Shaw Giant Closes Today

The Giant supermarket has closed to make way for construction of the new Giant, anchor of the long-anticipated CityMarket at O in Shaw, with excavation planned for November, said Susan Linsky, project manager at Roadside Development. The new 71,000-s.f. Giant will be the first completed aspect of the project, as Roadside is contractually obligated to deliver a replacement within two years of closing the old store, meaning, by September 8th, 2013. "We're really excited," said Linsky. "However, there is a lot of work to do in advance of excavation." Facade support, utilities prep, etc. 

Construction, by Clark, will be in several phases and split between the east and west parcels. The east parcel, which is mainly comprised of the Giant, will be topped with affordable senior housing (84 units), and an apartment. Although the Giant will deliver first, the other two components of the east parcel will deliver last, likely in late fall 2014 or early spring 2015. The second phase of the real estate project, to deliver immediately following the Giant, will be the west parcel's 181-room hotel, a 400-unit apartment unit and several retail outlets (around 16,000 s.f. in all); likely completion date of these components is late fall 2013, or early spring 2014. A condominium, also on the west parcel, will be included in the last phase. The 1-million-s.f. urban infill project will be built on a parking podium consisting of over 500 spaces. Roadside believes the project will “serve as a catalyst for the revitalization of the Shaw community, one of Washington's oldest commercial, residential, and cultural districts.”

Washington D.C. real estate development news

Freshly Baked, New Design for Wonder Bread Building in Shaw

R2L:Architects' Sacha Rosen has, this week, completed new design schematics for the adaptive reuse plan by Douglas Development for the old Wonder Bread/White Cross Bakery. Review of the design, by the Historic Preservation Review Board, could be as early as September 22nd.

The early-20th-Century brick buildings currently crumbling at 641 S Street, NW in Shaw, are also up for historic landmark status, and will be remade into "funky" office and retail space.

Of the recently completed design (below), Rosen says, "Our concept of the classic industrial north-facing skylights adds to the unique qualities of the building - and is great for energy savings. We think of the design as a barge stacked with shipping containers, which represents the mobile, international qualities of business in the new economy."

Currently two and three stories tall, the structure will be raised to three and four, and new basement space will be created, increasing the structure to approximately 60,000 s.f.

One retailer will be allowed half the ground floor, which will split uses - 25 parking spots will take up the back half.  The final 4th floor of office space is only located on the eastern-most portion, making it approximately half that of the others:


Retail space in the basement could be turned into a "cool underground" establishment, says Rosen, such as a bar, billiard hall, or restaurant. No retailers have been signed, as the project will be speculatively built, but Paul Millstein of Douglas says he expects something good to fall in place, considering the uniqueness of the building, and what he considers a "very cool project."

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Shaw Giant to Close September 8th to Make Way for CityMarket at O

The Shaw Giant will close September 8th in order to make way for CityMarket at O, Roadside Development's $260 million dollar project that will rebuild 2 full blocks in Shaw with 87,000 square feet of retail (including the Giant), 629 residential units, and 500 parking spaces. The project had received demolition permits early this year and a HUD financing commitment in April, leaving just the final administrative hurdles to clear before beginning work on the long awaited project.

Under the terms of the agreement with Giant, Roadside Development was required to give Giant officials a 60-day notice to vacate, which it planned to do once the funding was secure and in place. While Roadside officials offered a "no comment" on the notice, Giant Store Manager Patrick Aryee tells DCMud that Giant corporate officials informed him yesterday that the store would close September 8th. Once Giant closes, Roadside has 2 years to complete the project to let Giant back in the space. Roadside Principal Armand Spikell told DCMud this spring that Roadside would likely issue the 60 day notice by July.

The closure is therefore sure to be followed quickly by frenetic construction and add vigor to revitalization in Shaw that has already gained steam with such projects as the Marriott Marquis, Progression Place, and a new pair of Marriotts. The new Giant Foods will be one of the larger nearby supermarkets at 55,000 s.f., with 13,000 s.f. underground, burying such items as the loading dock which now mars 9th street.




