City To Open Bids for Lot at Florida and Sherman Avenues

The District government is releasing its request for proposals for a long-term ground lease for a city-owned lot at the corner of Florida and Sherman Avenues.  The solicitation could go live as early as today or Monday, a city official told DCMud (Update, since original publication of this article the city has published the RFP).  While one developer reportedly already has detailed plans for the site, the open bid puts one of the District's more visible sites up for bid in a neighborhood where developers are already planning extensive construction.

City-owned lot, corner of Florida and Sherman. Image: DMPED

The request from DC's Deputy Mayor for Planning and Economic Development (DMPED) for proposals for its 1.4 acre lot near DC's fast-growing U Street Corridor and Howard University is much-anticipated.

According to the Washington Post, developer JBG plans to bid on the lot and has announced a collaboration with national food retailer Harris Teeter that - if JBG wins the bid - would bring a grocery store to the site.

JBG already has a stake in the grocery store business in the area.  In July, the DCist broke news about the company's plans to build a Trader Joe's in its apartment building now construction at 14th and U Street.  JBG also controls the adjacent Atlantic Plumbing parcel, as well as the Florida Avenue parcel just a few blocks away, planning nearly 1000 apartment units in all, leaving little question as to its qualifications.

The area has so far not seen competing supermarkets.  Howard University had plans with CastleRock Partners to put a grocery store at a planned mixed-use development, Howard Town Center, located at 2100-2146 Georgia Avenue.  But the Howard Town Center project has suffered delays and there is no date to break ground in sight.  There is also speculation about whether a grocery store at Florida and Sherman could hurt plans for a grocery store at Howard Town Center, and of course Shaw will soon have its own refurbished Giant in 18 months.

Florida Ave. Reconstruction Project. Image: DDOT

But with the U Street neighborhood surging, stakes on just about any lot in this fast-growing neighborhood are coveted.  And private developers aren't the only ones who are turning a focus on the area.  This summer, the city's department of transportation finalized a plan for a massive overhaul of Florida Avenue between U Street and the Sherman Avenue intersection where the city-owned lot sits.  The Florida Avenue Reconstruction Project calls for adding more bike lanes, widening sidewalks, and planting more trees.  The city also just finished a reconstruction of Sherman Avenue.

The solicitation is likely to bring proposals from multiple bidders.  Six bidders are competing to develop a nearby, city-owned lot called "Parcel 42"...and they are just the ones who made the short list.

Update:  The city has now released the RFP, available in this link.

Washington, D.C. real estate news

District Issues New Development Rights Near Stadium, Buzzard Point

The DC government today issued a request for proposals for up to 300,000 s.f. of development rights near the ballpark and Buzzard Point, inviting developers to bid on land within the "Capitol Gateway" overlay areas of southwest and southeast DC.

The District of Columbia, through the Office of the Deputy Mayor for Planning and Economic Development (DMPED), is putting development rights up for bid in the form of Combined Lot Development rights - additional square footage for landholders within the overlay.  The areas are designated for mixed use development, under the current regime developers are able to combine two lots and transfer density between them.  The initiative unveiled today adds an additional 300,000 s.f. of development rights within the zone, increasing the density within the high-growth corridor that lines the Anacostia waterfront.

The Request for Expressions of Interest was issued in an 8-page publication - a more streamlined version than past requests, reducing the technical compliance burden on developers. Responses to the request are due August 31st.

Washington D.C. real estate development news

District Releases Stevens School Development Solicitation

The District government has released a solicitation for developers to further develop the Stevens school, a historic landmark, in downtown DC / West End. The District is seeking developers to renovate and expand the historic school, built in 1868 to educate the children of freed slaves, making use of the adjacent empty lot. The DC government does not specify a use for the building, but does note that the ANC has expressed a strong statement of support for an educational institution - and the School Without Walls in particular - to take over the space in a manner "consistent with its African American heritage."

The Thaddeus Stevens Elementary School at 1050 21^st Street, NW, was closed by the Fenty administration during its school consolidation campaign, which issued a similar request for development proposals in late 2008, but later voided the winning bid. The District government selected apartment goliath Equity Residential as the winning bidder in 2009, but after 18 months of strong community opposition to its selection, the administration nixed the award and mothballed the building.

The school, "the first modern school in the District built for African-American students,” is listed on the National Register of Historic Places and even hosted First Child Amy Carter in the 1970's.

