifications and experience of the proposers, the ability to implement the project as proposed and the consistency of the proposals with WMATA's needs as well as local development policies and needs." Sounds pretty straightforward.

Gates said there were two stages of the review process and that all applicants still in the running are local development firms, but could not release the names of any companies. In the first round, nine developers expressed interest, this pool was then narrowed down to six, who were invited to submit further proposals. In the second round, four bidders returned, two of which have since merged.

The parcels up for grabs, now an active flea market, is just one block from Howard University Hospital and the Washington Convention Center. Parcel one is 3,800 s.f. with frontage on 9th Street and Florida Avenue. Parcel two, a mere public alley away contains 8,600 s.f. and fronts 8th Street and Florida Avenue, and parcel three, on the other side of 8th street is the largest space at 16,472 s.f. that front Florida Avenue and 8th Street. The parcels are zoned a medium density community center zone that allows a maximum height of 65 feet, with up to 80 percent residential occupancy. The lots do, however, pose a challenge for potential developers. Each lot is encumbered by the Metro tunnel that passes below, limiting excavation to nineteen feet - so much for below-grade parking. According to the RFP, there will be incentives for below-market rate housing, arts, and other such community-serving features. The initial announcement says WMATA is open to both lease and purchase agreements, but prefers the former for obvious reasons.

While there seems to be no rush in achieving this, WMATA said, "The primary consideration in this case is remaining consistent with the local development plan, which supports transit-oriented development and promotes a mixed use of residential, office and retail space. Metro hopes that development around the Shaw-Howard U Metrorail station will help revitalize the area, promote transit-oriented development, increase activity and liveliness, continue U Street's rebirth and promote center city living."

Solar-Powered Homes Compete in 10-day Solar Decathlon

In West Potomac Park (see map), 20 collegiate teams, from as far as New Zealand and as near as Maryland, are readying their solar-powered residential creations - two years in the making - to compete in the 5th biennial U.S. Department of Energy Solar Decathlon. The teams have each designed and built a solar-powered house that they will live in, and monitor the operational efficiencies of, over 10 days. All homes have a footprint less than 1,000 s.f. (not including exterior decking) and should have cost $250,000, or less, to build - teams will lose points for going over. The winner will be whichever team scores the most out of a maximum 1,000 points; there are 100 points attainable across 10 categories. Six categories will be judged by a jury: architecture, market appeal, engineering, communications, affordability, and home entertainment (livability). The rest will be "measured" results of how the house performs: comfort zone (i.e. temperature, humidity), hot water, efficacy of appliances, and energy balance. In order to determine something like "home entertainment" value, each team is required to throw a dinner party. The Solar Village opens to the public this Friday, the 23rd, and will run until Sunday, October 2nd.  A big turn out is expected - in 2009, the event brought in 307,502 visitors. Below is a look at what is in store for visitors, and, as an architecture student with New Zealand's team said, "It's interesting how differently people approach the same problem." 

 Tennessee, Living Light: The University of Tennessee's design is a nod to a traditional cantilever barn found in southern Appalachia, with seasonal venting capabilities. Nearly all of the structure is wrapped in double glass; the amount of light coming into the house is controlled with wrap-around shades. The team is the only one using solar cylinder tubes.Team New York, Roofpod: The City College of New York's design was inspired by "high population, and low space" - the house is designed to be plopped on top of a New York high rise; the team calls it "a penthouse with a purpose" due to a green roof, storm-water management system, and surplus energy all benefiting its host building. For assembly, deconstructed parts of the house "fit in an elevator" and the rest can be hoisted up without a crane.

Images have been removed from the original story

Team New Jersey, ENJOY House: Rutgers and New Jersey Institute of Technology's design was done with "a retired, elderly couple living on the Jersey Shore" in mind. The design makes good use of concrete and an "inverted-hip shape roof" to increase rainwater collection, as well as optimize solar energy captured. The team was still working today...

Team Massachusetts, 4D Home: The University of Massachusetts at Lowell and Massachusetts college of Art and Design's house has a "Northeast vernacular," says team member Chelsie Kelly; it includes a gable roof, I-joists to reduce thermal bridging, and 15-inch-thick walls.

Team Florida, FLeX House: Four Florida Universities - South Florida, Florida State, Central Floria, and the U of Florida - worked together to create a modular house that features sectional "cubes" that can be repositioned (i.e. slid on tracks). Inside the home, a liquid desiccating waterfall pulls humidity out of the air during hot summer months.Team China, Y Container: Tongji University's house is made up of six recycled shipping containers; two laid side-by-side branch off in three directions (in a "Y" shape) from the house's core. Cost conscientious containers were used partly "to offset the high cost of [utilized] photovoltaic technology." The "Y" shape was also done to increase "a flow of space" and, inside, triangle-shaped furniture can be reconfigured into many seating/lying/what-not options.

