Use 'Em or Lose 'Em Credits for Views at Clarendon

The Arlington County Board has put the long-delayed Views at Clarendon project on the fast-track, after approving up to $6.5 million on Saturday in additional loans for the development. This follows a December ruling, wherein the Board of the Virginia Housing Development Authority offered another $700,515 in annual tax credits for the project, adding to the $1.5m of tax credit already available.

While the approval was good news for the project, every silver lining at the Views seems to have a cloud. In accordance with Internal Revenue Service deadlines for the tax credit program, the project’s developer, the Views at Clarendon Corporation (VCC), must have the development "ready for occupancy" by December 31, 2011 - meaning that the developer must turn paper into bricks soon, or face the prospect of losing their $2.3 million in credits.







This is just the latest wrinkle for the much embattled project, which has faced not one but two legal battles in 2004 and 2007, respectively – including one that took them all the way to the Virginia Supreme Court. Additionally, construction delays, legal fees, and the downturn in the economy, have driven the project’s budget from $41.2 million to $49.2 million. With the newly approved addition to their cache of county dollars, the total of the Views’ Affordable Housing Investment Fund loans has now reached $13.1 million – not to mention the aforementioned tax credits.

David Cristeal of the Arlington Department of Community Planning characterized the inclusion of tax credits as "essential" to the project's budget and said without them, it cannot be built. He did, however, confirm that the developer now plans to break ground on September 1st, 2009 and said that "It gives [the development team] a 24 month construction period and some cushion." But not much.

In order to keep the project on target and keep costs down, the First Baptist Church of Clarendon – the entity that owns the proposed site at 1210 North Highland Street and makes up one-half of the VCC development team, along with the Arlington Partnership for Affordable Housing – has elected to defer a portion of its developer fee and accept $500,000 less for the development rights above their church.

At least the road to the Views is paved with good intentions. The 116-unit, mixed-income building promises to add 70 affordable apartments – including 12 reserved for the County Department of Human Services’ Permanent Supportive Housing Program - within earshot of the Clarendon Metro. Arlington County Board Chairman, Walter Tejada, described the county as “committed to increasing the supply of affordable housing” and said that the Board is “working closely…with the [VCC] and their development team…to make this development happen.” Lacey

The Views at Clarendon Stumps for Final Approval

After more than four years of legal and financial troubles, the Views at Clarendon seems to be finally be on track for construction and, if their luck holds out, a 2011 delivery. Nonprofit developer the Views at Clarendon Corporation (VCC) - a joint venture between the Arlington Partnership for Affordable Housing (APAH) and the First Baptist Church of Clarendon - still intends to bring a 116-unit mixed-income apartment building to the church's current site at 1210 North Highland Street, a deal that will preserve the existing church.

Perhaps not surprisingly for a religious organization, VCC is aiming their project at providing housing for disadvantaged tenants by way of housing that is both affordable and accessible to the handicapped. The Views will boast 46 market rate units – 6 of which will be “100% accessible” - and 70 "affordable" units – 6 of which will be reserved for families making under 50% of the area median income. Additionally, another 5 units will go towards the “County supportive housing program.” The building's floorplans will range from studios to three bedrooms, coupled with 120-space underground parking garage – just one block from Clarendon Metro. The project is being designed by MTFA Architecture.

Given that its developer is a nonprofit entity, the Views faced serious delays as APAH tracked down funding for the project. Just last week, the development corporation upped their Affordable Housing Investment Fund loan request from $5.3 million up to $6.5 million – on top of the low-income housing tax credits and additional federal loans that have already been secured. According to APAH, “this additional financing will enable construction to be completed by the end of 2011.” The Arlington County Board will decide whether or not that loan goes through at its meeting on December 13^th.

A need for increased funding, however, is not the first hang-up that Views has run into on the rocky road to development. The project was first approved in October 2004, and was then tied up in a zoning dispute that stretched all the way to the Virginia Supreme Court. After two years, a $200,000 lawsuit, and a “technical adjustment” to the applicable zoning ordinance, the county provided salvation to the church by giving approval in February 2007. Locals had filed a lawsuit to reverse the original zoning approval, objecting to the plan that would keep the current church and its 107-foot steeple, and include daycare and "moderately priced" housing. A circuit court judge had ruled against the neighbors in 2005, reversed in 2006 when the Virginia Supremes determined that the zoning board acted against its own zoning ordinance, a decision which begat the February 2007 approval. A further lawsuit to stop the project was dismissed in July, 2007.

