A Modest Icon Returns to D.C., The Washington Globe Streetlight

Iconic street light design has long been part of A-list cities like New York, Boston and Paris. Paris, mais bien sur, naturally, is nicknamed, "The City of Light." And in the United States, New York indeed, might just be the streetlight capital, where there are more than 34 models, most with intricate ironwork, with names like "The Corvington" and the delightfully-named 24A-W "Bishop's Crook." The street light design, not surprisingly, has added to Gotham's mystique and sense of place.

Not surprisingly, there are even Web sites devoted to preserving New York's streetlight heritage.

The Big Apple actually held a design contest in 2004 to standardize and unify the more than 300,000 streetlights in the city, mainly with an aim to ending the tyranny of the banal 1960's era "form-follows-function" cobra head light.

The cobra head light, otherwise known as a Westinghouse OV25 Silverliner, first designed in 1957, is still a staple in many cities, especially Washington D.C. For many years, streetlight design in a "no-frills" government town like Washington meant cobra heads rearing up everywhere.

Oddly enough, they fit well amid the acres of Brutalist concrete of the 1960s and 1970s as the federal government needed to expand its bureaucracy quickly. And as confidence in city management waned in the Marion Barry years, more concern was understandably paid to getting burnt-out streetlights replaced quickly rather than what they looked like.

That's not to say Washington didn't have its own iconic design. The Washington Globe and its bigger brother, the "Twin-20" was, and still is a recognizable staple along Constitution Avenue, New York Avenue and other historic routes. "The Washington Globe is the most pleasing design, architecturally," the city's Fine Arts Commission declared in 1980.

But decades of neglect and disrepair took its toll on a Washington icon. Part of which was due to cost of the globes. A glass globe was the hardiest design, and didn't yellow when exposed to sunlight, but cost more than $300 each and were a danger to cars and pedestrians alike if the heavy, inch-thick glass shattered. The District sent its inventory of glass globes to a dumpster more than 20 years ago.

Replacements for the glass were far from perfect. Polycarbonate globes were tougher, could be bought for less, but yellowed when exposed to sunlight and the lights lost their luminosity. They only last about 5-10 years to boot. Acrylic globes didn't yellow, lasted longer, about 10-15 years, but they weren't cheap either, about $125 a globe.

Indifferent administrations, and the District's subordinate relationship to the federal government also contributed to the lack of appreciation of such uniqueness. During the energy crisis of the 1970s, the Carter administration urged electricity savings. At the White House's prompting, many federal agencies in town disconnected street lighting and eschewed illuminating government buildings, save the Capitol, the Lincoln and Jefferson Memorials, and the Washington Monument.

The issue of streetlights in the District played a role in one of the more tragic, and galling incidents in the city. According to the DC Inspector General's report on the death of former New York Times editor David Rosenbaum in January 2006, inadequate street lighting along Granmercy Street was a contributing factor in both his attack and the inability of responding police, firefighters and EMTs in determining the seriousness of Rosenbaum's condition, who was presumed to be drunk, rather than a victim of a robbery with a serious head injury which proved fatal.

While treating Rosenbaum, firefighters needed to turn on side floodlights of their engine to illuminate the scene, the inspector general's report said. "The area was dark, even with the fire (engine)'s lights on," the report said.

Even before Rosenbaum's death, attention had begun to focus on the dismal state of DC's 62,000-plus streetlights and their design. In 1998, the city adopted streetscape and sidewalk standards for downtown DC. Streetscape standards required that builders of commercial properties, among other things, incorporate Washington Globe streetlight design.

And in 2005, the city followed New York's lead and initiated its own streetlight design committee which identified so-called "Special Streets" and "Historic Streets" to upgrade streetlight design as funds permitted. "The historic significance of the City must be reflected through all aesthetic elements including the appearance of streetlights," the committee declared in March 2005 in its final report.

Still, city administrators will freely admit that not every "Special" or "Historic" street will get the upgraded lighting, given other more pressing budget priorities amid an economic downturn. Teardrop lights cost as much as $600, compared to $200 for a cobra head light. But DC recently used Recovery Act funding to replace outdated streetlights along the Dalecarlia Parkway in Northwest. The Dalecarlia Parkway is one of 120 "Special Street" corridors the city has identified for upgraded lighting, including Wisconsin and Connecticut Avenues, MacArthur Boulevard, and the roads making up DC's borders with Montgomery County and Prince Georges County.

But where the city is lacking funds, some of the Business Improvement Districts are stepping up. The Downtown DC BID has also used its funds to pay for new pendant lights, such as the one above seen at 12th and F NW downtown, as well as Washington Globe lights around Gallery Place. In addition, the National Park Service included new "Twin 20" lighting as part of their $10 million remake of Constitution Avenue to be completed in March.

