Thursday, April 01, 2010
Chapin Street Project Up for Review
Labels: Columbia Heights, Dantes Partners, PGN Architects, U Street
The proposed residential building would replace a vacant lot that once held the Berkshire, a residential building larger than the proposed structure that burned down in 1996. Units will be made affordable, for 30 years, at no more than 60% AMI, and will likely cost $1,200 or so a month. Below-grade parking will provide twice as many bicycle spaces as car spaces (34 and 17, respectively) with one parking space set aside for service/delivery vehicles. The ground floor, which will include a community room, will occupy 100% of the available lot space, with the remaining above grade floors taking on a "U-shape" to occupy only 80% of the lot space.
The Commission previously expressed concerns over the PGN Architects' design, which included vinyl siding and blue tones. The updated design is for gray and copper-toned paneling, expanded use of blond brick and stone veneer bands. Though the original design for the at-risk west side of the building would not have had windows, with the exception of the interior courtyard buildings, the newest design calls for glass block panels to "enliven the appearance."
For community benefits, the developers will offer $50 SmartTrip card and subsidize membership fees for either a SmartBike or Zip Car membership for each unit upon move-in.
The size of the project matches the scale of the neighboring buildings, though approved PUD's like the wayward Nehemiah Center would be significantly larger than the Dantes project. In all likelihood, the project will gain approval thanks to the staff approval. Though Binite was reticent - "we typically shy away from media attention to any of or projects" - at a community meeting last summer, the developer indicated he hoped to gain approval this May or June and begin construction in October 2010.
Washington, DC real estate development news
Wednesday, March 17, 2010
Justice Park Showdown
Labels: Bogdan Builders, Bonstra Haresign Architects, Columbia Heights, Dantes Partners, Ellisdale Construction, Neighborhood Development Company, PGN Architects
The Argos Group/Potomac Investment Partners joined forces with Sorg Architects and Ellisdale Construction to present a condo building with 34 units, 12 of which will be affordable. The futuristic, Jetson-like glass design will be built to LEED standards and offer 40 parking spaces. The team boasted local credentials and a relationship with the Fraternal Order of Police; we don't know what that has to do with getting the bid but it sounds impressive doesn't it? In the 30-slide presentation, the group did not discuss how the project would be financed, save for one bullet point, on the 29th slide, citing "financial capabilities." Hmm, doesn't quite ooze confidence.
Next up is the Euclid Community Partners, comprised of Dantes Partners, Perdomo Group and Capitol Construction Enterprises. The group proposes 37 units - all affordable rentals - for households earning at or below $60,000 a year. The spin for Euclid was that there are plenty of available luxury condos for high-earners nearby, but not enough workforce housing; they are filling a need in the community. The development team also boasts an available, self-financed $550,000 pre-development budget, claiming that the project would not require District funding. Now that's something to give pause. Dantes had luck on another RFP recently as part of the West End Development project team.
Now, for the self-proclaimed heavy hitter: Mosaic Urban Partners, Bogdan Builders and Bonstra Haresign Architects. The team promoted plans for their "Justicia" (ick, try again), a 27-unit, four story residential building with 8 "income restricted homeownership units." The Justicia team tried to rattle the competition in a two-fold strategy. First, by raising concerns about other groups' abilities to finance and deliver on projects, especially in these tough economic times. Bogdan claims they have abilities, pointing to their Logan Station project, which finished sales in 2009 - a tricky point, since they actually finished build-out in 2007, well before construction financing dried up. Mosaic also argued that a smaller project, like theirs, does not require any zoning approval and is therefore a better bet than one that does. Fair enough, though the competing designs could gain ANC support and probably will not make too many waves during zoning review.
Finally, the Neighborhood Development Company (NDC), with partners Hamel Builders and PGN Architects, propose a 39-unit, 5-story condo building. The project would offer 12 of the units as affordable and boast LEED Silver design elements. The only team to give a timeline, the NDC team indicated the project would require a zoning change, meaning the building would likely deliver during the first half of 2013. NDC has delivered projects like The Residences at Georgia Avenue during the financing crunch, though the team did not indicate whether or not it would require District funding.
According to the timeline on the website for the Deputy Mayor for Planning and Economic Development, a winner should be announced this month.
Washington DC real estate development news
Correction: The developers pointed out to DCMud that though the Logan Station project finished in 2007, their Cityscape on Belmont project was financed and sold out during the crunch.