Team Belgium, E-Cube: Ghent University's design was done to achieve affordability and rapid assembly, as well as simplicity. Team member Charlotte Vyncke said, "It's affordable but very spacious" and "It's a do it yourself building kit... no special tools or heavy machinery are needed."

SCI-Arc/Caltech, CHIP: The Southern California Institute of Architecture and California Institute of Technology created a visually distinctive home, most noticeable for its exterior "puffy jacket" like appearance. The design arcs upward, through a series of platforms, to a loft bedroom. The durable ground-floor is designed for So. Cal socializing, with surfboards and skateboards welcomed in.Purdue, INhome: Purdue University's all-American design features a wraparound porch, and what else but a garage (the only one in the competition). Team member McKenna Regan said, "Hopefully [our home] shows it can be an easy transition into solar living." Inside, near the kitchen, a biowall helps filter the air.

Parsons NS Stevens, Empowerhouse: Parsons the New School for Design and Stevens Institute of Technology constructed a home that will be headed to the Deanwood neighborhood after the competition ends. Together with Habitat for Humanity and The D.C. Dept of Housing and Community Development, the team selected a housing recipient, and then designed the creation to fit "a narrow lot in an urban community."

Ohio State, enCORE: Ohio State University built its home with a family in mind, and onion-like inspriration; a team member stated, "The house works in layers... unveiling itself until you get down to the core."

New Zealand, First Light: Victoria University of Wellington traveled 8,750 miles to bear its creation, named for New Zealand's unique geographic location which allows its inhabitants "to see the light before anyone else does," said a team member. Wrapped in western red cedar and insulated with recycled sheep's wool, the house was designed with a traditional NZ vacation home, the "Kiwi bach," in mind.

Middlebury College, Self-Reliance: Middlebury College's house was designed for "a young Northeastern family of four” and inspired by the "simplicity and durability of a traditional Northeastern farmstead." The house upholds a "seed-to-plate" philosophy by incorporating edible gardens, both inside and out. Materials include locally sourced slate and maple wood.

Maryland, WaterShed: The University of Maryland's house is designed with water conservation in mind, and inspired by the Chesapeake Bay ecosystem. The team created a house, and a wetland, which runs through the house's core; the wetland helps filter and recycle grey water (i.e. water used in the shower, sink, washer).

Illinois, Re_Home: The University of Illinois at Urbana-Champaign created a home that serves as "immediate response rehousing" for people left homeless at the hands of a natural disaster; the home can be assembled in only 12 hours and is comprised of two units that fit onto one semi truck.

Florida Int'l, perFORM [D]ance House: Florida International University went it alone and created a house that "dances" (in a way), with solar panels that adjust to optimize sun capture according to geographic location. Massive shade panels, durable enough to offer hurricane protection, can be raised and lowered.

Canada, TRTL (Technological Residence, Traditional Living): The University of Calgary built a home for a family within the Treaty 7 Native Peoples in Southern Alberta. The shape of the house was done to resemble a teepee, and a team member said the goal is for the house to "increase the health, safety, quality of life and native identity" of its recipient.

Tidewater Virginia, Unit 6 Unplugged: Old Dominion and Hampton University teamed up to build a six-unit modular building. The home was designed to "fit into a historic center-city neighborhood" and has a central porch area that when closed off in winter still feels semi outdoors.

Appalachian State, Solar Homestead: Appalachian State University created a "Great Porch" around its home, which was inspired by "the traditional homestead" of early settlers in the Appalachian Mountains of North Carolina.Washington D.C. real estate development news

JBG's Florida Ave Project Under Review

Unifying the neighborhood is the task at hand for JBG Companies and west coast-based architecture firm Miller Hull Partnership LLC as they continue planning a mixed-use retail and residential development in Shaw on Florida Avenue and 8th Street NW near the U Street Corridor.

The companies presented preliminary plans to the Historic Preservation Review Board Thursday for input on the overall concept and support for moving a historic building and an alley way on the site to make way for two new buildings on the mostly empty lots.

While the board was mostly receptive to the idea for development including moving a historic building, members encouraged developers to make the building relate to the neighborhood. The property falls into the Uptown Destination District Plan, dubbed "DUKE," aimed at creating an arts and entertainment hub in the area of U and 7th streets. The plan identifies the vacant lots as a "gap" in the neighborhood.

“You, the architect and developer, have a responsibility to knit this neighborhood back together,” said board member Graham Davidson who expressed his interest in the project while reminding the developers of the expectation to create more than an iconic building. “There's a big hole in the neighborhood here."

