New Condo to be Alexandria's First Green Building

Condo developers nationally have been on the leading edge of the green movement, and it now appears that Alexandria’s first LEED-certified building will be an Old Town condominium. Alexandria Developer William Cromley is renovating a century-old warehouse at 1210 Queen St. into an 8-unit, "loft" style condominium called Cromley Lofts, featuring a green roof and sustainable, low-emission materials. LEED certification requires a rigorous third-party designation process and contemplates such factors as indoor environment, sustainable materials, access to public transportation, and energy efficiency. Cromley expects that the project, which has not yet been LEED-approved by the U.S. Green Building Council, will receive "certification," the lowest of the four possible rankings available, making this the first Alexandria project to receive such classification when it completes in the Spring, and estimates that the enhanced design will reduce utilities by about 30%. Alexandria's T.C. Williams High School, which has also applied for certification, will not complete until the Fall.

Each of the condos will offer about 1250 square feet of space in what Cromley describes as "true lofts," a departure from much of modern construction despite the prevalence of the term "loft" in marketing. Set in a historic building that was functional until recently as office space and artist studios, the lofts will exhibit "sleeping niches" rather than formal bedrooms, and bamboo cabinets as a sustainable alternative to traditional wood. Prices are expected to range from $500,000 to $700,000 when sales commence this Spring, competing with the Prescott and Monarch, much larger condo projects now underway in the quickly developing neighborhood. Sales and marketing by DCRE.

Washington DC real estate news

Architect Selected for Metro Plaza Project in Wheaton

The $150 million Metro Plaza complex, a mixed-use project planned to be built on 3 acres at the southwest corner of Georgia Avenue and Reedie Drive next to the Wheaton metro station, now has its architect. Developers Spaulding and Slye Investments and Bozzuto Development Co. have just hired well-know DC architect company Bonstra Haresign (AOL Headquarters, Q14 condos) for this project, which for now will consist of up to 450,000 sf of office and retail space, though the developers are leaving upon the possibility of including residential units depending on the market. Construction on this complex is expected to begin in 2008, with occupancy hopefully starting by the end of 2009.

Bush Signs DC Tax Credit

President Bush has signed a tax bill into law that includes a $5,000 credit for homebuyers in DC. The federal income tax credit, which expired last year, is retroactive for the entire year and extends until the end of 2007. Purchasers who have not owned a home in the District for the prior year are able to use the credit, provided they do not exceed the income caps which begin to phase out at income levels of $70,000 for single filers and $110,000 for married filers. Buyers can claim up to $5,000 if single or married filing jointly, or $2500 if married filing separately.

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.

What Goes Down Must Come Up

You just can't help but stare - but it's okay. The Rosslyn Best Western (pictured) succumbed to the wrecking ball this week to make way for Turnberry Tower, a luxury highrise condo that is to take its place in Spring 2008. The project, after several fits and starts under other names and other developers, is being developed by Turnberry Ltd. of Florida. The 247-unit condo will be decidedly more upscale from the hotel it replaces, with condominiums beginning in the low $800's (thousands, of course) and topping $6m for its penthouse with more than 5000 s.f. All units will have private terraces; and valet parking and elevator access directly into the unit are some of the options available. BBG-BBGM Architects is designing the building for Turnberry, but the new construction isn't nearly as cool as watching the wrecking ball smash the hotel to bits.

At 26 stories, Turnberry Tower will be one of the tallest buildings in the region, competing in height (and sales) with Waterview by JBG, a new condo going up 2 blocks away that has now topped out at 29 stories. Condo sales for Turnberry began in June 2005.

Bethesda Row Extension Moves Forward

Work is progressing quickly (guess the recent warm spell has been good for gardeners and developers) on the new addition to wildly popular Bethesda Row, the seven-block collection of shops located just off Wisconsin Avenue and south of the Bethesda metro. The new 1.7-acre site extension, which is rising on the former Giant grocery location at the western corner of Bethesda Avenue and Arlington Road, is being built by Federal Realty. The proposed project will include 43,000 sf of new retail and restaurants, and 460 new parking spaces. In addition, there will be 180 “luxury” rental apartments above the shops, in a building dubbed "Upstairs at Bethesda Row," featuring traditional and "loft"-style 1 and 2-bedroom units. One interesting feature of this extension will be the creation of a pedestrians-only "Festival Street" (ok, that name is trying a bit too hard), running parallel to Arlington Road and connecting Bethesda Avenue and Elm Street, allowing more shops to have a "street-front" presence. Completion of this project is expected in Spring 2008.

DC Council Unanimously Approves $1 Billion "New Town" Plan for Florida Avenue Market

Following up earlier reports, this week the DC Council officially and unanimously approved legislation that would create a public-private partnership between DC and New Town Development LLC to handle and oversee the $1 billion redevelopment of the 24-acre Florida Avenue Market, 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 "New Town at Capital City Market" 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, if DC officials have their way.

Groundbreaking Ceremony Kicks off Construction for New St. Elizabeths Medical Building

On Tuesday, DC and Tompkins Builders officials broke ground on a new $140 million, 438,000-sf medical building on 49 acres at the St. Elizabeths Hospital campus in Southeast Washington. The new two-story facility, which will handle almost 300 patients, will have a 20,000-sf "green" roof to minimize runoff and save energy. Tompkins Builders (a subsidiary of Turner Construction) plans to have the building done by March 2009.

This development follows the early November announcement by DC planning officials of their proposal to also clear way for 2 million sf of office space, retail, and high-end apartments on the St. Elizabeths Hospital campus site, which consists of mostly vacant, poorly maintained 19th century terra cotta buildings next to the Congress Heights metro. The District, once the proper zoning has been approved, would like to develop the site in gradual phases, starting in 2008 with the construction of 260,000 sf of office and 150,000 sf of residential in the section closest to the metro station. The rest of the development would take place over the following decade.

