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

EastBanc's West End Project Encounters More Legal Hurdles

The redevelopment of West End's library and fire station--that long running saga--has hit another speed bump. EastBanc-W.D.C. Partners LLC, the development team, had spoken optimistically about breaking ground in 2012, but it looks like a lawsuit filed by a library watchdog group will push that back until March 2013 at the earliest.

It's been a long road. The development team--which consists of EastBanc, The Warrenton Group, Dantes Partners, and L.S. Caldwell & Associates--was granted the project in 2007, then lost it due to community outcry that there hadn't been a fair bidding process. In 2010, they won a competitive bid, beating out one other competitor, and since then have held some 70-odd meetings (by their own count) to keep the community abreast of plans. 

The project has always been a complicated one. It includes two separate parcels: one, Square 37, sits at the corner of 24th and L streets and includes the low-rise, funky West End Library, as well as a police operations facility and a parking lot; the other is Square 50 at 2225 M Street and and includes the West End fire station. EastBanc won the project by promising to rebuild the library and fire station; in return, the city gave the developers the land, then valued at $20 million, for free.

And therein lies the problem. The DC Library Renaissance Project, an organization founded by Ralph Nader to improve the city's library system, claims that EastBanc is dodging the affordable housing requirements that exist under the city's newish inclusionary zoning policy by calling the library and firehouse "amenities."

"We don't understand why [the library and firehouse] would count on the balance sheet of the PUD process for the developer," explained Robin Diener, director of the DC Library Renaissance Project. "The city is selling the land to EastBanc. They're not giving money, they're giving new facilities as payment." As a result, says Diener, the developers should still provide a certain percentage of affordable housing in each square as required under inclusionary zoning.

But the DC Zoning Commission agrees with EastBanc. This spring, the commission granted the developer's application for a map amendment for Square 37. And in June, when the DC Library Renaissance Project applied for a reconsideration of that decision, the Zoning Commission denied their effort, writing, "The enhanced level of service that will result from the construction of the new library and fire station so clearly will enhance the neighborhood that they set a benchmark in excellence for any future requests for Inclusionary Zoning waivers through the PUD process."

In response, the library advocates filed a notice last week in the DC Court of Appeals that they intend to appeal the Zoning Commission's decision, not an idle threat since the group has been at least partially successful in stopping the project since at least 2006.

"We're certain there's no merit, but we'll file a brief arguing that no, the Zoning Commission didn't make mistakes in its decision," said Joe Sternlieb, EastBanc's vice president for real estate acquisitions, in response to questions about the suit. "It can take up to a year, and can cost developers up to $1 million to defend. It's really a nuisance suit."  When will the issue be resolved? "The courts will decide," said Sternlieb. "Hopefully before March."

Despite the threat hanging over its head, EastBanc is moving forward. Sternlieb said that the Square 37 project has gathered all the necessary approvals, including from the Commission on Fine Arts, and the firehouse is almost there. The company is currently working out construction documents and getting financing in place, and Sternlieb is hopeful that they could still break ground in March 2013.

The project, which is being designed by TEN Arquitectos, WDG Architecture and Lemay Erickson Willcox Architects, hasn't changed substantially since 2010 (though TEN hasn't bothered to add the project to its website). Square 37 will become a 10-story building with a library and roughly 7,000 square feet of ground floor retail that faces 23rd Street--including a coffee shop on the corner, adjacent to the library--plus 164 market rate units above. That section does not include any affordable housing.

But the fire station portion does; in fact, all 61 rental units will be priced at 60 percent of the area median income. Some of those units are created under the inclusionary zoning policy, but EastBanc said it couldn't afford to make the entire building affordable without assistance, and so the District kicked in an extra $7 million to go the final distance.

Robin Diener and her colleagues aren't happy about that. Given that the two sites comprise some of the most valuable land in the District, they believe the initial development deal should have been structured so that the city made, rather than spent, money on it.

But neighborhood groups, including the West End Library Friends, Foggy Bottom Association, and the ANC covering the region, overwhelming support the project. 