Tuesday, March 02, 2010
Manna Begins Columbia Heights Condo Project
Cardozo Court will offer its homes from $175,000 to $260,000, available to purchasers earning at or below 80% of Area Median Income. Manna has begun signing contracts on the units, with nine already claimed.
The total development costs are estimated at $3.4 million and financing is being provided by Local Initiatives Support Corporation, BB&T, Department of Housing and Community Development. Since its founding in 1982, Manna has developed and sold over 1,000 units in the District.
Washington DC real estate development news
Tuesday, February 16, 2010
Meridian Pint: Building Up to a June Grand Opening (draft)
Tuesday, January 05, 2010
District Council Hands Out Tax Breaks to Developers
Labels: Columbia Heights, Congress Heights, Donatelli, Georgia Avenue, Neighborhood Development Company
Donatelli's Park Place, which opened atop the Georgia Avenue-Petworth Metro station last summer boasting 156 rental apartments and 5 rowhouses, offered 20% of the units to low-income tenants. Park Place is a $71 million, 200,000 square-foot housing and retail project. The abatement begins FY 2009 and exempts the developer from property taxes for the next 10 years and increases by 10% for the years 11 through 20 until the point at which the developer is paying full property taxes. In 20 years. Though, according to Brian DeBose, Communications Director for Councilmember Jim Graham, this is the an unusual request from Donatelli, whose projects have consistently set aside affordable housing, without any expectation of tax abatement. Graham saw fit to support the developer, a DC resident, and to "better advantage the building" during an economic downturn.
Neighborhood Development Company's The Heights on Georgia Avenue proposes to bring 69 new residential units and ground floor retail with half of the units set aside as affordable. The Georgia Avenue site was acquired by a partnership of NDC and Mi Casa Inc. – a DC-based non-profit that specializes in restoring aging properties and converting them into affordable housing. Architect Graham Parker designed the building, which will come in at a cost of approximately $25 million. The project received the vote of approval from the ANC for the zoning adjustments needed to bring in the development. The abatement for The Heights is the same as the Park Place abatement.
A bill submitted by Councilmember Marion Barry also provides indefinite tax abatement on two properties owned by Affordable Housing Opportunities Inc. (AHO), and even paying back taxes already received from FY 2008. The exempted are the former Wilson Court Apartments at 523-525 Mellon Street SE, purchased in 2008 for $1.5 million, and 2765 Naylor Road in SE, which the developer purchased in July 2008 for $2.8 million. Nelson Architects designed the renovations for both buildings. Plans for the former property include 36 single room units and 15 efficiencies, including two for on-site staff. The units will be made available to special needs single adults all with initial incomes at or below 30 to 50% of the Area Median Income (AMI). Neighbors have objected strongly to the proposed use, but Troy Swan of SOME indicated the project plans may change since the Mellon Street project did not receive any Low Income Housing Tax Credits (LIHTC). The latter AHO property on Naylor Road will include 40 units at or below 60% AMI and received a LIHTC award from the DC Department of Housing and Community Development (DHCD) in August.
The approval of AHO's abatement for Naylor Road and Mellon Street comes despite a June letter from Natwar M. Gandhi, the District's Chief Financial Officer, stating funds are "not sufficient in the FY 2009 budget or the proposed FY 2010 through FY 2013 budget" indicating the total negative fiscal impact through FY 2013 would total $383,700. Though abatement bill also includes an amendment that would supposedly offset the cost of the lost taxes through parking meters.
Washington, DC real estate and development news.
Image of 523 Mellon Street SE Courtesy of South East Socialite.
Wednesday, September 16, 2009
New Condo Survey - Harvard Lofts
It is obvious from the exterior that the building is a decidedly modern twist to an otherwise historic row of single family homes and small apartment buildings, many of which are still unrenovated. The mostly glass facade incorporates a gated entry to the side courtyard, with private entrances to each of the 4 "townhouse" style condos. Each townhouse, priced from $599,000 to $639,000, has a first floor bedroom and 2nd floor master bedroom and bath, with lofted spaces overlooking the living room below. Townhouses showcase large windows, but are only exposed on the east side that looks directly into the base of the condominiums next door, allowing for little natural light, even on the well lit half of the units.