Bowling for Condos (or Visa Versa) in Falls Church

While plans for the north side of Falls Church’s City Center village project have apparently stalled, the same is not true for the southern part of this project, encompassing 5.3 acres on the south side of the 200 block of W. Broad Street, extending down to the current Bowl America site. On Tuesday at a special City Hall briefing, Falls Church leaders and Atlantic Realty representatives officially unveiled their plans for this long-awaited project, which includes a nine-story office on W. Broad Street, a 10-story, 180-room hotel at the corner of S. Maple and Annandale Road, and a new 55,000 sf Harris Teeter grocery on the Bowl America site. In addition, there will be 500 rental apartment units over the grocery store site, plus a 67-unit senior living condo building, 25,000 sf of new retail, and 1,500 parking spaces. And don’t fear – Bowl America is expected to be relocated to a new site, ensuring funky polyester shirts and cheese fries for generations to come. Atlantic Realty is currently seeking comprehensive zoning changes to accommodate the project, which the company hopes to start building in September 2007, with a completion date of 2011. The project plans are expected to be opened for public comment starting sometime this January.

Iconic Market in Shaw Wins Initial Approval for Development

The O Street Market (pictured), probably the most iconic building in the Shaw neighborhood of DC, has taken a critical step toward restoration with approval by the local ANC (Advisory Neighborhood Commission) this month as part of a massive project covering two city blocks just north of the Convention Center. DC-based Roadside Development, LLC, which purchased the land in 2001 and has spent the intervening time seeking local approval, will develop the blocks between 7th and 9th Streets that now contain a Giant supermarket and the O Street Market, built in 1880 and now just a shell. The historic market will house the new Giant, with over 60,000 s.f. of space, and additional space for retail. Roadside intends to use the remainder of the site to build an undetermined amount of condominiums, townhouses, and apartments, as well as about 800 parking spots, most of which will be underground. Shalom Baranes will serve as the master planning and primary architect for the site.

The site is just two blocks from the Broadcast Center One project by Four Points LLC, which is expected to provide 100,000 s.f. of office space and 185 condos above the Shaw Metro Station, with groundbreaking expected this Spring. Shovels are not expected to turn dirt until 2008. The current Giant will likely close at the end of that year; the new Giant, expected to open in 2009, will be larger than the "urban lifestlye" Safeway going up around the corner at 5th & K as part of the City Vista project. Loading docks will be moved underground, solving the problem of rows of space-hogging loading stations that now take up a full block on 9th Street. Most of the project will rise to 90 feet, though some elements may rise to as much as 110 feet under the current plans. Approval by the ANC was not required but indicates community acceptance of the project and much warmer reception by the city in future hearings.

Massive Arcola Center Project to Break Ground

On the heels of its Comprehensive Plan Amendment being approved by the Loudoun County Board of Supervisors, Buchanan Partners is now ready to break ground on its $1 billion, 20-year plan to transform the sleepy locale of Arcola into Arcola Center, a 400-acre project that, when completed, will contain 2.1 million sf of office space, 1.1 million sf of retail, 80 acres of townhomes and multifamily units, two hotels, and a tourism center. A key component of this project will be the construction of a new plaza-oriented "town center" lined with 145,000 sf of boutiques and restaurants. Buchanan is working with EYA on a master plan for the residential neighborhoods, and EYA and other developers will then construct the homes in a 69-acres site called the Village and another parcel that will be called the Residences at Main Street. Retail leasing will be handled by KLNB, and the search is now on for major stores to be the anchors. The retail component is expected to be ready by the end of 2008.

Major Changes Coming to Baileys Crossroads and Seven Corners Areas of NoVa

Well, I guess it’s a more reasonable plan than the desire we felt last week to level the whole area with asphalt while stuck in traffic.... Long the bane of commuters and those who appreciate smart urban planning, the strip-retail loaded, pedestrian-unfriendly areas in Fairfax County known as Baileys Crossroads (where Columbia Pike and Route 7 meet) and Seven Corners (where Routes 7 and 50, and Wilson Boulevard cross) – totaling 400 acres in all - might soon experience bright makeovers, if the county’s dreams for them come to fruition. Fairfax County and the Baileys Crossroads/Seven Corners Revitalization Corp. are eagerly anticipating a major study from the Urban Land Institute (ULI) that is expected to present a roadmap for economically revitalizing these aging but vital intersections, located less than 15 minutes from DC. Fairfax County is already working to get a jump on things, having rezoned some of this land to permit and encourage new residential, retail, and office projects, and developers aren’t far behind. Local builder Weissberg Corp. has already filed plans to construct a mixed residential, retail, and office project on Columbia Pike, and another developer is hoping to put a 2.2 million sf mixed-use residential complex on Route 7 where the Burlington Plaza now sits. With plans like these, there may soon come a day when people again remember Baileys Crossroads for the ringmaster who once set up shop there, and not the circus of garish retail and roads it had become.

View 14 Condos Goes Rental

View14 condos, the high-profile project by DC-based Level 2 Development, will reportedly end sales on its project at 14th and Florida, NW, and build the yet unrealized project into rental apartments. Bethesda-based SK & I Architects designed the building to angle away from the road with walls of glass that, with the natural slope of the land, will supply many of the 170 units with a view downtown when completed in mid 2008. The much anticipated project is expected to realize the District's goal of creating a retail strip from downtown through Columbia Heights, replacing a once thriving row of auto dealerships that in recent decades became the archetype of urban blight. The 14th Street corridor's more recent rebound includes local developers like PN Hoffman populating the strip with pricey condominiums, and one of the higher concentrations of local retail in the city - at least up to W Street, where Busboys and Poets signals the end of the developed strip, until now. View14 is replacing the old Petrovitch body shop and a bevy of enormous Comcast satellite receivers, most of which have already been removed.

Many local developers have faced pressure from investors to move away from condos and toward the more lucrative apartment market, especially where investors require pre-construction sales up to 2 years in advance. Such requirements have been harder to accommodate as fewer buyers are finding it advantageous to sign a contract one to two years before completion, forcing developers to cancel condo projects early in the development projects. Level 2 is partnering with Centrum Properties, a large Chicago-based developer, to help realize the ambitious project, and retains further plans to replace the outdated Nehemiah strip mall across the Street, which it purchased for $13.2m in March of this year and intends to plow under next year in favor of a mixed-use development with condos and retail.