2000 Wilson Finally Making Rubble in Clarendon

2000 Wilson, the oft-delayed Clarendon apartment complex, has finally taken its first steps towards fruition. The Taco Bell franchise and abandoned Dr. Dremo's occupying the site are now being demolished to make way for 141 rental apartments and 36,000 square feet of ground floor retail.

Developer Elm Street Development initially planned construction late last year of what was first intended to be a condominium project (that's just so 2006), but now forecasts an open-ended 2010 completion target. Dr. Dremo's, the beloved neighborhood bar that used to stand on the site, closed its doors last January in anticipation of imminent demolition.

With that out the way and approval from the Arlington County Board locked, the WDG-designed project can now move forward unimpeded. The development is bounded by Wilson Boulevard, North Rhodes Street, Clarendon Boulevard, and North Courthouse Road, but confusingly carries a street address of 2001 Clarendon Boulevard despite the 2000 Wilson title; meaning the next hurdle for the project lies at the feet of the marketing team.

2000 Wilson Waits on Approval as Apartments

2000 Wilson, the dormant residential project that had once been discussed as condominiums, now appears to be commencing as an apartment building. Designs for a mixed-use project at 2001 Clarendon Boulevard in Rosslyn were submitted recently and are awaiting board approval, as Elm Street Development and WDG Architecture plan demolition for June, and construction in the third quarter.

The project, to be located on the eastern part of the area bounded by Wilson Boulevard, N. Rhodes Street, Clarendon Boulevard, and N. Courthouse Road, will now feature 141 rental apartments rather than condos. The plans call for an average unit size of 1,031 s.f., and will most likely not include affordable housing. The units will straddle 36,000 s.f. of ground floor retail, as well as about 250 underground parking spots. The exterior of the building will have facades of brick and corner balconies, generally rising five-stories, but tapering towards Wilson Boulevard and the eastern edge to utilize the incline of the land (see rendering).

Developers have included a "green," reflective roof, and plan to achieve LEED certification. Arlington County also decided the plan conforms to the Rosslyn to Courthouse Urban Design Study, an Arlington County working group designed to shepherd development of said area. After initially applying in 2005, Elm Street received rezoning approval in March of last year, giving them the go-ahead for demolition of a group of buildings that now occupy the space near the Courthouse Metro Station. The project will replace the 79 cent meals at Taco Bell, a car repair shop, several parking lots, and Dr. Dremo's, which closed for business on January 27th in anticipation of the long-anticipated demolition.

"Elm Street Development is looking forward to beginning construction this year on 2001 Clarendon Boulevard," said James Mobley, project manager at Elm Street. "We expect to welcome our first residents in 2010."

Saul Centers to Demo Building This Week

Saul Centers Inc. is now ready to move forward with its Clarendon Center project. Yesterday, the development firm received demolition permits for the two-phase development which will consist of a 12-story apartment building, two office buildings and some landscaped open space on two blocks on Clarendon Blvd. and Wilson Blvd. at their intersections with Highland and Garfield Streets. All three buildings will have ground floor retail.

Demo-teams arrived on the site yesterday, and began picking apart the old E-Trade building 'by hand.' Full demolition won't begin until Washington Metropolitan Transit Authority gives an official phone call to SCI, approving site work within 50 ft. of their metro tunnel; SCI expects the phone to ring soon, but for now they're content with doing demo work outside the 50 ft. line. Mary Beth Avedesian, the Vice President of Acquisitions & Development at SCI, explained that because the E-Trade building abuts the Leadership Institute building, it makes sense to begin picking apart their connection by hand, so as to avoid damaging the neighboring historic structure. Unfortunately for pyros and those who just really enjoy a good explosion, the building will come down using a high reach demolition unit with a hydraulic crusher that will munch away at the building, bit by bit.

Although the County has yet to give "Excavation, Sheeting and Shoring" permits, which will initiate the start of construction and allow for foundation digging, Saul Centers anticipates that permit in February.

