Wednesday, July 25, 2012

Victory Square senior community opens in Parkside

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Woodridge, Bing Thom, Urban Institute, Victory Square
Victory Square - Photo courtesy of Communi-k
A little neighborhood east of the Anacostia River, in Northeast DC, is set for a slew of groundbreakings and developments, including a ribbon cutting this Thursday for an affordable senior apartment community.  Victory Square, the 98-unit senior community, is just one of the many new developments - built or planned - in DC's Ward 7 neighborhood of Parkside.  The project is part of the Parkside Master Plan, a 15.5-acre area that was acquired by City Interests in 2004.   

City Interests charts a course for growth for the site near the Minnesota Avenue Metro Station. The neighborhood, home to 5,700 residents and described as poor and isolated by the Urban Institute, has seen an influx of planning and educational grants in recent years.  Greater, Greater Washington this year called the Parkside neighborhood a "place to watch".

Parkside Master Plan developers say the Master Plan foresees a "major transit-oriented development, slated to bring homes, services, jobs and educational opportunity to D.C.'s Ward 7."  City Interests gained approval for Stage 1 of the planned unit development (PUD) in 2007, and Stage 2 gained approval in 2011.  The plan calls for 1,500 to 2,000 residential units, up to 50,000 s.f. of retail space, and 500,000 to 750,000 s.f. of office space.

In 2010 the Zoning Commission rejected a bid by developers to delay first stage construction of the project, putting pressure on developers to push forward with the first stage of the project, which includes the Victory Square apartment community, or lose approvals. 

Victory Square Interior with view of Nevel Thomas Elementary School
The Victory Square apartment community for adults aged 55 or older opened in June.  Of the 98 units, 35 are public housing units reserved for the the poorest of the poor.  It is developed through a partnership between Banc of America Community Development Corporation, a subsidiary of Merril Lynch, and Victory Housing, Inc., the affordable housing arm of the Catholic Archdiocese of Washington. City Interests is the master PUD developer, but sold .65 acres to BACDC, a subsidiary of Merryl Lynch, to build Victory Square.  Victory Square was designed by Grimm and Parker Architects of Calverton, MD, and constructed by Hamel Builders, Inc., of Elkridge, MD.

The contemporary design includes a fitness room, an arts and crafts room, an on-site beauty salon.  It also has a wellness room where seniors will have access to wellness screenings, such as consultations with health professionals.

"It's been a long time in the making," Maurice Perry, senior vice president with BACDC, told DCMud.  Perry oversaw and managed the development of and financing process for Victory Square. "The rents in our property are relatively inexpensive compared to other apartments," Perry said of the units which are not public housing, and not paid for by housing authorities.  Rents range from $775 for a one-bedroom to $960 for a two-bedroom apartment.  Units range in size from 600 to 750 square feet.  Although the apartments have been open for less than two months, Perry said the units are now 62 percent leased.

Perry said the community was completed in affiliation with Victory Housing, Inc., an affiliate of the Archdiocese of DC.  "They do a lot of affordable housing and they will be the long-term owner of the property," Perry told DCMud.

In addition to adding to the housing options for residents of Ward 7, Perry also thought the housing project signaled good things to come for the neighborhood.  "It's a great neighborhood, residents are really involved, they care about the community, and have a lot of potential."

Victory Square Community Room
Another residential development in the Parkside Master Plan area is Mayfair Mansions, a renovation of 569 historic apartments that now serve as public housing,  by the non-profit Community Preservation and Development Corporation. DCMud reported in 2010 that 160-unit condo element - that had once also been planned for the  Mayfair Mansions project - was pigeonholed permanently.

Other residential units with groundbreakings this summer include Metro Homes at Parkside, an 83-townhome developed by Enterprise and the family of Abe Pollin, and Parkside Townhouses, a complex of 100 market-rate townhouses developed by City Interests. Also slated for groundbreaking this summer is "Park 7", a mixed-use development including 376 apartments developed by Donatelli Development.  Other retail in the Parkside Master Plan includes Ray's the Steaks At East River, which opened in fall 2008, and the renovation of a Safeway, completed in 2009.  