The buildings are being designed by Shalom Baranes Architects and built by Clark Construction.

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Your Next Place

By Franklin Schneider

While millions of Americans were off in the Civil War, shooting muskets at each other across muddy pastures and having unanaesthetized limb amputations, others were building this house. Now you can own this monument to their unpatriotic levelheadedness for just over a million dollars. (Contrast this with the product of my father's draft-dodging – a totaled motorcycle, several “bad trips” and … me. Pathetic.)

Located in historic Naylor Court, just a stone's throw from downtown, this restored antique rowhouse exudes more class than a sackful of duchesses. Heart pine floors, an amphitheater-like living room, an elegant family room with french doors opening onto the backyard, one of the largest kitchens I've seen in a while, with a granite-topped island that seats four. A sinuous staircase leads upstairs, to four spacious bedrooms and four baths.



The impeccable master bath could probably hold thirty people (just stating a fact, not making a suggestion). The two-car garage in back has custom mahogany doors that are probably worth more than my last two cars. There's a beautiful deck overlooking the backyard, and a huge magnolia tree in the front yard. If the magnolia market takes off, you could be sitting on a veritable gold mine.

937 N St. NW
Washington DC 20001
4 Bedrooms, 4 Baths
$1,124,999






Washington D.C. real estate news

Part of Kelsey Gardens Redevelopment Moves Forward

A couple of highly anticipated commercial developments in Shaw - CityMarket at O, Addison Square (Kelsey Gardens redevelopment) - have been stalled due to a lack of financing, caused by a delay in receiving loans from the swamped U.S. Dept. of Housing and Urban Development (HUD).  But a break-off-piece of Addison Square will now go forward, with the land in control of a new owner/developer. 

Twelve townhouses, formerly a part of Addison Square, will be built at 8th and P St, NW (751 P Street) by Capital City Real Estate (CCRE), which bought this part of the PUD from Metropolitan Development in March. The project consists of six 2-unit townhouses, for a total of 12- 2bed/2bath units, each around 1100 square feet. Anthony Bozzi, of CCRE's brokerage company Stages Premier Realtors, confirmed that construction will be underway soon, and sales will begin next spring, with a price point aiming for $500,000 per unit. Bozzi added that the project will come across visually like a string of rowhouses, retained from the original Lessard Group design. Though there is no parking designated at each unit, townhouse owners will have the option to buy a spot in a garage that will be built whenever the rest of the Kelsey Gardens redevelopment moves forward, but exactly when that will be is unknown. Metropolitan had hoped to sell the entire PUD back in March of 2010, however developers can now pick it up piecemeal, or investors can align with Metropolitan Development, who has the property listed for sale.

Washington D.C. real estate development news

Sorg Gearing Up to Turn Former Church into Condos

A new condominium is one step closer to fruition on the site of a vacant lot and historic church at the corner of 10th and V Streets. Sorg and Associates passed the deadline to accept general contractor bids this week for the Logic Project, a 37-unit condo that will build out the empty lot and convert the church; public records say the church will be converted into office space. Scheduled to break ground the first quarter of 2012, the plan is for a six-story, 37 unit condo building at 2105 and 2107 10th Street. The site is owned by architect Suman Sorg and is listed under the name Morning Bright LLC, one of the former names of the Baptist church. Built in 1896 by Paul J. Pelz (who also designed Healy Hall and contributed to the Library of Congress), the church has been called a handful of names, including Seventh Day, Trinity Methodist, Zion Church, True Deliverance Church of God, and Morning Bright Baptist Church. The church was abandoned in 1992.Though Nikki Sorg, Director of Business Development - and "Vice Chairperson" for the Board of Zoning Adjustment - was mum about details of the project, she confirmed that the church is being restored. Sorg acquired the property in 2003 for $1,300,000 and has performed some remediation work to the badly deteriorating church. Hamel Builders is among the general contractors competing for the job. "It's a nice building that will feature market rate quality units," said a project estimator for the company. "I think it would be a major impact for the community." The Logic Project is an addition to the handful of Sorg designs in the area, which include The Visio and Murano, two condo projects on 10th Street between V and W Streets, the Solea, as well as The Beauregard, 49 unit condominium at 2100 11th Street, both of which were developed by Robertson Development.