Washington D.C. real estate development news

EastBanc Prepping for 2012 Start in West End

Hoping to begin construction by this time next year, the joint venture EastBanc-W.D.C. Partners LLC - led by EastBanc and joined by The Warrenton Group, Dantes Partners, and LS Caldwell & Associates - will seek Zoning Commission approval on December 19th for its West End development site.

Though hope springs eternal for the development team, Joe Sternlieb, head of real estate acquisitions at EastBanc, knows that the potentially elusive 2012 start date depends on how long it takes to trudge though and pocket approvals from D.C.'s various commissions and committees, in this case Zoning, the Commission of Fine Arts, and DDOT's public space committee, among others - yet, the team is making strides, and although the design seems to change daily at this point in the process, Sternlieb remains optimistic.

With the CFA process begun, and DDOT in the future, the focus now is on Zoning's approval of the Planned Unit Development for Square 37, one of two West End sites being developed in conjunction by EastBanc. The other, Square 50, will be matter of right. The Square 37 property - fronting L Street between 23rd and 24th Street, NW - consists of three lots now holding the West End Library, a Police Operations facility and a surface parking lot. The site needs to be rezoned as Commercial Residential (CR) in order for developers to construct a mixed-use, 11-story building designed by architect Enrique Norten of TEN Arquitectos that will house a new West End Library, 7,617 s.f. of additional retail space which includes a corner cafe, and approximately 180 residences.

Zoning Commission approval of the plan (the PUD) and rezone request should be the easy part. Capitalizing on the West End site was the goal of the District, which issued a Request for Proposals (RFP) for redevelopment (of both Square 37 and 50) in October of 2009. The city selected EastBanc in March of 2010; the winning developer beat out one other competitor thanks to asserting it would build both a new library and a new fire station without District subsidy. And in advance of EastBanc's PUD application filing, Victor Hoskins, Deputy Mayor for Planning and Economic Development, sent the Commission a letter in support, highlighting that fact.

The entire project includes four District-owned sites at Square 37 and 50. The Square 50 portion (the other component not included in the Commission's review this month) includes the new West End fire station which will be topped with below-market rate residences, located at 2225 M Street, NW. Although both buildings at Square 37 and 50 are the vision of Enrique Norten, the project's architect of record is WDG Architecture.

District backing can only get the project so far, however. The development team will have to revisit the Commission of Fine Arts, after the CFA determined in its October 20th review that the library exterior needs a little "refinement," and suggested a "de–emphasis of supergraphics on the windows to support the clear architectural expression of the entrance."

The CFA also expressed concern about "building performance, such as the maintenance of the glass and metal skin of the building," and will have the chance to review another submission for the project in the near future. However, in a letter to Victor Hoskins, the "Commission commended the developer, DMPED, and the D.C. Public Library for their collaboration in supporting this distinctive design."

The entire Square 37 and 50 redevelopment project is part of Georgetown-based EastBanc's purported goal "to transform the once sleepy West End from a 'transitional zone' between Georgetown and Dupont Circle into a vibrant urban neighborhood with its own unique identity."

Washington D.C. real estate development news

Builders Break Ground on New Northwest One Residence in NoMa

Yesterday, developers broke ground on the first residential project Northwest One New Community at 2 M Street, NE, a 12-story, 314-unit residential building in NoMa. Led by developer William C. Smith + Co. along with The Warrenton Group, opening of the $92 million building is expected in late 2013.

Nearly a third of the units will be designated for low-income tenants, with 59 units set aside for former the Temple Court residents (30% of AMI), demolished to make way for this project, and 34 units available for those making 60% of AMI, with retail on the first floor.

Construction was initially expected to be underway in March, but was delayed due to lack of funding. Northwest One was approved by the City Council in 2005, began gearing up in 2008 and the new Walker-Jones School, followed by the first residential component, the SeVerna, which broke ground last summer. 2 M Street was designed by Eric Colbert & Associates.