The Parkside Master Plan also foresees offices and health facilities.  It already includes the 227,000 square foot headquarters for the DC Department of Employment, with 700 employees, which was completed in 2010.  A groundbreaking is planned this summer for the DC Primary Care Association, a 43,000 s.f. primary care facility owned and operated by Unity Health, according to project developers.

Victory Square was built using tax exempt bond financing in the form of a construction loans from Bank of America, the DC Housing Authority, the District's Department of Housing and Community Development and tax-exempt bond financing from Bank of America. The project also received Federal stimulus dollars by way of the DC Housing Production Trust Fund. The National Equity Fund provided $4.85 million in low-income housing tax credit equity proceeds. Victory Square is located at 600 Barnes St., NE.  The ribbon cutting will be held July 26 at 10:00 a.m.  The community is located between the Minnesota Avenue Metro Station and the Anacostia waterfront, in northeast DC.

Washington D.C. real estate development news

Monday, July 23, 2012

The Future Union Market Debuts

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The Union Market, set to open in September



DC's Union Market, housed in the former Union Terminal Market hall at 5th and Florida, NE, and being revitalized by Edens, hosted a preview party this Saturday.  The soon-to-open venue's "Summer Picnic Spectacular" featured numerous local food trucks and future market vendors performing their trade inside and outside.

Despite a persistent drizzle, a large, age-diverse crowd gathered at Union Market to get a sneak peak, eat, and listen to local DJs including SoulCall Paul.  The new Union Market is set to open in September.  For an entry fee, the building was open to the public for one-time only preview before the building's official opening.  JCA Architects is the project's architectural firm.


The interior features an open, market-hall style space with exposed ventilation, drop lighting, and stalls for at least 40 future vendors.  Union Market adjoins the NoMA Business Improvement District (BID) and is situated in a larger neighborhood of 100 wholesale food vendors and businesses employing more than 1,500 people in food production and distribution, according to the Union Market web site.

The Union Market web site includes a comprehensive history of the Union Terminal market.  The outdoor portion of that market opened to the public in 1931 but moved inside to the current Union Market structure, built in 1967, when the District banned the outdoor sale of meat and eggs, according to Edens' historical information. 

The restored Union Market will also feature 11 restaurants, DCMud has reported.

Washington D.C. real estate development news

Your Next Place

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This Capitol Hill Victorian home oozes more class and sophistication than a sack of Kate Middletons.  From the moment you walk in the double door entry, you know you're in an exceptional house.

The fabulous living room features an antique fireplace and twin chandeliers, as well as discreet recessed lighting and gleaming hardwood floors.  The dining room is perfect for formal entertaining - and the kitchen!  God, the kitchen.  This might be the biggest kitchen I've ever seen; for sure it has the most counter space.  The owner told me that a small single-engine plane once made an emergency landing on this counter, that's how long it is.  (Not really.)  But seriously, no matter how many dishes you scatter around, no matter how many unopened bills you heedlessly toss onto it, no matter how many styrafoam takeout containers you neglect to throw away, you will never ever use up all the counter space.  That's my promise to you.  My meaningless, non-legally-binding promise.



Upstairs, the master bedroom is super bright and super big, and the master bath features a separate freestanding shower, and a jacuzzi tub.  So you can sit OR stand while embarrassing yourself with your singing.  Best of all, the lower level is a two-bedroom apartment that you can rent out to defray the cost of your mortgage, or that you can move your secret lover into and pretend is a legitimate tenant.  It's a horrible idea, sure, but what a story to tell at the bar!

411 G Street SE
5 Bedrooms, 3.5 Baths
$1,450,000




Thursday, July 19, 2012

City Awards Unoccupied Brightwood School to Washington Latin Charter School

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The Rudolph School building in Brightwood / Fort Totten
One of four empty school buildings in DC that the District's Department of General Services put up for public charter school bidding in April has been awarded to Washington Latin Charter School.  This week, DGS and the Deputy Mayor for Education recommended that the city award the Rudolph School, located at 5200 2nd Street, NW, in the Brightwood / Fort Totten neighborhood of Northwest DC, to Washington Latin.

