Georgia Ave. Housing Overhaul Moving Forward

A city plan to overhaul a DC affordable housing neighborhood on Georgia Avenue, called Park Morton, is moving forward and the city will unveil its first apartment building on Friday.

Workers put finishing touches on The Avenue on Thursday

"The Avenue at Park Morton" is an 83-unit mixed-use apartment building located at 3506 Georgia Avenue NW.  City officials will gather to celebrate its grand opening  Friday from 12:30 p.m. to 2:30 p.m.

Completion of the building is a mile-marker for "The Park Morton New Communities Initiative", which has realized only a small part of its potential.  The $170 million initiative was established under then DC mayor Anthony Williams to replace an aging public housing complex on Georgia Avenue.  The initiative is a collaboration between the District's Housing Authority (DCHA), which owns and manages the complex, and the Deputy Mayor for Planning and Economic Development.

Image courtesy Wiencek + Associates

The old Park Morton housing has 17 apartment buildings.  In a report on the overhaul initiative and the old Park Morton housing, the city notes "the site consists of suburban-style apartment buildings and incorporates design elements that tend to foster criminal activity."

In 2008, then-Mayor Adrian Fenty sent out a Request For Proposals for developing in the project in 2008, promising that no former residents of the complex would be displaced; the building broke ground in 2010.  The overall plan calls for 317 market-rate housing units, 206 affordable housing units, a 10,000 square foot park, and a new community center with green designs throughout.

The entire Park Morton redevelopment is being carried out by the Park Morton Development Partners (PMDP), a joint venture between Landex Corporation and the Warrenton Group. Wienecek + Associates designed the project.  Hamel Builders is the general contractor.

Image courtesy Wiencek + Associates

The building, which has 81,044 square feet of residential space and 2,388 square feet of ground floor retail, includes a mix of one and two-bedroom apartment units.  Residential space features lounge, a fitness center, meeting rooms, and underground parking.  It also will include ground-floor retail. While overall the plan calls for some market-rate housing, the Avenue is 100 percent affordable under the city's affordable housing laws.

The development was funded by a mix of city agencies and departments, as well as Freddie Mac, Prudential, Hudson Housing, and Capital One.

1-BR Unit Rendering, courtesy Wiencek + Associates

Petworth Safeway Announces September Start Date

Duball LLC and Safeway have announced a start date for their Safeway project at 3830 Georgia Avenue.  The project, announced several years ago, will develop a 62,000 s.f. Safeway with 220 apartment units above.  The development will replace the dated 21,000 Safeway building.  A groundbreaking ceremony will be held September 19th.

The "transit oriented state-of-the-are Safeway," sitting on 1.56 acres, is one block north of the Georgia Avenue-Petworth Metro and will include 86 below grade spaces for customers and 135 spaces for residents.  The development agreement, worked out between landowner Safeway and developer Duball, keeps Safeway as the owner of the land with Duball granted development rights for residential units and parking on top of the Safeway.

Marc Dubick, founder of Duball, was the principal developer of the CityVista Safeway in Mt. Vernon Triangle.  Duball previously developed Lionsgate in Bethesda and Rockville Town Center.

Washington D.C. real estate development news

Zoning Commission Hearing Petworth Safeway Case Today

The Zoning Commission will consider approval of the Petworth Safeway PUD and related map amendment during a public hearing today.

ANC 4C has submitted a letter in support, highlighting the 9-1 vote in favor of the project at the ANC meeting on May 10th. An adjacent neighbor also submitted a detailed letter in support (see case report for details).

Co-owners Duball and Safeway seek to rezone the property at 3830 Georgia Avenue, NW to allow for a mixed-use, Safeway-anchored, 5-story multifamily residential project designed by Torti Gallas and Partners, expected to be underway this time next year.

Marc Dubick, president of Duball, previously worked with both Torti Gallas and Safeway as the project executive for CityVista DC in Mount Vernon Triangle.

Dubick said after a slew of community meetings, he feels there is substantial support for the Petworth project and hopes for Zoning approval today in order to move one step closer to commencing the construction document/permitting process; Dubick said 18 months of construction on the project will begin nine months from the time full approval is given.

The 1.56 acre property being developed is at the southwest corner of Georgia Avenue and Randolph Street, NW, one block from the Georgia Ave-Petworth Metro stop.

