Construction Work Begins on Cathedral Commons

Initial construction work has begun on the Giant Supermarket site at 3336 Wisconsin Avenue, a 4-acre site that will be redeveloped into a mixed-use community known as Cathedral Commons.  The $130 million project has been more than a decade in the making, and will create a new, larger Giant as well as 137 apartment units, 8 townhouses, and a concourse with 125,000 s.f. of street front retail space.

Giant had been fighting a devoted neighbor- hood opposition group for years, but scored some decisive legal victories in 2011 and obtained financial partner Bozzuto Group to give the project the final kick needed to start development.  While no formal announcement was issued by the team, partners in the project have been saying for weeks that construction would be imminent, and construction crews began erecting fences Monday afternoon.  

The supermarket, one of the last major groceries to begin (a much needed) renovation, closed in March.  Renderings and descriptions for the new Giant show a wide-aisled suburban-style supermarket resembling its Bethesda counterpart more than the reimagined urban supermarket being promised by developers of the CityMarket at O.  The project was designed by JCA Architects of Reston, which is also responsible for the design work at Union Market.

Update:  A spokesperson for the project notes that Bozzuto is not only the financial partner but also the developer and joint venture partner with Giant, and that no formal date has been announced regarding an official groundbreaking.

Washington D.C. real estate development news

107-Year-Old Cleveland Park Home Dodges Bullet

A 107-year-old home in Cleveland Park has received a last minute pardon from razing, after the property was sold to a new owner and plans to develop the site for the moment shelved.

"The raze application and the concept proposal have been withdrawn," confirms Steve Callcott, Deputy Preservation Officer at Historic Preservation Review Board (HPRB). "We received notification from their attorney that the property has been sold to a different owner."

The saga of the marginalized home at 3211 Wisconsin Avenue was set to come to an abrupt end, as the last owners had sought permission to raze the house to make way for a six-story apartment building.

Previous developers at Hastings Development had proposed a wholesale relocation of the house, from its Wisconsin Avenue location in Cleveland Park to a vacant lot at 3118 Quebec Place NW.  A 2008 report from Hastings Development described the sad case of a home that had "lost its setting" and was "pressed between multifamily apartment buildings."  Pictures illustrating this point depicted a forlorn two story house dwarfed on each side by looming monoliths and fronted by a hectic thoroughfare.  Encroachment was gradual; to the south, an eight-story apartment building was constructed in 1958, and to the north, a (most unsightly) seven-story building went up in the Eighties.  In contrast, 3211 was a modest, two-story frame house, set back from the street with a small front yard.  

But the HPRB rejected this proposal, later saying that the "new location and context was inappropriate for the building," despite the fact that its initial report found the Quebec Place lot "would provide a more visually compatible context of similarly sized and scaled single family houses."  An HPRB report noted that the house was "deteriorating and vacant" and was "in need of substantial repair" as well as missing the original porches. Additionally, there was speculation that the original builder and architect of record, a Treasury Department bookkeeper named Donald Macleod (he built the house for his sister Euphemia), had simply copied the plans for the house out of a builder's manual or pattern book, theoretically reducing the house's value as a historical artifact.

Following the denial of the relocation request, developers changed gears and planned to raze the house and build a six-story apartment building much like the surrounding ones - that is, until the property changed hands at the last minute.  So what's next for the once-endangered house?

"We have no applications pending [regarding 3211 Wisconsin]," says Callcott.  "We're not exactly sure what's going to happen to it."

Washington D.C. real estate development news

The Macklin in Cleveland Park

Sponsored Announcement

UIP Property Management, Inc. is pleased to present The Macklin a fully renovated historic apartment building in the heart of Cleveland Park. The Macklin was built in 1939 and boasts 17 beautiful fully renovated apartments. The Macklin was designed in an art-deco style by renowned architect Mihran Mesrobian (1889-1975), who was a prominent Washington architect. The apartment homes have been completely and beautifully renovated with individually controlled central heating and air conditioning, GE stainless appliances including microwaves and dishwashers, washer/dryer units in each apartment, granite counter tops, restored hardwood floors, tiled kitchens and bathrooms and so much more. The Macklin’s historic exterior features were restored, including the original steel casement windows, glass block art deco entry way, and decorative false balconies and concrete panels. If you want to live in the heart of the city or if you are looking to upgrade, starting at $1,600, call us today at 202-244-3811 or visit us at our website www.uippm.com.