The main entrance leads to the remaining 8 condominiums, each with a distinct layout and design - a revitalizing break from the shoe box layout of most new condos. In keeping with the uber-contemporary architectural design, most units have double-height ceilings, with floor-to-ceiling windows that frame the historic neighborhood to the north or city and monument views to the south, you choose.
Each condo has a different expression of purely modern design, with hardwoods over a concrete slab, for privacy and structural integrity, and white-on-espresso Porcelanosa kitchens, with Bosch appliances, that vary from traditional u-shaped to contemporary kitchen-living combinations, though the latter are insufficiently small. Although less than 2 blocks from the Metro, tandem parking is available to purchase; most condos have private outdoor space.
The penthouse level features two small one-bedroom units with private terraces, and two 2-bed plus den penthouses, each with several large private terraces at $875,000 each. The developer, Harvard Loft, LLC, notes that pains were taken to make the building green, from choice of materials to efficient appliances and innovative lighting that is both efficient and bright, though no LEED certification was achieved. The condos are open on weekends and by appointment.
Monday, May 11, 2009
Condos Get Affordable (and Green) in Columbia Heights
Labels: 14th Street, Affordable Housing, Columbia Heights, manna, new condos
“We acquired the lot back in the mid-90s from the DC government under the Homestead Program. The exchange was that we got the property and would develop it affordably,” said Karen Williams, Project Manager at Manna, Inc. “We have to get approved by [the Office of Housing and Community Development] because it is a Homestead project. That program no longer exists…but is now administered by the Property Acquisition and Disposition Division.”
The three-story project’s units will start at 551 square feet for a one bedroom with the largest, two-bedroom units measuring in at 1025 square feet. All will be available to area residents making less than 60% AMI, and, though there’s no word on what types of amenities are planned for the site, the project will be built according Enterprise Community Partners’ “Green Communities Criteria” – a LEED “aligned” program specifically aimed at certifying eco-friendly, affordable housing. Given the project’s ties the recent flurry of similarly minded DC developments, Cardozo Court looks to be on the fast track to breaking ground by summer’s end.
“We’re two steps away from getting our building permit,” said Williams. “Right now it’s in [the Washington Area Sewer Authority] and then it’ll go to structural, but, with permitting, you can hardly guess at [a solid date]. Ideally, we would start later this summer or in the early fall.”
Prices at Cardozo Court will start at $175,000 and, once completed, the development will join two other two other District-sponsored, brand-new, affordable residential developments: Somerset Development’s Hubbard Place redevelopment at 3500 14th Street, NW and Jubilee Inc.’s refurbished Ontario Court apartments at 2525 Ontario Road, NW in Adams Morgan.
Washington DC real estate development news
Wednesday, April 29, 2009
District Officials Decry Condos, Celebrate Affordable Housing in Columbia Heights
Labels: 14th Street, Affordable Housing, Columbia Heights, Hamel Builders, Jim Graham, Mayor Adrian Fenty, new apartments, renovation, Somerset Development
Monday, April 20, 2009
Social Safeway Set for Demolition Next Month
Labels: Columbia Heights, Georgetown, safeway, supermarkets, Torti Gallas, Wisconsin Avenue
"Demolition will start immediately [following the store closing]," said Safeway spokesman Craig Muckle. "We plan to have it done for a March 2010 opening." In the meantime, shoppers at Safeway are stocking up on discounted food as if there were light snow in the forecast.
But fear not, valued customers. As stated above, the new and improved Social Safeway is planned to open next year with a 21st century design - courtesy of Torti Gallas Architects - and a new floorplan that will largely abolish the current store’s massive and congestion-prone parking lot. By reclaiming part of its underutilized footprint, the from-scratch storefront will bare more resemblance to CityVista’s so-called “Sexy Safeway” rather than it’s former incarnation. Muckle tells DCmud that the new building’s design is the result of a lengthy approval process that the company underwent with locals and DC authorities.
“We had a number of visits with [the Old Georgetown Board] and [the US Commission of] Fine Arts. We went back a couple of times as there were some revisions requested along the way. But I don’t recall there being anything wildly out of line or that needed to be redrawn significantly,” he said. “We did spend a lot of time with the ANC, so I think we can say safely that the ongoing conversation really made the process much less challenging.”
In the meantime, renovation procedures take a much more low-key tactic at the "Not So Safeway" at 1747 Columbia Road, NW. That store will remain open when it goes under the knife (as early as early next month) and, although the store will forgo demolition, the end result will be much the same as in Georgetown.