Washington D.C. real estate development news

No School, All Play at New Bruce Monroe Park

Although reading, writing, and arithmetic may be on the agenda for future visitors to Bruce Monroe Park, for now it is just 24-7 recess at 3012 Georgia Avenue, site of the the former school, redevelopment candidate and now park. The DC government held a press conference last August to vaunt demolition of the PCB and asbestos-ridden school, and to announce that the city would issue an RFP "in the next few weeks" for redevelopment of the site. But the District's solicitation failed to materialize, and city has since spent $2m beautifying the site before releasing a new RFP last week.

Last week, Consys, Inc. finished phase one of construction at Bruce Monroe Park, and the site is now open to the public. Two basketball courts, a tennis court, a small parking lot, and a playground complete the landscaped park, almost entirely enclosed by wrought iron fencing. There is no timetable or specifics yet nailed down, but a small
community building is expected to follow. Originally only funded with $500,000, it looked as if the project would come up short of complete. But the community expressed their disapproval as the two basketball courts and tennis court sat idly, waiting for the necessary hoops, posts, and netting required for proper usage until Ward One Councilman Jim Graham secured an additional $1.5 million in funding for the temporary park, which has since undergone a vast improvement in just a few short weeks.

Meanwhile, the Office of the Deputy Mayor for Planning and Economic Development (DMPED) has asked for redevelopment proposals for the site. Development teams would not be limited to strictly educational uses, as DMPED has asked that proposals feature both a mixed-use (half school, half commercial) option and an entirely commercial plan. The RFP does stipulate that property sales generated from a potentially all-commercial venture would have to be reinvested in the renovation and modernization of the off-site school where former Bruce Monroe students are now housed.

A significant conglomerate of involved parents had previously voiced opposition to the prospects of updating the current Bruce Monroe, and it was assumed that option had been unofficially taken off the table. But as made clear by the new RFP, the possibility remains alive. All proposals must be received by 3PM on October 14th.

Much is in the works for the long-planned makeover of the Georgia Avenue thoroughfare, including several nearby affordable apartment projects, but very little construction has gotten under way. So it remains undetermined whether the priority here is a quality educational facility, or a proposal with the greatest likelihood of immediate construction and hurried completion.

Washington DC real estate development news

Gales School RFP's Semi-Announcement

The Fenty administration has reportedly awarded the Gales School RFP to the Central Union Mission. The District has made no official pronouncement on the subject, and would not return repeated calls, but on Friday, Clarence Carter, the Director of the DC Department of Human Services, told Councilmember Tommy Wells (D-Ward 6) that the Department awarded the contract to the Mission.

The Department of Real Estate Services (DRES) issued an RFP in January and twice extended the submission deadline, originally set for February 16th and ultimately enforced March 26th. At the time, a DRES representative told DCMud it had received three applications, though Carter only acknowledged two. The respondents were the Central Union Mission and Ready, Willing & Working Inc. (RWW).

The Mission plans to match the service they now offer on 14th Street, NW, expanding from 135 beds to at least 150 beds for the men's Christian homeless shelter. The Mission will likely add to the rear of the building with a design by Cox Graae and Spack Architects of Georgetown, a build-out that would allow for kitchens and extra classrooms.

The other applicant, a joint venture between RWW, the Doe Fund Inc. and Building Partnerships, proposed to convert the school into a facility providing housing and job training for upwards of 100 homeless and formerly incarcerated men.

Friday's semi-announcement caught many observers by surprise, including Councilmember Tommy Wells, who had asked Carter for an update during a hearing. Wells commented that "the proposal by RWW is still something that is needed by the city..." Carter indicated his agency hopes to find space for RWW on the campus of St. Elizabeths.

When asked for additional details on the award and a timeline for construction, Charles Allen, the spokesperson for Tommy Wells, replied in an email, "The Friday hearing was the first we had heard about it...we are working to follow-up and get more information." Sources familiar with the Mission's project were equally surprised and eager to learn more about the award. Several calls and emails to the District Government for additional details were not returned.

The Mission's bumpy past with the Gales School boils down to concerns over government subsidies going to religious organizations. The America Civil Liberties Union (ACLU) filed a lawsuit claiming an Establishment Clause violation - i.e. separation of church and state - because a previous agreement reportedly would have netted $12 million for the Mission (including the property value), which requires homeless men to participate in religious services in return for room, board and counseling services. In a previous conversation, David Treadwell, Executive Director of the Central Union Mission, said, "I can't speak for the ACLU, but I believe the concern was more the $7 million than the property exchange" in the previous RFP; this year's RFP did not include a monetary exchange.