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St. Patrick's Day Special: Kelsey Gardens for Sale

Kelsey Gardens is for sale. Well, still. Okay, erstwhile developers of the 280 unit apartment building in Shaw's burgeoning development strip put the property on the market exactly one year ago, but now are rebranding - just a bit - their city-sanctioned project next to the (possibly, someday) O Street Market.

Metropolitan Development had enlisted the help of Ideal Realty Group in March of 2010 to market the fully entitled project, which had been rebranded from Kelsey Gardens of low-income, crime plagued housing project fame, into Addison Square, a new mixed-income project embodying more modern concepts of lower income housing. Metropolitan sought a joint venture partner, financier, or outright sale of the property. But one year in, Metropolitan has dropped Ideal Realty in favor of MAC Realty Advisors, and dropped Addison as a marketing name.
Kelsey Gardens adjoins the O Street Market along 7th Street as would be projects looking for a suitor but - also along the 7th Street corridor - the new Shaw Library, Progression Place (underway), Howard Theater, and 2 potential housing projects at 7th and Rhode Island (1, 2)

Metropolitan paid $7m for the property in 2004, and has secured from the city $18 million in tax abatement, as well as a zoning change to allow the density in the form of a Planned Unit Development - with the catch that 54 of the 280 units be set aside for tenants making 60% of AMI. A sale of the property would require a purchaser to follow the plans, or be required to start the zoning process anew. Bruce Levin of MAC says his brokerage has compiled a substantial portfolio of apartments since its inception just a year ago, including View14 which is also on the market, but pulls no punches about his predecessor's inability to sell the plans, calling the past year "the low point" for marketing such projects. "But the market is very robust right now," says Levin. "We're crushing it" he says of the firm's portfolio.

It wasn't supposed to take this long. Neat signs still announce the project "Coming in 2010", and Metropolitan Construction Manager Jim Wurzel said in January of 2010 that he was "hoping we can start construction this summer." But ANC Commissioner and Shaw Main Streets founder, Alexander Padro was more sanguine at the time."We're probably talking 2011 or 2012 before anything is even torn down."

Lessard Architectural Group designed the project, which will (theoretically) include 14,700 s.f. of retail space along 7th. For the sake of Shaw, let's hope MAC crushes it here, and quickly.

Washington D.C. real estate development news

Church Ready to Build Subsidized Housing in Shaw, Tear Down Old Homes

A church in Shaw is closer to knocking down a small swatch of DC history to make way for a public housing project on Rhode Island Avenue. The United House of Prayer for All People, at 601 M St, NW, owns a vacant lot and 4 row houses at 625 Rhode Island Avenue, and plans to demolish the latter in order to build a 4-story, 16-unit subsidized housing project.

According to the Department of Consumer and Regulatory Affairs, the church has applied for a raze permit, not yet issued, to replace the townhouses and begin construction "within the next couple of months." The homes are not in a historic district, according to DCRA, which means no exemption is needed to raze the property despite their age - which was not available within District government records. The property is adjacent to the vacant lot known as Parcel 42, where protestors staged a demonstration last year criticizing the level of subsidies intended for the lot, complaining that the District, which had planned a subsidized housing project, was not providing enough subsidies and that Washington D.C. had insufficient low-income housing.
The application to demolish the buildings has not yet been approved, though the fact that the land falls outside the historic district means approval is perfunctory and a matter of paperwork. Suzane Reatig Architecture has designed a 32,125 s.f. building comprised of 16 units, eight of which will be affordable to households earning 60%–80% of the AMI, with a mix of two and three-bedroom units, ranging from 1,150 sf. to 2,200 sf. The District government approved a planned unit development (PUD) for the zoning change, with LEED certification. "We're going to have some awnings on the top, that will be an interesting feature. There will be a wedge shaped private garden on the west side that will be a visual amenity" said Megan Mitchell, a project designer at the architecture firm, which has worked with United House of Prayer for All People on previous projects.