“Under the current situation, [we couldn’t close the store]. We would have liked to, but if we’re not able to that, we’ll do the in-place remodel. It will be a complete interior renovation and decorum upgrade,” said Muckle. “It will look like…our other upgraded Safeways, of which there are now nine or ten in the area.”
Washington DC retail and commercial property news
Thursday, March 26, 2009
Industry Insight: Adrian G. Washington of the Neighborhood Development Company
Labels: Affordable Housing, Columbia Heights, Georgia Avenue, interview, Neighborhood Development Company, Park Morton
Tuesday, March 24, 2009
New Columbia Heights Destination Open by Fall
Monday, November 24, 2008
Organic Grocer in Columbia Heights to Build in March
Labels: 14th Street, Columbia Heights, MV+A Architects
ET bills itself as supporting "sustainable practices ...supporting local farmers" with food "free of artificial flavors, colors, preservatives and sweeteners." Said Youngman: "We’ve always seen DC as market that could really handle it. It’s always been on our list of places to go...We’re one independent store and wherever you grow, you want to get your biggest possible audience."
After meeting with nearly 20 developers and scouting locations across the city (including PN Hoffman’s storefront at Union Row, now occupied by Yes! Organic), Ellwood formally partnered with MV+A Architects to resurrect a derelict storefront at 14th and Irving that the architecture firm had been seeking to fill with a viable tenant. Once completed – with historic facade intact - the new Ellwood Thompson’s will share the block with a recently opened Washington Sports Club location and Best Buy.
According to Youngman, the local community registered almost immediate support once word got out that his organization was vetting it as the possible location for an independent, health-conscious grocer – a feeling that was reciprocated on Ellwood Thompson’s end as well. Says Youngman:
We really just loved the walk of it. We loved the people and the activism aspect of it. I’ve got thousands of e-mails of testimony from people who wanted us to come up there...we just got hit after hit after hit and we’d like to profess our undying gratitude. After 800 or 900 e-mails, it just became the obvious location for us. This is also an economy where we really need to be in a place where the discretionary income is there and it’s under-served in that area. Giant is cranking away up there, but there’s no alternative for a grocery.
Washington DC-based Prince Construction has been selected to build the project. Construction is slated to begin in March of 2009.
Washington DC commercial real estate news
Saturday, October 25, 2008
New Condo Opens in Columbia Heights
Labels: Bogdan Builders, Columbia Heights, new condos, Zahn Design
Thursday, May 01, 2008
New Condo in Columbia Heights
There's a new condo in town. Though that wouldn't have been so newsworthy a few years ago, the dearth of new construction makes us happy to be able to report that inventory doesn't just shrink. Drummond Development has come out of the ground with Privado, its most recent project, a 16-unit building on Chapin Street in Columbia Heights.
The project will sit on the crest of the Hill overlooking DC, reportedly providing rare views across the city from the upper floors. Developers hope that adjacent Meridian Hill Park, as well as the recently opened DC USA and newly revived Columbia Heights center, will be an attractant for condo sales, but aren't taking chances. According to Steve Schwat of Drummond, the condominium will feature "real wood stained entry doors, solid real wood floors...dove tail drawers, and Siedle full color video/audio entry systems with biometric fingerprint access." Not mincing words, Schwat says that interior details permeate the thought behind the building, including "super-silent powerful bath fans - not those cheap noise makers everyone else uses...even our garbage disposals are better. Its designed for those that appreciate true quality."
Drummond has seemingly not lost its footing in the current market, completing numerous apartment renovations throughout DC as well as having recently completed Meridian Heights, The Drummond, Archbold, Providence Square, and Penn Circle, all condo projects in or near downtown DC. The project is designed by PGN Architects., and should be complete late this year; the units will range in price from the high $300's to the $900's.
Thursday, April 03, 2008
By Rite Development in Columbia Heights
Before the shovels have even hit the dirt, 3DG has invited DC restaurateur John Andrade to operate a new two-story restaurant out of the ground floor and below-grade level. Andrade, current owner of Asylum in Adams Morgan, plans to open Meridian Pint in the new building, which will offer American "comfort-food," a "generous vegetarian/vegan section," and downstairs lounge area.
Along with housing Meridian Pint, the new building at 3400 11th Street will also offer office space on the second floor; half of which will be occupied by 3DG and the other half of which will house Solimar International, a DC-based sustainable tourism consultant.