The Noma Building Boom Continues

Call it Eckington or call it Noma (it sits conveniently just inside the Noma BID boundary, on Eckington Place), the superblock just north of the FedEx Center may not be on your commuting route (is anyone commuting?), but it will soon be the starting point for more than a thousand residents as several real estate projects come online later this year.  In one section, Grosvenor will be delivering 45 two-story townhouses, but that pales next to JBG's project (a remnant of the Chevy Chase company that did not merge into JBG Smith), which adds 457 apartments and 179 condos, as well as up to 80,000 s.f. of retail, nearly one million square feet in total.

The 4-building complex, designed by architect Eric Colbert & Associates, will divide the block with a woonerf, a crafty Dutch architectural landscape term (don't scoff, they did give us Manhattan) for a wide street that can accommodate cars (slowly) but is designed for pedestrians.  That adds to the 603 units that JBG completed recently next door.  JBG originally partnered with Boundary Companies, which was bought out by developer LCOR in early 2018.  As for the retail, JBG is still seeking retailers, but has signed Union Kitchen to open a market, and Brooklyn Boulders to build a climbing gym.  And across the street sits yet another project in the works, 327 residential units coming early next year.  The whole project sits feet from the Metropolitan Branch Trail, and across the tracks from Union Market, one of the few sections of the city undergoing even more construction.

click on photo for gallery

Project:  Eckington Place

Developer:  JBG, LCOR, Grosvenor

Architect:  Eric Colbert & Associates, KTGY

Construction:  CBG

Use:  179 subsidized apartments

Expected Completion:  Late 2020

Washington DC retail and real estate news

Today in Pictures - Trilogy Apartments

Trilogy apartments opened last week, and though the neighborhood's location is more contested than the Spratly Islands (either NoMa or Eckington, you pick), the first building is now open - and soon all 3 buildings and 603 apartments will be complete.   Designed by the Preston Partnership and developed by Mill Creek Residential Trust, the project broke ground in March of 2011.  Below are pictures of the completed portions of the building.

Washington D.C. real estate development news

Today in Pictures - NoMa West

One of Washington D.C.'s largest residential developments is nearing completion. Mill Creek Residential Trust, LLC is putting the finishing touches on NoMa West, three five-story buildings on a 4.3 acre site that will add 603 wood-framed, mostly market rate apartments to the NoMa neighborhood (that some insist is really Eckington, but that fall inside the NoMa BID map boundaries). The Preston Partnership, LLC is responsible for the design, and R.D. Jones & Associates designed the interior.

Whatever neighborhood it falls in (note that the project was once called Eckington Place), the project is nearing completion and is across the street from MRP's Gateway project, the combination of which will bring an actual neighborhood to what could have been recently described - charitably - as desolate.  (Pictures were taken last month)

Rhode Island Avenue Northeast: Development "Hotspot"

The corner of 4th and Rhode Island Avenue, NE, may be one of the District's least celebrated corners, but an area hitherto untapped by real estate developers, is finally getting attention. Thanks to PERS Development, a plan to remodel an abandoned 32-unit building at 329 Rhode Island Avenue NE will soon be underway, making way for "hip, boutique, luxury condominium homes." Just a few blocks east of the Rhode Island Ave - Brentwood Metro, the project will build off the local momentum of Baltimore-based A&R Development Corp's 8.5 acre, $108 million project (including 274 new residential rental units and 70,000 s.f. of ground floor retail) that broke ground this spring on the former WMATA parking lot, making the vicinity a "transit oriented developer hot spot." PERS Development is a young and ambitious team with four completed projects under their belts, and now two more in the works. All four of their finished developments have sold out, the last being Sky DC in Randall Highlands. On their four previous projects, PERS has specialized in small, moderately-priced condos. But as advertised, this endeavor seems destined to be slightly more high end than the units sold in Randall Heights for $200,000. However, while PERS President and CEO, Ramin Bassam is promising a "very, high-end boutique product," a price point between high $200,000s and $350,000 proves value also remains a priority. Marty Zupancic of Marcus & Millichap brokered the deal that sees the property travel from the reluctant hands of the previous owner Byung S. Shin of BSS Partnership to the more purposeful and enterprising hands of the developer.

