Bromptons Comes Back

The Bromptons at Cherrydale, a 22-unit, mixed-use townhouse condo project at 3800 Lee Highway, is making a comeback - no small feat for a project that was built in 2005, heavily litigated, nearly taken down, then built again. The Ed Peete Company began construction in 2005, soon finishing the townhouse portion of the site, but Arlington County found multiple building code violations in the multi-family portion and ordered the building torn down. Despite that, the building sat abandoned, until now. Arlington County issued a stop work order to the developer back in 2006 - and stop it did - and the unfinished hulk sat forsaken, forcing the County to issue a demolition order in November of 2007. Peete appealed the order, received an extension, but still missed the extended demolition deadline, causing the County to file suit to enforce the order - or confiscate and sell the property. But in May of 2009, Peete reached an agreement with Arlington to post a $250,000 escrow account with the County and remediate, and in December of 2009 began replacing balconies and windows to bring the structure back into building code compliance. And talk about deadlines - the agreement stipulated that the County had to the right to demolish the whole building if strict construction deadlines were not met.

According to Steve MacIsaac, Arlington County Attorney, the original construction problems were "innumerable." "There were serious structural problems with the building. The building facade created so much stress on the front it could have come down." MacIsaac says that the frame has been structurally reinforced, with new brickwork on the facade, and that county building inspectors are working with the Ed Peete Company - now officially R15, LLC - to ensure a code-friendly building. "The building will be safe," MacIsaac reassures us. It all started so well, with the building selling out in 2004, a great year to be in condo sales. At least the Cherrydale saga is expected to end later this year when the building completes. The wood-framed condominium will offer 22 units on floors 2 through 4, with 4 commercial spaces on the ground floor, located next door to the fire station. At a minimum, there will be one less eyesore on the morning drive, and commuters won't have to worry about real estate crashing down on them. Well, at least not literally. 

Arlington VA real estate development news

Arlington: Finish or Demolish Bromptons at Cherrydale

The Bromptons at Cherrydale, a 22-unit, mixed-use townhouse-style condo and retail development at 3800 Lee Highway that has stood unfinished since 2006, must now either be either be fully completed or demolished, per an agreement between the Arlington County Board and developer Ed Peete.

 

After selling out the condos during the banner year for condo sales that was 2004, work on the Bromptons stopped in March 2006 after County inspectors found the structure to be faulty, with uneven floors and load-bearing members incapable of bearing the building’s weight. The developer laid the blame for the structural deficiencies on the project's structural engineers – whom Peete later took to court over the matter, though Peete is still working with the project architect.

Meanwhile, beginning in 2007, the developer pledged that he would demolish the work already underway, re-pour the foundation and begin the Bromptons anew. After two raze permits were granted – and lapsed – the County officially declared the quasi-building a "blight" in September 2008 and authorized legal action action against the Ed Peete Company, with the hope of recouping the estimated $600-900,000 of taxpayer funds required to demolish the building on the County’s dime. The County Attorney’s case was scheduled to be heard next week, but has been called off in the light of the settlement announced today.

According to Board Chairman Barbara Favola, today’s agreement “eliminates the uncertainty of this project that has become such an eyesore in the Cherrydale neighborhood.” Per the terms of the settlement, the Peete and company must “make the necessary repairs to complete the approved site plan project and bring it into compliance with the building code within an agreed timeline,” while giving the County the right to carry out demolition should the project not “proceed in accordance with a detailed timeline that specifies each incremental step in the re-design and repair process.” Peete will also be putting $250,000 in escrow to contribute to the cost of any eventual raze and work is set begin again at the site as early as next month. According to the County, the building’s exterior, along with sidewalks and landscaping, will be the first features attended to, so that “the community can begin to enjoy the benefits“ as soon as possible. WHA will remain onboard as the project's architect.

Arlington, VA real estate development news

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.