Washington Latin, which is going into its sixth year, features a classical curriculum and Latin language education starting in the 5th grade. The school also has a full athletic program, and also teaches the modern languages Arabic, French, and Chinese.  Washington Latin currently occupies three buildings on 16th Street, but plans to spend $15 million to occupy the 84,000 square foot former Rudolph School facility in Brightwood by August, 2013.  Mark Lerner, president of the Washington Latin board of governors, said Washington Latin would finance the restoration with a commercial loan, and then repay it with the facility allotment that charter schools receive from the District.

Future home of Washington Latin, which has an athletic program
While the Rudolph School closed in 2008 because of low occupancy, DC's public charter schools often face a different problem: space limitations and growing student bodies.  "Every charter school gradually adds grades per year, and many charter schools close because they can't grow because they can't solve this facility problem," said Lerner.

Lerner said Washington Latin started in 2006 with 179 but that the school now served 600 students from all eight wards of the District in grades 5-12.  The school offers bus pickups for students in Ward 3, where the school first began in 2006, and at Union Station.

The Rudolph School closed in 2008 due to low enrollment
Most charter schools, Lerner said, open in temporary locations because they don't have full enrollment when they open.  "Parents and staff become eventually dissatisfied if you don't have appropriate facilities," he told DCMud.  "Our being awarded Rudolph is a major milestone for the school," Lerner said.  "It gives us a permanent space."

Deputy Mayor for Education De'Shawn Wright wrote in a press release, "Ultimately, the panel recommended Washington Latin based on a strong performance record and an exciting proposal for reusing the building."

Washington D.C. real estate development news

Today in Pictures - Progression Place

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Progression map of Shaw redevelopment and architecturePlace may be only one of numerous projects underway in Shaw, but it will be one of the first large development to be completed.  Developers began work in 2010 on with 100,000 s.f. of office space, a 205-unit residential apartment building, and 20,000 square feet of street-level retail. The project was designed by architects Eric Colbert & Associates and Devrouax + Purnell, and built by Davis Construction. Devrouax Purnell, Ellis Development, Shaw, Progression Place, Jarvis Company, retail
Ellis Development, The Jarvis Company, and Four Points combined forces to build the project above the Shaw Metro station. 
Shaw construction: DP Architecture, Washington DCretail project for rentWashington DC retail under construction - Progression PlaceEllis Development, Jarvis Company, Four Points, DP Architecture, Shaw MetroNew construction in Washington DCRetail for rent in Washington DCreal estate news in Washington DCNew building at the Metro station in ShawRetail opportunities coming in Shaw, DC

Washington, D.C real estate development news

Wednesday, July 18, 2012

West End Hotel Ready to Start Construction

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The future Hilton Garden Inn in DC's West End
In a deal that marks a step forward for a hotel project at 22nd and M - on hold for four years - developers are set to close Wednesday on construction financing for the project, OTO Development CEO Corry Oakes told DCMud.

If the deal closes today and construction moves forward in a few weeks as developers expect, deep-rooted weeds on the prominent corner in DC's West End neighborhood may soon be gone, salving neighbors' ire.

"We're very excited about moving this long-awaited project forward and becoming part of the community," Oakes said.  He said contractors would break ground on the Hilton Garden Inn, planned for 2201 M Street, within weeks.

Turner Construction will be the general contractor on the project, Oakes said.  OTO, based in Spartanburg, SC, is one of the three developers partnering to build the West End Hilton Garden Inn, a partnership which also includes Starwood Capital Group and Perseus Realty, LLC.  Also Wednesday, the three partners were due to close on a deal consummating their joint venture agreement.

Shalom Baranes of Georgetown is architectural firm designing the terracotta and brick, 10-story, 237-room hotel, which will feature a second-floor, landscaped courtyard, meeting rooms, a rooftop garden and pool and a green roof, according to a project architect.