Below: Brian Court of Miller Hull Partnership LLC presents plans for development at Florida Ave. and 8th St.

The proposed concept places two 6-story buildings on Florida Avenue with retail on the ground level and five floors of residential units above. The building facades could be made of concrete, full-height windows and metal panels. Final decisions on building materials have not yet been made, though individuals present at the meeting said JBG proposed a wood-framed building.

In an effort to both increase density and blend with the neighborhood, Brian Court, an associate with Miller Hull, explained that the buildings would decrease in height along 8th Street to transition into the mostly residential part of the neighborhood. The building is intended to have a modern feel while reflecting the overlaying arts district and the established urban community.

The HPRB wasn’t entirely convinced. Board members agreed that the project needed more consideration. Concerns included using building materials that fit well with surrounding buildings, reducing the size of the building as it approaches the smaller residential structures on adjacent properties, and generally making the project fit the community.

Steve Callcott, deputy preservation officer for the Historic Preservation Office who has been working with JBG on the project, said he wasn’t surprised by the board’s reactions to the proposal. Board reviews of projects like this one, he said, open the door for "back-and-forth" discussion and offers a developer some "general guidance and direction."

This development is not the first planned for the lots at Florida Avenue and 8th Street. Banneker Ventures previously planned to develop the site, but controversy surrounding the company's selection for several DC projects ultimately derailed those plans.

Washington D.C. real estate development news

Florida Avenue Market Redevelopment – What’s Next?

Last we looked in on the Florida Avenue Market and the controversial plan to redevelop this historic area into a $1 billion “new town” of condominiums, retail shops, a hotel, and offices, the DC Council had approved legislation that would create a public-private partnership between DC and New Town Development LLC to handle and oversee the project. Now comes word that the DC Office of Planning will hold a public meeting on Tuesday April 24th to gauge community reaction to and gather input on the development. The Office of Planning is conducting an economic, and operational study of residents, business owners within the market, and stakeholders around the Market.

According to Jeff Davis, Ward 6 Neighborhood Planner, the next landmark for the development is a meeting on May 30th to examine various alternatives to the project. The Office of Planning is in the process of preparing a report that examines the fiscal impact of the proposed plan, identifies the best uses of the space, and analyzes what the proposed project would bring to the area in terms of jobs and “unique services” preserved. The report will be completed in June at which time several sets of alternatives and their consequences will be compared with the current proposal.

The public meeting will be held in Gallaudet University’s Foster Auditorium at 800 Florida Ave, NE. There will be two presentations of the same information, at 3:30 and 6:00 pm.

The 24-acre Florida Avenue Market is located to the northwest of Gallaudet University between New York and Florida Avenues NE, just blocks from the New York Avenue Metro station. The planned "Gateway Market and Residences" project would put condominiums, retail shops, a hotel, and offices in this location. Up to 40% of the planned 1,700 residential units would be made affordable and available to DC employees, while the remaining 60% will be set aside for DC residents who are first-time buyers. In addition, the developer plans to build a 570,000-sf wholesale distribution space (with hope of luring back displaced vendors who now operate out of the market), plus almost 330,000 sf of retail, restaurant, and merchandising space. Also envisioned is a YMCA building, a health clinic, and library.

Help Wanted: 1600 North Capitol Seeks Developer

A 77-unit mixed-use project will soon rise at the corner of Florida and North Capitol Streets, NW, if a suitable development partner can be found. The design of the project at 1600 North Capitol Street, NW, is currently being inked by DC-based Bonstra Haresign Architects, and the owner is now seeking a savvy developer to see the project through (phones are open, call now, don't wait). The 18,984-s.f. chunk of vacant land will house a 7-story, L-shaped building, with approximately 117,000 s.f. of space, serving both residential and retail purposes, according to the architects.

Florida and Q Street, LLC initially applied for zoning approval back in February of 2006; the typical zoning procedure ensued, but surprisingly, "There were no parties in opposition," according to the Zoning Commission. Other than a few minor changes to the design of the building's facade, the P.U.D. application went swimmingly. NCPC (National Capital Planning Commission) approved it in December of 2006, followed by Zoning's approval in January of 2007.

The now-approved P.U.D. application had requested that the zoning for the site be changed from C-2-A to C-2-B, which would allow for: An increase of residential lot occupancy to 75%, a 15 ft. increase in maximum building height to 65 ft. and "medium density" development on the lot by right. Yet in the same approval, NCPC and the Zoning Commission gave the nod for the design of a taller structure than the by-right zoning permitted, approving a 7-story central tower at the intersection of North Capitol Street and Florida Avenue; the building will now measure 81 ft. from N. Capitol Street, and 86 ft. from Florida Ave.