Former Mayor Adrian Fenty also made it a priority for a portion of DC's new streetlights to be green, as well as iconic. The District uses 60.7 million kWh annually and has a lighting bill of about $3.6 million, according to the Metropolitan Washington Council of Governments. The new Metropolitan Branch Trail along the CSX-right-of-way includes nineteen solar-powered LED streetlights. The District is also using $1 million in Recovery Act money for new LED lights in alleys.

Washington D.C. redevelopment news.

Yet Another Affordable Housing Project For Columbia Heights

The contract to design, develop, and build a 37-unit affordable housing project at 1421 Euclid Street, NW has been awarded to Euclid Community Partners, a triad consisting of Dantes Partners, Perdomo Group, and Capital Construction Enterprises. Developers and city officials say this $11.5 million Justice Park project will offset gentrification trends in the area, and help Ward One and Columbia Heights to remain a diverse and multi-dimensional community. The rental apartments will be marketed to those in the local workforce making no more than 60% of the Average Median Income (AMI). Mayor Fenty, Ward One Councilman Jim Graham, the Deputy Mayor of Planning and Economic Development (DMPED) Valerie Santos, and ANC1B Chairman Gail Holness were all in attendance to officially award the winning contract, and voice their support for the project. Other proposals competing for the contract offered mixed-income developments with only small portions designated as affordable housing units. Clearly affordable "workforce" housing was the priority of the Mayor and his staff, as he elaborated

on his delight at finalized contract, saying: "there was a lot of talk, scrutiny, and debate at city hall about this project ... but we are all glad that the talking has stopped, and the action has gotten back on track."

Questions were raised in the competitive bidding process for this project, but Dantes Parnters now has several opportunities to produce and prove their critics wrong, as principal Buwa Binitie and his company have become actively involved in the development of several other District-owned properties. Binitie and Dantes Partners are bearing the entire load of development responsibilities for the VIDA Senior Residences project at Brightwood and the 5-story, 44-unit residential building on Chapin Street. They have also partnered with EastBanc Inc. as regular favorite project-winners of the Fenty administration, sharing development of the long-neglected West End fire station, library, and police unit buildings, as well as the Hine School redevelopment.

The current 12,325 s.f. Justice Park will cease to be a place for public recreation and become home to construction equipment sometime in mid 2012. That is if the PUD application process or financing struggles don't slow down the project, a common story line for many other developments. In the meantime, a new Justice Park will be constructed across the street on a District owned plot of land that Fenty describes as "lower to the ground, closer to the street, and more accessible to kids, seniors, and families." In addition to the modern design, efficient appliances, class A amenities, front and rear balconies, and rooftop terrace being offered at the new building, Dantes Partners has also agreed to fund the yearly maintenance costs of the new park on the south-side of Euclid. Banneker Ventures, teaming with Regan Associates, will develop the park using a budget of $750,000, but have yet to contract an architectural firm for the design.

Fenty and Santos each stressed their "ongoing commitment" to affordable housing, a rebuttal to the criticism for lack of action on Parcel 42 and other vacant District lots that has angered some city residents, even inspiring protests. But as Councilman Graham's website brags, federal funding has been undoubtedly strong for "workforce" housing: 2,500 units of low-income housing have been preserved and renovated and $256 million of public and private funds have been spent on affordable housing in the last five years. While some detractors contend that affordable housing serves to concentrate poverty and devalue adjacent property, Jim Graham insisted that they were ensuring that "our firefighters, our librarians, our new teachers, and many others" have access to affordable housing. Dantes Partners has projected that their two-bedroom units will cost roughly $1,400 per month, significantly less than the average market rate condo.

The unveiled renderings look suprisingly derivative of the general style of the Villagio apartment building next door. In addressing the press and community members, Buwa was careful to thank the Villagio and its owners for their cooperation and support during this initial design process. For the future residents who aren't lucky enough to have a view of the new park from their balconies, they are at least afforded the next best thing: some quality people watching, looking down on the adjacent BP gas station (and who doesn't look down on BP these days).

The ANC expressed support for the design and the project, but Dantes Partners, along with PGN Architects, will work with the community, ANC, and Zoning Commission to further refine their drawings in the coming months. The developers will seek a nine percent tax break through the District Housing Finance Agency's Low Income Housing Tax Credit (LIHTC). And if that bid is rejected, the development team will be awarded a non-competitive four percent tax credit, and hope for an additional $4.1 million District subsidy.

Washington D.C. Real Estate Development News

Banneker Ventures Questioned on Development Process

Pressure on Mayor Adrian Fenty heated up today as questions increased about the Mayor's developer selection process amid news that WMATA may be backing away from Banneker Ventures as a development partner. Banneker has been awarded numerous projects worth tens of millions of dollars by the Mayor's office despite its perceived lack of development experience.

