Showing posts with label residential. Show all posts
Showing posts with label residential. Show all posts

Thursday, August 09, 2007

Residential Units for Hilton Washington?

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As a part of a larger hotel revitalization project, the Hilton Washington, north of Dupont Circle, could be seeing residential units in the near future. After buying the Hilton for $290 million in May, L.A.-based Lowe Enterprises Inc. and Beverly Hills-based Canyon-Johnson Urban Funds LLC are considering adding a yet-to-be-determined number of residential units to the 1,119-room hotel.

Harmar Thompson, Senior Vice President of Lowe Enterprises said developers are in the process of doing the initial schematic design and massing. He added, “We haven’t formalized anything yet; we are going through detailed work with the community and the Office of Planning.” According to Thompson, more details, including a decision on condos vs. apartments and number of units, will be announced in September.

Thursday, August 02, 2007

NOMA Waitin' for First Residential Building

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The Cohen Companies’ Union Place, the first of several residential buildings planned for the NOMA Business Improvement District (BID), held their ceremonial groundbreaking this week. At the project’s completion, the development will include 700 residential units two blocks from both Union Station and the New York Avenue Metro Station at 3rd and K Streets, NE.

Designed by Bethesda-based GTM Architects, the project will be built in two phases; the first, named the “Loree Grand” after Loree Murray, a neighborhood leader and activist, is slated for completion in mid 2009 and will include 212 apartments in a 10-story structure, some of which will be voluntarily designated as affordable workforce housing by the developer. Though not bound by the affordable housing requirements that accompany deals with the DC government, the developer has allocated 11 percent of all apartment homes as affordable. Phase one will also deliver an interior public courtyard, "green" roof, childcare center, fitness center, 4,000 s.f. of retail space, and underground parking that will allow one space per unit. Phase two is planned to raise the height to 14 stories. Rick Conrath, principal of GTM and project architect, says the K Street frontage will allow an attractive street presence, with wide sidewalks permitting a generous separation between vehicular and pedestrian traffic; conforming to DC's vision of the avenue as a walkable boulevard with cafes and shopping.

At the completion of both phases, the project will have seven different floor plans that range from junior one-bedroom units starting at 516 s.f., to two-bedroom-plus-den units of more than 1,400 s.f., as well as an indoor/outdoor swimming pool opening onto the courtyard. Cohen has acquired 42 separate properties and is in good company among other large-scale developments likely to begin soon, including Archstone Smith’s project at 1st and M, and MRP Realty’s Gateway Project at the intersection of New York and Florida Avenues.

Elizabeth Price, President of the NOMA BID, tells DCMud that almost 3 million s.f. of development will break ground in the now-vacant neighborhood by the end of the year, including the neighborhood’s first hotel, the Courtyard by Marriott. Plans for a grocery store are also in the works, the name of which has not yet been announced.

With 1500 rental apartment planned for next year, Price noted, “Everything that is planned as residential in NOMA for the next 6-12 months is rental, which is not a surprise given the condo market. The first phases are planned as apartments, but many have second phases that may change to condos.”

The seventh in the District, the NOMA BID was established in March and is bounded by Massachusetts Ave. on the South, North Capitol Street on the West and Q and R Streets on the North. It extends beyond the CSX/Metrorail tracks on the East.

Monday, July 30, 2007

Trammell Crow Readies Work on Alexan Project in South Arlington

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No longer will you be able to glimpse the familiar site of the old EconoLodge Motel alongside the western side of Interstate 395 at 2485 South Glebe Road while driving south, as developer Trammell Crow Residential has finished demolition work on this site in preparation for the early 2008 construction start for its $50 million Alexan at South Glebe project. The Alexan, located less that a mile from Shirlington’s restaurants and shops, is expected to be a 217-unit apartment building skewing toward young professionals. Twenty units will be set aside as affordable housing. Plans also call for about 330 below-grade parking spaces. The Alexan is expected to be completed in 2010.