There will be 4,100 s.f. of ground floor retail and an 8,000 s.f. courtyard above two levels of underground parking, offering between 184 and 192 spots. The 290,000 s.f. building will be concrete, "clad with masonry, decorative metals and soaring full height windows," according to WCS. 2 M Street is estimated to be taking $82 million of the total $700 million needed for NW1, which includes in all: 1,600 units of mixed-income housing, and 220,000 s.f. of commercial/retail space.

NW1 is one of five projects being realized by the New Communities Initiative, a public-private partnership to develop areas that exhibit "high rates of poverty and unemployment, as well as blight and deterioration of the housing stock." The other four projects are Barry Farm (Ward 8), Lincoln Heights (Ward 7), Richardson Dwellings (Ward 7), and Park Morton (Ward 1). WCS Construction is building the residence.

Washington D.C. real estate development news

Northwest One's Site 2 on its Way Up

In less than one month, according to the office of Victor Hoskins, the Deputy Mayor for Planning and Economic Development, construction will "officially" begin on another piece of the District's $700-million-dollar Northwest One New Community at 2 M Street, NE, known as "Site 2 (of Phase 1)", where a 12-story, 314-unit residential-and-retail building will go up.

With all permits in place, and pre-construction activity having begun on site last month, the official groundbreaking, by general contractor WCS Construction, is slated for September 12th.

Construction was initially expected to be underway in March, and when questioned about stalled District developments at a WDCAR event in mid-July, Hoskins pointed to NW1 as an example of an active site. "We are currently bringing the community to that location," said Hoskins, of the project's footprint around North Capitol Street in Ward 6, both in and west of NoMa.

NW1, approved by Council in 2005, began gearing up in 2008 and the new Walker-Jones School was the first completed component, followed by the first residential component, the SeVerna, which broke ground last summer.

According to Jose Sousa at DMPED, the "slowing of debt markets" was the cause of the delay, which affected both the development team, led by William C. Smith + Co. along with The Warrenton Group, and the District. The group, Sousa explained, "adapted by securing FHA mortgage insurance from HUD." Final confirmation and approval of the HUD transaction is imminent, said Sousa.

With construction expected to last 28 months, the 314-unit apartment building, designed by Eric Colbert & Associates, should be complete at the end of 2013.

Of the 314 units, 221 will be rented at market rate, 59 units will be set aside for former Temple Court residents (30% of AMI), and 34 units will be available for those making 60% of AMI.

There will be 4,100 s.f. of ground floor retail and an 8,000 s.f. courtyard above two levels of underground parking, offering between 184 and 192 spots. The 290,000 s.f. building will be concrete, "clad with masonry, decorative metals and soaring full height windows," according to WCS.

2 M Street is estimated to be taking $82 million of the total $700 million needed for NW1, which includes in all: 1,600 units of mixed-income housing, 40,000 s.f. of retail, and 220,000 s.f. of commercial office space.

NW1 is one of five projects being realized by the New Communities Initiative, a public-private partnership that aims to develop areas that exhibit "high rates of poverty and unemployment, as well as blight and deterioration of the housing stock." The other four projects are Barry Farm (Ward 8), Lincoln Heights (Ward 7), Richardson Dwellings (Ward 7), and Park Morton (Ward 1). 

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Strand Theater Redevelopment Moves Forward with Zoning Approval

Yesterday developers and architects presented their plans for the redevelopment of the historic Strand Theater and won unanimous approval from the BZA. The Board also granted several zoning variances, permitting developers to expand a historic landmark and a contributing historic structure, as well as an increase in the FAR and a reduction in the required parking. The Strand Theater and the adjacent contemporaneous building located from 5127-5131 Nannie Helen Burroughs Avenue, NE in Deanwood are being packaged together in a redevelopment plan that sees both structures stabilized, renovated, and facades restored to their original grandeur. The ground floor of the renovated buildings will feature new retail options, while the second floor will house small incubator office space for "small and local disadvantaged businesses out of the Ward 7 corridor." In 2008, the District originally awarded the property's development to Washington Metropolitan Community Development Corporation (WCDC) and Banneker Ventures, but WCDC cut their ties with Banneker shortly after their initial proposal, and have since partnered with the Warrenton Group. Serving as fee developer, Warrenton's Principle Warren Williams attended the hearing in support of the project, providing the Board with a brief summary of the proposed redevelopment.