Today, the WMATA board removed the Banneker project "The Jazz @ Florida Avenue" at 8th and Florida Avenue from the agenda for the real estate committee next Thursday, at which time it would have taken-up a joint development agreement for the WMATA-owned property. Today's move comes after WMATA issued a 120-day extension on the agreement in September 2009. Banneker was chosen for the project in June of 2008, but has not yet started work on the site. More than a year later it announced it would partner with Bank of America and had petitioned for government funds, advances that were to have moved the project forward. The developer had already been pledged a $7m TIF grant from the District.

The move by WMATA likely comes in response to questions raised first by this publication about justification for awarding so many projects to a team with so little apparent experience, then by the CityPaper and Washington Post about the how the relationship between Banneker's founder and D.C. Mayor Adrian Fenty may have affected the selection process. The two men attended Howard University and were in the same fraternity.

In addition to the WMATA site on Florida Avenue, the virtually unknown Banneker has been selected by the District on numerous multi-million dollar projects throughout the city, despite a large roster of construction and development firms available for such projects as private financing for construction was drying up. Banneker's luck began in late 2007 when it was selected by the District to be part of the $700 million Northwest One project. Around the same time, Banneker was named as a master planner on the monstrous Park Morton project (see DC's summary). Despite lack of movement in those two projects, or on its private projects (see more below) it was then selected for a string of projects such as the WMATA site in June of 2008, and by DC for the iconic Strand Theater in July of that year, then in October to head the $33m Deanwood Community Center project. In October of last year the District named Landex Corp, Spectrum Management and the Warrenton Group as developers of Park Morton. The Warrenton Group is run by a former Banneker member that has also had a contentious relationship with the city.

Park Morton raised eyebrows at the Mayor's development process for yet another reason; the District announced just last October that the Mayor had selected its team members for Park Morton in part because that development team said it controlled and would bring the Central Union Mission site into the development plan, increasing its scope. DCMud learned a few days later that the Missions' owners had never agreed to transfer their property to the development team, calling into question the District's selection process and the claims made by the development team to secure the project. Banneker is also being considered for its development offer at Hill East, a massive 50-acre parcel on the Anacostia River. Banneker's publicly-funded projects at the WMATA site, the Strand, Park Morton have yet to break ground.

In a contentious radio interview on the Kojo Nnamdi show following the announcement, Omar Karim, founder and principal at Banneker Ventures, called out the WMATA board for further delaying review of the agreement on the RFP awarded in 2008. In the interview, Karim, who dismissed suggestions that the board had legitimate concerns, argued that WMATA continued to "move the bar" on his project for "political" reasons. The Jazz @ Florida Avenue would theoretically bring 124 apartment units above 20,000 s.f. of ground floor retail and a 61-space parking garage to 3 flea market-sporting lots.

Tom Sherwood, resident analyst at NPR, asked Karim how many contracts he had received prior to Fenty taking office, to which Sherwood ultimately answered his own question with "none." Asked specifically about his experience, Karim answered that he had solid development experience at a large firm prior to starting Banneker, but would not name the firm or elaborate on the experience. As for Banneker's experience, Karim could only cite that his firm held an office building in Silver Spring and an unspecified site in which he "has been in conversations with Safeway about developing." At the time of publication, Safeway was unable to confirm or deny these conversations.

So what about that Silver Spring office building? That would presumably be 814 Thayer Avenue. Banneker purchased the site in May of 2006, submitted plans later in the year, and in July 2007 obtained Montgomery County Planning Board approval of a preliminary plan for a 52-unit residential building, a plan that was reviewed in November of 2007. The next step would be site plan approval, but, to date, the team has not even submitted a site plan to the planning staff for certification. Banneker will need a certified plan before the group can file for any construction permits for the property, making the September 2010 ground breaking date seem, at best, optimistic.

The 5-story Thayer project, designed by Sorg & Associates, would entail construction of a 53-unit condominium, in place of National Association of the Deaf office building. Joshua Sloan, a staff reviewer at the MNCPPC, provided an update on the project, "my understanding is that they want to amend their proposal, but I have not seen anything. I suppose it is "officially still pending." Sloan and his comments are the last stop before Banneker can proceed, a process which "can take a week or a year...depending on the Applicant’s response time to comments."

Banneker's website also boasts the Pattern Shop Lofts on the Waterfront, a project led by Forest City Washington that has not yet broken ground. Banneker registered with the District government as a small, minority-owned business in 2005.

Washington, DC real estate development news

Groundbreaking on $35 Million Affordable Housing Project

The Linda Joy and Kenneth Jay Pollin Memorial Community Development groundbreaking ceremony went off without a hitch this morning despite boycotts by local ANC members and the notable absences of Councilmembers Vincent C. Gray and Kwame Brown.