Falkland Chase Project Moves Forward

The massive redevelopment of the north side of the historic Falkland Chase complex in Silver Spring has taken another step forward, with the recent filing of the Project Plan Review development application for this project with The Maryland-National Capital Park & Planning Commission (M-NCPPC). The Falkland North complex, to be located on the northeast corner of East-West Highway and 16th Street, will be a mixed use development built by Home Properties, containing 1,020 residential units, plus 62,000 sf of retail and commercial space (with a grocery store expected as one of the retail tenants).

Construction Begins at The Admiral Condominium Near Navy Yard

ICP Partners, a nation-wide developer now expanding in DC, has started prep work on the site of what is supposed to be a 17-unit condominium building at 801 Virginia Avenue SE. The Admiral will be located just south of the Southwest-Southeast Freeway at the end of the historic 8th Street "Barracks Row" corridor on Capitol Hill. This project, which has been endorsed by the Chesapeake Bay Foundation as pro-environmental for its green roof, will also contain 17 below-grade parking spots, 3,200 sf of retail, and 5,000 sf of office space. Units will have "high-end" finishes, with some offering balcony views of the Capitol. Architecture by Bonstra Haresign includes a small wood-frame structure with public roof deck, facing the Southwest Expressway. Completion is expected in 2008.

Washington DC real estate development news

Bonifant-astic News for Silver Spring

It started with the building of the Lofts 24 condominium at the southeast corner of Bonifant Street and Fenton Street, and was followed with the revitalization of The Quarry House Tavern at the Georgia Avenue end of Bonifant, but now it looks like the shops and buildings sandwiched between the two are to find themselves in the midst of the development action already reshaping Silver Spring. First on the drawing board is a residential project planned for the abandoned apartment building at 935 Bonifant Street (to the right of Nail Genie at 937 Bonifant). If built, the seven-story Bonifant Street Condominium – which will incorporate and build upon the existing structure – will contain 59 contemporary units, with “townhouse”-style units on the lower level. However, zoning issues with this project have put it on hold for the time being. Next up is a residential project planned for the stretch of existing storefronts businesses between 949 and 961 Bonifant Street. The proposal recently filed with the Montgomery County Planning Board for this location details plans for an eight or nine-story residential building with 72 units (probably rental), with 72 parking spaces below the structure. An actual timetable for this development is not yet known. What is to become of the businesses now occupying this location (such as the Tayari Casel Martial Arts Academy and the Pennyworth Shop) if this project is done is not yet known. Finally, just around the corner on Wayne Street, a new Silver Spring Library is planned that will have exposures facing both Fenton and Bonifant Streets. This 41,000-sf building will replace the current and outdated existing library that was built in the 1950s on Colesville Road. Construction is expected to begin in 2008.

Plans to Redevelop Florida Avenue Market Win Preliminary Approval

Long the last bastion of industrial warehouses (not to mention a great Italian deli) and the wholesalers who supply DC with meat and produce, the Florida Avenue Market (or Capitol City Market), located to the northwest of Gallaudet University between New York and Florida Avenues NE, now finds itself at a gentrification crossroads, as it is at the center of a battle over plans to turn this 24-acre industrial area into a new residential "town center" near the New York Avenue metro station. Round one was won by the developer on Tuesday, when the DC Council gave preliminary approval to Sang Oh Choi (who owns most of this land) for his $1.2 billion "New Town at Capital City Market" project that would put condominiums, retail shops, a hotel, offices, a YMCA, and a theater/ice rink in this location. A minimum of 20% of the planned 1,450 residential units would be made affordable and available to DC employees such as teachers and fire/police officers. In addition, Choi plans to build warehouses with three levels of parking for the wholesalers now operating in the market. Merchants are understandably nervous about these plans, and there was strong opposition to this proposal on the DC Council. However, the measure was approved after being attached as an amendment to another bill on workforce housing by supportive council members.

Changes Coming to Georgia Avenue-Petworth, Dunn Loring Metro Stops

Those who suffered through the building of the Green Line remember well the disruption and dust kicked up by that long project, and celebrated the day the line was completed. While not as controversial, and in the end it will be part of something wonderful for Petworth, the Washington Metropolitan Area Transit Authority (WMATA) is planning to close the west escalator entrance to the Georgia Ave-Petworth station for two years starting December 11, 2006 (the east escalator entrance will stay open). This is part of the construction plan for Park Place (pictured), which is being built above the station. When completed in mid-2008, Park Place will offer 156 units in a 6-story building built by Donatelli Development. Park Place will offer underground parking and private rooftop terraces for prices starting at $320,000 for a 1BR condo and $480,000 for a 2 BR unit.

In other metro stop news, on Monday the Fairfax County Board of Supervisors approved Trammel Crow Residential’s plan to build a 720-unit apartment building with retail on a 15-acre lot at the Dunn Loring-Merrifield station. The project calls for three towers, set around a landscaped plaza, to be built on the parking lot, along with a new six-story parking garage with 2,000 spaces and stores underneath. There also will be 1,150 additional underground parking spaces under the apartment towers. Eight percent of the apartments will be set aside as "workforce" housing for county employees and low-income residents. In addition, Trammel Crow has pledged to the county a contribution to help cover the costs that the expected influx of new school-aged children will bring.

$400 Million Waterside Mall Redevelopment Project Takes a Step Forward

After years of sadly languishing while waiting for the wheels of development and bureaucracy to turn, progress can now be reported on the $400 million plan to revitalize the aging Waterside Mall at 401 M Street SW, just blocks from the major Southwest waterfront development that will take place along the Washington Channel. The National Capitol Revitalization Corp. (NCRC) board has finally approved the transfer of most of this property (almost 586,000 sf) to Waterfront Associates, a joint venture between Bressler & Reiner (the original builders of Waterside Mall in the early 1960s), Kaempfer, and Forest City Enterprises. Waterfront Associates already owns the existing mall building and two office towers on the site (as well as development rights), but needed this transfer of the ground lease from the NCRC (the DC Council ok’d the NCRC transfer earlier this year). Waterfront Associates plans to develop 1.2 million sf of residential units and another 1.2 million sf of office space, plus 75,000 of retail (including renovation of the existing Safeway), and will do this by building new buildings and renovating the existing towers. The DC government has committed to lease 500,000 sf of this office space for 15 years, starting in 2009 (when the space is expected to be completed). In addition, the site will be opened up to allow 4th Street SW to go through the development so I and M Streets would be once again connected. However, for the height the joint venture wants to build, zoning commission approval is needed, which probably will not occur until mid-2007 (the land transfer will officially take place once zoning is approved). Construction will then begin.