Architectural duties have been assumed by local firm R. McGhee & Associates, and their design plans, in cooperation with guidelines set by the Historic Preservation Review Board (HPRB), will assist in restoring the historically significant architectural features of the Strand (such as the lengthy front awning and detailed cornice work) and its accompanying sister-building. An in-fill brick addition serving as the "building core" is also in the works, intended as a contemporary interpretation of what the Strand might look like if built with modern materials. The interiors will be extensively gutted and renovated to accommodate the ground floor retail space (likely featuring a restaurant or two) and “affordable” office space set to occupy the building upon completion. Principal Ronnie McGhee, who was recently appointed to the DC Board of Architecture and Interior Designers by Mayor Adrian Fenty, presented the architectural specifics to the BZA, and assured the Board that their plans had official approval from the HPRB and ANC7C. McGhee also promised that the iconic, the lighted Strand Theater sign, would be restored to the roof of the renovated building, bringing a welcome glow back to the area's skyline at night.

In 2008 Mayor Fenty bragged that: "There will be more energy back on this corner for the neighbors who live in the Ward 7 community, east of the river in general and for the entire city." Unfortunately, that energy has remained bottled up in storage these past two years, as the property continues to sit vacant and derelict. The Holy Christian Missionary Baptist church across the street, calling the structures as the currently stand an "eye sore," is also excited about the re-ignited redevelopment plans. Reverend Steve Young testified before the Board in support of the project and offered up use of the church's parking lot to alleviate parking concerns, saying: "whatever is needed to accommodate the project we're willing to comply." Developers also cited several convenient bus-lines that may service future retail patrons as justification for a reduction in required parking. By way of community benefits, developers additionally promised that a dug-out basement level will provide space to be used as a community meeting center, and that newly planted trees will improve the streetscape in compliance with the Great Streets Initiative. It was also noted that the area is currently "starved of retail options." The Board agreed that this was a impressive and commendable project that offers a big first step in revitalization of the surrounding area, as well as thoughtful preservation of a historic landmark. While there is still no timeline for expected groundbreaking and subsequent construction, this Zoning approval activity is a positive sign that developers are moving forward with their plans. In the next step forward, developers and architects will seek the blessing of the National Park Service.

Washington D.C. Real Estate Development News

"The Avenue" (Park Morton Phase One) Unveiled

Once again, neighborhood-blog fiends have a reason to saturate the online comments board with rabid debate over the merits of affordable housing. Yes, more Ward One "workforce housing" construction is set to get under way early next year, as the DC Council recently approved a loan injection of $16.5 million to jump-start the Park Morton redevelopment project. With a bit of pomp and optimism, developers have officially dubbed the first phase of the project "The Avenue." The much neglected area could certainly use an infusion of pride and confidence in addition to this desperately needed residential development. Located on the southwest corner of Newton Place and Georgia Avenue, 83 apartments will be built on three parcels of vacant land. Twenty-seven units of the 7-story building will be reserved as "public housing," while the remaining units will be classified as "affordable housing," serving residents with up to 60% of the area median income (AMI). Last month, in accordance with the Georgia Avenue Overlay District, The Avenue was reviewed and approved for construction by the BZA.

The broad-scoped $130 million, 500-unit Park Morton redevelopment project is a dual partnership between the Warrenton Group and the Landex Companies. Wiencek & Associates Architects & Planners are currently completing the designs for the phase one building. General contractors Hamel Builders will carry out the construction, which could begin as early as December 1st. But in all likelihood, ground will break sometime in January of next year. Once started, construction is expected to last 14 months. The PUD application process for the subsequent phases of the redevelopment plans will begin in tandem with initial construction, with the goal of transitioning rather smoothly and quickly from phase one completion to phase two construction. The general intention for the entire redevelopment project is aimed at securing quality living quarters for the current public housing tenants (phase one) that will allow the construction of the new higher density residencies (later phases) - the proportion of purely public housing in the area diminished as the planned mixed-income projects come to life. Upon the completion of all phases, the new housing will follow the rule of thirds, units divided evenly between public housing, affordable or workforce housing, and market rate housing.