The development will come as welcome news to local residents, but especially so for neighbor Steven Conn who several months ago compiled a slide show of evidence in an effort to convince DCRA that the building at 329 Rhode Island was a hindrance and hazard to the community, and therefore should be classified as "blighted." Local blogger Dan Silverman gave voice to Conn and his cause by highlighting the property with the honorable distinction of the Horse's Ass Award. The District was in the midst of designating the building as blighted and condemned only two months ago, but PERS was able to step in, usher through the necessary building improvements, and remove said designations, enabling the financing and property transaction to go through, and development plans to move forward. The top floors of the building were significantly damaged by a fire that raged in the evening hours of July 31st last summer. While the neglected building, singed, dirty, and windows boarded, is an eyesore at the moment, its proximity to the metro and its location on a highly visible island-like street corner, makes the property apparently attractive to real estate developers. In a press release, Bassam stressed that: “This project represents a great opportunity to fulfill the growing demand for luxury condominiums in the District of Columbia by delivering a high end product in an under-served submarket at a time when supply is getting tight. It has just the type of character and location that we have been looking for.”

SGA Arcitects have been contracted for the design, and initial renderings should be finalized later this week. The building will transform from a sordid blemish of a property into ultramodern, highly-wired chic condos. Each unit will be outfitted with wi-fi and iPad docking stations. Other amenities include a state-of-the-art glass-enclosed gym, a rooftop deck outfitted with a European shower, and various community lounges. Units will be planked with natural bamboo flooring. The bottom floor will reserve room for five retail tenants, an amenity that new owner Bassam says is desperately needed in the neighborhood. "A late weeknight trip to the McDonald's across the street is an at least twenty minute wait in line, there are not enough retail options at the moment," explains Bassam. The often elusive project financing of the acquisition and needed construction, normally the last piece of the development puzzle, is already in place, compliments of Bethesda-based Monument Bank.

Washington D.C. Real Estate Development News

Eckington's St. Martin's Still a Source of Tension

Originally scheduled for completion in the first quarter of 2010, Eckington's St. Martin's Apartments are coming together, according to church authorities and architects involved with the project - although, November of 2010 is now looking like the more likely date for completion.  Washington DC based NorthStar Development and Consulting partnered with St. Martin's on the apartments which will ultimately be controlled by The Catholic Charities of the Archdiocese of Washington through a subsidiary. Those curious about the progress on the 178-unit affordable apartment complex located at 116 T Street, NE can now see the recently installed windows, according to Lenora "Chick" Bowser. Built atop St. Martin's land, the four-story complex (plus one story of parking below-ground) has been billed by Parish Pastor Michael Kelley as "The Largest Affordable Housing Project in DC." All units are rental and all are offered below the market rate with one-bedroom public housing units available at 30% AMI and two-bedrooms available at 60% AMI. That's either great news for working families or a ticking property value time bomb for local property owners - depending on who you ask. The project has faced community roadblocks since its inception in 2005 when Hamel Builders was given the unique opportunity to roll the convent 80 feet east of its 116 T Street, NE lot to avoid razing a potential historic site.

  

According to Milan Mehta, Grimm & Parker's lead architect on the project, the convent will now hold six units built in accordance with Historic Preservation guidelines, with the other apartments contextual with the neighborhood. "We tried to break up the façade so that it mimicked the homes to the [Todd Place] side," explains Mehta, adding that the designers included a "grander frontage and greater street presence on the T Street side," facing McKinley Tech and Hyde School.

But design aesthetics—including an E-shape somewhat reminiscent of Sursum Corda's horseshoe design—aren't the only concerns some of the area's neighbors have with the 241,000 s.f., $41 million project. At a time when the New Communities initiative has sold the District on the idea that mixed-use, mixed-income, rent-or-own developments will spark progress in neighborhoods, some Eckington residents feel this development will have the exact opposite effect - namely, that it will concentrate poverty and crime into one designated area.

For their part, church officials and developers have repeatedly dismissed these charges as naive mischaracterizations of future St. Martin's residents. "This development will be mixed-income," counters Chapman Todd, director for housing development at Catholic Charities, adding that although the development is a stand-alone development separate from the New Communities initiative, it will serve as "an asset to a vibrant community in need of more affordable housing options."

