Clarendon Condos Close Out

The Keating Group has closed its Clarendon sales center for the Phoenix Condos. Another developer gone out of business? You might think so, with gloom over real estate this year's bumper crop, but that would be incorrect. Keating sold the last of its 181 condos last week, and will now focus on selling its commercial remaining commercial space in the project it began building in 2005. The Pennsylvania-based developer renovated and expanded the historic Post Office on Washington St., now on the Federal Register of Historic Places, adding 52,000 s.f. of office space, retail, and of course the 11-story condominium on what had been a surface parking lot. Located 2 blocks south of the Clarendon Metro, the Phoenix was built by Turner Construction, and began selling more than 4 years ago, with prices originally running from the low $300's to the $700's. Construction completed in the summer of 2007. The project received approval by the Smart Growth Alliance - a mix of various smart growth and environmental groups, for its transit-oriented historic adaptation. The Phoenix condominium was designed by Dorksy Hodgson Partners, the main architects, with Oehrlein & Associates as the preservation architects. Keating will be going postal again, next time in Bethesda, where it plans another post office conversion with adjacent condo project. No timeline has been offered for that. 

Arlington Virginia real estate news

Square 54 Breaks Ground

With blue shovels in hand, George Washington University officials broke ground this morning on the greatly anticipated and hotly debated Square 54 project on Washington Circle. At its delivery in 2011, the $250 million mixed-use project in Foggy Bottom will include 333 residential units, 13% of which will be work-force housing, 440,000 s.f. of office space overlooking Washington Circle, an open central courtyard and retail plaza on I Street, over 80,000 s.f. of retail space (including the supermarket that has students salivating), and over 1,000 underground parking spaces. “Is it possible that this is the best mixed-use project in the city? I say yes,” Chairman of GW’s Board of Trustees, Russell Ramsey said. “This is about the vision for GW in ten years, in twenty years,” he said. 

A partnership between GWU and Boston Properties, the 2.6-acre former GW Hospital site is, as Mayor Adrian Fenty noted in yet another groundbreaking appearance this morning, the last major development site on Pennsylvania Avenue. The developers have entered into a 60-year ground lease for the redevelopment effort; Square 54 is part of a three-part development initiative that includes the campus 20-year “grow up, not out” plan and the redevelopment of The School Without Walls. Jack Evans, Council- member of Ward 2, said the project, designed by Pelli Clarke Pelli Architects, LLP and Sasaki and Associates, would bring in $12 million a year in tax revenues for the city and benefit not only the university, but also the Foggy Bottom community. While there is a history of tension between residence-hungry GW and its development-resisting neighbors, at this morning’s rainy groundbreaking, GW officials spun it optimistically, saying that the development was a positive for everyone in Foggy Bottom and welcomed neighbors in attendance. Robert Chernak, a GW official, told DCMud this morning “Beyond the project itself, the impact it has really had is on the relationship with people in the community. There was some negativity. This is finally bringing the parties together to have rational dialogue and bring together all involved. It’s about people effected in the long term.” 

 Said GWU President, Steven Knapp“Square 54 is a shining example of what GW and the city can accomplish when we work together. It represents the importance of sustainable practices and has been recognized by the Smart Growth Alliance. It will enliven the streetscape. It was thoughtfully conceived to contribute to the open space of the city.” As DCmud reported last year, GW was asked to revise the height and density of the proposed building, and the National Capital Planning Commission recommended that the Commission approve the revised proposal in April 2007. And no, a grocer has not yet been selected for the retail space.

Washington DC retail development news

Preservation, Demolition and Construction...Oh My

Interior demolition has just been completed on 3030 Clarendon Blvd. in Arlington, most popularly known as the old E-Trade building. Developer Saul Centers Inc. (SCI) is still awaiting final approval from the county and the Washington Metropolitan Area Transit Authority (WMATA) for full demolition. As the building is cleaned up, SCI expects construction permits in January from Arlington County for the three mixed-use buildings it plans to construct on both sides of Clarendon Blvd near the Clarendon Metro stop, to front Wilson Blvd, N. Highland and N. Garfield Streets. Completion of the entire 521,000-s.f., Clarendon Center project is anticipated for 2010.

Because the project requires excavation, demolition and construction work close to the subway tunnel that runs under Clarendon Blvd., WMATA has to approve the project. As a result, Saul will have to put monitoring devices on the tunnel to make sure it isn't jeopardized in the construction process, and keep close tabs on its integrity. WMATA typically does this when projects are within a proximity of 50 feet near subway tunnels.