The hope of developers and the design team is to amass a work of architecture that exudes modernity and sophistication, to challenge preconceived notions about "affordable housing" by using high quality materials and employing an elegant design on the exterior as well as the interior. The focal point of the design is the central corner of the building at the intersection of Georgia and Newton, where a two-story glassy entrance way, accented by a timber curtain wall, attracts the attention of the onlooker. A cutout top level terrace disrupts the plain single-box shape of the brick building, giving texture to the building, and drawing the eye up along the cornerstone of the design (pun intended). When addressing the Georgia Avenue frontage, like any good painting, the canvas is partitioned into a foreground, middle, and background, or more appropriately a bottom, middle, and top. The bottom floor is pronounced by large glass and metal, protruding store fronts that will house retail upon completion. The brick middle section is accented by boxy, extended bay windows, while the top of the building dissolves plainly and gently into the skyline. The opposite building frontage along Newton Place is an asymmetrical doubling of the Georgia Avenue design elements. The bay windows are stepped down to the first three levels so as to better transition the building across the alleyway and into the neighboring townhouse facades. This allows for a milder, friendlier, more residential feel on Newton place, and a slightly bolder, urban flavor on the more commercially-geared Georgia Avenue.

Amenities for The Avenue building include a spacious entrance lobby, featuring a wide, monumental staircase, leading up to a glass walled fitness room on the second floor. The interplay of elevation change, sight angles, and visible space provide for an open feel. The building will also feature an open and exposed internet lounge, complete with computers and printers - enabling work but also encouraging networking and social interaction. An elevator to the roof will access two landscaped rooftop terraces, one of which will be outfitted with numerous planters for community gardening opportunities. This green roof will not only provide residents a chance at producing healthy produce, but also lower the energy bill by decreasing the solar load on the flat building top. Other sustainable aspects include the exclusion of carpet and all mold-propagating building materials, floors will be a combination of wood and tiles, and bathrooms will be purely ceramic tiles. The steel frame of the building will be reinforced with insulating sheeting to prevent temperature transfer and help maintain a consistent indoor climate. The building will be equipped with high efficiency heat pumps, and solar energy panels on the roof will provide hot water for a communal laundry facility. Builders will replace all sidewalks with brick pavers, granite curbs, and two rows of continuous planter strips, where trees, shrubs, and flowers will bring shade, color, and life to the public space. Classic twin-fixture lighting will illuminate the sidewalk along Newton in the evening, and the elimination of two curb cuts will allow for increased on-street parking. Also included in the plan is a 29 space below-grade parking garage.

Developers admitted there are challenges to producing mixed-income projects, including the task of overcoming negative perceptions about the neighborhood and the stigma of mixed-income residencies. But architect Scott Knudson explained that such a test is most effectively bested by setting a lofty bar of excellence. "The way to overcome such notions is by setting a high architectural standard and creating a building worthy of residents of all income levels," said Knudson, arguing that quality and style were not sacrificed here to meet budget. The designer's commitment to excellence extended to their refusal to compromise on small details like ceiling height and top-of-the-line kitchen appliances. Knudson says the design process for each new building will be approached and evaluated on a project by project basis; and new designs will refrain from replicating too closely the appearance of the first apartment building; "neighborhoods are richest when developed over time, and this phased process encourages both consistency and a sense of texture and variety."