As for the similarities to failed public housing projects like Sursum Corda, Todd assures that the St. Martin's Apartment design took into account neighborhood concerns about "common areas being open to the street" by placing features like the toddler play area, gazebos, and courtyard terraces one floor above street-level. Whether or not such steps help soothe community concerns, Todd is certain that as the building nears completion, everyone involved will continue to work "to be present for the community and ANC, Bloomingdale Civic Association and Edgewood Neighborhood leaders."

Washington DC retail and real estate development news

DC Scouts $1.2 Billion in New Development for Rhode Island Avenue

"Think of Rhode Island Avenue NE as a 'diamond' - a largely un-mined yet valuable investment opportunity."

So begins the Office of the Deputy Mayor for Planning and Economic Development's (ODMPED) Draft Rhode Island Avenue NE Economic Development Plan. Focusing on corridor's three-mile stretch through Northeast Washington, the report recommends "over $1.2 billion in new investments in housing, retail, office and public art" over the next 16 years for the surrounding communities of Brentwood, Brookland, Eckington, Edgewood, Langdon and Woodridge.

Developed under the auspices of the Mayor's Great Streets Initiative with contributions from everyone from the three local ANC 5 commissions to WMATA to the DC Commission on the Arts and Humanities, among many, many others, the "diamond" draft hopes to realize more than 3,000 new residential units, almost 600,000 square feet of office space and over 500,000 square feet of retail along Rhode Island Avenue by 2025 – the earliest of which could deliver by 2011. In doing so, they hope to lure residents and shoppers back from surrounding counties, in order “to capture a portion of the $1 billion in retail sales revenues (and jobs) lost each year to other jurisdictions.”

As such, the plan highlights several promising projects already in the pipeline for the corridor, though delayed “until further change in the economic market”: Mid-City Urban and A&R Development’s mixed-use, 274-unit Rhode Island Station project; the H Street CDC’s 170-unit Rhode Island Avenue Gateway; and, lastly, Republic Land’s 257-unit Brookland Square development (pictured). In total, ODMPED states there are “as many as 14 residential development projects planned or proposed…[that could] include over 13,000 residential units combined.”

Beyond merely underlining Rhode Island Avenue’s Grade-A potential for mixed-use development, the draft plan also delves into suggestions for sustainable building practices, public art installations, small business development, job creation, safety improvements and smart growth transit options – the latter of which includes a proposal for new MARC station at Eastern Avenue and Wells Street on the Prince George’s County border near Mount Rainier (though previously suggested alternatives, like a Rhode Island Avenue street car line, rapid bus transit service, or extension of Metro’s Yellow Line are no longer being considered at this time.)

As the “diamond” draft is broken down into four distinct sub-areas - 3rd to 12th Streets NE, 12th to 18th Streets NE, 18th Street to South Dakota Avenue, NE and South Dakota to Eastern Avenue, NE – residents are encouraged to peruse the recommendations made for their specific neighborhoods and submit comments to Great Streets Coordinator, Derrick Woody. ODMPED will hold an open forum to discuss the plan during the week of September 7th “to formally receive any other comments on the plan before it is finalized.”

This is the second such draft plan released by the Deputy's Mayor's office in as many months; in early May, they posted their proposed plans for redeveloping the Florida Avenue Market into "vibrant, mixed-use neighborhood."

Eckington Affordable Housing: A Moving Story

In rare confluence of church and (real e)state, Eckington's St. Martin's Parish and NorthStar Development and Consulting have come together to produce a new 178-unit affordable housing project in Northeast Washington DC. Initially obstructed by the community, which objected to the proposed demolition of a historic church convent at 116 T Street, NE, the development team agreed to physically move the convent. Just this week, Hamel Builders rolled the edifice 80 feet east of its original location (the nuns were previously evacuated) and, in doing so, freed up the lot so that construction on the $41 million project can commence posthaste.

Upon completion, the new 241,000 square foot project will boast a combination of one-bedroom public housing units available at 30% AMI and two-bedrooms available at 60% AMI - which in sum total, in the words of Reverend Michael Kelly of St. Martin's, makes it “the largest affordable housing project in DC.”