 

Today's groundbreaking coincides with a public memorial service honoring Washington Wizard's owner and philanthropist Abe Pollin. That service will take place at the Verizon Center tonight, at 7 pm. The $35 million project has sparked some controversy and a press release from Local ANC 7D yesterday. Members staged a boycott of today's event in an effort to convince developers and city officials to be more forthcoming with information about the project's community benefit component, a charge Dena Michaelson, Director of Public Affairs and Communications for DC Housing Authority dismissed as "putting the cart before the horse."

"The t's aren't crossed, the i's aren't dotted," Michaelson went on to say, adding that a community benefits package was still being negotiated and would be available to the public upon its completion. 

Washington DC commercial real estate news

Walter Reed Update...Kinda, Sorta

In a dramatic press conference this morning in a very mushy and vacant lot on Georgia Avenue, DC Mayor Adrian Fenty announced that the District is going to start working on a plan and that at some time in the future the District may or may not announce that plan, which involves land the District may or may not actually own at some point. So went the press conference on the District efforts to develop a reuse plan for the surplus 62.5 acres, not allotted to the GSA or Department of State, on southern half of the Walter Reed Army Medical Center (WRAMC). The WRAMC is expected to close in 2011. Though Fenty opened up the floor to press questions, a rare event at most such announcements, he might as well have had a magic ball on hand to give responses.

In accordance with the Base Closure Community Redevelopment and Homeless Assistance Act, the District of Columbia - which acts as the Local Redevelopment Authority at Walter Reed - is seeking notices of interest (NOI) for the surplus property. There will be a public meeting tonight at Fort Stevens Recreation Center at 7 PM and a workshop about the base closure planning process, a site tour, and land-use constraints on November 13, 2009 at the WRAMC.

Located between two major artery roads, Georgia Avenue and 16th Street, the property includes substantial frontage on Georgie Avenue and is a prime location for development. To give officials a little wiggle room, Fenty said the District's goal of securing the land is "not guaranteed, but it's looking good." Councilmember Muriel Bowser, Ward 4, said it would be"premature" to make any guesses about the future use of the land, but added that officials were looking to "integrate" the property back into the community, which has a need for green space, recreation, quality retail, parking and office space. "With 62 acres...that's a lot of possibility." Though officials were hesitant to give specific details, the press release from the Deputy Mayor for Planning and Economic Development suggested the final plans would call for mixed-use development.

The initiative to obtain the property from the federal government began in 2005 when the Defense Base Closure and Realignment (BRAC) Commission announced the closing of the Medical Center, itself a source of much controversy for it mismanagement of patient care. Since the 2005 announcement DC officials have been finessing members of Congress and the Defense Department to win their support for the District's plan to buy the property. Fenty was an early proponent when he was still a Ward 4 Council member. Fenty described the redevelopment as an "incredible opportunity" for the Brightwood neighborhood and the city, adding that the DC government would "work very closely with the community and our federal partners in the months ahead."

Yes, this deal involves a lot of property and yes, federal policies on land use and disposition are certainly tricky, but the Mayor could have just left such a vague announcement for a press release. We can only hope that over the next 12 months the "plan" for the reuse gets more specific than the magic-ball-like update we got today.

DC Ponders Resuscitating Franklin School

The Deputy Mayor for Planning and Economic Development (DMPED) has released a Request for Proposals (RFP) to redevelop the historic, Adolf Cluss-designed Franklin School. According to the RFP, the District seeks to enter into either a land disposition agreement or lease with a qualified developer, though there is a "strong preference" to enter into a "long-term ground lease." The three story building is centrally located off of Franklin Square on the southeastern corner of 13th and K Streets NW.

Currently zoned for high density business and retail, the RFP indicates the developer may vary from this use and plan to request a zoning variance, special exception or Planned Unit Development (PUD). Both the interior and exterior have been designated as "historic," so the developer will have to work around both DC and federal laws, as well as the numerous DC historic preservation advocates that have long eyeballed this project, when considering the design. But, be prepared to hire on 35% LSDBE entities while requiring no more than 20% in capital from same.

The storied school is nothing if not historic, completed in 1869 by one of DC's best known architects, the site of Alexander Graham Bell's first "photophone" wireless message, and has since been used as a homeless shelter and office building. The thought to match the majestic architecture to a proper use is not new; in 2003 Mayor Anthony Williams' administration led an effort to revamp the school with an RFP, and selected Western Development to turn the property into a hotel. But the plan foundered on the shoals of realpolitik when the nearly evicted homeless men had nowhere to go.