In March, Arthur Spitzer, Legal Director of the ACLU, said his organization has no problem with religious organizations running social services. The problem is when those services are only offered in exchange for "hellfire and brimstone" proselytizing services. Ultimately, Spitzer said, he "hopes they have made this into a fair process" and if it is, and if the Mission wins, then "perhaps that will be OK."

Addendum: In the wake of this report, the District made their announcement official with this announcement.

Washington, DC real estate development news

Historic Gales School: The Anti-Shelter?

Though the Fenty Administration is keeping mum on the names of the Gales School RFP respondents, two of the three submitting teams have provided DCMud with details of the projects they hope to build on the visible and historic downtown site.

The Central Union Mission, which now operates out of Logan Circle, has plans to match the service they now offer nearby, expanding from 135 beds to at least 150 beds for the men's Christian homeless shelter. The Mission plans to add to the rear of the building with a design by Cox Graae and Spack Architects of Georgetown, a build-out that would allow for kitchens and extra classrooms.

Meanwhile, a joint venture between Ready, Willing & Working Inc. (RWW), the Doe Fund Inc. and Building Partnerships also met the RFP deadline in March. The RWW team has proposed a conversion into a facility providing housing and job training for upwards of 100 homeless and formerly incarcerated men. The RWW program currently supports only 20 men at a time, without housing, in its undersized trailer on the grounds of Union Station.

According to Patty Brosmer, President of RWW, her team offers "not just an overnight shelter," but rather a "more comprehensive" solution with plans for a "long-term shelter and opportunity center," with men receiving on-site training and support. RWW partners with local Business Improvement Districts (BIDs) to provide the men with a job and income. "The biggest thing we can do for the homeless is give them job opportunities," said Brosmer. Generally men remain in the program for 9-12 months, during which time - ideally - they learn a new skill, save money, and ultimately move on to affordable housing and stable employment. Brosmer said that with a waiting list of 150 names, there is no shortage of men seeking help from RWW.

With Bonstra Haresign Architects designing the project, the RWW team intends to transform the Gales School from its current state as "a hole in the urban fabric" into a vibrant new "Center for Opportunity." According to a press release, the architects plan to "respect and preserve the dignified character" of the 120-year old building. The exterior masonry will be restored and fitted with historically correct windows, and the four chimneys along the roofline will be restored, plans that must go before the Historic Preservation Review Board. The new interior will feature a "state of the art kitchen" for teaching culinary skills, conference and training areas, and of course beds. The Gales School Center will have "great food and a nice surrounding," making it the "anti-shelter" asserts Brosmer.

As far as financing goes, the New York-based Doe Fund has revenue-generating businesses, based on similar programs, that will help support some of the rehab and operations for the new center. RWW proposes that the District pay the organization to run the shelter. As Brosmer puts it, the District normally pays $25,000 to support one person in a homeless shelter annually, but this program, thanks to grants and other revenue, can do the same and give them job training for $17,500 a year. The best part, says Brosmer, is that after a year, the success rate is generally about 65%. Annually, she estimates, the program could save the District $1.5 million based on a 65% success rate.

Working with Harkins Builders, RWW is ready to "hit the ground running" claims Brosmer. "We'll have to secure some of the financing once we get the lease, but I believe it can be done from start to finish...in a year and a half."

Washington, DC real estate development news

Gales School Update

One law suit and three deadlines later, the District's Department of Real Estate Services (DRES) last week closed out the response period for its Request for Proposals (RFP) to develop the historic Gales School at 65 Massachusetts Avenue, NW. With three responses in hand, DRES will set to the task of picking a winning private company or non-profit to renovate the historic building (circa 1881) and operate it as a homeless shelter, capable of serving upwards of 150 people each night. Previously the District ran the building as a homeless shelter between 2000 and 2004.

DRES issued an RFP in January and twice extended the submission deadline, originally set for February 16th and ultimately enforced last Friday, March 26th. According to a spokesperson at DRES, three responses came in by last Friday for the Gales School RFP. Over the course of the next month, DRES will assemble a selection committee comprised of staff and stakeholders such as a representative from the Department of Human Services. The committee will then request best and final offers and should have a decision by late April or early May.