AWC Presents Poplar Point Proposals

Last week, the Anacostia Waterfront Corp. (AWC) officially presented at a public meeting the first proposals submitted for the development of Poplar Point, 110 acres located across the river from the Washington Navy Yard at the eastern foot of the South Capitol Street bridge in Southeast DC. This land will be transferred by the Federal government to DC as part of legislation passed on November 16th. The proposals, drafted by Skidmore, Owings & Merrill LLP, presented two visions for the land. The first shows retail, office, and residential development in three clusters (near Good Hope Road SE to the east, W Street SE in the middle, and Howard Road SE to the west), with a new soccer stadium (and parking) for DC United and a 500-room hotel and conference center near the W Street development. 

The second proposal shows all the retail, office and residential development, but leaves out the soccer stadium and hotel. New roads are also to be built to link these three clusters. The residential component calls for between 1,400 and 2,300 units, with 30% priced below market rate. Almost half of the transferred land will be preserved as public park land and green space and trails along the Anacostia River. These proposals, which are open for public comment, will not be finalized for a number of months.

District of Columbia real estate development news

Community Groups Withdraw Opposition to H Street Project

It appears that the back-and-forth, neighborhood vs. developer dance that has been occurring over the proposed development planned for the 600 block of H Street NE has come to an end, with the community groups opposed to the project now stating they back the developer. H Street Ventures LLC is planning on turning 601-645 H Street NE into a 312,000-square-foot residential, retail and office complex valued at nearly $150 million. According to documents filed with the DC Board of Zoning Adjustments, the developer is hoping to build 240 residential units, with 13,000 sf of retail space and 180,000 sf of office space. The community’s concern focused on the nine-story building H Street Ventures was hoping to build between two existing buildings in this space, specifically its height and scale compared to the rest of the block, citing that it violated the H Street Overlay guidelines regulating the construction of buildings over 6,000 sf (thus necessitating a special exception). Hoping to quell community opposition and gain this exception, the developer worked with neighbors to reach consensus on a reconfigured, more pleasing scale for the building that adhered to all the other Overlay guidelines, and proved its exemption would not set a bad precedent for future construction on H Street. The DC Board of Zoning Adjustment still needs to decide by December 5 whether to grant the developer’s zoning relief request, but with opposition now quieted, this should be approved.

Corcoran Buys Randall School, Plans New Art Space and Apartments

Long the desire of many dreaming developers, the vacant Randall School at Half and I Streets in Southwest DC has finally found its future purpose. On Wednesday, the Corcoran Gallery of Art announced it has purchased the 80,000-sf building from the DC government for $6.2 million, and has hired Monument Realty to manage its renovation. The Corcoran, which has outgrown its home on 17th Street near the White House, envisions using half of the fixed-up school for studio, classroom, and display space for its larger-scale art collection, while converting the other half of the building into apartments. As part of its deal with the city, the Corcoran will offer some space in Randall to artists who used to lease space in the building. For this project, the Corcoran will sell Randall to Monument for $8.2 million, which will then manage the building. The Corcoran is donating its profit from the sale to the city’s public school modernization fund. As for the apartments, while numbers are not yet known, twenty percent of the units will be affordable housing.

A Different Shade of Green for Maryland

Following on the heels of DC's move two weeks ago to draft legislation requiring private buildings to implement energy-conservation measures by 2012, the Montgomery County Council is set to approve a bill that would approach the "greening" of construction a little differently, offering incentives such as tax-breaks and reduced building fees to those builders who comply with the news standards starting in 2008. The "Green Buildings" bill, which would make Montgomery County one of the most environmentally forward metro areas in the country, will apply to new and public buildings of 10,000 sf or more, and motivate developers to install low-flush toilets and build roofs using plant covers through a combination of reduced building fees and tax rebates.

Trailer Park – 1, Developer - 0

When looking across the Washington metropolitan region, it often seems the development of new residential and commercial projects, buildings, and neighborhoods is proceeding at an unprecedented pace, bringing with it the ongoing issue of how to ensure and protect affordable working-class housing for those either already living or working in this increasingly pricey region. A microcosm of this ongoing battle is playing out now in Fairfax, one of the country’s most affluent counties, where just last week residents of a long-standing, affordable mobile home community learned they won’t have to move to make way for a new high-priced town home development … for now. The Penn-Daw Mobile Home Park along Route 1 below Alexandria first learned of their imminent displacement in February 2005, when the owner of the park and a nearby shopping strip sold the land to developer JPI, which planned to build its $100 million Kings Crossing project (pictured), containing 872 residences and town homes, 215,000 square feet of retail, a 150-room hotel, and 160,000 square feet of office space over 33 acres. The residents of the park banded together to save their homes, or in the worst-case scenario to work for a fair financial outcome to ensure they could find new places to live. For the past year, the residents and JPI battled to find a workable solution, but just last week JPI decided not to move forward on its plans, citing a soft real estate market along with the inability to reach an agreement with the trailer park. The Penn-Daw residents are now contemplating ways to safeguard their homes for the future, whether it be working to buy the park themselves or having Fairfax protect it from development.

Silver Spring Transit Center Breaks Ground

On Monday, November 27, Montgomery County and other officials finally broke ground on the new Silver Spring Transit Center project, the $75 million transportation hub planned for the existing Silver Spring metro site. The center, which will be named in honor of retiring Senator Paul Sarbanes (pictured with other public officials at the groundbreaking ceremony), will transform the 5.7 acres in front of the metro station where the bus depot now is located (and across from the Discovery headquarters) into a three-level transportation center (the first two levels for buses, the third for metro’s Kiss and Ride, taxis, and some parking). The project will also feature two condominium buildings containing 450 units, a 200-room hotel, 25,000 sf of street-level retail, and a public plaza. The private development is being handled by Silver Spring Metro Center Partnership/Foulger-Pratt Development. Architecture by Zimmer, Gunsul and Frasca. The transit center is expected to be completed by Summer 2009.