Then-Councilmember Adrian Fenty supported keeping the building dedicated to housing the homeless, but upon ascension as mayor resolved to clear up the issue immediately.

DC Officially Gets its Convention Center Hotel

Washington DC Mayor Adrian Fenty will hold a very public ceremony this evening to officially ink the legislation that will kick-start, finally, the District's Convention Center Hotel. In a 5:30pm ceremony, the Mayor will sign the New Convention Center Hotel Amendments Act of 2009, granting authority to spend $182m in TIF funds and $35m in bonds to go toward the construction, operation, and maintenance of an 1160-room, 14-story hotel opposite the lonely Convention Center. Technically, the bill amends the Washington Convention Center Authority Act of 1994 to further fund the Washington Convention and Sports Authority (WCSA), which will own the hotel, and instructs the WCSA to contract Quadrangle Development to get it built, and with Marriott to operate the new hotel. The Act authorizes Tax Increment Financing (TIF) and the issuance of bonds, to fund up to $206m in construction and operational costs. The remainder will be paid for by private developers. Funds derived from bonds and TIFs will go solely toward hotel expenses, and not into DC's General Fund. The District government has actively conspired to get the new beds as a rebuttal to National Harbor, which hosts a larger convention center and five, count 'em, five hotels surrounding it. Not to mention that a nice river runs by it. But back to DC, where the massive hotel will serve the convention center, and ensure the success of the convention center. Of course, it was the convention center itself that was supposed defibrillate the moribund Shaw neighborhood and spark development of the area, expectations that many of the convention center's original backers feel have not been met. Officials have maintained that construction could start as early as October, with about a three-year time frame for completion. Plans for the hotel went through many iterations before today, beginning with an even more ambitious plan that would have stretched the hotel over L Street and onto the next block for more than 1400 rooms. The city had also pursued a public-financed option that would have committed the Authority to picking up the $530,000,000 tab in full. The current version incorporates the historic American Federation of Labor Building (pictured) into the Marriott, which will otherwise overtake a swath of surface parking lots. The hotel will become the third largest in DC, and fourth largest in the region. The largest, at 2000 rooms, remains the Gaylord, at National Harbor.

Washington DC retail and commercial real estate news

Fenty: Not Down With OPM

Washington DC Mayor Adrian Fenty will rename the Office of Property Management (OPM) the "Department of Real Estate Services" (DRES). While the old initials were clearly cooler and much easier on the tongue, the Fenty administration felt the old description, which "ordinarily refers to day to day management activities such as janitorial services," demeaned the agency's responsibilities. "Property management is only part of the job and the department's name need [sic] to reflect that."

OPM currently has a staff of over 300 that handles major capital projects, administers construction procurement for District agencies, and provides security and protection in public buildings. "It is only appropriate that the true scope and nature of the agency's undertakings be reflected in the agency name" said DRES Director Robin-Eve Jasper.

The mayor's office did not issue guidelines for how to verbalize the new name (pronounced "drezz" or spelled out as D-R-E-S?), but did state that the change would take effect August 1st.

District Seeks West End Development

On Thursday, Washington DC Mayor Adrian Fenty will release an RFP intended to develop three West End sites. The Mayor will hold a press conference at 10am to announce the that three large parcels - now the site of a fire station, library and special operations police unit - will be offered for development. Details of the Request for Proposals have yet to be released, but the District seems willing to leave open the possibility of one developer for the three sites, or separate developers. It is not yet clear what uses, if any, the District will require of the developers, and whether the developers will be required to keep services on site or be permitted to relocate the services. According to Feras Sleiman, a spokesman with the Office of the Deputy Mayor for Planning and Economic Development, the most important criteria will be that each of the services be maintained "with no interruption." At least one site, the special operations division for White House detail, seems irrelevant to services for West End residents. A press conference will be held on Thursday at 10:30am at the library.

Washington DC retail and commercial real estate news

LEED Platinum Office Building Opened in Chinatown Today

The redevelopment of Chinatown continues with the opening of a 12-story LEED Platinum certified office building today. The building, at 700 6th Street, NW, appropriately named "700 SIX", features the largest green roof on a private sector building in Washington DC and boasts Capitol Dome views. Mayor Adrian Fenty and Deputy Mayor for Planning and Economic Development Valerie Santos joined the Akridge development team in cutting the ribbon on the $150 million project, one of a mere handful of projects in the city to obtain such a high LEED certification.

Matt Klein, President of Akridge, boasted that "over 90% of the construction and demolition debris was recycled" and that "the building would consume 40% less water than a typical Washington building." The environmental standards set by the project continue a trend for new developments in the city.