The Church was contacted but would not comment on the proposed building or the razing of the townhouses.

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"Things Are Moving" for O Street Market

Think Eastern Market meets City Vista if you're trying to imagine what the CityMarket at O will look like, the $260 million dollar project to help revitalize Shaw's business district. "It will embrace an unusual combination of 19th century charm and 21st century technology," said Armand Spikell, Principal of Roadside Development about the Shaw project that will transform two city blocks in Shaw.

Though Roadside had applied to raze the Giant at 1414 8th Street at the end of January - the first of many permits - the demolition date is still hazy, though Spikell projects the store will close this summer. Between now and then, the group has been digging around the foundation and adding steel braces to support the historic market building.

The new Giant Foods will be larger than the Safeway that now resides in City Vista. 55,000 of the 87,000 s.f of retail space is slated for Giant, of which 13,000 s.f. will be underground. This includes the loading dock in particular. "During the initial meetings, the community stated they did not want the eyesore of the docks that take up 9th Street now. It is a very unusual move, but we've tucked all that out of sight," said Spikell.

Also out of sight are the 500 parking spaces, which will also serve as an option for the Convention Center so as not to congest the neighborhood, again at the behest of the community. The remaining retail space is slated for small local businesses, none of which have yet signed at this early date; businesses would not open doors until 2013.

"Working with metro on foundations, working on design, meeting with the community, securing funding through HUD, this is not a normal commercial venture," said Spikell, "and this all takes time." Having started in 2003, eight years later, "things are finally starting to move."

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Shaw Developers Celebrate Step Forward with Progression Place

One of Shaw's chief development projects, slowed by lost tenants and missed start dates, is finally having its day as developers celebrate a "groundbreaking" Monday for a project that began in late 2010. Developers of Progression Place began work last December on the 320,000 square foot, $150 million development, with 100,000 square feet office space, a 205-unit residential apartment building, 20,000 square feet of street-level retail, but on Monday its developers will fete themselves and the sale of an office condo to anchor occupant United Negro College Fund (UNCF). UNCF officially purchased half the project's office space on December 24th, but developers were already doing site work on the vacant lot in anticipation of the settlement and Eagle Bank's $13m loan made possible by the sale, which was in turn made possible by the city's $3.6m financing subsidy for UNCF. Ellis Development, The Jarvis Company, and Four Points combined forces to build a project that would be hard to overestimate in importance as a beacon for Shaw's development, adding housing, jobs and retail in an area that had little investment in any of those markets. Progression Place is adjacent to the Howard Theater, also being developed by Ellis, and will build in parking for the historic theater and add a rebuilt Metro entrance. UNCF's office condo and the "7th Flats" will both be ready for occupancy in mid 2012. With a new library in place just to the south, and the Convention Center Marriott already underway, the O Street Market remains the largest holdout that could tie together development along the 7th Street corridor. Design is being handled jointly by architects Eric Colbert & Associates and Devrouax and Purnell, and built by Davis Construction and Gilford Corporation. The public ceremony will be held at the Lincoln Theater at 11am on Monday. 