Replacing the "stinky" Safeway, will be a new 62,400 s.f. Safeway and 86 below-grade parking spaces, both components of the development will be owned by Safeway; Duball will own the 5-story, 220-unit residential building and 135 parking spaces devoted to residents (located below the Safeway parking pad).

Washington D.C. real estate development news

Your Next Place...

By Franklin Schneider

I have a real soft spot for neighborhoods that are "next." I moved into Shaw when it was "next" but now that it's “now,” I'm itching to get out. Coffee shops and yoga studios leave me cold inside, but show me a hole-in-the-wall Chinese place with a trash bag duct-taped over a broken window and a bodega with a hand-lettered sign, and I'm right at home. (The one across from my house in Shaw used to have the best one ever; after getting robbed by a ski-masked man, a magic-markered sign appeared in the front door reading: NO ONE IN SKI-MASKED ALOWED IN STORE THANK YOU!!)

Of course, aside from ambiance, one of the other advantages of places that are “next” are that you can find beautiful houses at prices that are downright sane. This is definitely one of those places. Located in Petworth, and with three bedrooms and 3.5 baths spread over three levels, an open floor plan, hardwood floors, a beautiful spacious kitchen with granite counters and stainless steel appliances, a deck and garage parking, you'll be shocked when you see the price. I thought it was a typo at first! The place has “old bones” as they say, but after the extensive remodel it feels sleek and contemporary – though still wholesomely traditional. Just a tremendously appealing place. It even has a porch and a yard, and the basement is completely finished and ready for use as a family room/man cave. Only a stone's throw from Georgia Avenue, which in my opinion is the most picaresque and grittiest strip in the city. It's like a cross between Marrakesh and the "Bad" music video.

533 Buchanan St. NW
Washington, DC
3 Bdrms, 3.5 Baths
$499,000

Georgia Avenue Projects Finish Out, Fill Up

The Georgia Avenue corridor at Petworth comes into its own as one more residential development marks its completion this month: 3 Tree Flats, the 130 unit rental building from AHD Inc., Jair Lynch Development Partners and Stratford Capital Group, part of the Georgia Avenue revitalization. An opening celebration is scheduled for April 13th.

The mixed income building two blocks from the Petworth metro offers views of the city from its perch on a hill, a green roof and parking. According to Tara Russell, building manager from Equity Management, units have been available since February. Forty-nine units have been leased, with applications having been filed on the remaining 81 units. "We have had a great response from the community," said Russell. "We could not be more pleased."

The Office of the Deputy Mayor for Planning and Economic Development (ODMPED) selected the development team – which also included EDG Architects and Frank Schlesinger Associates - in 2007 following a competitive solicitation process, the project had been started under the name Georgia Commons before rebranding last year.

Washington, D.C. real estate development news

Petworth Library Reopens Today

The Petworth Library reopened today at 4200 Kansas Avenue NW, a 1939 Revival-style building that had been gutted and renovated to accommodate the changing needs of the neighborhood. Designed by Franck & Lohsen Architects, the renovations cost $12.4 million and were built by GCS/Sigal, LLC.

DC Public Library Chief Librarian Ginnie Cooper says improvement to the branch includes new web-based tutorials and a doubling of computers to 48 Dells and Macs for teens. On opening day, the branch offers 50,000 books with space for 80,000.
The library is one of thirteen of the 24 in the city that will have been built or renovated over the course of the past two years. During Mayor Anthony Williams' administration, and through Mayor Adrian Fenty's tenure, a re-distribution of funds has translated to beefier collections, more targeted programming, and updated technology in all branches. Over the past five years, she says, community library attendance has doubled.

"There are a lot of little ones in this community," says Cooper of the Petworth neighborhood. "We look at the demographics and shape our plans accordingly." A whole wing of the second floor is dedicated to children's books and reading space.

Ironically, "this library used to have a side entrance for kids so no one would see them and they wouldn't disturb people working," said Cooper. "Libraries are no longer hushed rooms unwelcome for children and families." Officials also emphasized the library as a hub for job searches and for securing help with resumes.

The ground floor level offers wide open spaces with plenty of light as well as lounge seating around the non-working fireplace.

The second floor houses the children's level, an expansion to accommodate more kids in the neighborhood.