Of the 77 units, 73% will be one-bedrooms and 26% will be two-bedrooms; and one lucky person will get a three-bedroom unit. The plans also include approximately 5,000 s.f. of ground floor retail along Florida Avenue and two levels of underground parking to create a total of 84 parking spaces.

"We're anxious to continue work on implementing an important residential project in a fast-developing corridor of the city," said Bill Bonstra, Principal at Bonstra Haresign, "Mr. [Joe] Mamo has worked diligently with the community, hand in glove, to understand their needs. In response to community requests we've incorporated neighborhood retail into the project," Bonstra added.

DC’s Newest Development District is…the Florida Avenue Market?

Just around the corner from the ongoing revitalization effort that is NoMa, the Office of Planning (OP) is setting its sights on a similarly minded redevelopment initiative: transforming DC’s wholesaler haven, the Florida Avenue Market, into a “vibrant, mixed-use neighborhood that protects the look and feel of the historic retail markets” while also bring new residential, retail and office projects to the Northeast site.

With the aid of CORE Architecture and Design, EHT Traceries, Inc. and Economic Research Associates, OP released their findings on just how to achieve that seemingly insurmountable task (the surrounding area includes two of the District’s most notorious neighborhoods: Trinidad and Ivy City) late last month in the Florida Avenue Market Small Area Plan. The report details an impressive list of obstacles in the way of redevelopment – even for a city with as many impressive redevelopment challenges as Washington.

Though the crime rate in the surrounding communities goes unmentioned, here’s what OP sees as its primary concerns. Firstly, current zoning statutes prohibit residential development in the industrial zone - a problem that two nearby developments, the Washington Gateway and the Gateway Market and Residences, have been able to circumvent through the PUD process. Secondly, the Market area is comprised of 120 lots with 68 different owners – a ratio that will make acquisition by the city a costly, confusing and time consuming proposition. Lastly, of those lots, many are, in the words of OP, “underdeveloped” or vacant, which gives potential developers little or nothing to work with.

However, OP hopes to relieve that burden somewhat with their framework for potential redevelopment. Taking into account the site’s historic significance (the Center Market first opened in 1802; the flagship Union Terminal Market in 1928), current conditions and infrastructure, current economic and real estate analyses, and community input – “achieved through a series of community planning sessions, property ownership workshops, and through an Advisory Committee” that included City Councilmembers Tommy Wells and Harry Thomas, Jr., the ANCs 5 and 6, Gallaudet University, and Apollo Development – OP has arrived at a preferred mix of commercial and residential uses for the market area (pictured). In an ideal scenario, the Florida Avenue Market will become a new destination by linking NoMa, the New York/Florida Avenue Metro and the neighboring Gallaudet campus into cohesive, walkable and, yes, friendly, whole.

To that effect, the plan outlines extensive overhauls for each prime thoroughfare in the Market area - including the to-be-reopened 3^rd Street – with rehabilitated historic buildings, public parks, new signage and linkage to the Metropolitan Branch Trail. All of this would be done according to “Deaf Design Space principles,” in order to make the area welcoming for Gallaudet’s 1500 strong student population. Sound like a challenge? It will be, but OP hopes to relieve some of the burden from developers by encouraging a 20% tax credit towards the renovation of historic buildings on site.

Presumably to fill in the many remaining question marks (and gear up for an oncoming onslaught of RFPs), OP will be hosting a “Mayoral Hearing” concerning the Market on May 18, 2009 from 6:30 PM - 8:30 PM at Gallaudet’s Merrill Learning Center Building . The meeting will be open to the public - with questions and comments on the Area Plan encouraged. OP’s two-part plan for the Market can be read in its entirety here.

New Town at Capitol City, a Neighborhood Takes Shape

Ten years from now, today may be cited as the day a cool, close-in neighborhood was given life. Tonight, DC's Zoning Commission will hear Gateway Market Center Inc's development proposal for the northwest corner of the intersection of 4th Street and Florida Avenue, NE. The building under review is one small piece of a grandiose plan to create an entire mini-city dubbed New Town at Capital City Market, which would replace 24 acres of industrial land in a neighborhood bounded by Florida and New York Avenues, just west of Gallaudet University.

Gateway, a subsidiary of Sang Oh Development, LLC, is not looking for project approval at this stage, but seeks action from the Commission to 'set down', or initiate, the zoning review process. Gateway Inc. would have been well on their way to realizing this project, as they had gone through very much the same steps more than a year ago in January of 2007. But the Commission deferred that case anticipating the results from the Florida Avenue Area Study, not wanting to approve the project without an up-to-date market analysis of the neighborhood. Now that the plan results are almost ready to be released, Gateway is going through the same routine, in the hopes of a better outcome the second time around.