700 SIX features 300,487 s.f. of retail space (7,001 SF on ground floor for retail or office and 10,400 SF of concourse-level retail space). According to Mary Margaret Plumridge, Director of Marketing & Communications for Akridge, the space is currently 1/3 leased by the law firm of Cadwalader, Wickersham & Taft. The other 2/3 is up for grabs, though Plumridge indicated that they were currently working with a restaurant group to find a good fit for the ground level, which runs directly next to the G-Street cut through between the Verizon center and the movie theater complex.

The website for 700 SIX describes the glass bridges and metal walls as "virtually free standing with upper-floor windows on all four sides." HOK Architecture, the project architect, is familiar to DC residents as the designer of the new Washington Nationals stadium, and slightly less so for its design of the new office buildings at 88 K Street, SE.

DHCD Opens Affordable Housing Center

Mayor Adrian Fenty today officiated the opening of the Department of Housing and Community Development’s new Housing Resource Center. As a real world counterpart to DCHD’s recently launched online housing database, DCHousingSearch.org, the first-floor addition to the agency’s Anacostia Gateway headquarters offers District residents an array of services to ensure easy access to affordable housing.

The new Resource Center, located at the at the prominent intersection of Martin Luther King, Jr. Boulevard and Good Hope Road, SE, was made possible through a $300,000 contribution from Fannie Mae – which, along with the US Department of Housing and Urban Development, will provide literature on their own affordable housing initiatives in the metropolitan area. "All the time when I’m in and out of the neighborhoods of DC, people ask about jobs…They’re excited about school reform and they also want to know where they can go to find housing – specifically affordable housing,” said Fenty.

Eastern Market Set for Grand Reopening in June

Mayor Adrian Fenty announced yesterday that Eastern Market, Southeast Washington’s famed and historically protected marketplace that was damaged by a fire in April 2007, will re-open – with much fanfare – on Friday, June 26th. The surprise pronouncement of the restoration’s completion came at the end of a tour of the facility, led by Office of Property Management (OPM) Administrator Curtis Clay, that highlighted the $22 million worth of both new and soon-to-be restored features in the works for the area landmark.

The development team – led by OPM, along with Quinn Evans Architects, the Minkoff Company, Keystone Plus Construction, FEI Construction and The Temple Group – plans to reinstate the North Hall’s former use a center for community activity and arts events with a new demountable stage and dance floor. Meanwhile, Fenty stressed that all of Eastern Market’s original vendors will return to their former locations in the building’s Southern Hall, while their temporary home across the street will be repurposed for an as-of-yet undesignated community use.

Additionally, Eastern Market’s basement level will feature a newly relocated pottery studio and, in a first for the 138-year-old complex, new amenities which will include air conditioning and separate men’s and women’s restrooms. OPM was also quick to point out a newly-installed sprinkler system, with the hope that it will prevent the type of incident that led to the market’s shuttering for two plus years.

Ward 6 Councilmember Tommy Wells, who was absent from the afternoon’s proceedings due to a family illness, released the following statement via press release:

"I’m thrilled that Eastern Market is on the verge of reopening. The devastating fire was a blow to our whole community, but the way in which the city rallied around the Market as more than just a building proved how important it is to the fabric of our neighborhood."


That neighborhood will be able to celebrate the project’s completion en masse the day after the ribbon-cutting. Fenty, who called the market a “sparkplug” of community activity, went on to announce that a celebration will be held on Saturday, June 27th along the newly refurbished and soon-to-be reopened 7th Street, SE, which abuts the eastern face of the market.

According to the Office of the Deputy Mayor for Planning and Economic Development, “[OPM] and the District Department of Transportation (DDOT) worked together to minimize disruptions and complete projects simultaneously. The new street includes upgrades of the roadway and roadbed and installation of new brick sidewalks, granite curbs, utilities and lighting.” The street will be open to traffic Monday through Friday, but remain closed on weekends to serve as, in words of DDOT Director Gabe Klein, “a pedestrian plaza.”

District Officials Decry Condos, Celebrate Affordable Housing in Columbia Heights

A cadre of District officials, including Mayor Adrian Fenty and Congresswoman Eleanor Holmes Norton, gathered in Columbia Heights today for the re-opening of the 230-unit Hubbard Place affordable housing complex (formerly the Cavalier Apartments) at 3500 14^th Street, NW. Spearheaded by the Somerset Development Company and the 3500 14^th Street Tenants Association, the $52 million renovation has not only reinvigorated a Washington building recently added to the National Register of Historic Places, but has secured - and ensured the longevity - of a once notorious Section 8 public housing project as well.

"Just a few short years ago, fire marshals had to stand on each floor to assure the safety of the residents. It was dangerous to walk in the halls or ride the elevators…This building has been made safe again for the residents who live here…But this time with a twist,” said Somerset principal Nancy Hooff. “It has affordable rents [and] it’s near public transportation and shopping. Smart growth, indeed.”