The cork floors are new, yet "historically accurate" said DCPL spokesperson George Williams.

Two private study rooms flank a corner of the building on the second floor, with seating for up to ten people. On the lowest level, residents can reserve one of two conference rooms: one that seats twelve and a larger room for up to 100 people.

The second floor also offers space for travel guides and teens (who like the magazine section, apparently).

Washington, D.C. Real Estate News

New Condo Opens in Petworth

DC's newest condo project has opened in Petworth. The Flats at Taylor Street began sales in July after completing a one-year renovation of the 26 unit apartment building, with prices ranging from $199,900 to $299,900 for one and two-bedroom condominiums. The condo project, near the Petworth / Georgia Avenue Metro, is in one of DC's more active development districts, joining a cluster of other large projects either recently completed or underway. The new condominiums will beef up the housing stock, along with recently completed Park Place apartments and NDC's newly opened Residences at Georgia Avenue with Yes! Organic market, as well as the 130-unit apartment building Georgia Commons now underway one block south, Donatelli Development's apartment building going up across from the Metro and a new retail development next door, as well as a CVS that opened just last week, effectuating years of promises for upper Georgia Avenue. Taylor Flats, at 804 Taylor Street, NW, is the rebirth of an apartment building that was fully gutted in 2009, with unit layouts redesigned by Bonstra Haresign Architects for more contemporary living spaces that include in-unit washer & dryer and larger living rooms. Taylor Flats condos will also be the first large condominium to utilize CityFirst Homes, a District-sponsored program to give condo buyers downpayment assistance. The program provides moderate-income purchasers with $75,000 toward financing and downpayment costs, with an interest-only repayment for the first seven years at a fixed 3.79% interest rate, allowing a 2% downpayment without mortgage insurance. The remaining purchase price is financed privately through Bank of America. The condominium sales office is open on Sundays or by appointment, email sales @ TaylorFlats.com.

Washington DC real estate development news

Donatelli Breaks More Ground in Petworth

Developer Donatelli Development broke ground this past week at 3801 Georgia Avenue, until now a vacant lot in DC's Petworth neighborhood. The 49-unit, 7-story project will rise across from the Petworth Metro, and across the street from Park Place, Donatelli's last project. Originally the project was a joint venture between Willco Residential and Donatelli, but a source at Donatelli says Willco is no longer involved in the building. Eric Colbert & Associates has designed the heavy-gauge steel and concrete building. Donatelli reports that the project will not have a retail component. Given its proximity to Metro and retail components in the neighborhood, this could be the beginning of a more "downtown" Petworth, which has lacked a concentration of sustained retail, even along the busy Georgia Avenue corridor. While the groundbreaking was more ceremonial than real, actual work on the project is expected to get underway within weeks. The building will take up most of the empty lot, though the northernmost section of the land, at 3825-3829 Georgia Ave., will not be built out at this time. Donatelli plans a smaller project on that portion, with first-floor retail and "a small amount of residential" on the upper floors. That project will be designed by Bonstra Haresign Architects. In addition to proximity to Donatelli’s recently completed Park Place, the corner will also soon be home to a new CVS, and just next door, a historic rehab-turned-restaurant, a project that kicked off just two months ago. There should be no shortage of affordable housing in the neighborhood, as just a few blocks north is the Georgia Commons Project, creating 119 of its 130 apartments as "affordable," while just to the south is the ambitious Park Morton project, a massively subsidized 500-unit community in the final planning stages. 

Washington DC commercial property news

New Restaurant for Georgia Avenue

On Tuesday, District officials and developers broke ground on what will become a first class restaurant on the historic site of the former Billy Simpson's House of Seafood and Steak. The District originally sought proposals for the site in April 2008, selected a developer in September 2008, and in March 2009 the property was added to the National Register of Historic Places. The development team, Donatelli Development and Mosaic Urban Partners, is working with the Hilton Brothers, known for their restaurants Gibson and Marvin in the U Street corridor, to bring the new retail to the Petworth community.