Though DRES could not release the names of the applicants, there is at least one known entity: Central Union Mission. The Mission's bumpy past with the Gales School boils down to concerns over government subsidies going to religious organizations. The America Civil Liberties Union (ACLU) filed a lawsuit claiming an Establishment Clause violation - i.e. separation of church and state - because a previous agreement reportedly would have netted $12 million for the Mission, which requires homeless men to participate in religious services in return for room, board and counseling services.

David Treadwell, Executive Director of the Central Union Mission said it was his understanding that the concerns raised in the lawsuit were mostly related to cash payments suggested in the previous RFP agreement. With a new RFP, the Mission once again submitted a response, calling for an addition to the building of approximately 5,000 s.f. for a new kitchen and classrooms. Treadwell estimated project costs at $12 to $14 million, the details of which would be left to Cox Graae and Spack Architects of Georgetown.

This time around, the ACLU submitted a letter in February to the Mayor's Office and DRES, requesting a deadline extension arguing that given "the unreasonably short time frame for responding to the RFP, it appears to us that the RFP process has been designed to provide an insurmountable advantage to the Mission and its religion-infused shelter services," implying the ACLU will again oppose the transaction.

The Mission's offer will depend on its ability to raise funds for a project that ultimately will not be a revenue creator. The organization could face another lawsuit threat if the deal is perceived to contain any sort of subsidy, a problem that non-religious organizations would not face. At this point it is unclear whether or not the other applicants are secular providers of homeless services.

Arthur Spitzer, Legal Director of the ACLU, said his organization has no problem with religious organizations running social services. The problem is when those services are only offered in exchange for "hellfire and brimstone" proselytizing services. Ultimately, Spitzer said, he "hopes they have made this into a fair process" and if it is, and if the Mission wins, then "perhaps that will be OK."

The DRES will weigh the operational and financial benefits proposed by the responses to determine what is "in the best interest of the District." DRES is looking for an organization with a track record of past successes in providing homeless services, which could ultimately mean a religious entity as long as the deal is not so sweet as to raise the ire of the dogged ACLU.


Washington, DC real estate development news

Gales School Waits for Submissions

The District's Department of Real Estate Services has extended for a 2nd time the submission deadline for development of the Gales School, from March 18th to March 26th. Just two weeks ago DRES moved the deadline from February 16th to mid March. While the Department would not comment on the extension, bets are on that the District is waiting for the Central Union Mission, which has not yet submitted its bid.

The District Columbia originally announced the RFP for a new homeless shelter January 25th, for which the Mission had been a strong contender since discarding its designs on Georgia Avenue. David Treadwell, Executive Director of the Mission, says the non-profit is getting its paperwork together but has not yet submitted its plan to the District. Treadwell said its submission would allow for an expansion of its 135-bed facility, now in Logan Circle, by adding up to 5,000 s.f. of space in the rear of the property. The RFP requires a homeless shelter with at least 150 spaces; Treadwell said the Mission would "hope to provide more than that," while relocating administrative offices to another, less expensive site.

"This is a very expensive project," said Treadwell of the construction that would have to retain the existing facade, details of which would be left to Cox Graae and Spack Architects of Georgetown. The Mission views the space as compelling for its prime downtown location, a neighborhood it believes is underserved. As for the last confrontation with the ACLU, which targeted the deal because of what it perceived as a government's endorsement of religion stemming from the Mission's Christian teachings, Treadwell hoped for a better outcome this time. "This was never a done deal, despite their contentions. We have no desire to tangle with the ACLU."

Washington DC real estate development news

District Gov Adds More Time for West End Development Offers

The DC government has postponed the deadline for three West End parcels now on the block for redevelopment. In July, the city sought proposals to redevelop the West End Library, fire station, and special operations police unit, each of which would have to be rebuilt on or off-site. The DC government initially set a due date of October 2, but changed the date in mid September to October 30th. No bids have been received to date. The District is seeking "creative proposals" that thoughtfully address the neighborhood's overall vision for the neighborhood - a plan that foresees safe, lively streets with a local retail center, and livelier Washington Circle, revamped to be more of a meeting place. The process began with legislation in the summer of 2007 with an attempted sale to Eastbanc Development, which developed the Ritz Carlton hotel and condo and 22 West condos, but which stirred the ire of residents for its non-competitiveness.