Tuesday, July 24, 2007

Developer to Expand Hyattsville Project

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As the redevelopment of Route 1 in Hyattsville into a vibrant, livable city center moves forward, Bethesda-based developer EYA is already making plans to add new residential units and commercial/retail space to its current $125 million "Arts District Hyattsville" plan for the area. EYA has agreed to purchase two additional properties next to the former Lustine Chevrolet dealership lot (where Route 1 hits Madison Street), which it is now in the midst of redeveloping, with Phase I delivering 12 "live-work" units plus 119 townhouse-style row homes that are scheduled for Spring 2008 completion (and will sell for between $400,000-$600,000), and Phase 2 promising 220 more row homes, four "live-work" units, and 34,500 sf of retail and restaurant space (pending plan approval by the Prince George's County Planning Board this fall). With its new land purchases, EYA envisions building either 82 new residential units, or perhaps 12 residential units and a mix of commercial and retail use. EYA’s "Arts District Hyattsville" project is part of Maryland’s designated effort, launched in April 2005, to redevelop the town’s Route 1 corridor into a "gateway arts and entertainment district."

Sunday, July 22, 2007

Court Dismisses Lawsuit Challenging Views at Clarendon Project

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On July 11, the Arlington Circuit Court dismissed a lawsuit filed by Clarendon residents that challenged the Arlington County Board’s approval of the First Baptist Church of Clarendon’s Views at Clarendon project, clearing the way for this contested development just a block from the Clarendon Metro station. The judge, in rejected the eight counts of the lawsuit filed by three residents after the Board approved the project in February, stated that the complainants failed to show the Board acted improperly in its decision, and that the zoning change by the Board was acceptable. While this case may still be appealed to the Virginia Supreme Court after a final order is entered, it appears that the Views at Clarendon might actually now see the light of day. The First Baptist Church of Clarendon is looking to build the Views at Clarendon, a mixed-use church and residential development, at its current location at 1201 N. Highland Street. The project will keep the church's 107-foot steeple, while rebuilding the church (a smaller version) within a 10-story, 116 rental-unit structure (with 70 units reserved for moderately priced housing). The project will also preserve Arlington’s largest child care center, which serves 185 children.

Monday, July 16, 2007

Logan Circle's Wardman Row Buildings to Stay Affordable, Get Upgrades

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With the Logan Circle neighborhood gentrifying northward along 14th Street NW, and the concurrent redevelopment of the U Street corridor working its way downward, many wondered what fate was in store for the number of affordable housing buildings in this area. Once such development is the row of housing holding 124 units located along R Street just west of 14th Street. The answer is now clear, as the expected new purchasers of five of the seven buildings in the complex (1416, 1428, 1432, 1436 and 1440 R Street NW) are planning to implement more than $6 million worth of renovations once the sale is completed later this summer, and the units will be offered with more diverse income-level requirements than before.

Non-profit group NHT Enterprise and the Hampstead Development Corp. are believed to be paying current owner R Street Associates LP $11 million for the five buildings (1420 and 1424 R Street are not part of the deal, and are owned by another entity). The new owners have already requested funding from the DC Department of Housing and Community Development and the DC Housing Finance Agency toward the expected upgrades to the five 4-story buildings, which should begin this fall and continue for the following year. Residents will continue to live in the units during the work, which will include new kitchens and bathrooms, plus new roofs that incorporate "green" features.

The other major change will come with the income requirements for these units. Currently, the property owner receives federal subsidies to keep the units affordable, and the top threshold for these units is $28,350 for a family of four (30 percent and less of the area’s annual median income). Under the new ownership, residents will instead receive Section 8 vouchers which they can use to stay at these units, or to rent elsewhere. In addition, there will now be “tiers” of affordability, with 6 brand new carved-out units renting at market rate with no income restrictions; of the existing 124 units, 94 units will require a 60 percent and below annual median income, 24 units will require a 50 percent and below median, and 6 units will remain at 30 percent and below median.

The "Wardman Row" buildings have experienced a long and lively history. First built by Harry Wardman and architect Albert Beers in 1913-1914 in the Classical Revival style as affordable apartments, the buildings watched as the neighborhood fell on hard times after the riots of the late 1960s left 14th Street scarred. The buildings underwent renovations in the 1970s and 1980s, and were put on the National Register of Historic Places in 1984. They have since watched new shops and restaurants open on either side since the 1990s.