Preservation, Demolition and Construction...Oh My

Interior demolition has just been completed on 3030 Clarendon Blvd. in Arlington, most popularly known as the old E-Trade building. Developer Saul Centers Inc. (SCI) is still awaiting final approval from the county and the Washington Metropolitan Area Transit Authority (WMATA) for full demolition. As the building is cleaned up, SCI expects construction permits in January from Arlington County for the three mixed-use buildings it plans to construct on both sides of Clarendon Blvd near the Clarendon Metro stop, to front Wilson Blvd, N. Highland and N. Garfield Streets. Completion of the entire 521,000-s.f., Clarendon Center project is anticipated for 2010.

Because the project requires excavation, demolition and construction work close to the subway tunnel that runs under Clarendon Blvd., WMATA has to approve the project. As a result, Saul will have to put monitoring devices on the tunnel to make sure it isn't jeopardized in the construction process, and keep close tabs on its integrity. WMATA typically does this when projects are within a proximity of 50 feet near subway tunnels.

Plans call for a two phase development: Phase I will be a 244-unit, 12-story apartment building, landscaped courtyard and 80,000-s.f. office building, on the south side of Clarendon. Phase II, on the smaller north block between Clarendon and Wilson, will house a 6-story office structure. All three buildings will have ground floor retail totaling 42,000 s.f, and are seeking LEED certification. Back in 2003, the design plans were recognized by the Washington Smart Growth Alliance. This is also the first Arlington project that complies with the Clarendon Metro Station Area plan.

Saul was able to plan for the gargantuan buildings with a little help from its neighbors; in order to increase building size, Saul obtained density rights from two historic buildings: The Leadership Institute on the SW portion of the south block, and the Underwood Building, at the northwestern-most point of the north block, in return for their historic preservation. In addition, Saul will safeguard two retail facades made of limestone and art-deco elements on the north block; the facades will be dismantled, cleaned and stored until the surrounding construction is complete, when they can be safely returned.

“The community involvement in the design and development of this project has been tremendous. By responding to that input, we believe Clarendon will enjoy a landmark project that will truly complement its distinctive character,” said Mary Beth Avedesian, Vice President of Acquisitions & Development at Saul Centers Inc.

Post construction, these two blocks may serve as the newest neighborhood hot spots, as there will be plenty of outdoor seating, with wider sidewalks and streetscape improvements thanks to the project design team of Silver Spring-based Torti Gallas. Most notably, a brand new Crescent Plaza will be built on the corner of Clarendon Blvd. and N. Highland Street, garnished with a fountain fronting N. Garfield and commissioned artwork by DC resident Lisa Scheer, a Professor of Arts at St. Mary's College of Maryland.

Court Dismisses Lawsuit Challenging Views at Clarendon Project

On July 11, the Arlington Circuit Court dismissed a lawsuit filed by Clarendon residents that challenged the Arlington County Board’s approval of the First Baptist Church of Clarendon’s Views at Clarendon project, clearing the way for this contested development just a block from the Clarendon Metro station. The judge, in rejected the eight counts of the lawsuit filed by three residents after the Board approved the project in February, stated that the complainants failed to show the Board acted improperly in its decision, and that the zoning change by the Board was acceptable. While this case may still be appealed to the Virginia Supreme Court after a final order is entered, it appears that the Views at Clarendon might actually now see the light of day. The First Baptist Church of Clarendon is looking to build the Views at Clarendon, a mixed-use church and residential development, at its current location at 1201 N. Highland Street. The project will keep the church's 107-foot steeple, while rebuilding the church (a smaller version) within a 10-story, 116 rental-unit structure (with 70 units reserved for moderately priced housing). The project will also preserve Arlington’s largest child care center, which serves 185 children.

And Now For Something Completely Different ... Joule Now Extended-Stay Housing

Back in February, the Ed Peete Company announced that it was converting its nine-story, 87-unit Joule Condominium project at 3409 N. Wilson Boulevard (located between Clarendon and Ballston) into apartment rentals, despite the fact that 90 percent of the units had been sold and the project was just about finished (these contracts were cancelled). But now, in an interesting twist, it now appears this stylish building will become an extended-stay corporate housing location operated by PA-based Korman Communities Inc., which bought the property from Peete for $43 million and will manage it under its AKA subsidiary. One-bedroom units at the AKA-Arlington are leasing for $135 per day (two bedrooms for up to $215/day), with a minimum 30-day stay requirement – somewhat expensive, but given the high-end condo amenities featured in these units (including washer and dryer units), possibly worthwhile. As the market continues its upward climb again, we’ll watch to see the future fate of this and other projects.