The corner of 2nd and M has been an empty lot for years
The 15,600 square-foot lot at the corner of 22nd and M hasn't seen action since 2008 when the site's original development team demolished the Nigerian Embassy to make way for a boutique hotel. Developers later abandoned plans for a Starwood "eco-luxury hotel", billed as a "1 Hotel", when they couldn't secure financing for the structure.  They settled on the Hilton Garden Inn brand instead, but by the time developers applied to revise their permits, many neighbors and West End leaders had already gotten excited about the "1 Hotel" concept.    


"During the zoning hearings, I was not shy about my disappointment that the concept switched from the 1 Hotel to the Hilton Garden Inn, as I felt the West End really didn't need more hotels and at least the 1 Hotel was interesting, both as a destination concept and architecturally," West End ANC2A commissioner Rebecca Coder wrote in an email to DCMud Monday. "However, at this juncture the neighborhood simply wants the corner activated."

Developers abandoned plans for this "eco-luxury" hotel
In the project's beginning, developers included Starwood and Perseus with Oppenheim as the architect.  Original plans for the site called for a 150-room, 23-suite hotel, under the Starwood Capital "global eco-luxury" hotel brand "1 Hotel", featuring an organic day spa among other features built to LEED standards.

Years passed.  The lot sat empty, but D.C. wasn't the only place so-called "eco-luxury" hotels, envisioned to cater to a niche market of über-wealthy lovers of greenness and light, weren't sprouting.  According to HotelChatter.com, Starwood's plans for a 1 Hotel in Seattle were withering too, along with the economy. Starwood started excavations for a 1 Hotel in Seattle, but later re-filled the hole and the lot reverted to a parking lot when it couldn't secure financing for the project, according to the Seattle Times.

Then, sometime between the nadir of the financial crisis and the birth of Occupy Wall Street, developers decided to change course on plans for 22nd and M after Perseus contacted more than 40 lenders, all of whom declined to finance the West End 1 Hotel project.

In 2011, developers sought permission to modify the site plans and instead of a boutique eco-luxury creation, they announced plans for a Hilton Garden Inn (a brand categorized as upscale mid-priced) with 237 rooms.  The new incarnation now included Shalom Baranes as the architect, and OTO Development, a hotel development company based in Spartanburg, South Carolina, as a third development partner.  Changes included a redesign of the exterior façades, an increase in the number of rooms and a three-foot reduction in height to 107 feet, and 53 parking spaces in a valet-operated garage.  There were neighbors who balked.

Plans for the Hilton Garden Inn at 22nd and M, West End, DC
"Some neighbors have already said they fear the new hotel will attract "the fanny-pack crowd" to the West End neighborhood," the neighborhood group West End Friends wrote on their web site last year after an ANC2A meeting when developers presented their new plans.

But if hotel site plan changes sparked West End fears of fanny packs, site developers and project architects maintain there is no need to fret about that.  "This is very much upscale for the Hilton Garden Inn brand," lead project architect Patrick Burkhart said.

Burkhart said the hotel would feature a second-floor, landscaped terrace with outdoor seating areas, and a lobby with a fireplace, monumental staircase, and a water feature with plants cascading from the second-level terrace.  The hotel will also feature a ground-floor restaurant and bar with indoor-outdoor seating opening onto the street on the corner of 22nd and M. Burkhart said the hotel marks a move by the Hilton Garden Inn brand into more urban areas, including D.C. where he said it would be the District's third.

West End Hilton Garden Inn, Washington, DC
With a new hotel, the corner will see more activity in years to come.  Demand is up for hotel rooms in the District.  According to Jan Freitag,  Senior Vice President with STR Global, a hotel industry benchmarking and consulting company based in Hendersonville, TN, data shows 10.5 million rooms were sold in the first five months of this year in the Washington, D.C. market, 1.5 percent more than last year.  "More people are coming to DC."

At least some of those people may soon be destined for 22nd and M.  Lucky for the West End, even fanny packs can be luxurious too.

Monday, July 16, 2012

Today in Pictures - Francis A. Gregory Library

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The Francis A. Gregory Library opened on June 30th at 3660 Alabama Avenue. Like the Bellevue library, which opened in early June, DC's newest library was designed by a partnership of Adjaye Associates and Wiencek & Associates, with Jair Lynch as the development manager.













Washington D.C. real estate development news
 

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