"Historic" Cleveland Park Pharmacy Set for Summer Opening

After more than two years of deliberation, Cleveland Park's new "historic" Walgreens at 3524 Connecticut Avenue will be opening this summer. Best known as the former site of the Yenching Palace restaurant, where intermediaries for President John F. Kennedy and Soviet Premier Nikita Khrushchev negotiated the end of the Cuban Missile Crisis in 1962, the site is currently is the midst of a commercial conversion, courtesy of Mid-Atlantic Commercial Properties (MACP) and Rust Orling Architecture.

"Construction started a couple of months ago. We’re hoping that’ll be completed this summer," said Randall Clarke, MACP Vice President. Construction is being overseen by the Dietze Construction Group.

Since purchasing the building in 2006, Walgreens reps have made numerous presentations of (and revisions to) their plans for the landmarked, 8,600 square foot site at the behest of the local ANC 3C and the Historic Preservation Review Board. In doing so, the development team arrived at a retro-esque design that recalls its original 1945 facade and will certainly make it one of the swankiest pharmacies in the District – but at the expense of a brief construction timeline.

“We went through the HPRB process and, as a result of that, we had to be careful in the demo and do some extra things, so it’s taking a little longer than it would have otherwise. But it’s plugging along,” said Clarke.

The Cleveland Park site will be Walgreen’s second location in the District; the first, at 22^nd and M Streets, NW, opened in March. A third location is planned for Connecticut Avenue and Veazey Terrace, NW in Van Ness, and won zoning approval early April. In all, the drugstore chain plans to open 495 new locations in North America this year.

UIP Moves in on Historic Connecticut Ave Space

Urban Investment Partners (UIP) is currently two months into their $1.9 million renovation of The Macklin – the 70-year old, 17-unit apartment building straddling the same stretch of Connecticut Avenue as some of Northwest’s most beloved destinations, including the Uptown Theater and the Ireland’s Four Provinces Restaurant and Pub.

Located at 2911 Newark Street, NW, the Macklin will receive a thorough 21^st century upgrade, courtesy of Bonstra Haresign Architects. The development team is completely overhauling the building’s aging heating and cooling units, plumbing system, baths and kitchens – the latter of which UPI boasts will include “all-new wood cabinetry, granite or stone countertops, under-cabinet lighting, stainless steel finish appliances including mounted microwaves and dishwashers, and new tiles.”

Additionally, the Macklin’s floorplan also includes the 11,000 square feet of retail space directly below the building at 3400-3412 Connecticut Avenue, NW, which now houses the new UIP offices after their relocation from Arlington.

The Macklin renovation is ambitious if only because it seeks to improve upon the original designs of Mihran Mesrobia – the architect behind such DC landmarks as the St. Regis and the Hay-Adams Hotels, as well as the one-time chief designer for iconic, early 20^th century developer, Harry Wardman.

Nonetheless, UIP succeeded where others had failed in mid-2008 when they acquired the formerly rent-controlled Cleveland Park building for $9.5 million. Earlier, in 2006, the Macklin had been the subject of a failed attempt at redevelopment by the Hastings Development Corporation, which sought to more than double the amount of units on site and install a parking garage beneath the property. Faced with the resident and community opposition, the proposal never made it beyond the planning stages.

According UIP’s Steve Schwat, the renovation is currently scheduled to wrap up in October. UIP’s own in-house general contractor, Urban CM, is overseeing construction.

The Macklin is the third such historic renovation currently that UIP currently has underway in the District. The others can be found at 1921 Kalorama Road, NW and 1706 T Street, NW, both in Adams Morgan.

China Brings Its Baggage to Porter Street

Cleveland Park residents may have noticed the new home development breaking ground on Porter Street, where construction is underway on Porter Street Residences, a 27-unit apartment building (pictured), to be completed in 2010, the only new residential project in the vicinity. Less observant residents might have missed, however, the uniformly Chinese work crew. The outsourcing is not a cost-cutting measure, however. Beginning in 2010, 2708 Porter Street NW will be home to the diplomatic staff residences of the Education Office of the People's Republic of China, a companion project to the recently completed $250 million, 345,500 square foot Chinese Embassy. The nature of the construction is only the first in a series of eyebrow-raising questions posed by goings-on at the site.