BNA Site Project Wins Zoning Approval

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On July 9, the DC Zoning Commission approved plans submitted by TRS Inc. to build its Planned Unit Development (PUD) at 1227-1231 25th Street NW, the West End site of the Bureau of National Affairs office, which is relocating to Crystal City. TRS is converting the three office buildings now on the lot (which is just above M Street NW along Rock Creek Park) into two connected condominium buildings (1229 and 1231) with four additional stories added on top, with the third building (1227) reserved for offices. The condominium portion will contain up to 295 residential units, including up to 8,000 sf as "affordable" housing. The project is expected to be completed in late 2008.

Sunday, July 08, 2007

"What's Happening on East Capitol Street Near RFK?"

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In response to the throngs of rabid dcmud readers (of course, throng in the blog-based community being a few dedicated, astute readers) asking "what's the deal?" with a possible development site along East Capitol Street near RFK, we decided to take our jalopy down there to report back our findings. It appears that developer Comstock East Capitol LLC has some plans in store for 1705-1729 East Capitol Street SE, the site of a vacant, 80-unit apartment building (pictured) bounded by East Capitol Street SE to the north, 18th Street SE to the east, A Street SE to the south, and 17th Street SE to the west. The 42,629-total sf plot is directly across the street from Eastern High School and just blocks to the Stadium-Amory Metro and RFK. Comstock’s consolidated planned unit development (PUD) proposal indicates the company plans to demolish the abandoned structure and build a new five-story, 134-unit apartment building (11 being affordable housing), with a garage holding 113 parking spots. The developer has submitted an application to the DC Zoning Commission to upzone the property density to allow its project (the parcel is currently zoned R-4, but Comstock will need R-5 zoning to build at its proposed size). Advisory Neighborhood Commission 6A (ANC6A) originally went on record as opposing the zoning application for this project (in a 6-0 vote), noting that the size of the project was not in line with this residential neighborhood, as well as what it felt was an insufficient number of designated affordable units (it would like to see 20 percent (at least 26 units) be affordable housing). However, there is indication that the Commission is developing a working relationship agreement with Comstock where the developer will work with the Commission on ensuring the community’s voice is heard with the project, plus a possible donation by Comstock to Eastern High School and Eliot Junior High to improve their athletic fields. The public hearing on the zoning request has been repeatedly delayed, most recently the June 18 meeting. We will keep you up to date as we learn the fate of this project, and of course, please send any tidbits you have (or correct us) on any project you see in your neck of the woods!
(h/t on this story to commenter mr. x)

Saturday, July 07, 2007

Silver Spring's Moda Vista Residences Project Expected to Be Approved

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While we have recently been fixated with the development lined up in south Silver Spring, we’d be remiss if we didn’t catch up with what’s happening northeast of the Red Line tracks and Georgia Avenue. The latest news arrives regarding the Moda Vista Residences project, a 1.27-acre development slated for the southeast corner of Fenton Street and Silver Spring Avenue (8115 Fenton Street), currently the site of parking lots and two detached homes. The Montgomery County Planning Board is expected next week to approve the project plan submitted by Fenton Development LLC, which calls for a five-story, 94-unit residential building (12 being moderately priced dwelling units) with 3,500 sf of ground-floor retail. The project also calls for an 8,331-sf plaza running along Silver Spring Avenue, plus two exterior public art displays on the site. In addition, the façade along Silver Spring Avenue is to gently transition downward to match the detached homes to the east of the project. An interesting side note is that this property lies in a possible path for the proposed Purple Line; if so, studies are underway that envision the Line going through a tunnel at this point and not affecting this project. There are no further details regarding groundbreaking or completion schedule for the project at this time.

Thursday, July 05, 2007

"Historic Adaptive Reuse" for Woodley Park

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Woodley Park will soon have another condominium development, when the Woodley-Wardman project breaks ground later this year. Named after Harry Wardman, the man who developed much of its neighborhood, the Woodley-Wardman development will build approximately 36 units by restoring four historic townhouses and adding a 7-story building in back, between the public alley and the townhouses. Murillo/Malnati Group’s 33,000 s.f. residential project at 2814 Connecticut Avenue was designed by Bonstra/Haresign Architects, with interior design by Carina Lopez, to restore and subdivide rowhouses into condominium units. Plans for the four brick townhouses envision restorations of the three-story structures with gardens and front porch space. The tower behind the townhouses will include some brickwork, but will have a contemporary, rather than historic appearance, with long stretches of white and metal-framed rectangular windows and similar rectangular windows in the upper penthouse units that offer private terraces. The historic buildings, two of which are original Wardmans, will be reconfigured to offer several new units as well as entryway for the courtyard and midrise in the rear. The 37-unit condominium building will include approximately 22 underground and at-grade parking spaces, as well as private roof terraces and balconies. The project received approval from the Historic Preservation Review Board, as well as the Board of Zoning Appeal, for the development. Completion is slated for early 2009.