Senior Condos Take Shape in Bethesda

Sunrise Senior Living Management has begun construction on its latest senior living condo project, a 323 unit complex at the junction of River Rd. and I-495 in Bethesda. Built on a 16-acre site that had been forested until construction began, Fox Hill will provide 240 condominium units built in semi-traditional Craftsman style, as well as 83 assisted-living rental units when the project is complete in the first quarter of 2008. Located adjacent to a golf course, Fox Hill will offer a putting green, spa and full concierge amenities, as well as an additional assisted-living center with 83 rental units and 24-hour nursing care. This is the fourth local project for McLean-based developer Sunrise, which claims itself as the largest provider of senior living services in the country and is concurrently developing the Residences at Thomas Circle in downtown DC. Fox Hill began sales of its units, which range from $450,000 to $1.6 million, in mid 2005 and reports that more than 50% of its condos have sold.

The project follows shortly on the heels of the closing of Canyon Ranch, the massive mixed-use project nearby that targeted seniors but failed to reach critical mass and pulled the plug in August of this year.

New Condominium to Open in Anacostia

Longwood Properties is planning to renovate a mid-century walk-up 2 blocks from the Congress Heights Metro Station and convert it into condos. Located near the redevelopment underway at Camp Simms, Congress Place is offering thirteen 1, 2 and 3 bedroom units; with 1-bedroom condos starting in the low $100's and 2-bedroom units to start at $175,000. This project joins a slate of redevelopment projects converting presently dilapidated buildings into small condo project, many of which have been gutted by time and need a full restoration. Sales to begin after Thanksgiving.

Waterview Sales Office to Open in January

After many months of repeating the “coming soon!” mantra, it now appears that the sales office for Waterview – the massive office, hotel and condo project located at 19th and North Lynn Street in Rosslyn – will be ready for business in mid-January 2007. JBG started construction on this project in March 2005, and expects to complete it by the end of 2007. The first tower, which will be 29 stories and overlook the Potomac, will feature 136 luxury condos sitting above the 160-room Hotel Palomar. The 620,000 sf of office space in the second tower has already been leased. The two towers will be connected by a 4th-story terrace, which will feature 7,180 sf of retail, above the Rosslyn metro.

Plan for Old Convention Center Site Approved

Move over, Cirque du Soleil tents and bad public art – there is a big redevelopment plan ahead for the old DC Convention Center site. On Wednesday, November 21, the Deputy Mayor's Office of Planning and Economic Development, after months of community input, approved the master plan submitted by developers Archstone-Smith and Hines for a $650 million complex on this 10-acre site, containing 686 residential units, 415,000 sf of office space, and 280,000 sf of retail. In addition, over 100,000 sf of land is being reserved for a new DC library. The project will also contain 1,700 underground parking spots and a public plaza, plus feature the reconnecting of both 10th Street and I Street through the site. The project is anticipated to generate over 7,000 construction-period jobs and 5,217 permanent jobs, plus $30 million a year in new tax revenues. Construction is expected to begin in 2008. Additional renderings can be seen here.

Villages at Pepper Mill Project Breaks Ground in PG County

The Addison Road metro station will soon have a new neighbor (well, in 2010, that is), as developers Structures Unlimited and Foster Communities broke ground last week on The Villages at Pepper Mill, a $36 million residential project on the old Baber Village public housing site in Capitol Heights. The community will contain 96 townhouses on 20 acres, with sales expected to start in late 2007. The Villages at Pepper Mill will join the Icon, a 170-condo project near the metro at the intersection of Addison Road and Central Avenue that broke ground this past August.

Plans Announced for The Village at Leesburg Project

On November 16, Kettler and Cypress Equities officially announced their joint venture’s development plans for The Village at Leesburg, a major mixed-use project to be located along Route 7. According to plans, Kettler will handle the residential side of the project, providing 350 condos and building a 300-home adult residential community. Meanwhile, Cypress will develop 464,000 sf of retail, including a Wegmans grocery store and restaurants, and 200,000 sf of office space. Kettler may also oversee construction of additional office space and a hotel. A major selling point with the town and Loudoun County is the developers’ commitment to build a new highway interchange and overpass at the intersection of Route 7 and River Creek Parkway. Construction is expected to start in Spring 2007.

Eckington Fairfield Residential Project Now Off?

Despite earlier reports that groundbreaking would start in June 2007, it now appears that Fairfield Residential and CSX Realty Development will not be pursuing their $150 million mixed-use development at Eckington Place and Harry Thomas Way, NE. Word on the neighborhood Bloomingdale blog is that CSX has decided to not sell the land for this project. The development, to be located on 4.3 acres across the street from XM Satellite Radio and north of the Fedex center just off the intersection of New York and Florida Avenues, was to feature three buildings containing up to 675 condo units, 15,000 sf of retail, and almost 800 parking spaces, with about 70 of the units reserved for workforce housing. The project was to also extend Q Street NE through the project, and connect it to the nearby Metropolitan Branch Trail (which travels under New York Avenue and then becomes elevated over Florida Avenue alongside the Red Line tracks). 

Washington D.C. real estate development news

Congress Grants Approval to Federal Land Transfer to DC

The gears of legislative process grind forward, and fans of soccer and baseball (and development!) should feel some joy. On November 16, the US Senate approved legislation (the House ok’d it earlier this month) that will transfer dozens of Federal land lots located in the District to the DC government, including title to 100-acre Poplar Point (pictured) across the Anacostia, considered to be the site for DC United’s new soccer stadium and additional development, and smaller properties along Potomac Avenue that will make up part of the new Nationals baseball stadium complex. Also included in the transfer are 66 acres around the old DC General Hospital at Massachusetts Avenue and 19th Street SE that are targeted for a new major development featuring housing, retail, and parks. Besides gaining this land for economic development, it will also bring in needed tax revenue, as the Feds didn’t pay property tax on the lots.