Sang Oh Development partnered with the District, which got initial approval by the DC Council in December of 2006. In theory, New Town would create 3.4 million s.f. of new space including more than 1,500 residences, two hotels, 1 million s.f. of wholesale, retail and restaurant space, and plenty of outdoor spaces. The entire construction of DC's newest mini-city would cost an estimated $1.2 billion; or, about equal to 13 minutes of the Iraq war, to put it in perspective. Perhaps due to opposition against the District's decision finding a development partner in Sang Oh Choi, a virgin to the development world, a joint-venture was formed in June of 2007 between NY-based Apollo Real Estate Advisors, an international real estate fund manager, and Choi's development firm. Still, not everyone is contented with the planned development; not the least of which is the group of wholesalers that currently occupy the thriving warehouse site, one of the few remaining industrial sites near downtown.

Tonight's meeting will not serve to review the larger-in-scope plan for New Town, just the building at 4th and Florida, which is planned to be a single, mixed-use building, measuring 120 ft. in height, and serve as the gateway to New Town. The gateway building will be home to 116 'luxury' residential units, 40,000 s.f. of retail and about 60,000 s.f. of class A office space totaling about 300,000 s.f. of new real estate which will sit atop 200 underground parking spaces, half of which will be for residents of the building. The building is self-described as being the "cornerstone for further redevelopment of the greater Capital City Market site."

NoMa Intersection Gets an Up(?)grade

The District announced today that it is re-routing a troublesome intersection to make it, well, possibly worse.

The intersection of Florida and New York Avenues has been an anarchist's dream - at First St. hand gestures are more helpful than lights (not to mention the open-air marketeers that seem to have philosophical differences with local drug enforcement policies).

The revised traffic pattern will make Florida Avenue one-way (northwest) for two blocks, rerouting southeast traffic off of Florida, across and onto New York, then to O Street, then back onto Florida. Northbound drivers on First St. will find themselves heading out New York Avenue, like it or not, perhaps somewhat approximating northbound 395 drivers that get sent out New York Avenue for the crime having just avoided traffic signals. Both sets of drivers will now merge as they are sent out of town via New York Avenue.

Florida Ave Jungle to Make Way for Condos

The overgrown lots at 1421-1423 Florida Avenue NW have changed hands several times over the last few years, but finally rest in the palms of a developer intent on moving forward with construction. Originally attracting the interest of Kady Group some time ago, the properties were acquired by Bogdan Builders in 2007 for $550,000, and now the paperwork is all but signed in a deal that sees the vacant lots into the arms of Sassan Gharai, founder of SGA Companies. In September, Gharai presented his plans for a six-story, 16-unit condominium to the Meridian Hill Neighborhood Association, and last month Chris Colross of SGA Architects presented his firm's plans to the Historic Preservation Review Board (HPRB). The Board adhered to assigned reviewer and preservation specialist Eldra D. Walker's recommendation to "approve the proposal in concept, delegating final approval to staff."

Rising 60 feet, the masonry clad apartment building will stack ten 2-bedroom/2-bath units and 4 studios atop an eight-space ground-floor garage. The roof of the garage will support a first-floor terrace garden, and each unit will feature either a full or Juliet balcony. While the proposed setback penthouses and an 8-to 12-foot elevator overrun are not counted toward a building’s height and do not require a zoning variance, the project still must go before the BZA, as the parking garage will require the frequently unpopular curb cut on Florida Avenue, resulting in the loss of one parking space (gasp).

Fitting snuggly into the rapidly transformed Greater U Street Historic District, SGA offers their staple - a traditionally inspired design sampling materials found throughout the storied neighborhood: brick, 2/2 windows, stone accents, and metal panels. "The building’s front, side and rear elevations will be fully articulated with ordered fenestration, brick pilasters with stone caps, and horizontal bands of stone," explains Eldra D. Walker, while "large recessed brick panels and a modern embattlement will crown the new structure." Despite the building's height, Walker found the architectural aesthetic to be "understated, calm, and residential in character."

Gharai seems to have his hands full designing and developing as of late, with news that his long-delayed Ecco Park is "back on track." Since Gharai delivered the Butterfield House in 2008 in the market has seen better days, to say the least, but some developers apparently smell a recovery. Quoted recently in the Takoma Park Newsletter, Gharai explained the significance of his decision to kick the 235 Carroll Street NW project back in gear: “I think what it shows is the market’s finally coming around because the banks are willing to lend again.” His optimism must also be the inspiration behind his plans to acquire and develop the lush Meridian Hill property, and hopefully a sign of more good news and development activity to come.