Wednesday, July 04, 2007

New Changes at Rockville Town Square Project

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Back in April, we first reported that development team RD Rockville (ROSS Development and Investment and the DANAC Corporation), citing poor sales, had decided to switch one of the four condominium complexes (specifically, the Lunette building) in its $350 million, 12.5-acre Rockville Town Square project from condos to apartments, and had notified buyers of the decision. Now comes word that in late June, RD Rockville sold off three of these residential buildings (the Lunette, the Venetian and the Fenestra) to an affiliate of CIM Group of California. The sale, complete details of which have yet to be disclosed, was handled by Sonnenblick Goldman. The fourth building, the Palladian, is currently being sold as condominium units by RD Rockville. The Rockville Town Square project, containing 644 residential units and 180,000 sf of retail, is located along (and to the west of) Rockville Pike, just two blocks from the Rockville metro station, and bounded by Beall Avenue to the north, Washington Street to the west, and E. Middle Lane to the south. Design by WDG Architecture. Early indication is that CIM Group will offer the residential units in these three buildings (which contain 492 of the 644 total units between the four original buildings, plus retail) as rentals (management will be by Realty Management Services), with leasing expected to begin this month.

Tuesday, July 03, 2007

For Sale - Silver Spring's The Blairs

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Interested in some property? OK – how about a lot of property, namely a large chunk of south Silver Spring residential and commercial property? Anyone with passing familiarity with Silver Spring is well aware of The Blairs, the massive mixed-use residential, retail and office complex located just south of East-West Highway (and the Silver Spring metro) and north of the DC line, bordered on the east and west by Colesville and Blair Mill Roads. Well, this past week property owner The Towers Cos. placed a “For Sale” in the window, the first time the complete 26-acre property has been put on the market since it was first developed in the 1960s. In total, The Blairs consists of 1,397 rental units spread between three hi-rises, garden apartments, and townhouses, 83,154 sf of retail space (including the Giant supermarket, CVS, and other stores in the shopping strip), and 69,517 sf of office space.

While the complex could simply change hands with residents not even noticing the switch (except for maybe a rent bump), it is interesting to note that the Cassidy & Pinkard sales flier indicates that the property could easily be expanded, stating that new development capacity could include 1,403 additional apartments, and 297,329 sf of new commercial space. Such expansion would certainly add a wrinkle to the already-significant level of development happening at this corner of East-West Highway and Blair Mill Road. Just east across Blair Mill is the still-selling, 151-unit Mica condo conversion, and rubbing shoulders with the Mica is the 96-unit The Argent project, which just broke ground last month at 1200 Blair Mill Road. Just northeast of The Blairs is the 247-unit 1200 East-West project, which broke ground in June, and across East-West Highway from this project is the 460-unit Silver Spring Gateway project. We might as well also go west and throw in the 1,020-unit Falkland North project at the corner of East-West Highway and 16th Street. The best investment of all, with this myriad development? One of those silvery Food Trucks that stops on the works sites twice a day to serve breakfast and lunch to the construction crews – now they will be doing brisk business for the next few years!

Wednesday, June 27, 2007

Zoning Appeal for 2175 K Street Addition Postponed

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The DC Board of Zoning Adjudication (BZA), scheduled to hear an appeal last week by developer Minshall Stewart Properties regarding its 2175 K Street NW project in the West End (just east of Washington Circle), instead postponed the hearing until September. Minshall Stewart had submitted a zoning application to add three stories to the office half of the existing office/condo complex at this address, but the city zoning administrator ruled that such a move would necessitate a variance from the BZA. Depending on the September appeal, Minshall Stewart will either be able to build the addition without issue, or have to go before the BZA again in November for the variance. Opposition to the addition has been voiced by both the condo side of the complex and nearby row homes to the west, which fear they will lose their views and sun to the new office floors.