Washington Real Estate Development News

Eastbanc Wins West End

Life is a circle, of course. To underscore that point, the District government announced today that Eastbanc won its bid to redevelop three underused properties in the West End. The D.C. government issued the RFP last July, after a contentious process in which Eastbanc had been awarded the rights to develop the land in 2007, only to have a public outcry over no-bid contracts stop the process, and give the Council a morning-after moment and, shocked at what it had done, recall the land sale to Eastbanc. That, in turn, led to the Deputy Mayor for Planning and Economic Development to issue a fair and balanced solicitation last July, which received two offers, one from an Eastbanc partnership, the other from Toll Brothers, Paramount Development and Torti Gallas. Now, two and a half years after the Council pulled the plug on Eastbanc, the city has given it the official nod to develop the three sites. To those few unfamiliar with the sites, the properties include the West End Library, fire station, and special operations police unit, all low-rise relics in a sea of pricey condominiums. EastBanc had said in its initial proposal that Square 37, the current site of the library, would sport a 20,765 s.f. ground floor library with a 10-story residence above (rendering below). Designed by Ten Arquitectos, the plans call for approximately 153 market-rate residential units on the 2nd through 10th floors, 235 parking spaces and 10,000 s.f. of ground floor retail. LeMay Erickson Wilcox Architects will be the architects for the fire station and WDG Architecture will be the architect of record. Eastbanc's designs for Square 50 - the fire station - include a replacement fire station and mezzanine with 52 affordable residential units on the 2nd through 4th floors. Eastbanc's Anthony Lanier predicted a renaissance, thanks to the $150 million project, saying "we want to make a community...not just a street with 10-story buildings." Asked about how the new plans differed from those he proposed more than 2 years ago, which could possibly have been built by now, Lanier responded "not much." Eastbanc had earlier said it "can and would build a supermarket on site if the community and city united to support it," but has voiced skepticism about the need for one. The Toll Brother's plan for the library called for 48,000 s.f. of retail, including a 40,000 s.f. grocery store. The library would remain in place; 21,300 s.f. on two levels. To top it off, the building would have been LEED Silver and would have included as many as 220 residential condos. The group did not submit a plan for the site of the fire station. Eastbanc's partners on the project also include the Warrenton Group, Dantes Partners, TEN Arquitectos, and WDG Architecture. Eastbanc also recently won the rights to develop a highly visible Capitol Hill property late last year. Deputy Mayor Valerie Santos said the District would work hard to "ensure what has been proposed moves forward as quickly as possible." Mayor Adrian Fenty added that he expects groundbreaking for the project "at the end of 2012, at the very latest." Washington, DC real estate development news

Central Union Mission Pursues Gales School, Again

The District has issued a Request for Proposals to revive the Gales School at 65 Massachusetts Avenue, NW. Officials must be hoping for a better result than the previous efforts to develop the building shell, a swap with the Central Union Mission for its land at 3500 Georgia Avenue - a site that might now be part of the Park Morton Development. The announcement indicated DC was seeking offers from private companies and non-profits to renovate the historic building (circa 1881) and operate it as a homeless shelter, capable of serving upwards of 150 people each night. The RFP is the first sign that the furor over previous efforts have subsided, and the dilapidated building will once again provide services to the city's homeless.

The District ran the building as a homeless shelter between 2000 and 2004. In the proposed trade, DC would have gained the Georgia Avenue property and the Mission would get use of the school as a shelter, plus an additional $7 million. But the exchange was derailed by an America Civil Liberties Union lawsuit claiming an Establishment Clause violation - i.e. separation of church and state - because the trade would, according to the suit, result in a "net gain" of $12 million for the Mission, which the ACLU objected to because the Mission requires homeless men to participate in religious services in return for room, board and counseling services.

In the face of the lawsuit, the Mission proposed to move the shelter to Georgia Avenue, only to face fierce community opposition to a homeless shelter and more opposition when the plan changed to a mixed-use residential and office project. That changed in October when DC Officials announced that the development team of the Park Morton Project, Park View Partners (Landex Corp., Warrenton Group and Spectrum Management), would be absorbing the Central Union Mission Property as part of Park Morton, though Park View has not yet solidified that agreement with the Mission. (Image below at left)

David Treadwell, Executive Director of the Central Union Mission, said that the deal with Park View Partners is a "long-term contract" that cannot be finalized until negotiations between the District and the developers are completed. That said, the property is "off the table as far as a swap with the government goes" said Treadwell. With the swap option gone and the $7 million spent long ago elsewhere, the Mission will now compete for the Gales School. Treadwell said it was his understanding that the concerns raised in the lawsuit had more to do with the cash payments than with the land swap, so the Mission will submit a response to the Gales School RFP.