Washington D.C. commercial real estate blog

MRP to Begin Phase One of Washington Gateway in NoMa

MRP Realty will soon move forward with a long- awaited three-phase, 1-million-sf mixed-use project on 3 acres in northern NoMa. Matthew Robinson, Senior VP of MRP, says the $360-million project known as Washington Gateway will break ground before the end of the year, with the first phase residential and retail. The project has been planned since at least 2006, with several near starts over the past 5 years.

At the intersection of Florida and New York Avenue, NE, the Washington Gateway development team will seek financing on a rolling basis. As for now, the team is focused solely on phase one: 400 units of residential in an 11-story building with 5,200 sf of retail.

In terms of getting the first phase off the ground, all seems to be in line for MRP. An equity partner is in place, construction loans are in the works, construction (sheeting/shoring/excavation) permits have been applied for, and a building permit will be filed at the end of September, according to Robinson. One year into construction, MRP plans to start phase two, which will consist entirely of office space. Further down the road, phase three will consist of office space and a retail component.

Nearly 1 million square feet of built area in all, the three-building project consists of approximately 350,000 sf of residential, 600,000 sf of office, and 12,200 sf of retail. The original plan called for significantly less residential space - 260 units versus 400 - with the space going to a 181-room hotel - a component that was scratched due to changing market needs as perceived by the development team.

Robinson says that getting rid of the hotel component, "makes the residential building better. The additional space allows for greater residential amenities [in the form of] increased shared spaces, [including] an extensive 3,700 square foot club room, and two-story fitness center." A rooftop pool and lounge area will offer "Capitol dome views," adds Robinson.

The 11-story residential building was designed by SK&I, and will be built under general contractor Davis Construction. Construction, if underway before the end of the year, should be complete within the next two years. The two 11-story office buildings, to be included in phase two and three, were designed by Gensler. And although the same height, the grade on site varies by about 40', confirms Robinson, creating a height variation optical illusion.

The overall design of the whole Washington Gateway project is a hollowed-out glassy triangle (labeled number 3 on the map to the left), offering an inner triangle of public space, accessible by an opening on Florida Avenue. All retail will front Florida Ave; retail tenants are being pursued, though phase one will be built on spec. Retail will most likely include "neighborhood serving retail," says Robinson, including sidewalk cafes.

Also a part of the development will be a widening, and repaving of the sidewalks along both Florida and New York Avenues. New trees and street furnishings will be added, and landscape architecture design will be the work of Oculus.

"It's exciting right now in NoMa," says Robinson. Washington Gateway will be followed by Camden Property Trust's 60 L Street, NE (1 & II), located just east of the new NPR headquarters currently under construction. Camden's 60 L Street will become NoMa's largest residential building, with 730 units, if it goes through as planned.

Mill Creek Residential's NoMa West, the largest single-phase residential project in NoMa to date includes 603 apartments with a single retail store. Located north of the FedEx building (just north of Washington Gateway) the Mill Creek project broke ground in March, and aims to finish in the spring of 2014.

Several other projects with substantial residential and office space are planned for the NoMa BID, including the Bristol Group's NoMa Station (II - IV), a follow-up to One NoMa Station (400,000 sf office, and 5,000 sf retail) next door at 131 M Street. NoMa Station II-IV is a massive mixed use project to front 1st Street between M and L Streets, NE, made up of: 700,000 sf office, 50,000 sf retail, and 700 residential units.

8/30 correction: 350,000 s.f. of residential, not 290,000 s.f.

Washington D.C. real estate development news

Joint Venture to Kick Start Florida Rock on the Anacostia

Florida-based Patriot Transportation Holding Inc. and DC-based Midatlantic Realty Partners LLC (MRP) today revealed that a joint venture between the two will help develop the Florida Rock property near the Nationals Stadium. The combination will bring the necessary capital - $4.5 million from MRP - to the stalled RiverFront on the Anacostia mixed-use project envisioned as 1.1 million s.f. along Potomac Avenue in Southeast, a project that has been planned but idle for years, nominally run by Patriot's wholly-owned subsidiary Florida Rock Properties Inc. (FRP). A spokesperson for Patriot confirmed that there will be an immediate, transformed approach to the four-phase riverfront development project due to "market changes." The first phase will no longer be office space, as was approved by the District as part of the development's Master Plan, but will instead be apartments. The joint venture will again undergo rezoning before beginning construction on phase 1, projected to commence in the spring of 2013, with lease up from fall of 2014 through summer of 2015. Rezoning was previously requested for the industrial area that has for many years contained an active concrete plant on site. In 2008, FRP asserted that it was hoping to break ground on the river front project in May of this year, but was delayed, also due to unforeseen "market changes."Patriot confirmed that FRP will have a 70-percent stake in phase one of the project; phase two through four remain undetermined. More information will be disclosed after Patriot's third-quarter-earnings meeting, the first week of August. 