DC Ponders Resuscitating Franklin School

The Deputy Mayor for Planning and Economic Development (DMPED) has released a Request for Proposals (RFP) to redevelop the historic, Adolf Cluss-designed Franklin School. According to the RFP, the District seeks to enter into either a land disposition agreement or lease with a qualified developer, though there is a "strong preference" to enter into a "long-term ground lease." The three story building is centrally located off of Franklin Square on the southeastern corner of 13th and K Streets NW.

Currently zoned for high density business and retail, the RFP indicates the developer may vary from this use and plan to request a zoning variance, special exception or Planned Unit Development (PUD). Both the interior and exterior have been designated as "historic," so the developer will have to work around both DC and federal laws, as well as the numerous DC historic preservation advocates that have long eyeballed this project, when considering the design. But, be prepared to hire on 35% LSDBE entities while requiring no more than 20% in capital from same.

The storied school is nothing if not historic, completed in 1869 by one of DC's best known architects, the site of Alexander Graham Bell's first "photophone" wireless message, and has since been used as a homeless shelter and office building. The thought to match the majestic architecture to a proper use is not new; in 2003 Mayor Anthony Williams' administration led an effort to revamp the school with an RFP, and selected Western Development to turn the property into a hotel. But the plan foundered on the shoals of realpolitik when the nearly evicted homeless men had nowhere to go.

Then-Councilmember Adrian Fenty supported keeping the building dedicated to housing the homeless, but upon ascension as mayor resolved to clear up the issue immediately.

DC Seeks Developers for Georgia Avenue in Takoma

DC's Takoma neighborhood may be on the receiving end of new development, thanks to a Solicitation for Offers from the Deputy Mayor for Planning and Economic Development (DMPED). The solicitation is for the 15,000 s.f. parcel at 6925-6929 Georgia Avenue, NW, across from the Walter Reed Army Medical Center. The district seeks a group to plan, finance, build and operate a project that may include mixed-income housing, community-serving retail, and cultural amenities. Responses are due January 15, 2010 at 3PM.

Currently, the property is unimproved and zoned for R-5-B, with height limits set at 50 ft and maximum lot occupancy at 60%. In the solicitation documents (PDF), the District boasts of the property's location on Georgia Avenue, "ubiquitous mass transit" in the form of a "highly-trafficked arterial" road and its relatively short distance from the Takoma Park Metro, a little more than half a mile away.

Community preferences for the parcel include residential (apartments or condominiums), child care facilities, green space (particularly setbacks), LEED standards and appealing architecture. Big no-nos are commercial uses and clubs and liquor stores; probably strip-clubs and check-cashing stores too. Hint: the solicitation indicated that these preferences should be taken into strong consideration by developers.

District Opens West End to Development

The District government unveiled its request to real estate developers today in a bid to redevelop three District-owned sites in the West End. The three sites, relics of a recent era when much of the downtown neighborhood was low-rise or vacant, are now anomalies amidst new, higher density condominium projects like 22 West, the Ritz-Carlton, and Columbia Residences. The RFP issued this morning calls for development proposals to redevelop the West End Library, fire station, and special operations police unit, all of which must continue in operation in some capacity, with the police unit likely being relocated. The RFP was released on Friday. The District is seeking "creative proposals," due by October 2nd, with broad latitude to develop an overall plan, while (nudge nudge) taking into consideration neighbor's overall vision for the neighborhood - a plan that foresees safe, lively streets with a local retail center, and more vibrant Washington Circle, revamped to be more of a meeting place. 

Non-negotiable items for the 51,000 s.f. of land include replacement of the library, which must remain "in the immediate vicinity," and while respondents are not required to adhere to the plan's main wish list, plans that don't will require "community stakeholder" buy in. Highlights of the RFP's wish list include "livelier streets," sub-surface parking, workforce housing, "activity generators" like move theaters, "green demonstration" buildings, incubators, and outdoor meeting spaces. Preference will be given to plans that "maximize the development envelope." A heavy presence of "disadvantaged" businesses is, of course, assumed, and the land is available either for sale or lease. The Mayor's office issued a press release at the short ceremony and cited "a unique opportunity to leverage to value of this land to not only build additional housing and neighborhood-serving retail, but to build critical first-class community facilities and significantly minimize the cost for our residents." Each of the two-story buildings is more than 40 years old and outdated for the services they should provide, according to the Mayor. The city expects to begin reviewing offers in the fall. Redevelopment of the library site, like that of many of the District's libraries, has been contentious and slower than anticipated. The District started the process in the summer of 2007, when the Council passed legislation that would facilitate development by way of sale to Eastbanc Development, which developed the Ritz Carlton hotel and condo, but local opposition to the non-competitive process halted the sale. Many of the opponents sought a plan for the site before transfer to a private owner, community groups have since held planning meetings to give design and use recommendations. 