Elm Street Receives Zoning OK for "Dr. Dremo’s" Mixed-Use Project

If you are parched and in need of a cold microbrew pint, now is the time to head over to Dr. Dremo’s TapHouse at 2000 Wilson Boulevard in Clarendon, as the last drink will be served in about a year, if all goes according to Elm Street Development’s plan for this stretch of prime Arlington real estate. On February 26, after two years of rumblings, Elm Street received rezoning approval to demolish this stretch of buildings containing Dr. Dremo’s and Taco Bell to make way for a seven-story,141-residential unit complex (pictured is an older rendering - we are working on finding an updated one), with 35,000 square feet of ground-floor retail and 243 underground parking spaces. The developer is undecided whether they will be condos or apartments at this point. To better fit in with the scale of this block, which steeply inclines as it goes West, the structure will gradually build upward from two stories to seven stories. Elm Street will also incorporate several "green" building techniques to increase its ability to filter storm water. Construction is expected to start in early 2008 and be completed in 2010. Architecture will be by WDG. Once done, Elm Street’s project will join the 153-unit condo structure by Holladay Corp. at 1800 Wilson Boulevard, and Monument Realty's 306-unit Odyssey directly across Clarendon Boulevard.

Second Chance Granted to First Baptist Church

The Arlington County Board first approved the “Views at Clarendon” on October 23, 2004. Two years, a project-halting technicality, and a $200,000 lawsuit later, the County board again approved the mixed-use church and multi-family residential building in a 4-1 vote. The meeting was just one more chapter of the ongoing saga over the First Baptist Church of Clarendon.

As DCMud reported at the beginning of this month, residents of the surrounding Lyon Village neighborhood filed a lawsuit in November to reverse the zoning approval of the project, objecting to the 10-story, 116 rental-unit structure that will keep the current church’s 107-foot steeple in tact and include daycare and moderately priced housing. The County Circuit Court judge ruled in 2005 against the neighbors, but the decision was reversed in 2006 when the Virginia Supreme Court determined that the board acted against their own Zoning Ordinance 27A and thus, invalidated the earlier zoning approval. After changing this technicality, the plan was resubmitted for approval.

Over 200 neighbors, community figures, and board members attended the February 24th meeting, 126 of whom signed up to speak. According to Mary Curtius, the Arlington County Media Relations Manager, the attendance was evenly divided between supporters and opponents. Curtius added that the county’s main interest in the project is the affordable housing and day care, “what is so unusual about it (the project) is that there are so few opportunities in Arlington for affordable housing and daycare within walking distance of the metro. The two together is almost impossible to find.” At the meeting, board member Jay Fisette shared the same sentiments, “If not here, where?” he asked.

Those opposed to the project threatened a second lawsuit, the first of which was paid for by the neighbors. Barring any further legal action, the Views at Clarendon Corporation, Inc., the non-profit that was formed for the project, will begin developing the county’s largest childcare facility and new affordable housing units. While the site plan has been approved, permits for the 1201 N. Highland Street development have yet to be obtained. The church began the process back in 2003 when it hired the Arlington Partnership for Affordable Housing (APAH) to guide it on affordable housing.

Clarendon Center Project Gets Approved

Last week, the Arlington County Board gave its official approval to the Clarendon Center plan, calling it "one of the most significant site plans ever approved in Arlington." The proposed Clarendon Center will be bounded by Wilson Boulevard, North Highland Street, 11th Street North and North Garfield Street, and will contain new office space, ground-floor retail, and a residential tower. While featuring major redevelopment, the project will preserve two historic structures – The Underwood (built in 1939) and the Old Dominion buildings (1941). Specifically, next to the Underwood will be built a 97,860 square-foot, six story office building, and 15,725 square feet of new ground floor retail space. Meanwhile, the Old Dominion building will anchor two new towers – one a 244-unit, twelve-story residential tower and the other a nine-story, 84,395 square-foot office tower, plus 38,333 square feet of new ground floor retail. Both development areas will be separated by a landscaped courtyard. The developer, Saul Centers, Inc., expects to break ground late this year on Phase I (the Old Dominion site), with a completion date of early 2009. Phase II (the Underwood site) is expected to break ground in late 2008 or early 2009, with a completion date of 2010.