Will Ivy City Get Its Park?

Its been four years since the District selected the real estate development team to renovate the decaying Crummell School (circa 1911) in Ivy City and build on the surrounding land, but the parties seem to have made no progress since upbeat announcement in 2016. 

Development plans began in earnest in 2015 with a presentation by the District government, which owns the historic school and 2-acre site.  Ideas were bandied for a full renovation of the deteriorating school and public-private partnership to add neighborhood amenities along with development, presumably housing, on the site, by turning the school into a community facility of some kind.  Following an RFP, the District government selected Ivy City Partners, a team comprised of StonebridgeCarras (now rebranded as Stonebridge), the Jarvis Company and Ocean Pro Properties in 2016.  The team produced a plan for 343 rental apartments, approximately one-third of them subsidized, but detractors saw too much development and too little open space for the public.

Parisa Norouzi of Empower DC was against the original plan, which she contends left no room for a park, and allowed developers to build "right up to the edge of the school."  Developers don't agree with that characterization, but some in the community fought for additional park space, Norouzi fought for "at least 1 acre" of open space.  The DC Council finally held a hearing in 2018 to "surplus" the land, a legal step allowing development, but granted no authority.  In February 2019, Councilman Kenyan McDuffie, who's district covers the site, held a meeting with the developers and told the community they would now be given .69 acres of open space under a new plan, but the Mayor's office has moved the ball since. Norouzi argues for decoupling the development from renovation of the school, and getting the District to just pay for the Crummell School renovation, which in the current plan will be paid for by the developers, though that would still require a development plan.  "This is a neighborhood without any parks, without any trees" she says.  It does have a roastery, breweries, distilleries, ax-throwing, a day-drinking spot for parents, traditional retail, and some uniquely historic architecture, but some trees wouldn't hurt.

trees coming into focus...

Washington DC commercial real estate news

Jefferson's Pursuit of Cleanliness

18 months into renovation, a scaffolded Jefferson Memorial, commanding the preeminent position overlooking the tidal basin, remains under construction for a cleansing and roof restoration.  Expected to last 15 months when initiated, the monumental renovation is now expected to go through February of 2021.  A leaky and moldy roof lead to the decision by the National Park Service to hire Grunley Construction to replace two lower layers of the roof beneath the dome and clean the black biofilm (algae, fungi and bacteria) that has accumulated on the marble exterior.  The entirety of the monument's exterior will be cleaned by laser, a new waterproof subsurface will be installed, and the front portico entry will be lifted and have its waterproofing replaced as well, and missing coffers and beams in the portico will get replacements, and all stone surfaces will be re-grouted and cleaned, keeping Mr. Jefferson dry.

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As to the extended renovation time, a park service spokesman says "a variety" of factors contributed to the delay; "Covid didn't help."  The memorial is one of the most photographed places in Washington DC thanks to its epicentral position on the tidal basin surrounded the city's venerated cherry trees.  And while work on the monument may be nearing an end, a larger water problem looms: the land on which the Jefferson sits is sinking, and rising sea levels don't help.  But that is a more protracted problem, and the Trust for the National Mall is leading the charge to think through some solutions, though easy answers seem elusive.

Washington DC commercial real estate news

JBG Smith Readies Another Apartment Building in Woodmont Triangle

Bethesda's Woodmont Triangle may be small in size (15 city blocks, give or take), but it continues to be one of the DC region's most active construction sites, delivering up some of the highest density in the region.  The latest of the projects is JBG Smith's apartment building, a 322-unit apartment building with retail, including an Orange Theory Fitness, along Wisconsin Avenue.

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Of course the world has changed since the start of the project, and design of the 420,000 s.f. building was revised from including originally approved 450 apartments down to 322 units, increasing the unit size and maintaining the same building envelope.  JBG declined to comment on the change.  15% of the units will be subsidized as required by the county.  Designed by NYC-based FX Collaborative, the building parallels Wisconsin Avenue with a staggered glass panel design, saving its more attractive curvilinear brick exterior to face Woodmont Avenue.  The 17 story project is expected to complete late this year, and will be joined shortly thereafter by the Marriott headquarters and hotel one block to the south.

Project:  7900 Wisconsin Avenue

Renderings: Libovich

Developer:  JBG Smith

Architect:  FX Collaborative

Construction: Plaza Construction

Use:  322 apartments, 20,000 s.f. of retail

Expected Completion:  Late 2020

Bethesda commercial real estate news

Phased Out - Monroe Street Market

The final piece of the Monroe Street Market - Catholic University's transformative development connecting the University with the Brookland neighborhood - is nearing completion of its final phase.  Chicago based Pritzker Realty Group (founders of Hyatt Hotels), one of the sponsors of the project since it first broke ground in November of 2011, is finishing up the final phase, expected to add 156 apartments to Monroe Street by this fall. 

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The entire project was spearheaded by Catholic University, which had the vision of replacing three of its outdated dorms on the south side of campus with a more integrated community combining retail and housing, with a better connection to Brookland's own retail center.  Catholic transferred the land, without city subsidy, to a development team chosen for its vision of a college main street.  The first building was completed in 2014, and over the last 6 years added Catholic's book store, 27 artist studios, 700 residential units, and 80,000 s.f. of retail over 5 blocks along Monroe Street, including retailers Busboys & Poets, Chipotle, and Starbucks.  Maurice Walters designed the buildings, the last of which is dubbed the Everton, while Torti Gallas was responsible for architecture and master planning throughout the project.  Bozzuto was the general contractor and will manage the building's leasing.  The Everton is expected to be ready for occupancy in a few months.

Project:  Monroe Street Market

Address:  701 Monroe Street, NE, Washington DC 

Developer:  Pritzker Realty Group

Architect:  Torti Gallas, Maurice Walters

Interior Designer: RD Jones

Construction: Bozzuto Construction

Use:  156 apartments, 15,600 s.f. of retail

Expected Completion:  Fall 2020

Washington DC retail and commercial property news