According to the Office of the Deputy Mayor for Planning and Economic Development, residents of Hubbard Place can look forward to updated amenities that include “new elevators, the creation of new community spaces and a computer lab, secure access, new kitchens and baths, windows, roof and all new common areas.” The city block-straddling development also includes a new home for the Latin American Youth Center, which provides educational and vocational services to area youth, as well as two new businesses: the Black Lion Deli and George’s Shoe Repair. In the view of Eleanor Holmes Norton, the dramatic shift in Hubbard Place's fortunes can be attributed directly to tireless efforts of the building’s residents.

“There is no way in which the city and the federal government could have done a thing with Hubbard [Place], if there had not been a determined band of residents who said, ‘We’re not going to let this place go’…I’m just pleased to see something that I can point to that [the US Department of Housing and Urban Development] has done these days,” said the congresswoman, not quite jokingly.

The local government, however, did play a prominent role in gathering the formidable sum required for the large-scale renovation procedures, as overseen by the architects of Kann Partners and the project’s general contractor, Hamel Builders. Out of the development’s $52 million budget, the Department of Housing and Community Development provided $8.5 million for the acquisition of the property, with the District of Columbia Housing Authority pitching in an additional $4.6 million for historic preservation. The building upgrades were funded primarily through $26 million in tax exempt bonds issued by the District of the Columbia Housing Finance Agency. It’s a role that District officials, like Ward 1 Councilmember Jim Graham, were eager to hang their hat on.

“We have enough condos,” said Graham. “We can build condos where there once vacant lots surrounded by hurricane fences. But we are going to keep our diversity and we’re going to keep our low-income housing. We’re going to build new low-income housing…We’re going to do all this because we care.”

Hubbard Place is the second such affordable housing renovation opened by the city in as many weeks. Last week, Mayor Fenty presided over the grand re-opening of Jubilee Housing, Inc.’s Ontario Court project at 2525 Ontario Road, NW, in nearby Adams Morgan. New condos are being built in Washington DC.

Residences Open for Business on Georgia Ave.

The Neighborhood Development Company (NDC) officially cut the ribbon today on Petworth's newest residential project: the Residences at Georgia Avenue. With mortgage interest rates hitting an all time low, and condo prices having dipped, homes may be more affordable than ever; nonetheless, with Mayor Adrian Fenty on hand today, the developer celebrated the $28 million building at 4100 Georgia Avenue, NW, 72-units of affordable housing and a new Yes! Organic grocery store, scheduled to open this coming summer.

"This project is a perfect example of how we can leverage our resources to both greatly improve the vitality of Georgia Avenue and provide residents with the kind of high quality and convenient neighborhood amenities they both expect and deserve," said Fenty.

The District's Department of Housing and Community Development and Housing Finance Agency cumulatively contributed almost $20 million towards the project; NDC will also receive more than half a million dollars in tax incremental financing from the city for their next scheduled project, The Heights on Georgia Avenue. DCmud recently discussed NDC’s upcoming slate with founder and CEO, Adrian G. Washington in a recent interview.

The Residences Delivering on Georgia Avenue

The Neighborhood Development Company’s Residences at Georgia Avenue just finished construction, thanks to Hamel Builders. The 72-unit "affordable" apartment building sits in the heart of Petworth at 4100 Georgia Avenue, NW.

Financed by $28 million from a laundry list of contributors, including the District of Columbia Housing Finance Agency, the District of Columbia Department of Housing and Community Development, the Wachovia Affordable Housing Community Development Corporation and MMA Financial, NDC founder Adrian Washington says, “The Residences is a shining example of what can be accomplished when the private sector works hand in hand with the community and the District government to move neighborhoods forward.” The project was designed by local architects, Wiencek and Associates.

The project, which broke ground in September 2007, will also be home to the District’s second Yes! Organic Market in as many years (the first opened at PN Hoffman’s Union Row development in November). The new, 10,000 square foot Yes! - Petworth’s first boutique grocer – will open this coming summer following completion of its own independent, interior build-out.

In the meantime, the Residences at Georgia itself will become an official addition to the Georgia Avenue corridor after a ribbon-cutting ceremony – to be attended by Mayor Adrian Fenty and Ward 4 Councilmember Muriel Bowser - on March 31^st at 10:30 AM.

Washington DC real estate development news

Barry Weighs in on Poplar Point

While the inevitable fallout from the Poplar Point decision continues, one of DC’s most controversial politicians has made it plain where the blame lies: Mayor Adrian Fenty. Councilman Marion Barry opined on the subject of the District’s split with developer Clark Realty Capital over the $2.5 billion Poplar Point redevelopment in Southeast – a project once slated to deliver a hundreds of new residential and hotel units to the neighborhood, along with a new stadium for the DC United.