According to Rachel Preston, an Advisor at Mosaic Urban Partners, the project is fully financed. Preston said the team has begun interior demolition and the real estate project could be ready as soon as this summer. A press release from the Deputy Mayor for Planning and Economic Development's office said the historic restaurant operated in the 1960s and 1970s and was an "oasis" for leaders of the Civil Rights movement as well as home to the political forum "Round Table 9." The development team also won the right to develop on another plot of land at 3825-3829 Georgia Avenue, in the form of a small residential building of approximately 12 units with ground floor retail. These developments continue the trend for the Petworth neighborhood, also home to Donatelli's Park Place built on top of the Georgia Avenue/Petworth metro station. When the new yet-to-be-named restaurant opens it may just breathe new life into the "up-and-coming" neighborhood, much like U Street (where the Hilton Brothers currently operate several other restaurants) and Columbia Heights (where Donatelli's projects changed the face of the neighborhood). That, at least, is the hope.

Washington D.C. restaurant and real estate development news

Groundbreaking for Georgia Avenue CVS

Groundbreakings are never quite as exciting as officials or the press want them to be. Really they are an opportunity to get dress shoes dirty, make a few speeches and wait months for something to replace the ceremonious dirt. Today's groundbreaking at a CVS in Parkview/Petworth Community met all the aforementioned expectations, but DCMud attended, just in case something unexpected happened. Nothing did. That said, the fulfillment of promised retail for a community long underserved is certainly something to note and a welcome sign of progress for neighbors. The CVS is the first step in a line of promised retail on the Georgia Avenue Corridor. The lot in question is at the intersection of Georgia Avenue and New Hampshire Avenue NW, across from Donatelli's Park Place and diagonal from the Georgia Avenue Metro. The space sits just on the border of Wards 1 and 4 and will serve the communities there. The site once was home to a gas station that closed in the early 90's and the lot sat vacant until 2000 when a real estate developer proposed a plan for a 10-story residential tower. According to Robb LaKritz, the community and the city disliked the project so much that it eventually died. In 2007 LaKritz Adler purchased the property and began the long process of working with the community, where Principal and Managing Partner Robb LaKritz lives, to pursue the type of retail the area needed. There was one major obstacle the developer had to work through with the city - the soil of the former gas station was deemed contaminated by health officials. But with some finessing and consideration for the type of tenant the developer was pursuing, LaKritz Adler and city officials were able to obtain approval for development and secure CVS as the tenant. The 11,000 s.f. site is smaller than a typical CVS, which are usually 14,000 to 15,00 s.f. The Georgia Avenue CVS will also include a mezzanine to accommodate more space on a second floor. Construction, not yet begun, is expected to wrap up mid-2010. The project was made possible partly through a $2 million Georgia Avenue Great Streets Grant from the District, which spends approximately one-fifth of its $10 million budget for the area. The grant will be financed through TIF bonds, which make the District a development partner of sorts creating an added value for the lot in order to secure additional private financing. The TIF bond will be financed through the sales tax revenue generated by the new CVS and will expire after 25 years or when the taxes revenue fulfill the financial obligations. So, the Mayor shoveled some rocks as he lead Councilmembers Graham and Bowser with the cheer of "1-2-3, New CVS!" Get excited.

Washington DC commercial property news

Park Place Opens atop Georgia Avenue Metro

Park Place, perhaps Georgia Avenue's most momentous new development, was celebrated in a ribbon-cutting ceremony today. The new apartment building, a $71 million, 200,000 square-foot housing and retail project atop the Georgia Avenue-Petworth Metro station, was built by Donatelli Development. Donatelli teamed with DC-based Gragg & Associates to work on the project, a 161-unit residential with 17,000 s.f. of ground floor retail. Mayor Fenty issued a press release and said the opening of Park Place meant that "economic development on Georgia Avenue has finally arrived." Amen. Though construction is still incomplete, the development will soon add 156 rental apartments and 5 rental town homes. The building will offer 20% of the space as affordable housing, something the community has long desired, according to Fenty. Residents will also have access to 187 underground parking spaces in addition to the Metro. The ribbon cutting ceremony took place on the landscaped roof, which boasts views of the National Cathedral, Capitol Dome, and National Monument. 