Washington DC retail and real estate development news

District Seeks West End Development

On Thursday, Washington DC Mayor Adrian Fenty will release an RFP intended to develop three West End sites. The Mayor will hold a press conference at 10am to announce the that three large parcels - now the site of a fire station, library and special operations police unit - will be offered for development. Details of the Request for Proposals have yet to be released, but the District seems willing to leave open the possibility of one developer for the three sites, or separate developers. It is not yet clear what uses, if any, the District will require of the developers, and whether the developers will be required to keep services on site or be permitted to relocate the services. According to Feras Sleiman, a spokesman with the Office of the Deputy Mayor for Planning and Economic Development, the most important criteria will be that each of the services be maintained "with no interruption." At least one site, the special operations division for White House detail, seems irrelevant to services for West End residents. A press conference will be held on Thursday at 10:30am at the library.

Washington DC retail and commercial real estate news

DHCD Seeks Developers for Vacant DC Properties

Washington DC's Department of Housing and Community Development's (DHCD) Property Acquisition and Disposition Division (PADD) has issued a Solitication for Offers for six long-neglected sites throughout the city with the intent of redeveloping them into a mix of affordable units and workforce housing. All of the residential properties are either vacant lots or dilapidated residential complexes: 3401 13^th Street, SE; 4 -14 Q Street and 14-16 Florida Avenue, NW; 1715-1717 28^th Place, SE; 1335 R Street, NW; 922 French Street, NW; and, lastly, 1713 New Jersey Avenue, NW – the latter being a site initially purchased in January's vacant property auction, but returned to DCHD after its would-be owner defaulted on the first payment.

"For some [of these properties], this isn’t their first showing. This isn’t the first time they’ve been out there. We’ve been looking for opportunities to…convert them into affordable housing…We’re stepping up our efforts to re-introduce these properties, so they don’t just sit and cost the city money to maintain,” said DHCD spokesman Angelita Colon-Francia, who also detailed for DCmud just how and why these six sites were selected from the District’s hundreds-strong catalogue of vacant properties.

“Some were eminent domain, some were tax foreclosures, some were inter-agency transfer of property, but, basically, these are properties that have been in our inventory for a long time…What we’re trying to do is to get them back into use and generate affordable and workforce housing out of them,” she said.

Prospective developers are welcome to bid on as many, or as few, properties as they see fit. The scope and size of the various revitalization efforts, however, will depend on area zoning statutes, as some sites are designated for single-family use, while others are zoned for multi-family development. The wide variety of locales and regulations governing the various sites hasn’t allowed DHCD to predict exactly how much housing will be generated after the projects are awarded – but nonetheless, they’re adhering to strict set of guidelines that makes a clear distinction between which will sites will be required to host affordable and/or workforce units.

“The bottom line is that all of them have a requirement that all buildings have 30% of the units identified as affordable at 60% or less of the Area Median Income (AMI),” said Colon. “There are two exceptions to that: the New Jersey Avenue property and the one on French Street. For those, we’re looking more at workforce. They’ll have to be at or below 120% AMI.”

As of Tuesday, 11 potential bidders have taken up DHCD on their solicitation and Colon encourages developers and non-profits “with the capacity and qualifications” to apply. To that effect, DHCD will be holding a pre-bid conference on June 8^th to “fill in the blanks.” The meeting will begin at 2 PM at DHCD headquarters at 1800 Martin Luther King, Jr. Boulevard, SE.

In the meantime, the solicitation is available in hard copy format only and can be picked up at the DHCD offices. Final proposals are due to agency by 3 PM on June 24^th. Colon-Francia says the selection process timeline will be contingent on the number of responses received.

Fenty Takes Out Trash in Deanwood

Deanwood's trash transfer facility/recycling center was demolished this week as Washington, DC Mayor Fenty announced the District’s intent to redevelop the site as mixed-income housing. The raze of the 32,000 square foot, one-story building located at 5201 Hayes Street, NE officially kicks off the Office of the Deputy Mayor for Planning and Economic Development’s (ODMPED) search for a development team for the property, which they say can accommodate "up to 232 units of housing."