DC to Developers: Be Green

If legislation just drafted by the DC Council is approved next month, Washington might soon become the model for major cities looking to become more environmentally and energy friendly. The new bill would initially require all new DC-owned projects (offices, schools, housing, etc.) between 2007 and 2009 to meet “green” standards, with this requirement extended after 2009 to all building receiving more than 20% percent public financing. By 2012, DC will require every new commercial building over 50,000 sf to meet the green guidelines. This would mark the first time a major city has required private developers to follow green standards. “Green” requirements (which are defined by the Green Building Council) include such things as using recycled materials, placing plantings on roofs to help with water run-off and temperature control, more walking-friendly designs, etc. Those opposed to such a measure claim it will greatly add to constructions costs. However, supporters assert it would be much less, plus there are savings in the long term with more conservation-oriented designs. Now only if these green designs and plantings could absorb all the hot air emissions coming from Capitol Hill....

Our Long National(s) Nightmare is Over...

Well, until something else comes up, that is. But it appears a major step has been taken forward in the ongoing saga of parking next to the National’s new ballpark in Southwest DC. On November 14, the DC Council finally approved legislation that would put two three-story, free-standing parking structures north of the stadium (and one two-story structure south of it) in time for its opening in Spring 2008. This vote overruled the DC Zoning Commission’s ruling this past July banning such a parking solution, finding it would harm economic development in the area. Back when the ballpark project was first announced and everything was smiles and roses, soon-to-be-ex Mayor Williams envisioned a below-grade parking solution to allow for mixed-use development above the garage as part his Anacostia revitalization plans, and went so far as to reach an agreement with developer Herb Miller to build two 13-story condo towers on the site (this fell through in September when DC Sports and Entertainment objected about the project’s financing). However, the Lerner family – the new Nationals owners - wanted less expensive free-standing, above-ground parking, as they feared a more ambitious plan wouldn't be ready in time. In the end, Mayor-to-be Fenty pushed forward the Lerner plan. The vote this week at least solves what was shaping up to be a major headache - the city is required to provide 1,225 parking spaces by March 1, 2008 or face heavy penalties. One can only hope that the same efforts placed into this parking situation will be put into building a winning baseball team – if so we’ll have some World Series victories coming.

JBG Begins Construction on Capitol Hill Office Building

JBG has begun construction on its newest office project at 300 New Jersey Ave., NW, located across from the U.S. Capitol and bordered by New Jersey Avenue, First and D Streets. 300 New Jersey Avenue will be a 10-story, 255,000 s.f. office building adjacent to JBG’s 51 Louisiana Avenue, a 5-story office building built in 1935. The two buildings will be connected by a glass and steel 9-story atrium capped with a trapezoidal skylight and interconnected by platforms and bridges that will resolve the differing building heights. The project will offer 9 foot ceilings and floor to ceiling glass along the perimeter walls with Capitol views when finished in 2009. Designed by London-based Richard Rogers Partnership (RRP), its third in the United States. In late 2005, Richard Rogers Partnership was selected to develop 3 World Trade Center in downtown Manhattan.

In March of 2006, JBG leased approximately 150,000 s.f. of the building to Jones Day, one of the world’s largest law firms and currently occupies the adjacent building. Clark Construction Group of Bethesda, Maryland, has been selected as the project’s general contractor. Dallas, Texas based HKS is the architect of record.

JBG is very active in the greater DC market with condominiums, apartments and office buildings, nearing completion on its Waterview project in Rosslyn with 160 hotel rooms, 620,000 s.f. of office space and 136 luxury condos, as well as its Marriott Wardman project, and just beginning its project to renovate and convert the 1300-room hotel in Woodley Park into condos and apartments.

Historic St. Elizabeths Hospital to Get Makeover

Last week, District planning officials finally completed their proposal for what to do with the well-known St. Elizabeths Hospital site in Southeast Washington, announcing that they intend to clear way for 2 million sf of office space, retail, and high-end apartments. The St. Elizabeths campus site - designated a National Historic Landmark – consists of mostly vacant, poorly maintained 19th century terra cotta buildings (many of these will be preserved). It is located next to the Congress Heights metro, and is poised to be the centerpiece in this rapidly revitalizing area. The District owns about half of this vacant site (the federal government owns the rest, and is planning to move the Coast Guard HQ and DHS offices to this location). The District, once the proper zoning has been approved, would like to develop the site in gradual phases, starting in 2008 with the construction of 260,000 sf of office and 150,000 of residential in the section closest to the metro station. The rest of the development would take place over the following decade. No word yet if an apartment will be saved for former St. E resident John Hinckley Jr.

Navy Makes Way for Peace on the Mall

A new building with a lighted, wing-like roof will soon loom over the Capital Mall near the Lincoln Memorial, if recently submitted designs are approved. The United States Institute for Peace (USIP) received preliminary approval by the National Capital Planning Commission last week for plans to build its headquarters at 23rd and Constitution Avenue, NW, conditioned on the building's aesthetic deferral to the Lincoln Memorial one block to the south. Designed by Moshe Safdie of Massachusetts, the Institute would stand 118 feet at its highest point - about 10 stories - though grading around the site will diminish the scale of the project, with a precast concrete skin and capped by a series of "undulating spherical and toroidal segments" made of white translucent glass that will be lighted after dark. The Federal Government has appropriated $99.2m for development on the southern corner of the Naval Potomac Annex, which currently uses the space for parking, in exchange USIP will provide 140 garage parking spaces to the Navy. The Commission on Fine Arts has already approved the concept, but several commissioners voiced strong concern about the lighting overshadowing the monuments or overwhelming the Mall.

Southwest Waterfront Project Hits Rough Seas

It was all smiles and seemingly smooth sailing ahead in early October, when the Anacostia Waterfront Corporation (AWC) announced the DC-based venture of PN Hoffman and Struever Brothers Eccles & Rouse as the winning team for its $800 million project to develop the 47 acres along the Southwest waterfront into "maritime-themed" housing and retail. But now comes word that this much-watched project might be running aground over questions regarding transfer of the land, now owned by the National Capital Revitalization Corp. (NCRC), to the AWC. The NCRC states it was promised incentives by DC for the land transfer, including $25 million in cash, $25 million in land parcels along Georgia Avenue, and 25 acres at the McMillan Reservoir site, while the DC Council is now only promising the McMillan land – a deal not acceptable to the NCRC. Legislation is expected to be introduced in the DC Council this week to end the stalemate. But even if this succeeds, the AWC is also dealing with demands by JBG Cos., a developer bypassed in the selection process but which controls half of the development site via its venture with two existing businesses on the site. JBG is asking the PN Hoffman team to negotiate with it and be involved with this development project – something the winning team is bristling at doing. The AWC is trying to find a workable solution to this unexpected headache. Stay tuned for the results...