Tuesday, June 26, 2007

Bethesda’s The Veneto Project

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The Woodmont Triangle area of Bethesda has been a particularly active corner of the DC region of late. In March 2006, developer Gus Pappas submitted to the Montgomery County Department of Park & Planning plans for The Veneto, to be located at 4901 Cordell Avenue, at the southwestern intersection of Cordell and Norfolk Avenues (the former location of Gallery Neptune). The project, which will curve around and front both Cordell and Norfolk Avenues, is planned to be an eight-story building with two below-ground parking levels (45 spaces), with 4,575 sf of retail and 33,824 sf of total residential space, containing 13 dwelling units. Well, that was over a year ago, and so far things are … status quo, it seems – the project application signs are still on the windows, but no movement has been seen or documented recently with the County. Looking ahead, though, it is easy to see the few blocks south of Norfolk Avenue being busy with construction cranes, with this project, The Monty at 4915-4917 Fairmont and 4914-4918 St. Elmo, and the Bethesda Maryland construction project4900 Fairmont residential project, among others, all hitting their stride around the same time. As we learn more of The Veneto’s fate, we will pass details along. 

Bethesda Maryland commercial real estate news

William C Smith to Develop S.E. Residential Projects

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DC-based William C. Smith & Co. (WCS Development) has announced that it will build two new projects with a combined 322 units near Mississippi Avenue in Southeast DC near Oxon Run Park. The first of the two, Park Vista Condominiums, will add to an existing structure, in a design by Architect David Bell, to build a total of 82 condos on the 3400 block of 13th Street, all to be sold at market rate. Across the street, WCS is in the early planning stages for Archer Park, a development with approximately 240 units on 8 acres of hillside, to be built either as condos or apartments. The first phase of construction on Park Vista is expected to start this Fall, with sales likely to begin around the same time, with completion likely next Spring. WCS does not yet have an established timeline for Archer Park, but has chosen SK&I as the project architect. Both projects will be relatively close to The Town Hall Education, Arts & Recreation Campus (THEARC) and the Congress Heights Metro Station.

This is the third area development for WCS, which began sales in April on Ashford Court, a 75-townhouse community at 15th & Mississippi Avenue, SE. Home prices at Ashford Court range from the mid $400's to the mid $500's, 17 units have sold since its opening.

Thursday, June 21, 2007

Randall School Project Update

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Last November, the vacant Randall School at Half and I Streets in Southwest DC, long the desire of many dreaming developers, was purchased by the Corcoran Gallery of Art, which announced it had bought the 80,000-sf building from the DC government for $6.2 million, and hired Monument Realty to manage its renovation into new art space and apartments. However, last week the Southwest Advisory Neighborhood Commission (ANC 6D) voted in opposition of this renovation plan, stating that the development didn’t do enough for the surrounding community. The Corcoran was hoping to gain the commission's approval before going before the Mayor’s office on June 27 (and after that the Zoning Commission, as part of the historic structure is slated for destruction), though the ANC’s approval is not required.

The Corcoran, which has outgrown its home on 17th Street near the White House, envisions using half of the fixed-up school for studio, classroom, and display space for its larger-scale art collection, while converting the other half of the building into market-rate and affordable apartments. There will also be underground parking. As part of its deal with the city, the Corcoran will offer some space in Randall to artists who used to lease space in the building. For this project, the Corcoran will sell Randall to Monument for $8.2 million, which will then manage the building. The Corcoran is donating its profit from the sale to the city’s public school modernization fund. As for the apartments, while numbers are not yet known, twenty percent of the units will be affordable housing.

Tuesday, June 19, 2007

Takoma Project Gets Underway as Apartments

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The developer of the aborted Centex project, the Pavilions at Takoma, has begun excavation on the site to carry the project forward, now as an apartment complex. Atlanta-based Gables Residential, which owns numerous apartment buildings throughout the DC area and has substantial assets throughout the Southeastern U.S., demolished the existing structures after it purchased the land from Centex in January of this year, and has begun underpinning to make way for the new building. Gables will go forward with the same Eric Colbert-designed project originally planned by Centex, with 144 units, 180 underground parking spaces, and street-facing courtyard two blocks from the Takoma Park Metro Station, but will develop the property as rental apartments instead of condos. Centex began selling the project as condominiums in the Fall of 2006 before selling the development outright, but sales for the project were reportedly slower than anticipated, one of several Centex projects locally that began marketing but never got out of the ground. Gables expects the project to complete in the first quarter of 2009.