"Today’s demolition is a big step forward for one of our most important projects in our New Communities Initiative. The development of new housing in the Lincoln Heights/Richardson Dwellings neighborhood is a top priority of my administration’s plan to revitalize the Deanwood community in Ward 7," said Fenty via press release. The RFP is available online and proposals for the project are due on July 6^th by 4 PM.

The trash processing facility was purchased by the District in December 2008 and stands just blocks from a previously solicited ODMPED project at 4427 Hayes Street, NE. That development, also branded as part of Fenty’s New Communities initiative, is set to include 26 new residential units and 9 “replacement housing units” for area residents displaced by renovations at the Lincoln Heights/Richardson Dwellings complex. The Mayor announced on March 27^th that Blue Skye Development has been selected to head up that project.

Coast Guard First to Deploy at St. Elizabeths

With favorable environmental impact and National Capital Planning Commission reports in the bag, the General Services Administration (GSA) will issue a Request for Qualifications on March 23rd targeted at a new 1,100,000 square foot US Coast Guard headquarters at the St. Elizabeths Hospital West Campus.

Bidders on the design-build contract will be expected to meet “high performance green building design criteria” and to include provisions for a 990-space parking garage. Also of note, though the Coast Guard facility has been bundled together with the federally-owned West Campus, part of it will actually be erected on a northwestern piece of the DC-owned East Campus – a compromise resulting from the 1987 land transfer that the ceded the East Campus to District control. At present, the Office of Planning is proceeding independently with their plans for 2 million square feet of private sector, mixed-use development south of the Coast Guard site.

Funds for the new HQ will be drawn from the $346 million allotted to the GSA specifically for the St. Elizabeths redevelopment by Congress in the Fiscal Year 2009 federal budget. GSA spokesman Mike McGill told DCmud last month that “In terms of putting people in place on campus, the Coast Guard is going to be the first tenant. We anticipate that to be far enough along for them to begin moving in 2013.” GSA is currently projecting a April 2010 start for the Coast Guard project.

Round II for West End Library Development

The Office of the Deputy Mayor for Planning and Economic Development is gearing up to issue a Request for Proposals for one the District’s more controversial – Square 37 in the West End.

Currently the site of both the West End Branch Library and the Metropolitan Police Department’s Special Operations Division, the site generated a heap in controversy in 2007, when the City Council passed "emergency legislation" to sell the lot to Eastbanc for redevelopment. In the face of opposition by the likes of Ralph Nader, public space advocates, and neighbors, the Council quickly rescinded the sale and promised their constituents that due time would be given for community input prior to redevelopment, while neighbors have continued to grouse about the underutilized site that functions more as a homeless shelter than a library, sitting incongruously between the Ritz-Carlton and other high-end condominium projects.

And while community angst has gone from overwhelming to negligible in the intervening two years, the City has held up their end of the bargain. In March 2008, numerous local bodies – including the Foggy Bottom/West End ANC 2A, Dupont Circle ANC 2B, the West End Library Friends, the DC Library Renaissance Project, and the Foggy Bottom Association - participated in a public consortium, where guiding principles for development of Square 37 - not to mention the entire West End - were established.

The ambitious “West End wish list” is divided into both macro and micro, if mutually exclusive, categories, including “livelier streets,” “more residential housing,” “public agencies [leasing] our public real estate assets rather than selling to or swapping with private parties,” making “everything...as green as possible,” and “all public facilities should stay public.”

Utopian or not, ODMPED’s pre-RFP statement encourages prospective developers “to address all stakeholder concerns and requirements and demonstrate creative ways to incorporate them into their development plans.” While ODMPED’s outline stops short of specific requirements (i.e., zoning, parking quotas), bidders will be required to incorporate plans for a new library and police facility in their vision for Square 37.

And, perhaps having learned a lesson from more recent community involvement debacles, ODMPED’s statement puts prospective developers on notice that the selected developer, not the Deputy Mayor, will be the one tasked with talking the community down regarding their list of demands for the West End. “If an offeror believes strongly that its development plan should include elements that are not desired by the community,” it reads, “then such offeror must convince the community that the proposed plan better serves the community’s interests.”

ODMPED will be accepting pre-bid queries from both developers and local residents concerning the RFP until Monday, February 23rd at dcbiz@dc.gov.

DC's Development Pipeline in 2009

Developmentally speaking, 2008 was a big year for the District of Columbia. While it was the annus horribilus for real estate, it did witness the opening of eagerly anticipated projects like CityVista, Union Row, and of course, Nationals Stadium, to name a few, and saw other big ticket developments like the Southwest Waterfront project and The Yards stride further toward realization.