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Construction Begins Quietly At 7th & S Streets NW

Shaw seems to be the land where development dreams go to die, or at least be indefinitely put on hold, where groundbreakings happen and aren't followed by actual construction. Too often news of impending construction starts dissolve quickly, giving way to news of severed financial partnerships and runaway tenants. Such was the case for Broadcast Center One and their developers (Four Points LLC and Ellis Development) which, even after the loss of Radio One (and the project name along with it), predicted an August groundbreaking earlier this year. The programming was downsized, United Negro College Fund was brought in as a major new tenant, and the project was renamed Progression Place, but August (and a few other months) has come and gone without a groundbreaking celebration. But construction equipment can at last be seen sprawled across the grounds, and the porta-johns are installed, sure signs of progress. As the plan stands, Progression Place will have 100k s.f. of office space, 224 apartments, and wrap-around ground level retail, serviced by 188 below-grade parking spaces. The development plans also call for a face-lift for 7th Street retail frontages.

Howard Theater Redevelopment Team Ready To Break Ground

DCMud is always happy to report project groundbreakings, especially when historic preservation is involved. But when redevelopment plans, mired in financing complications, have remained in holding patterns for years, it is only natural to question the legitimacy of a phoenix-like ground breaking, especially in election season. Despite that, it seems that Shaw's Howard Theater groundbreaking scheduled for tomorrow is paid for and ready to build.

Plans to redevelop the historic Howard Theater have been in the works for years, but like so many idling Shaw development plans and Ellis Development's other nearby project Broadcast Center One turned Renaissance Project, the financial hurdles have been frustratingly difficult.

Earlier this March, the Washington Business Journal confirmed that fund raising efforts for the Howard Theater redevelopment non-profit group and their development partner Ellis, through both private fund raising means, an eight million dollar public grant, and tax credits, had secured 74% of the needed $15.5 million. But developers were reported to have still been laboring fruitlessly for further bank financing.

Now, Chip Ellis of Ellis Development has confirmed that funding is in place, and the team will begin actual construction next week. Ellis added that a TIF loan and a five million dollar loan from Eagle Bank helped finalize phase one financing plans, adding to money already promised by the District government. Ellis qualified the good news, adding that $3.5m more needs to be raised in order to commence and complete phase two of the construction, which will extend and widen the back of the theater, making room for classrooms, offices, a library, and museum. So while a time table for a final ribbon cutting still remains conditional upon the speed with which the last few million is secured, the news confirms that the groundbreaking is more than symbolic.

The restoration of Howard Theater, once a mecca for listeners seeking out the performances of African American musical stalwarts like Duke Ellington, Ella Fitzgerald, and later Sammy Davis Jr., is vital to the revitalization of Shaw. It also makes sense to anchor a significant new performance space, part theater, part museum, in this particular area, sandwiched between the wealth of music venues along the U Street corridor to the north and the entertainment heart of the city in Chinatown to the south. Local firm Martinez & Johnson Architecture, which also redesigned the Strand, continues to carry the burden of design planning. Architect Naomi Ueki said the most important goal in this project, like so many restoration efforts, is to "keep the historical elements that define the theater in tact and work around them." The first order of business is the demolition of the interior - a complete gutting - while making sure to protect the footprint of the building. Excavation of the ground floor will follow in an effort to dig out a basement level. In addition to general masonry improvements, replica windows, signage, historical lamps, openings and architectural details will all help bring the famous theater facade back to life. The available financing and long to-do list is expected to keep construction crews busy through January; by then developers hope to have secured the additional funds to transition smoothly into phase two.

Shaw residents who are tired of being strung along by promises without much action to follow will finally hear some racket from the construction site at at the corner of 7th & T Streets. This is at least reason to put on a jazz record and smile. Now, we can hope for the Wonder Bread Factory to provide an overture.

Correction: Steve Cassell of Four Points LLC has informed DCMud that while the name "Renaissance Project" was thrown around the idea table it was never finalized. "Progression Place" is the official project name for the development formerly known as "Broadcast Center One," while the residential aspect of the project has been dubbed "7th Flats."

Washington D.C. Real Estate Development News