Plans call for a two phase development: Phase I will be a 244-unit, 12-story apartment building, landscaped courtyard and 80,000-s.f. office building, on the south side of Clarendon. Phase II, on the smaller north block between Clarendon and Wilson, will house a 6-story office structure. All three buildings will have ground floor retail totaling 42,000 s.f, and are seeking LEED certification. Back in 2003, the design plans were recognized by the Washington Smart Growth Alliance. This is also the first Arlington project that complies with the Clarendon Metro Station Area plan.

Saul was able to plan for the gargantuan buildings with a little help from its neighbors; in order to increase building size, Saul obtained density rights from two historic buildings: The Leadership Institute on the SW portion of the south block, and the Underwood Building, at the northwestern-most point of the north block, in return for their historic preservation. In addition, Saul will safeguard two retail facades made of limestone and art-deco elements on the north block; the facades will be dismantled, cleaned and stored until the surrounding construction is complete, when they can be safely returned.

“The community involvement in the design and development of this project has been tremendous. By responding to that input, we believe Clarendon will enjoy a landmark project that will truly complement its distinctive character,” said Mary Beth Avedesian, Vice President of Acquisitions & Development at Saul Centers Inc.

Post construction, these two blocks may serve as the newest neighborhood hot spots, as there will be plenty of outdoor seating, with wider sidewalks and streetscape improvements thanks to the project design team of Silver Spring-based Torti Gallas. Most notably, a brand new Crescent Plaza will be built on the corner of Clarendon Blvd. and N. Highland Street, garnished with a fountain fronting N. Garfield and commissioned artwork by DC resident Lisa Scheer, a Professor of Arts at St. Mary's College of Maryland.

North Bethesda Square's First Building Tops Out

The nearly $900m North Bethesda Town Center project saw its first building topped out this week as the Wentworth House, an 18-story, 312-unit apartment building, reached its full height last week. The apartment building will house a swimming pool deck above the 18-story-wing and a “sunset” terrace above the 15-story wing, green roof, and 65,000 s.f. Harris Teeter for the "Whole Foods effect" on the neighborhood. Construction on the building began in June 2006, completion on both the supermarket and apartment is scheduled for July of next year.

LCOR, a large east coast development team headquartered in Pennsylvania, was chosen by WMATA as the master developer for the 32-acre North Bethesda Town Center Project, developing a master plan that includes approximately 930,000 s.f. of office space, 1,275 residential units, a 320-room full-service hotel, and 202,000 square feet of retail space at the White Flint Metro station. LCOR anticipates this project will generate 5,400 new jobs and almost 6,500 additional daily Metro trips, citing it as "the largest joint development project ever approved by WMATA." The project received a "Smart Growth" award from the D.C. chapter of the Urban Land Institute and The Smart Growth Alliance.

The Wentworth House was designed by Dorsky Hodgson Parrish Yue Architects (DHPY), with offices in DC, Cleveland and Fort Lauderdale. DHPY is also designing the Midtown Bethesda North condo project by Kettler.

Arlington Strip Mall to Receive Mixed-Use Makeover

In an effort to revitalize the “neglected” neighborhood at the intersection of Pershing Drive and Arlington Boulevard in Arlington, Abbey Road Property Group is planning a mixed-use project that will include 35,000 s.f. of retail space and 188 residential units. 7 Blocks away from the Clarendon Metro, the 287-acre site at 2201 North Pershing Drive is currently home to two older strip malls; Abbey Road has requested that the area be rezoned to allow for the residential portion of the development.

At its completion, the project will consist of two buildings. The first will have five stories, the second, four, each with retail below and residential space above. The retail portion will have at-grade structured parking behind the buildings while residential parking will consist of one below-grade level of parking per building.

Matt Birenbaum, Principal at Abbey Road said the development would be LEED (Leadership in Energy and Environmental Design) certified, one of the first in Arlington and the metro area. The development has also been recognized by the Washington Smart Growth Alliance for its reuse of an old shopping center. According to Birenbaum, the retail space will target a small format grocer for the corner of the intersection and restaurants and smaller shops for the remainder of the space.

“I think that this (the project) represents an opportunity to redevelop an older strip center and turn what was an automobile-oriented, 1950’s setting into a more pedestrian development pattern. It will be mixed-income, mixed-use. We are really reworking the streetscape, bringing the building up to the street. It could be a model for the redevelopment of old strip centers into more pedestrian-oriented sites,” he said.

The development’s zoning hearing is scheduled for the fall. Developers hope to start construction in the middle of 2008 with occupancy beginning in late 2009 or early 2010.