Update: On November 7, the DC Council’s Economic Development Committee passed legislation resolving the land swap issue. Under this bill, the NCRC will transfer its waterfront land to the AWC in exchange for the $25 million, the other DC land parcels, and 25 acres of the McMillan site. The full council is not expected to vote on this bill – which may still be altered - until November 14.

College Park Approves New Mixed-Use Project

Last week, the College Park (MD) City Council voted unanimously to approve a mixed-used development proposed by JPI Management for the intersection of Route 1 and Cherokee Street that would include 160 condo units, a 4,000-sf gym, and 35,000 sf of retail, all surrounded by 45 townhouses. This development was at first rejected in 2005 when presented to the Prince George’s County Council, which expressed concern that the original plans for a residential-only project did not conform to the College Park’s master plan for Route 1. However, JPI’s reconfiguration of the project to a mixed-use development has dissipated this opposition. JPI has also agreed to provide shuttle bus service for residents of this development through 2010 to help ease congestion along Route 1. Construction is expected to begin in early 2007, with a completion date of early 2008.

Canal Park Advances Near Ballpark

The National Capital Planning Commission gave approval this week to the design concept for Canal Park in Southeast DC, a gritty piece of land near the new ballpark currently used to store school buses. The current plans, paid for with a grant by the National Endowment for the Arts, will encompass three full city blocks between I and M Streets, and between Canal and 2nd Streets. The District government, which currently owns the site, will transfer the land to the Anacostia Waterfront Commission for development and maintenance. The park will be broken up by K and L Streets, but the AWC will take steps to make the park more pedestrian-friendly, including narrowing the streets from 34 feet to 28 feet and adding raised crosswalks. The park will feature an amphitheater on the South side along M Street, a boardwalk along the western edge and large, open green space, but its most prominent attribute will be its water theme, with aquatic gardens fed from storm run-off and water attractions accessible to the public. Design of the park is intended to evoke the canal that used to run across the site, connecting the Anacostia River to the National Mall.

Macy Announces New Project on U Street

Macy Development has announced the development of a new project at 1900 Vermont Avenue, called Evanti Row, that will renovate 10 existing rowhomes for residential occupancy when the project is complete in late 2007. Prices are expected to start in the $700k's. Designed by Zahn Architects, sales will likely start in early 2007. Evanti Row is named after Madam Evanti, the first internationally-renowned black opera singer, who hailed from the neighborhood. Macy is currently working on several other DC projects, including the Basilica Lofts, The Gaslight and The Venetian.

Sales Begin for Abdo’s Wooster and Mercer Lofts Project

After many months of waiting, Abdo Development, LLC, officially announced on November 1 that it has started sales for its Wooster and Mercer Lofts project at Clarendon Blvd. and Queen Street in Arlington. The Mercer Lofts building will house 34 condo units averaging about 1,500 sf, while its sister building Wooster Lofts will contain 53 units. Both brick structures will feature 17-foot ceilings and floating stairs, penthouses with 21-foot high living spaces, private roof terraces, and underground parking and storage. There will also be a garden pool between the buildings. Pricing begins in the $500,000s and goes up to $2 million. Delivery is expected by early 2007.

Five Developers Bid on McMillan Site

The National Capital Revitalization Corporation (NCRC) announced today that 5 development teams responded to its solicitation for development of Phase I of the McMillan sand filtration site along N. Capitol Street. The respondents were Horning Brothers, Republic Land Development, KSI Services, Inc., EYA and EastBanc, Inc. Each group has to have in place a development team consisting of Local Small Disadvantage Business Enterprises (LSDBEs) that must participate in the project’s equity stake in order to get the nod. Original plans incorporated massive mixed-use development, including 1200 residential units, with affordable housing, 100,000 s.f. of retail, a community center and "cultural center". No timeline has been set for choosing the developer.

Approval Granted for Two Columbia Pike Projects

This past week, the Arlington County Board issued its approval for two new projects along Columbia Pike as part of the county’s "Town Center" revitalization effort. The first project receiving the Board’s approval is Penrose Square (pictured), which will be located on Columbia Pike between Cleveland and Adams Street. This project, which will replace the existing Adams Square strip shopping center, will include 299 rental apartments, a new 61,500-sf Giant grocery store, and 36,000 sf of retail. The developers, Carbon Thompson Developers and B.M. Smith and Associates, will also provide land for a public plaza to be built by the county. The Board also approved a new project by developer Georgelas Group LLC, that will contain 188 rental units, 32,000 sf of retail, and 14,000 sf of office space, plus 408 parking spots. This development will be built on the site of the old Safeway store on Columbia Pike between Adams and Wayne Streets.

MRP Realty to Build Mixed-Use Development Near New York Avenue Metro

MRP Realty, the new development company recently formed by ex-Trammell Crow executives, appears ready to close on land at the intersection of Florida and New Your Avenues in NoMa, and hopes to break ground on its planned 950,000-sf mixed-use project by the end of this year. The development, next to the New York Avenue metro, is expected to consist of two office buildings, a hotel, and some residential housing (though the number of units is not yet known). With this intersection also featuring the new ATF building and a slew of other new residential and commercial projects, the MRP development will join a busy crossroads.

Metro to Put Up Three Prime Sites for Development

As part of its yearly drive to bring in money for its long-term transit projects and spur residential and retail development, the Washington Metropolitan Area Transit Authority (WMATA) has released three prime and long-unavailable sites alongside existing metro stops to private developers, and bids on these lots must be sent to WMATA by November 17. The three sites now up for bidding are: (1) a former air conditioning facility (14,000 sf) alongside the Navy Yard metro station in Southeast, located at Half and L Street SE, plus a 4,000-sf lot next to the metro entrance; (2) seven acres of a park-and-ride lot and bus terminal near the Capitol Heights metro stop in Prince George's County (this land would be sold instead of leased to a developer if the county decides to allow condos there); and (3) eight wooded acres near the Backlick Road VRE site (recently rezoned from industrial to commercial and residential use). The leases on all these sites will be for 60 years. WMATA will evaluate the bids starting November 17, and if a developer is selected for a site, the local jurisdiction will then review the proposal.