Monday, June 18, 2007

Silver Spring’s 1200 Blair Mill Project Has a New Name – The Argent

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As mentioned just a few short weeks ago, Perseus Realty, LLC was observed breaking ground on the fence-enclosed, small 0.77-acre triangular lot located at 1200 Blair Mill Road in Silver Spring (where Blair Mill, Newell Street, and East-West Highway meet - previously home to a car detailer shop) in preparation of the developer’s $37 million residential development (pictured, but without the Mica condo looming behind it). Word now comes that this address now has a name: The Argent. When completed in mid-2008, The Argent will be a nine-story building featuring 96 condominium units (including 12 moderately priced dwelling units (MPDUs)) and 46 below-grade parking spaces. Perseus is also expected to offer a roof top deck and a 4,200-square-foot public park. The residences will include efficiencies, one, and two bedroom units starting in the $400,000s. The Argent will be designed by architectural firm JSA Inc., employing art deco touches and nine-foot ceilings. JSA will also work with Baltimore-based landscape architecture firm Mahan Rykiel Associates to design the public park in front of the building, with the focal point being a commissioned sculpture by local artist Mary Ann E. Mears.

Sunday, June 17, 2007

New Name, New Town Center for Rhode Island Metro

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As first reported in dcmud back in March when it won zoning approval, big plans are in the works for the area immediately surrounding the Rhode Island Metro station in Northeast DC, with the then-named Brentwood Town Center by developer Rhode Island Avenue Metro, LLC (the combination of Mid-City Urban LLC and A&R Development) looking to emulate the successful Bethesda Row and Shirlington mini-village concept with a “main street” and town-house style buildings. But while the plans remain, the name has now changed. The $96 million Rhode Island Station project, as it is now known, will contain a total of 370,000 sf and will include 274 rental apartments and 70,000 sf retail space that will spread along Rhode Island Avenue NE and surround the entrance to the metro station. The complex will feature a number of small buildings as opposed to two or three larger structures, allowing for color and architectural diversity. In addition, the town center will include two parking garages with over 400 parking spaces for retail and residential uses as well as parking for metro customers. The developers expect to have letters of intent from national businesses for 50 percent of the retail space by the end of this summer. The land for this project is owned by the Washington Metropolitan Area Transit Authority, but is being rented to the developer under a 60-year ground lease. The project is set to break ground in early 2008.

"Contested" 5220 Wisconsin Project Wins Zoning Approval

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Last week, the DC Zoning Commission granted its initial approval to DC-based developer Akridge’s proposed mixed-use development for 5220 Wisconsin Avenue NW, over objections by the local Advisory Neighborhood Commission regarding the project. Akridge hopes to build its $30 million Friendship Heights condominium complex just south of the metro station between Harrison and Jenifer Streets NW, now home to a flower store and a used-car lot and auto body shop. The planned building would house up to 70 condo units (seven percent reserved for affordable housing), and offer 13,200 square feet of street-level retail, plus two levels of underground parking.

In unanimously approving this project, the Zoning Commission reject opponents’ claims that the 79-foot building would tower over the neighborhood, and instead saw it as a natural continuation of the larger-scale development just to the north. A final vote on this project has yet to be scheduled.

Condo units at 5220 Wisconsin (one and two bedroom) are expected to be between 1,100-1,300 sf, with an average price of $800,000. The structure would include a five-story traditional-style brick section facing Wisconsin Avenue to help mesh it in with the existing streetscape, with an additional two stories of glass set back from the street. The southern part of the structure will taper down to three stories on the southwestern side. There will also be an open courtyard at the center of the building, which is planned to be LEED Certified (Leadership in Energy and Environmental Design), with "green" features such as a roof that stores and filters storm water and the recycling and reuse of 50% of all construction materials waste. In addition to this building, Akridge plans to upgrade the existing yet foreboding PEPCO substation to the south of this site by restoring its façade, fixing the sidewalks around it, and adding windows for artwork displays. The developer hopes to start construction on this project later this year.
 

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