Washington D.C. retail and commercial real estate news

Banneker Ventures Questioned on Development Process

Pressure on Mayor Adrian Fenty heated up today as questions increased about the Mayor's developer selection process amid news that WMATA may be backing away from Banneker Ventures as a development partner. Banneker has been awarded numerous projects worth tens of millions of dollars by the Mayor's office despite its perceived lack of development experience.

Today, the WMATA board removed the Banneker project "The Jazz @ Florida Avenue" at 8th and Florida Avenue from the agenda for the real estate committee next Thursday, at which time it would have taken-up a joint development agreement for the WMATA-owned property. Today's move comes after WMATA issued a 120-day extension on the agreement in September 2009. Banneker was chosen for the project in June of 2008, but has not yet started work on the site. More than a year later it announced it would partner with Bank of America and had petitioned for government funds, advances that were to have moved the project forward. The developer had already been pledged a $7m TIF grant from the District.

The move by WMATA likely comes in response to questions raised first by this publication about justification for awarding so many projects to a team with so little apparent experience, then by the CityPaper and Washington Post about the how the relationship between Banneker's founder and D.C. Mayor Adrian Fenty may have affected the selection process. The two men attended Howard University and were in the same fraternity.

In addition to the WMATA site on Florida Avenue, the virtually unknown Banneker has been selected by the District on numerous multi-million dollar projects throughout the city, despite a large roster of construction and development firms available for such projects as private financing for construction was drying up. Banneker's luck began in late 2007 when it was selected by the District to be part of the $700 million Northwest One project. Around the same time, Banneker was named as a master planner on the monstrous Park Morton project (see DC's summary). Despite lack of movement in those two projects, or on its private projects (see more below) it was then selected for a string of projects such as the WMATA site in June of 2008, and by DC for the iconic Strand Theater in July of that year, then in October to head the $33m Deanwood Community Center project. In October of last year the District named Landex Corp, Spectrum Management and the Warrenton Group as developers of Park Morton. The Warrenton Group is run by a former Banneker member that has also had a contentious relationship with the city.

Park Morton raised eyebrows at the Mayor's development process for yet another reason; the District announced just last October that the Mayor had selected its team members for Park Morton in part because that development team said it controlled and would bring the Central Union Mission site into the development plan, increasing its scope. DCMud learned a few days later that the Missions' owners had never agreed to transfer their property to the development team, calling into question the District's selection process and the claims made by the development team to secure the project. Banneker is also being considered for its development offer at Hill East, a massive 50-acre parcel on the Anacostia River. Banneker's publicly-funded projects at the WMATA site, the Strand, Park Morton have yet to break ground.

In a contentious radio interview on the Kojo Nnamdi show following the announcement, Omar Karim, founder and principal at Banneker Ventures, called out the WMATA board for further delaying review of the agreement on the RFP awarded in 2008. In the interview, Karim, who dismissed suggestions that the board had legitimate concerns, argued that WMATA continued to "move the bar" on his project for "political" reasons. The Jazz @ Florida Avenue would theoretically bring 124 apartment units above 20,000 s.f. of ground floor retail and a 61-space parking garage to 3 flea market-sporting lots.

Tom Sherwood, resident analyst at NPR, asked Karim how many contracts he had received prior to Fenty taking office, to which Sherwood ultimately answered his own question with "none." Asked specifically about his experience, Karim answered that he had solid development experience at a large firm prior to starting Banneker, but would not name the firm or elaborate on the experience. As for Banneker's experience, Karim could only cite that his firm held an office building in Silver Spring and an unspecified site in which he "has been in conversations with Safeway about developing." At the time of publication, Safeway was unable to confirm or deny these conversations.

So what about that Silver Spring office building? That would presumably be 814 Thayer Avenue. Banneker purchased the site in May of 2006, submitted plans later in the year, and in July 2007 obtained Montgomery County Planning Board approval of a preliminary plan for a 52-unit residential building, a plan that was reviewed in November of 2007. The next step would be site plan approval, but, to date, the team has not even submitted a site plan to the planning staff for certification. Banneker will need a certified plan before the group can file for any construction permits for the property, making the September 2010 ground breaking date seem, at best, optimistic.

The 5-story Thayer project, designed by Sorg & Associates, would entail construction of a 53-unit condominium, in place of National Association of the Deaf office building. Joshua Sloan, a staff reviewer at the MNCPPC, provided an update on the project, "my understanding is that they want to amend their proposal, but I have not seen anything. I suppose it is "officially still pending." Sloan and his comments are the last stop before Banneker can proceed, a process which "can take a week or a year...depending on the Applicant’s response time to comments."