Monument Halves its Chase Condo Project in Bethesda

Monument Realty has "temporarily" stopped sales on half of its condo conversion project in Bethesda. The Chase, which sits across from the Bethesda Metro station, began sales in May of its two 7-story buildings - a North tower (122 units) and a South tower (255 units) at Woodmont and Edgemoor Rds, both former apartment buildings currently under renovation. While the sales office reports that 87 of the units have sold, slow sales in the North tower have caused Monument to freeze sales of that portion. Monument says that this is just a temporary shift to "focus the project" on the better-selling portion and that they are not abandoning sales, but buyers under contract in the North tower are reportedly being encouraged to switch to the South side, and settlements are being scheduled in the South tower only. Monument has already cancelled two conversion projects this year – the Prime in Arlington and the Park Center of Alexandria – but has plenty of work left with its Watergate hotel conversion, a 3.5 acre parcel across from the new stadium that will develop into an 800,000 s.f. mixed-use project when ground is broken early next year, as well as three other condo projects that are still selling. Condos at the Chase are offering a balconies, garage parking, a fitness center, concierge services, 2 pools and 2 tennis courts, priced from the high $200k's for a studio, the mid $300's for a one bedroom and from the high $500's for a two bedroom.

Montgomery County Planning Board Reviews Mixed-Use Designs for Silver Spring Project

On Thursday, October 26, the Montgomery County Planning Board of the Maryland-National Capital Park and Planning Commission (MC-MNCPPC) heard proposals from three development teams competing to design and build a new mixed-use project on 3.24 acres at the corner of Georgia Avenue and Spring Street, at the northwestern entrance to downtown Silver Spring. The development will include the new headquarters for the Montgomery County Park and Planning Commission (MCPPC), as well as workforce housing and retail. The three development teams selected to make presentations were: (1) Silver Place Joint-Venture, LLC (Donohoe Companies, Otis Warren & Company and MCF Investment Company), which is proposing to erect three buildings on the site (one residential, one mixed-use with residential, office space, and retail, and the PPC headquarters; (2) SilverPlace, LLC (Bozutto Group, Spaulding & Slye, and Harrison Development), which would build a 358-unit residential and mixed-use building along Georgia Avenue, with a specialized grocery store, and a nine-story office headquarters for PPC; and (3) PN Hoffman / Stonebridge Associates, which would build residential and retail on this site, and a new PPC headquarters at a different lot already owned by the team. The MC-MNCPPC is expected to make a decision on a winning team in early 2007, with redevelopment of the site completed by 2010.

Moderno Begins Sales

Lakritz Adler and Robertson Development unveiled their latest condo project, the Moderno, during the sales grand opening on Thursday evening, October 26. The Moderno is a new 19-unit condominium at 12th & U Sts. that will also offer ground floor and underground retail space and 12 outdoor parking spots, built in two adjoining structures of four and five stories. Unique features included in some units: 19-foot ceilings, Spanish built cabinets and - a truly unique feature -some units with outdoor showers, and some with hot tubs. Onebedrooms will start in the high $300k's and the 3-bedroom condos will step just over the $1 million line. Construction to begin by the end of 2006. Designed by CORE Architects of DC, this brick and glass structure features uber-modern interiors that incorporate stone flooring and minimalist interiors as well as glass bays to enlarge the sense of space. Located only one block from the U St. metro. Lakritz is also currently working on developing the Renaissance on Georgia Ave., with 105 “affordable” condominiums.

San Francisco Team Plays in Nationals’ Yard

San Francisco-based MacFarlane Partners, looking to capitalize on the new Nationals ballpark, is making big plans to continue playing in the Southeast DC residential and commercial market. The real estate investment management company, which has already made a 25 percent investment in the new $2 billion Southeast Federal Center (pictured), the 44-acre, mixed-use annex next to the Navy Yard, sees the nearby ballpark area as the logical next step for its development plans. To that end, the company is indicating that it plans to announce three new mixed-use projects (residential, office, and retail) near the stadium by the end of the year, totaling almost $400 million and covering up to 2 million sf – a significant addition to the crowded development field already committed to the neighborhood.

Tuscany Condos in Alexandria Terminates Sales

Bozzuto’s Tuscany condo project in the Landmark section of Alexandria is shutting down its sales office to convert to rental units when the building is completed early next year. Maryland-based Bozzuto broke ground on the project and began sales on the 104-unit building in early 2006, but recently the project website was taken down and Bozzuto’s main office has confirmed that the project will now become a rental building. Locally, the company is still completing work on its project in Capitol Heights, MD, called the Addison at St. Paul, and has not yet completed sales on the Fedora, a condo at DC’s Meridian Hill Park which completed earlier this year.

Alexandria Virginia new condo sales news

New Condos Come to Adams Morgan

The Adams Investment Group is has broken ground on a new condominium at 2426 Ontario Street between Adams Morgan and Meridian Hill Park. The Viya is replacing 3 townhouses formerly on the site with 16 "loft-style" units designed by Bonstra Haresign architects, overlooking a shared courtyard. The project will feature 10' ceilings and wood floors. Sales are not expected start until the Spring, and pricing is likely to start in the mid $300's for a 1-bedroom condo, going up to the mid $800's. The project will be adjacent to the long-awaited Harris Teeter supermarket, someday.

Onyx on First to Break Ground by Start of November

According to developers Faison and Canyon-Johnson Urban Funds (yes, that Magic Johnson), the Onyx on First - a 14-story, 226-unit condominium located at 1st and L Streets NE, just one block form the new Nationals ballpark - is expected to break ground by the end of October. This $100 million project, which will rise next to Opus’ planned 13-story office building at this location, will also feature a four-level underground parking garage with approximately 210 parking spaces and 65 storage spaces. Pricing is expected to start in the upper $200,000 range to the high $300,000s, with units averaging 725 sf. Completion is expected sometime in 2008, when the new ballpark should be ready.

Washington DC real estate development news