This past Friday, the former mayor and current Ward 8 representative issued a statement condemning both Mayor Adrian Fenty and Deputy Mayor Neil Albert’s handling of the development process. The full text of the letter follows below, courtesy of The Washington Post [grammatical errors in the original].

January 30, 2009

Honorable Adrian Fenty
1350 Pennsylvania Avenue, NW
Washington, DC 20004

Dear Mayor Fenty;

This letter is to express my disappointment at the way you and your administration has handled the Poplar Point development. The announcement this afternoon terminating the partnership with Clark Realty is another staggering blow to a project that was already hindered by an unfocused approach. I told you over a year ago that your quick change in direction to put the project out as an RFP would stall the efforts to keep things moving in the right direction. I still believe that the original approach was the best option to rapidly plan and execute this critical development. The setback today demonstrates how your administration's decision making places the promise that is Poplar Point farther out of the reach of the residents of Ward 8.

For over three years the Advisory Neighborhood Commissions, heads of civic associations, ministers and other community persons have spent hundred of hours giving input in what we in Ward 8 wanted to see at Poplar Point. Moreover, I have personally met with Deputy Mayor Neil Albert at least a dozen times as it relates to the development of Poplar Point. Early on he discussed with me the attitude of Council as it related to the original approach to the project. I told him repeatedly, that the great majority of Councilmembers, for the sake of urgency and expediency, would support the sole source deposition if the community were in agreement with the plan, which they were.

It has always been understood that this would be a complicated process. The clear attitude was to support a direction that would allow planning and other preparations to keep pace with the mountain of federal requirements that have to be satisfied. This is no longer possible, at minimum a year has been added to the process.

I have never seen the Ward 8 community so unified behind a project such as Poplar Point. Now I will be forced to face my constituents and community leaders to tell them we are headed back to the drawing board. Over my concerns and those of the people, many of whom it took a long time to convince to support any project at Polar Point, you charged ahead without us. I am certain that this serious misstep will have a lasting negative effect on the public support for the project. In addition, it will be difficult to attract a quality developer to the project. Even so, I remain optimistic that your administration will move quickly to resolve this situation. Your next steps will be crucial in maintaining the promise made to the citizens of Ward 8.

I look forward to your response on this important matter.

Sincerely,

Marion Barry
Councilmember, Ward 8

DC's "Nuisance Properties" Headed to Auction

Mayor Adrian Fenty was joined by Department of Housing and Community Development (DHCD) Director Leila Edmonds today at a vacant Columbia Heights townhome to announce an auction of District-owned "nuisance properties" tomorrow afternoon.

"These are neighborhood nuisances and they've been the site of numerous problems. What councilmember, what citizen activist, what great media person hasn't heard the tales of nuisance properties like one behind me [at 3004 13th Street, NW] causing problems with everything from rodent infestation to plain old visual blight?" said the Mayor.

In total, 31 properties located in the DC neighborhoods of Columbia Heights, Shaw, LeDroit Park, Trinidad and Deanwood will hit the auction block (all of which can be viewed here). All were acquired through eminent domain, foreclosure or “friendly” sale and represent just a fraction of the city’s inventory of derelict properties. According to Director Edmonds, funds raised from the auction will benefit the city’s affordable housing fund and, if successful, another round of sales open to the public could occur in the near future.

The auction will be held Friday, January, 30th at 2 PM at 441 Fourth Street, NW. The Mayor projects that the “more than 200 developers and investors” who turned up for last week’s pre-bid conference will be in attendance and the public has been encouraged to participate as well. Prospective bidders will be able to register on site, provided they can meet the city’s minimum price point of $10,000. Those who purchase property at the auction will be required to have their properties in fully operable condition within 18 months or face the prospect of ownership reverting to the District. Additionally, they will also have to meet a series of DCHD-dictated expectations in restoring the once neglected homes.

“Bidders and potential purchasers will be required to fulfill the certified business entity requirements within the District. So, not only will we get these properties back into productive use, but we will also be fulfilling the mandate and mission to get them to help people find job opportunities” said Edmonds.

Fenty and Edmonds also used the opportunity to unveil the DHCD’s new “interactive housing database,” dchousingsearch.org – a site that aggregates both “rental and homeownership opportunities throughout the city.”

“Until today there wasn’t one place that you could go and find affordable housing in the city,” said Fenty. “That changes with the great work of DHCD. Obviously, it’s impossible for us to mandate affordable housing providers to give us information, but I think there’s great incentive for them to do so. We already have 5,672 total units in the system…and we have to date 64 housing providers that are registered as active within the system.” More 600 of the site's listed units are currently available.

Washington DC real estate news