Still, many District-solicited projects await the green light to begin construction, in the process of selecting a team or are still up for grabs. Here's a breakdown of those projects and where they stand for 2009.

Available Proposals:

In one of their more unique offers, the Office of the Deputy Mayor Planning and Economic Development (ODMPED) is currently seeking a developer to take control of a 13.5-acre concrete manufacturing facility at 1515 W Street, NE. The site is currently operated by the District Department of Transportation, which plans to vacate the facility by August. Any new tenant will be required to submit to a ground lease agreement for a minimum of 10 years. Proposals for the “Develop and Operate a Concrete Plant Solicitation” are due by January 9th.

As previously reported, ODMPED is currently seeking a development team to revitalize two long-abandoned properties at 400-414 Eastern Avenue and 6100 Dix Street, NE, in the Deanwood neighborhood. The city government is looking to redevelop the properties into an affordable housing complex with a local retail component. Proposals are due to ODMPED by February 16th.

One of the bigger projects currently on deck with the city government is the redevelopment of several “excess” schools, closed due to recent budget shortfalls and threadbare facilities. These include Backus Middle School, Grimke Elementary School, Hine Junior High School, the Langston School, M.M. Washington High School, the historic 1911 school building of Randle Highlands Elementary School, Rudolph Elementary School, the Slater School, the unoccupied portion of Slowe Elementary School, Stevens Elementary School, and Young Elementary School. The sites will not be put to their former use; any plans will be considered, provided they exhibit a “creative vision for development or reuse” and “an understanding of neighborhood context.” A pre-bid conference will be held January 9th, proposals for the redevelopment of any or all of the facilities are due by February 27th.

ODMPED has also “amended and restated” their solicitation of offers for the Park Morton public housing project redevelopment that had been previously announced in September of last year. Proposals for that project are now also due by February 27th.

Proposals Submitted:

Bidding recently closed on three vacant parcels the District intends to re-appropriate as parking lots: 463 I Street, NW (available for 24 months until construction commences on Donohoe’s Arts at 5th & I project), 2 Patterson Street, NE and 33 K Street, NW (formerly the demolished Temple Courts public housing complex).

Proposals were received in September for two District-owned parcels at Fourth/Sixth and E Streets, SW – one piece of which is intended to house the Metropolitan Police Department’s new Consolidated Forensic Laboratory.

An announcement is anticipated soon regarding proposals submitted in October for the Hill East Waterfront/Reservation 13 project, which is intended to include more than 5 million square feet of mixed-use development and an extension of Massachusetts Avenue, SE – the latter of which is already underway. As of November, the District had narrowed down the contenders to competing four development teams.

The so-called “Lincoln Lots” – two V Street, NW parcels adjoining Shaw’s historic Lincoln Theatre – were also the subject of an RFP that closed this past September. ODMPED was seeking “developers to assist in repositioning real estate associated with the [theatre] to complement and benefit the ongoing operation of the Lincoln.”

Development Partners Selected:

Of the projects solicited by ODMPED over the past year, the majority have already been snatched up by development teams. These include Blue Skye Development, in concert with the Mayor’s New Communities Initiative, for an abandoned apartment complex at 4427 Hayes Street, NE; Donatelli Development and Mosaic Urban Partners for two parcels at 3813-3815 and 3825-3829 Georgia Avenue, NW; Blue Skye Development and the Educational Organization for United Latin Americans for the abandoned Tewkesbury building at 6425 14th Street, NW; Argos Group for two District-owned Capitol Hill properties at 525 Ninth Street, NE and 1341 Maryland Avenue, NE (aka Old Engine House 10); Donohoe Companies for the Arts at 5th & I project in the Mount Vernon Triangle; Donatelli Development and Blue Skye Development for the $108 million mixed-use project adjoining the Metro station at Minnesota Avenue and Benning Road, NE; the William C. Smith & Co., Jair Lynch Companies, Banneker Ventures LLC and CPDC for the $700 million, 1600 unit Northwest One New Community that also includes retail, office and medical components; Clark Realty for the massive, $2.5 billion redevelopment of Southeast’s Poplar Point community; and, lastly, Washington Community Development Corporation and Banneker Ventures, LLC for the transformation of Deanwood’s dilapidated Strand Theatre into a mixed-use retail and office complex.