The retail space will be divided into 8 bays and the occupants will include a cafe, two sit-down restaurants and potentially a wine store. Local businesses from the U-Street area (familiar with Donatelli's project there) are considering coming to the area to build their second or third DC-location in the Georgia Avenue/Petworth Community, according to the developer. Funding for the project came from several sources including $15 million from Canyon Johnson Urban Funds (a partnership with Magic Johnson), $55 million Citibank and $2 million of Gragg's and Donatelli's own coffers "because of the financing state." Donatelli was awarded the low-income supporting contract without govt. subsidy by the Office of the Deputy Mayor for Planning and Economic Development through a competitive process in 2004, and construction began in 2006. The project was originally intended as a for-sale condominium, but the meltdown in condo prices in Petworth forced the conversion to for-rent units. Chris Donatelli has had a busy few weeks, just last week we reported on his planned development adjacent to the Benning Road Metro. Donatelli, which also revitalized Columbia Heights, is building another, smaller apartment building across the street from Park Place.

Washington DC retail for lease and commercial property news

Georgia Commons Starts Up in Petworth

The contractors of Meridian Builders joined Mayor Adrian Fenty and Ward 4 Councilmember Muriel Bowser yesterday to oversee the demolition of an old Petworth carpet store at 3910-3912 Georgia Avenue, NW. It’s a site that will soon host the Georgia Commons – a 30,000 square foot, mixed-use project from Jair Lynch Development Partners and Affordable Housing Partners with 119 out of its 130 new apartments geared towards working families. But the developer stresses that this is not your typical affordable housing project.

"It’s generally for families of four making 50, 60, 70 thousand dollars – that’s the market we’re talking about. It’s much different than the general impression of what people think low-income means," said developer Jair Lynch. "We think the remainder may be higher in the 80 to 90 thousand range. It’s not a drastic change.” 

 

The Office of the Deputy Mayor for Planning and Economic Development (ODMPED) selected the development team – which also includes EDG Architects and Frank Schlesinger Associates - two years ago following a competitive solicitation process. With features including a green roof, high efficiency heating and cooling systems, and "green screen" shielding, the project received an extra boost courtesy of the LEED Neighborhood Development pilot program, which acknowledges green and neighborhood-building features for buildings that fall short of traditional certification. "This is one of the few projects in the country that was admitted into it," said Lynch. "They're moving towards acknowledging and certifying projects that are beneficial to neighborhoods, rather than just giving ratings for a building's efficiency...I think there are only three or four [such projects] in the District versus a pool of under of fifty across the country."

The seven-story, $35 million development will also feature a new ground-floor location for Mary’s Center for Maternal and Child Care– its third in the Washington area – that will provide physical, mental and oral health services. With “guaranteed care” and twice the patient capability of their current locations, the new facility will not be just a free clinic, but a primary care center for both middle and working class residents alike. Sharon Baskerville, CEO of the DC Primary Care Association described it as “a means of leveraging the city’s investment with private dollars.”

Apart from gathering those community benefiting features together under one roof, the past 18 months did provide some other unique obstacles for the development team. While ODMPED had to provide $5 million in gap financing to get the project moving, a laundry list of issues had to be addressed before construction could proceed. Said Lynch:

Whether it was the 18 lawsuits that the Deputy Mayor’s office worked diligently on for a year and a half, whether it was getting the permits out of [the Department of Consumer and Regulatory Affairs] with Councilmember Bowser, whether it was the mandatory exclusionary zoning that we anticipated coming, whether it was the collapse of the financial systems for the last six months, this project has persevered time and time again. We’re not quite there yet, but we hope in the next month, now that [the Housing Finance Agency] has their board members, [the Department of Housing and Community Development] is committed and the rest of our partners are here…we’ll start be able to this wonderful new project.

Georgia Commons is just one of numerous Georgia Avenue projects that have steamrolled ahead in recent months. This past March, the Neighborhood Development Company opened the 72-unit Residences at Georgia Avenue, while, in approximately a month and half, Donatelli Development will hold a ribbon cutting for highly the anticipated Park Place project. To Mayor Fenty, himself a former Ward 4 councilmember, it’s evidence that change has taken hold on the prominent Northwest thoroughfare and in the surrounding Petworth neighborhood.

“On this four block stretch, you’re probably talking about 400 new apartments…For seventy years, not one new apartment was built on Georgia Avenue,” said Fenty. “Just in the past couple years and leading into the near future, there has been lots of development…When [this project] is finished, it won’t only be attractive. It’ll be a fantastic asset and resource for the community.” Georgia Commons is tentatively scheduled for a fall 2010 opening.

Washington DC commercial real estate news

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