Designs for the 27-unit apartment building (12 two-bedroom units, 10 one-bedroom units and 5 studios) and 30-car underground parking garage were prepared by New York’s Ehrenkrantz Eckstut & Kuhn, the firm that is currently designing the Southwest Waterfront, with construction overseen by China Construction America Inc., the American face of the China State Construction Engineering Corporation (CSCEC), the largest “conglomerate building enterprise” in the People’s Republic of China. Hence the dozens of Chinese workers in the Washington area to staff the project. Why bring workers so far for a paltry 27 units? One word: security. International politics being what they are, the seldom-neighborly Chinese government surmised that "American" workers (ahem) might pose a security risk, planting recording devices (or worse) for the benefit of those in the CIA, NSA or likewise acronymic agency. (Lest we forget the secret listening post constructed under the Soviet Embassy in 1970s that remained undiscovered until 2001, or the brand new Moscow embassy Uncle Sam abandoned in the 1980's after finding it infested with (electronic) bugs.)

This appears to be standard operating procedure for China Construction. The company has previously transported emigrant work crews to America for other projects throughout New York, California and Florida. The process also echoes their practices for construction of the Embassy itself, another instance in which they have sought to bar other non-Han crews’ from having any involvement on a work site – a move which prompted severe criticism from stateside union organizations such as Unite Here! and the AFL-CIO.

While the apartments themselves have drawn little flak from the surrounding community, the conditions afforded the Chinese construction crew have been the subject of scrutiny. Reports of the workers' long hours and confinement within a defunct, barbed-wire enclosed Days Inn on New York Avenue NE have been circulating since 2005, when the Embassy first began construction. According to one Chinese speaker who posted a report of an encounter with a Porter Street worker at Prince of Petworth, the workers are fearful of being seen talking to local residents and won’t be permitted to tour the city until their work is completed.

A press release issued by Holland & Knight, the law firm responsible for securing the building’s requisite zoning and land use permits, describes the Porter Street Residences as a “spacious living environment for the diplomats and staff and their families, as well the visiting delegations, scholars and officials.” Seeing as the record of the People's Republic is far from spotless on human and labor rights, it’s no surprise that the imported workers aren’t being afforded the same style of "living environment" as the one they are building. What is surprising, however, is the lack of mainstream media scrutiny regarding the subject. To date, no local television, newspaper or radio outlets have filed a single report on the development. Given the constant stream of activists calling for action outside of the Chinese Embassy, perhaps Porter Street will soon be seeing a few protests to call its own.

Bon Voyage to Vaughn Place Condo Sales

After two years of marketing and sales, the Carlyle Group of DC and Bethesda-based Ross Development have ended sales for Vaughan Place condominiums at McLean Gardens on Wisconsin Ave and 38th Street, NW, and have turned the project back into rental apartments. The 574 units included three living options – “The Tower” which offer 1 and 2 bedroom units, townhouses, and terrace homes that included studios and 2-bedroom, 2-bathroom units. Less than half of the units were reported sold as condos before the decision to revert the remaining units to leases. Sales by McWilliams Ballard began in the winter of 2005 and were halted in April of this year. Rents are now starting from $1,750/month.

Several condo projects in DC have gone rental in the past months in and around the DC area. While institutional lenders have continued to impose pre-construction sale requirements on residential projects, often demanding the same sales quotas considered reasonable only two years ago, public perceptions about the market have meant increasingly fewer buyers are willing to sign contracts up to two years before a project’s completion. The gap in between lenders' requirements and actual sales volume has been the catalyst for many of the post-sale conversion to apartments recently, often against the judgment of the development team.

Past projects have also converted to leased apartments for developers’ fear of buyers walking away from their deposits at the last minute, particularly in projects that had higher levels of investors. Representatives for Vaughan Place would not comment on the decision.

Cleveland Park Condo Gets ANC'ed

Bethesda-based Clark Realty Capital is planning to move forward with its condo development in the of Cleveland Park neighborhood of DC despite unanimous opposition by the local ANC. Clark has vetted plans before height-obsessed DC residents for a 5 to 6-story building at 2950 Tilden St., a site just off Connecticut Avenue that sits adjacent to Clark’s last project, the 9-story Connecticut, and a five-minute walk from two Metro stations, but has gotten a cool reception by the ANC for its "towering" height. The building would contain a maximum of 49 condo units in 87,500 s.f. of space. The Sorg & Assoc. design would start at two stories at street-level and step gradually up to 5 or 6 stories, culminating in a green roof with penthouse terraces. Clark expects a zoning decision in September and a ground-breaking in 2007.