Banneker's website also boasts the Pattern Shop Lofts on the Waterfront, a project led by Forest City Washington that has not yet broken ground. Banneker registered with the District government as a small, minority-owned business in 2005.

Washington, DC real estate development news

Florida Rock Gets Zoning OK

Riverfront on the Anacostia received a long-awaited approval from the Zoning Commission yesterday for its proposed action for the 'Floria Rock' concrete plant lot, a major step forward for the lot that borders both the new National's Stadium and the Anacostia waterfront. The site is currently home to an active concrete production plant, which some planners apparently believe is not the optimal use of riverfront space so close to the ballpark. Florida Rock Properties has to wait until May 22nd before final action can be taken for the second stage of their P.U.D., construction could begin as early as 2009.

The Florida Rock lot, spanning 5.8 acres along the Anacostia River, has been under Zoning review since 1998, when the initial application was filed to revitalize the site and convert it to a mixed-use project. The final product looks far different from when it orginally started a decade ago, and now encompasses four buildings totalling 1.1 million s.f., which will together sit on a single, underground parking platform holding more than 1,000 spaces. There will be a total of 460,000 s.f. of office space, 80,000 s.f. of retail space, and 323,000 s.f. of residential space, apparently enough for over 300 units, with 25 units set aside for affordable housing. The 4th building will be a 325-bed hotel, all to sit behind a 719 ft. waterfront esplanade and riverwalk. FRP promises that the entire complex will be LEED Certified at some level.

According to Michael Stevens, Executive Director of Capitol Riverfront BID, one of FRP's requirements per the PUD is to build the Anacostia Riverwalk Trail, a 20 mile series of boardwalk spanning both sides of the river, and running from the Arboretum to the southwest waterfront on the north side. Only the portion fronting the Navy yard has been completed, but even that is not yet open to the public. Stevens predicts that the first leg could be open as soon as this year. But don't get out your rollerblades yet, the Florida Rock section is at least a few years away, as is Forest City's crucial link, though their site should see construction begin this year.

A brief history of the development: The first plan for the site was preliminarily approved in 1998 for FRP to build a commercial project, and received final approval in 1999 for two buildings with a 55 ft. wide waterfront esplanade, but - perhaps fortuitously - the project never got off the ground. After a series of delays, the case was set to go before Zoning in September, 2004, but before the firm could have their day, the District announced the Nationals' Stadium which would be built right across the street. The Anacostia Waterfront Corporation, the governing body overseeing development over the new stadium-area, requested FRP delay their P.U.D. re-submission so the two entities could coordinate. Finally in August of 2006, a modified P.U.D. was submitted, with a hearing following in September.

The new project reviewed at the September meeting has essentially stayed the same. The modified P.U.D., appropriately dubbed 'Stage 2', was a rethinking of the now extremely valuable waterfront property. It included four buildings: two offices, a hotel and a residential component. But Zoning outlined some problems with the plan. For starters, one Commissioner stated that the project "lacked the right civic character and [a] greater presence of residential uses, preferably apartment units, would be more appropriate." The rest of the commission agreedthat the project lacked a 'sense of place'. Along with these comments came recommendations for some minor tweaks, including complaints about the East Office building inadequately 'recognizing the location and nature of the grand stair of the stadium'.

FRP went back to the drawing board, and came back in July of 2007 with some modifications; by September some project changes and the new name had been agreed upon, which developers described as a "holistic rethinking of the P.U.D. proposal previously considered, especially regarding the civic spaces." Three public spaces were added to the project, all having retail borders: the Pitch to the east, an enclosed galleria called Potomac Quay, and an outdoor water-animated plaza called Cascade Plaza. Along with this new civic character, FRP engaged in a 'physical tightening of the buildings', increasing the residential uses by more than 100,000 s.f., and shifting the footprints of the East Office building to link the site to the stadium and Anacostia river. Zoning's comments were less biting after September's hearing.

Since September's meeting, FRP and architect Davis Buckley Architects and Planners, made minor changes to the P.U.D. for their February 28th re-submission, and which Zoning approved yesterday. The changes included significant details regarding the outdoor public spaces. The old 'Pitch' will now be called Anacostia Place, and adorned with a Raymond Kaskey sculpture called "Anacostia," it will now be considered the central focus of the east end of the project. Zoning Commissioners want it to be a "high energy and visually-active space." Cascade Plaza will, alternatively be the central focus of the west end, serving as a front door and circular driveway for the residential, West Office and hotel buildings.