Treadwell added that he hopes the new proposal will "work for everybody, that is fair to everybody and acceptable to the community" because the Gales School is a "great location for serving the poor and the homeless." Still, the Mission's offer will depend on its ability to raise funds for a project that ultimately will not be a revenue creator, and which may be torpedoed again if perceived to contain any sort of subsidy, a problem that non-religious organizations would not face. Treadwell said the Mission's offer will likely call for an addition to the building of approximately 5,000 s.f. for a new kitchen, classrooms and storage space to serve 150 or more men a night. The project will likely cost $12 to $14 million, "we are entering with fear and trepidation," said Treadwell.

As for the lawsuit, Treadwell said he cannot speak for the ACLU or other parties of the suit as to whether the new arrangements and changes to the original plans will have resolved any concerns. The Gales School was designed by Edward Clark, the Architect of the Capitol, and named for DC's 8th Mayor.

Washington, DC real estate and development news

Mission Says "Maybe" to Park Morton

After Wednesday's press conference announcing the DC government's award of the enormous Park Morton contract to Landex Corp., Warrenton Group, and Spectrum Management, DCMud promptly reported the more surprising revelation by Councilman Jim Graham that the District would roll the controversial Central Union Mission site into the Park Morton project - a win for the Park View Partners (Landex, et. al.), who get more area to work with, for the Mission, which gets bought out of a neighborhood that has fought the project from the beginning, and for the neighborhood, which slams the door on an unwanted neighbor. The problem? Neither the Park Mortonians nor the District of Columbia ever quite finalized any such agreement with the Mission. While officials have been working closely with owners of the Mission to reach such an agreement for "some time," sources at the DC government say the Mission is continuing to pursue its own zoning approval to relocate to the site, as we reported earlier, but also to negotiate with other suitors. While things may fall into place, they're not there yet.

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Park Morton Gets a Two-For

Just over a year after DC announced the Request for Proposals (RFP) concerning the $130 million initiative to redevelop Columbia Height's Park Morton public housing complex, DC Mayor Adrian Fenty chose Park View Partners (Landex Corp., Warrenton Group and Spectrum Management) to move forward with their plan for 500 new units of affordable, work force and market-rate housing and a 10,000 s.f. park. The architect for the project is Wiencek and Associates. In a surprise move officials described as a"two-for," the Park Morton developers will also absorb the land on Georgia Avenue currently owned by the Central Union Mission to bring a wealth of mixed-use development to the Georgia Avenue Corridor. A ground breaking date was not announced. The Park View team won out over the narrowed down field of teams named in March including the Park Morton Partners (Pennrose Properties, LLC, FM Atlantic, LLC, and Harrison Adaoha, LLC) and the other Park Morton Partners (Neighborhood Development Company and Community Builders, Inc.). Deputy Mayor for Planning and Economic Development, Valerie Santos, praised Landex for it's experience in successfully completing redevelopment projects of distressed urban housing, including HOPE VI projects, in cities along the East Coast. The announcement about Central Union Mission came as a surprise, as the group recently went before the Board of Zoning Adjustment (BZA) and carried out a series of community meetings about their planned development at Georgia Avenue and Newton Place. According to Catherine Fennell, a consultant working as the Project Manager with the Warrenton Group, the Mission continued moving forward while the award for Landex was pending. But Fennell indicated the two groups have been working on their agreement and will make the purchase official now that the award for Park Morton was announced. The Park Morton project is one of four designated New Communities, an initiative begun by Former Mayor Anthony Williams. Others include Barry Farm, Northwest One, and Lincoln Heights/Richardson Dwellings, all of which, the Mayor today promised, would continue forward with a guarantee of "no displacement" for current residents.

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