According to Neal Drobenare of NorthStar Development, the apartments will have "two internal landscaped courtyards, a business / computer center, internet café, wireless internet access, full fitness center and community room…[plus] a full level of underground parking." At present, the new development remains untitled, as NorthStar has yet to “hit upon a final name that conveys a market rate level of quality, respect[s] St. Martin Parish's sponsorship, and the secular nature of the apartments themselves.” The project is expected to reach completion in the first quarter of 2010. Grimm & Parker is designing the new building.

The Catholic Charities of the Archdiocese of Washington will control the apartments through a subsidiary, which will then pay St. Martin's Parish to lease the land underneath. Said De Drebonare:

“St. Martin's Parish will continue to lead our neighborhood steering committee, which has representatives from nearly all local churches and civic associations [and] will help build bridges between the neighborhood and our residents, as well as keep our feet to the fire on operating at a market rate level of service. A third party manager will run the building.”

According to Drebonare, the matter of transplanting a former nunnery wasn’t the only obstacle encountered by the development team since planning began in 2007. "The closing of the financing was quite the cliffhanger as [the] financial markets collapsed around us…we managed to close the day before the complete meltdown of the stock market in October."

Looks like someone up there was looking out for them.

Todd Place Condos

SPONSORED ANNOUNCEMENT

Todd Place - new condominium homes from $236,000 near the Rhode Island Avenue Metro. Todd Place is the total renovation of 3 separate apartment buildings, 302-310 Todd Place, into 12 condos, each with two bedrooms, deep walk in closets in each bedroom, vaulted ceilings, and beautifully finished interiors.

Located in the Eckington neighborhood of DC, within walking distance of the Rhode Island Ave Metro station and NoMa Metro stations, in DC's booming NoMa area, the fastest growing commercial real estate sector in the District. Off-street parking available for each unit. Interior finishes include solid bamboo floors, generously sized granite counters in the kitchen and bath, skylights on the upper floors, ceiling fans, walk-in closets in both bedrooms, and private security systems. Developed by Lindsay Development & Hillsborough Investments. Newly reduced prices range from $236,000 to $265,000. Marketing and sales by DCRE.

Washington DC retail and real estate news

MBT Bike Trail Construction to Resume

In an announcement that cyclists have long anticipated, the District of Columbia held a press conference this morning to proclaim the imminent construction of the MBT - the Metropolitan Branch Trail - an eight-mile bike/jogging trail that will run from Union Station to Silver Spring. In his announcement this morning, Mayor Fenty stated that the District had reached an agreement with PEPCO to donate property adjacent to the CSX railroad lines, land currently worth (they are telling the IRS) $3.3m. The new trail will connect the New York Avenue Metro to Franklin St., NE. The agreement represents a key parcel of real estate, stretching through NoMa and Eckington, and the city's resulting ability to add a crucial connector.

The MBT began as a concept in the early '90's, several segments have already been built. When completed, the MBT and its contributing paths are envisioned to run from the Mall to Silver Spring, northwest into Bethesda, where it will connect to the already completed Capital Crescent Trail. The MBT portion will later add a spur from the Ft. Totten Metro to West Hyattsville. The section of the trail announced today will connect the recently completed New York Avenue Metro station on NoMa's north end, running over Florida Avenue, under New York Avenue, and over Rhode Island Avenue at the Metro station, where the trail will take the form of roadside bike lanes until it reaches the Brookland-Catholic University Metro.

Officials involved with the project project that design work will begin immediately, with construction to start hopefully by year end. With this latest acquisition, the MBT still has numerous issues to work through at the Ft. Totten Metro station, including a land acquisition from WMATA.

Eric Gilliland, Executive Director of Washington Area Bicyclists Association, which has worked with the District in support of the trail, extolled the virtues for both bikers and Metro riders, projecting that the newest leg will increase access to the New York Avenue Metro - a station that is currently cut off by Florida and New York Avenues, an interchange Gilliland called "really terrible for pedestrians." Gilliland predicted that connecting remaining pieces within the District would take and additional two and a half to three years, but that the Silver Spring to Bethesda section was waiting on plans for the Purple Line.

DDOT will be in charge of construction. To date most of the costs have been paid for with federal dollars, though the project will undoubtedly be a boon for a few neighborhoods like Eckington that will be suddenly be connected along the the railroad tracks that once condemned them to relative isolation.